Comp and Circumstance: A Million-Dollar Comparison

by Rebecca Ortega

Comp and Circumstance presents two “for-sale” homes of roughly similar prices in DC and compares the pros and cons of each. This week, we discuss two properties over the $1 million mark for a high-end comparison. Let us know in the comments section below which of the two you feel is the better buy.

See all our past Comp and Circumstance features here.


Modern Richard Ridley-Designed Home in Berkley

This week’s Comp and Circumstance looks at two properties listed for over $1.2 million to see where it makes sense to spend the big bucks in the city.

2310 King Place NW is a large, modern home in Berkley, just to the south of the Palisades. The four-bedroom, 4.5-bath house was designed by DC architect, Richard Ridley, and its modern interior and exterior are very taste-specific as a result. Inside, the clean design aesthetic allows for light-filled rooms, vaulted ceilings and plenty of living space. With four generous-sized bedrooms that have accompanying full baths, two decks, and a large fenced backyard, this property offers lots of room for a family or those who are simply looking to spread out. The listing price includes a covered parking space, which is important given that the quiet neighborhood is a drive from downtown amenities and is not close to a Metro line.


Four-Bedroom Brick Row House Straddling Logan and U Street Corridor

What 1329 T Street NW lacks in space when compared to 2310 King Place, it makes up for with its central location and historic charm. The four-bedroom, 3.5-bath row home straddling Logan Circle and the U Street Corridor is full of ornamental details such as stained glass transoms and a marble-topped radiator in the living room, and the property has a one-bedroom, one-bath rental unit/in-law suite in the basement. The main house is well-maintained with high ceilings throughout, an updated and open kitchen, a brick patio, and parking for two cars in back. The moderate-sized bedrooms and limited living and dining area detract from the home’s appeal, but it is within walking distance of the popular neighborhood restaurants and bars along 14th Street as well as the U Street/Cardozo Metro station.

So, what do you think? Let us know your preference in the comments below.

  2310 King Place NW 1329 T Street NW
Bedrooms 4 4
Bathrooms 4.5 3.5
Pros Modern design, two decks, updated kitchen and bathrooms, finished basement with full bath Charming historic details, rental income, updated kitchen and bathrooms, central location
Cons Taste-specific, not close to city attractions or Metro Moderate-sized bedrooms, smallish living and dining area
Price $1,299,000 $1,249,000
Neighborhood Berkley U Street Corridor
Links 2310 King Place NWMap 1329 T Street NWMap

See other articles related to: u street corridor, comp and circumstance, berkley

This article originally published at http://dc.urbanturf.com/articles/blog/comp_and_circumstance_a_million-dollar_comparison/2546


  1. george said at 7:39 am on Wednesday October 6, 2010:

    T Street. The design of the Berkley house is very cool, but I would want to be in a more central location and I like having the lower level to rent out.

  1. ascot said at 9:12 am on Wednesday October 6, 2010:

    I would also go T Street as I feel like the home having a rentable unit will add a lot to the resale value down the line.

  1. Mike said at 9:13 am on Wednesday October 6, 2010:

    As beautiful as the Berkley house is, you can’t match the convenience of the T Street.

  1. Jill said at 3:40 pm on Wednesday October 6, 2010:

    I was lucky enough to have been in the house on King Place for an art show a few year’s back and the house was amazing.  It had incredible views of Virginia and the flow of the house worked really well.  Palisades has great schools and is a great community to live in.  I say King Place!

  1. Ori said at 4:07 pm on Wednesday October 6, 2010:

    We’ve been looking to buy and while T Street certainly is appealing from the walkability to “stuff” perspective the neighborhood of the Berkley property and having green space for our kids trumps T St.

  1. Steffi said at 4:18 pm on Wednesday October 6, 2010:

    King Place all the way. I love the Berkley neighborhood and besides it’s so refreshing to see something that’s not a Colonial or a rowhome for a change. The huge open spaces look incredible. I can only imagine how great this house would be for enetertaining. I love to go out in the U Street area near the T Street listing but to live?

  1. davis K said at 5:56 pm on Wednesday October 6, 2010:

    I saw the King Place home this past weekend
    and I compare the interior wall space to a contemporary art gallery.  If one has large paintings or large photgraphs, this hi-ceiling
    multi-level home is perfect for highlighting
    your collection.  The kitchen is very well designed and there is even a deck just off the kitchen which is perfect for grilling and outdoor dining.  Each full-bathroom is perfectly deigned. I loved the firplace in the living room, the large full deck overlooking the large green backyard and the private study/library with the built-in bookcases on the second level.

    The 4 bedrooms are very large and the master bedroom with the custom built-ins and walk in closets offers more than an abundance of his-and-her space with built-in shelves for shoes, sweaters and storage.  There is even the possibility of comverting the 4th bedrrom with
    a full bath and living area into a separate rental unit because it has it’s own private entrance. 

    The neighborhood offers “safe walkability.”  Just 2 blocks to the supermarket, drugstore, schools, park, cleaners, cafes and restaurants on MacArthur Boulevard.  The garage even has space for an extra refrigerator and another freezer while the driveway offers enough space
    to park 2 cars.

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