American University Park:
DC's Last Frontier Before the Suburbs

• July 30, 2008
• 4 Comments
• Neighborhoods

by Mark Wellborn

Borders: Western Avenue, Massachusetts Avenue, Nebraska Avenue and Reno Road
ZIP code(s): 20015, 20016
Pricing data: American University Park real estate (Redfin)
Sub-neighborhoods: Tenleytown
Map: Click here for interactive Google Map

Click photo for full slideshow

Home in AU Park

The American University Park (AU Park) neighborhood is about as suburban as you can get and still be within the DC borders. It is very residential (except for a short stretch of shops and restaurants along Wisconsin Avenue), largely populated by families and senior citizens and it boasts some of the best public schools in DC. “It is really the last point where people move when they want a more suburban life, but don’t want to be in Maryland just yet,” McEnearney broker Rina Kunk told UrbanTurf. 

Demographics

AU Park is primarily white (85 percent), and the percentage of homes that have kids is approaching 20 percent (19.8%). The neighborhood attracts lawyers and doctors and that population demographic is represented in the median household income for the neighborhood ($96,914). The median household income for the rest of the city is $40,127, according to Zillow.com.

Property Prices

The average listing price for a home in AU Park for the week ending July 23 was just under $1 million ($994,647), but had been over the $1 million mark during the previous four weeks. The neighborhood is one where properties hold their values well, so the chance of finding a fixer-upper at a heavy discount is pretty slim.

Most of the condo developments in the area are in Tenleytown close to the Metro. At the Cityline at Tenley there is a two-bedroom, two-bath on the market for $698,627. At about 1,100 square feet this is a big unit in one of the most centrally located developments in the neighborhood. However, luxury condos are not the primary choice for those who choose to make this neighborhood home. If you are going to buy, a single-family home seems like it makes much more sense from an investment standpoint. For the full listing, click here.

For an additional 100 grand, there is a three-bedroom, semi-detached colonial on the market at 3707 35th Street NW. The property has all new oak floors, and the kitchen has been completely remodeled and has been outfitted with Energy Star appliances. The bedrooms are all on the second floor and there is an attached garage out back. For the full listing, click here.

For just over $1 million, you can get a four-level brick colonial with a huge yard and outdoor deck. There are hardwood floors throughout and the first floor, where the living room, dining room and kitchen are located, has a very open floor plan. The five bedrooms are located on the second floor and in the basement and each is a very good size. For the full listing, click here.

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Fort Reno Park by Anthony Tigrelli

Market Fundamentals

AU Park is primarily a residential neighborhood filled with a variety of single-family homes (brick colonials, Victorians and Cape Cods). The block of Davenport Street around 44th and 45th streets has a number of old farm houses that have been turned into amazing residences. The sub-section of Tenleytown has the area’s largest concentration of condo developments, but single-family homes still dominate the residential property scene.

Brokers with knowledge of the area will tell you that the home prices in AU Park are as stable as any neighborhood in DC proper. “It’s pretty much been a strong market over the past few years,” Joseph Himali, principal broker for washingtonsbestaddress.com, told UrbanTurf.  “There are a few exceptions, of course, for homes that show poorly, but well-priced homes will sell for the same price that they would’ve three years ago.”

Himali attributes this stability to the location of the neighborhood (relatively close in to the city center and near the Metro) and the fact that the job market is not really in decline for the type of people – lawyers, doctors, government workers – who can afford to live in the area.

Rina Kunk said that a top-notch school district, easy access to the Metro and the choice of two or three good grocery stores makes AU Park very attractive to young families. She also noted that the fact that there are so many different property types in the neighborhood, rather than the “cookie-cutter properties” available in most DC neighborhoods, adds a level of enticement. 

“I think it is a great place for investment if you are looking for a unique principal residence,” she told UrbanTurf. “The wonderful location really keeps prices stable.”

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Cityline at Tenley

Insider Tips

When buying in the neighborhood, a big decision for the prospective buyer is how close they want to be to the Metro. People regularly move into AU Park from Adams Morgan and Dupont Circle, and have gotten accustomed to being very close to mass transit, so they don’t want to be much farther than three or four blocks from the Metro. However, the farther you get from the train, the more property you get for your money. So, it ultimately boils down to if you want to pay a premium to be close to the Metro or have a larger home.

When it comes to good public high schools in DC, Tenleytown boasts two of the best in Alice Deal Junior High and Woodrow Wilson Senior High. Parents from all over the city lobby to send their kids to these highly-ranked schools if they don’t already live in the zip code.

AU Park is not one of DC’s better areas for nightlife. The restaurant scene consists of fast food and mediocre ethnic options that always seem like they are on the verge of closing their doors (and they usually do). Mediocre would also be an appropriate way to describe the bar scene. Even if there were good options, residents have raised hell in the past when a bar’s noise extends beyond midnight. 

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Alice Deal Junior High by Anthony Tigrelli

Parking & Transportation

Street parking is quite plentiful in the neighborhood, although many homes still come with garages. The only area where it is occasionally tough to find parking is along the business corridor of Wisconsin Avenue, however there are still many side streets that offer additional parking options.

The Tenleytown/AU Metro stop (Red Line) is located at the corner of Wisconsin Avenue and Albemarle Street. The trip to Dupont Circle takes eight minutes.

Bottom Line

“The neighborhood has really held its own over the last few years, and that is represented in the sales prices,” Rina Kunk said recently. “You may find one or two fixer-uppers, but the majority of homes are not going to be ones you get for a steal. You may get them slightly below market, but don’t look for heavy discounts in this area.”

Quick Answers

Noise Level
So low that you will think you are already in the suburbs.

Desirable Streets to Live On
Brandywine Street, Butterworth Place and Alton Place

Neighborhood Picks

Best (and Only) Place to Get Food at 3am — Osman and Joe's Steak and Egg, 4700 Wisconsin Avenue NW
Best Place to Achieve Enlightenment — Ashtanga Yoga Center, 4435 Wisconsin Avenue NW
Best Place to Get Outfitted for an Upcoming Rafting Trip — Hudson Trail Outfitters, 4530 Wisconsin Avenue NW
Best Place for a Beer After Softball — Dancing Crab Restaurant, 4611 Wisconsin Avenue NW

Photos & Resources

Tenleytown Neighborhood Association
Advisory Neighborhood Commission for AU Park

4 Comments

1. Sheila Summers said at 10:28 am on Wednesday July 30, 2008:

   As a 30 year resident of American University Park I agree with most of the comments. However I would add that we are fortunate to have the best shopping in the area within minutes at Western and Wisconsin, all major stores plus we do have a wide variety of restaurants - definitely not “mediocre.” The writer obviously has not eaten at many of the restaurants, including a great Sushi place on Wisconsin Avenue that draws patrons from as far as Capitol Hill and Virginia.

1. dcmunchies said at 12:16 pm on Wednesday July 30, 2008:

   Sheila, I disagree. Tenley and AU Park rank dead last on my list of DC neighborhoods for good restaurants. Guapo’s is a poor excuse for Mexican food, Morty’s is a joke in terms of a deli, and the sushi place that you speak of (Murasaki, I believe) can’t hold a candle to others in the city. Wellborn did note Steak and Egg, one place worthy of a mention in my book.

1. DC resident said at 2:35 am on Wednesday August 6, 2008:

   as the 30 year resident demonstrates, AU park residents are fools as well as full of themselves.  AU park is the crappiest among the neighborhoods lining connecticut or wisconsin and a total waste of a metro stop.  AU park is a desolate barren wasteland lacking diversity, character, retail, restaurants etc… and is only known for it’s red light camera’s and radio towers.  i have never ever ever had difficulty finding parking there.

   any fool in DC can jump on the metro and is a couple of stops away from good shopping and restaurants.  AU park fools just go to friendship heights; which is mainly in maryland!  which begs the question… why not just live in chevy chase, md?  the schools are better, the social services are better, congressional respresentation is better, taxes are lower,  and if you live near friendship heights you wouldn’t even have to step onto a metro for the best shopping and restaurants around.  or better yet you’d be only a few stops away from a crappy DC neighborhood.

   my point is this…quit trying to be a resident of the most powerful and influential city in the world, when you are really a NIMBY suburbanite poser. this blog is called

1. Allison S. said at 1:05 pm on Wednesday September 10, 2008:

   AU Park is a very international neighborhood. Very community-oriented. And very friendly whenever someone new moves in (which happens all the time.) About half the kids go to the local public elementary school, where dozens of nationalities are represented. Parents are highly involved and committed. The school is so successful that it is now over-crowded. The rest of the kids go to various charter, parochial or private schools.

   The local Friendship Park (“Turtle Park”) is a haven for people from this neighborhood and beyond, largely because of the efforts of a volunteer public-private partnership that supports maintenance and regular activities there. 

   As for lawyers, doctors, etc - I would say there are just as many (or more) journalists, consultants, professors, tech people, economists, and self-employed people.

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