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Old school term: “Getting your ducks in a row”
The twins
Professor Ted Luck on the left and Tom Luck (the real estate agent) on the right
Prepared by Bright Research Data as of August 6, 2026 Key Market Statistics July 2026
Housing Market Trends
High-intent buyers still active in the Washington DC metro area but discretionary buyers hold back.
In July, overall home tours across the DC area were down even as listings were on the rise, suggesting a pullback of casual home shoppers in the region.
A total of 5,085 new listings came onto the market in July, which was a 3.3% increase compared to a year ago.
At the end of the month, there were 11,431 active listings, an 11.2% gain and the highest inventory level since 2019.
Despite more options, showing activity in the DC region fell by 4.7% in July, and the number of new pending sales was 4.2% lower than last year.
The higher-end market continues to outperform the overall market, which has led to upward pressure on the median price.
In July, the median sold price was $650,000, an increase of 1.6% year-over-year.
Tom Luck 202-378-0200
Coldwell Banker Realty
Capital Hill
350 7th St. SE
Washington DC 20003
How can I help you?
Hud properties:
- www.homesales.gov
- This includes a variety of properties.
- These are foreclosed properties.
What should you know about Auctions?
- You can find them online and in the newspapers.
- Settlements (closings) takes place in about 30 to 45 days.
- You will forfeit your deposit money if you are unable to close.
- Some auctions are done at the property some conducted at other locations.
- You should always view the property in-person.
- All auction properties are sold “as is”
- Some foreclosed properties may be tenant occupied.
- Always do your homework.
- Know what your top price is and stay with that decision.
- If you buy at a below market price you win, if you at above market vale you lose or you are at the mercy of the market.
- Take your emotions out of the equation.
2717 Fort Baker Dr. SE Washington, Washington DC 20020 $425,000
What should you know about buying 2,3 or 4-unit apartment buildings?
- A 1 to 4-unit building is apartment building with separate apartments.
- There are more of them in Washington DC than anywhere else.
- Ideally, you would want to buy one that is detached.
- The building should be self-contained (separately metered). That means that the tenants pay their own utilities.
- Ideal for first time property buyer.
- Look at the roof line to see there are stains or cracks.
- Look at the windows, are they new or old
- Look for gas meters and electric meters
- Look for parking
- Look at the yard
- Look at the nationhood
- Consider hiring a management company (let them find and work with Tenants, collect rents, go to court etc.)
The owner occupant can:
- Use FHA financing with 3.5% down
- Use 75% of the rents the tenants are currently paying toward your down-payment and closing cost
- Pay the mortgage with the rental income.
- And have a place to live.
- Own your own business
The investor:
- Passive income
- 4 paying units
- Stable market
- Cash flow
20 plus years experienced real estate agent Tom Luck Coldwell Banker Realty Washington DC
Questions: Tom Luck 202-378-0200
Make it a great day
Tips for selling your property:
-
Consider the outside first. If they don’t walk in the door they will not buy.
-
Remove all clutter
-
Check the smell
-
Have an appraisal done
-
Price the property right the first time. Your best customer may may not come back a second time or at all. $
-
Hire Tom Luck 202-378-0200
Tom Luck Real Estate Agent
Homes for sale in DC
Hillcrest
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2604 32nd SE Washington DC $545,0003 beds 3 baths
3651 Highwood Dr SE, Washington DC $785,000
Beds: 3 Baths: 3
Beautiful
Homes in Hillcrest and Fort Dupont Park are in a park like setting
4401 Ord St Ne, Washington, DC 20019
$450,000
2006 38th St SE # 101, Washington DC 20020 $149,000
2703 31st St SE #a277 $141750
2218 32nd St SE, Washington, DC $739,900
Tom Luck Real Estate Agent Homes for sale in DC
2040 S St NW,
Washington, DC 20009 12 beds 8 baths $12,500,000
Tom Luck and daughter Samantha
Tom Luck :
Real estate agent
Photographer
Website designer
Reader
Walker/runner
Born and raised in Washington DC
Retired Dc Government employee
National Theatre Washington DC employee 21 years
First started selling at 12years old – Jet Magazine and the Pittsburg Courier
Photographer for Home Buyers Journal 3 years
Real Estate agent over 20 years. When I first started, I specialized in the sale of apartment buildings. It took 8 months before I sold anything. And the very first property I sold was a 7unit apartment building and it took off from there.
Being a real estate agent to me is participating in a real part of history.
I love this city and the people in it. I thank God for the opportunity to be of service.
Tom Luck 202 378 0200
tluck90@yahoo.com
Sales Associate
Coldwell Banker Realty
Capitol Hill
350m7th Street S.E.
Washington DC 20003
SP40003510
The most frequently asked question, “Is this a good time to buy”: There is better time than NOW.
Each day you get better or worse. It’s a choice
from The Book of Excellence by Byrd Baggett
June 2026 Housing Market Update
The strong spring market gives way to a slower summer in the DC Metro Area. In June, there were 5,274 closed sales across the Washington DC metro area, a 4.4% gain from a year ago.
A total of 5,452 new listings came onto the market in June, which is a 3.7% increase compared to last June. At the end of the month, there were 11,168 active listings on the market, with inventory up 9.0% year-over year. Buyer activity moderated in June, with new sales pending relatively flat year-over-year and down by 8.0% compared to May. High home prices are holding back some buyers. The median sold price in June was $675,000, just shy of the record high in the region, and a 3.8% increase from a year ago
Prepared by Bright Research Data as of July 7, 2026
Selling or buying a house or an apartment building please call
Tom Luck 202 378 0200 Sales Associate Coldwell Banker Realty
Hillcrest Washington DC
The Peebles Path to Real Estate Wealth
R. Donahue Peebles
You can still find plenty of good deals in a failing real estate market by applying the advice in The Peebles Path to Real Estate Wealth: How to Make Money in Any Market. Multimillionaire real estate mogul R. Donahue Peebles makes it possible for you to always win in real estate, provided you have the right knowledge and exercise good judgment in the deals you make. Start with small investments and work up to bigger, more profitable properties; before you know it, you’ll be a smart investor earning large profits!
The Best Real Estate Book
He started in Washington DC
Buying a 4 unit building
Question: Why should you buy a small apartment building?
Answer: Because you can.
You can use FHA
You can use 75% of the current rent toward your down payment and closing costs
You have your own business
You can have a place to live
You can have your tenants pay your mortgage
YES YOU CAN!
YES YOU CAN GET A LOW DOWMPAYMENT OF 3.5%
Tom Luck Realtor homes for sale DC
“The circumstances in life; you can worry about it or let it worry about you. It’s a choice” Tom Luck
David Greene: From Police Officer to Real Estate Entrepreneur
5105 Warren Pl NW, Washington, DC 20016 $2,450,000
| $1,000,000 3216 18th St NE, Washington, DC 20018 |
| 4711 Foxhall Cres NW, Washington, DC 20007 | $2,295,000 5 bed rooms 5/1 baths |
6004 Clay St NE, Washington, DC 20019 Beds: 3 Baths 2/1 $475,000 |
6617 13th Pl NW, Washington, DC 20012 Beds: 4 Baths 3 $870,000 |
| 3017 Gates Road NW, Washington, DC 20008 Beds:4 Baths: 5 / 3 | $6,985,000 |
| 5221 Call Pl SE, Washington, DC 20019 Beds: 2 Baths 2 | $402,500 |
3047 Douglas St NE, Washington, DC 20018
$845,000
Beds: 6 Baths 5
2000 Jasper St SE Washington DC $478,000 Beds:4 Baths:2
1823 Phelps Pl NW Washington DC 20008 Beds:6 Baths:6/2
$8,750,000
3323 Nash Pl se, Washington, DC 20020
$519,000
Beds: 3 Baths: 1/ 2
708 Underwood St NW, Washington DC $715,000
Beds: 3 Baths:2
3422 Pennsylvania Ave SE, Washington, DC
Tom Luck Realtor homes for sale DC
Coldwell Banker Realty
Capitol Hill
Washington, DC
202-378-0200
tluck90@yahoo.com
How can I help you do what you want to do?
Washington DC is a Beautiful City
with trees, hills, valleys, parks and rivers
$939,900
Beds 5 Baths: 2/1
1242d Anacostia Rd SE,
Washington, DC 20019 beds:5 Baths 3/1
$685,000
3251 O St SE, Washington DC
$499,000
Beds: 3 Baths:2
3101 K St SE Washington, DC 20019
$475,000
Beds: 4 Baths: 4 4unit building
1116 34th St SE, Washington DC 20019
$699,000
Beds: 5 Baths: 3
2707 Fort Baker Dr SE Washington 20020
Beds:6 Baths 3 3unit building
$715,000
2016 32nd St SE, Washington DC 20020
Beds:4 Baths 3
$600,000
3704 Suitland Rd Washington DC 20020
Beds:6 Baths 5
$1,125,000
2605 33rd St SE, Washington DC 20020
Beds: 4 Baths 2/1
$799,900
3206 Loud Pl SE Washington, DC 20029
beds: 2 Baths: 2
$500,000
2717 Branch Ave SE, Washington 20020
Beds 3 Baths 4
$750,000
1609 30th St SE Washington, DC20020
Beds: 4 Baths 2
$549.900
3139 M St SE Washington DC 20019
Beds: 5 Baths: 5
$649,000
Hi, I’m looking forward to you call or email
Tom Luck 202-378-0200 tluck90@yahoo.com
Coldwell Banker Realty
Fort Dupont Park
CAPITAL VIEW
Deanwood
Travel down Sheriff Road N.E. Washington DC