BURNSHOMES
648 F Street NE, Washington, DC 20002
648 F Street NE
Washington, DC 20002
Here are observations on both recent sales and market conditions.
Let's discuss your preferred approach on price and marketing timing strategy after review.
These are just observations I'm making so we can have a conversation about where we fit.
Of all the recent comparable sales, 648 F Street sits the farthest north.
Same story last time: 648 sat farthest north of the comps we used.
Only one recent sale shares our setup: a closed-off lower level plus a carriage house.
Closest comp · Sold July 13, 2026
128 D St SE vs. 648 F St NE
| 128 D St SE | 648 F St NE | |
|---|---|---|
| Price | $2,050,000 sold | $1,999,000 last list |
| Beds / baths | 4 / 3.5 | 5 / 4.5 (5th bed in carriage house) |
| Main house SF (incl. lower) | 3,090 | ~2,235 |
| Total finished SF (incl. carriage house) | 3,625 | ~2,635 |
| Levels | 4 + mezzanine loft | 3 |
| Lower level | Closed off: own entrances, kitchen, bedroom, bath, laundry | Closed off: own entrances, kitchen, bedroom, bath, laundry |
| Carriage house | 1-car garage (550 SF); 535 SF flex space above, plumbing hookups only | Conditioned 1-car garage; finished studio above with kitchenette, bath, balcony |
| Outdoor | Large rear patio | Small patio and deck |
| $/SF, main house | $663 | $894 at list |
Off-market sale · April 24, 2026
914 Maryland Ave NE
| Sold price | $2,025,000 |
| Beds / baths | 4 / 4.5 |
| Finished SF | To fill in |
| Lower level | Stairs open inside |
| Carriage house | Yes |
| Condition | Heavily updated |
| Location | NE, near 648 |
Who buys at this price
The $2 million buyer
Won't compromise on
- Living space connected on every level
- A real primary suite and bath
- Usable outdoor space
- A clean, simple setup
- A core Hill location
Will compromise on
- Smaller secondary bedrooms
- Parking
- Some updating
April – October 2026
Capitol Hill sales
| Address | Area | Beds | Baths | Status | Date | Price |
|---|---|---|---|---|---|---|
| 648 F St NE Subject | NE | 5 | 4/1 | Active | — | $1,999,000 |
| 319 9th St SE Off-MLS | SE | 5 | 3/1 | Under contract | Oct 2026 | $2,525,000 |
| 117 11th St SE | SE | 5 | 3/1 | Closed | 10/02/26 | $2,112,500 |
| 627 E St SE | SE | 4 | 3/1 | Closed | 09/29/26 | $1,950,000 |
| 326 2nd St SE | SE | 4 | 3/1 | Closed | 08/28/26 | $2,065,000 |
| 647 E St NE | NE | 4 | 3/1 | Closed | 08/20/26 | $2,010,000 |
| 655 E St SE | SE | 4 | 3/1 | Closed | 07/24/26 | $1,920,000 |
| 1331 Constitution Ave NE | NE | 4 | 3/1 | Closed | 07/15/26 | $1,910,000 |
| 128 D St SE Closest comp | SE | 4 | 3/1 | Closed | 07/13/26 | $2,050,000 |
| 1227 E St SE | SE | 5 | 4/1 | Closed | 07/06/26 | $1,875,000 |
| 625 Massachusetts Ave NE | NE | 5 | 4/1 | Closed | 06/29/26 | $2,100,000 |
| 761 10th St SE | SE | 5 | 5/1 | Closed | 06/23/26 | $2,750,000 |
| 21 Overbeck Alley NE | NE | 4 | 3/1 | Closed | 06/05/26 | $2,000,000 |
| 419 G St SE | SE | 5 | 3/1 | Closed | 06/03/26 | $2,725,000 |
| 324 E St NE Head to head | NE | 4 | 3/1 | Closed | 06/01/26 | $2,275,000 |
| 324 5th St SE | SE | 4 | 3/1 | Closed | 05/26/26 | $1,830,000 |
| 502 C St NE Not comparable | NE | 0 | 1/2 | Closed | 05/21/26 | $2,500,000 |
| 311 5th St SE | SE | 5 | 3/1 | Closed | 05/15/26 | $2,785,000 |
| 524 6th St SE | SE | 3 | 2/1 | Closed | 04/27/26 | $1,875,000 |
| 914 Maryland Ave NE Off-market | NE | 4 | 4/1 | Closed | 04/24/26 | $2,025,000 |
| 151 North Carolina Ave SE | SE | 4 | 3/1 | Closed | 04/24/26 | $2,450,000 |
| 111 5th St SE | SE | 4 | 3/0 | Closed | 04/20/26 | $1,800,314 |
$2,050,000
SE median (13)
$2,017,500
NE median (6)
Sold June 1, 2026 · Buyer also toured 648
324 E St NE
| 324 E St NE | 648 F St NE | |
|---|---|---|
| Price | $2,275,000 sold | $1,999,000 list |
| Size | ~3,400 SF | ~2,635 SF incl. studio |
| $/SF | ~$669 | ~$759 |
| Outdoor | Patio, two terraces, deck over garage | Small patio and deck |
| Primary bedroom | 16'5" × 19'2" | 11'1" × 14'1" |
| Primary bath | 15'0" × 16'1" | Small |
Private sale · Under contract
319 9th St SE
| 319 9th St SE | 648 F St NE | |
|---|---|---|
| Price | $2,525,000 pending | $1,999,000 list |
| Size, all levels | 2,953 SF | ~2,235 SF |
| $/SF | $855 | $894 |
| Position | End unit | Interior |
| Levels connected | 3 | 2 |
| Parking | Two-car garage | One-car garage |
| Location | Eastern Market | North of East Capitol |
What buyers notice
How buyers see 648 F Street
Layout
- Two connected levels; no interior stairs to the lower level
- HVAC sits where stairs would go
- The old spiral stair cut into the living room
Features
- Small primary bath
- Minimal outdoor space
- North of East Capitol, toward H Street
Legal rental status
Legal rental status
Lower level
- Not a legal second unit today
- Needs separate meters, panel and HVAC, plus a fire separation
- About 5–6 months plus construction
Carriage house
- Not on a named alley
- RF-1 zoning makes a third unit unlikely
- STR license is not a Certificate of Occupancy
When you bought
A hot market, and it still took multiple large price cuts
| Event | Date | Price |
|---|---|---|
| Listed | — | — |
| Price cut | — | — |
| Price cut | — | — |
| Sold | — | — |
Add the prior listing history from MLS.
Market conditions
Federal jobs in the D.C. region: lowest in 30 years
378K
Late 2024
313K
2026
−17%
About 65,000 jobs
- A slow market amplifies every defect.
- Only B+ to A+ homes are selling.
- Homes still sell in every market.
National data · Released October 20, 2026
September housing data
Record low
Pending home sales, 25 years of NAR data
14-year low
Builder sentiment
Below forecast
Housing starts and permits
Highest since 2023
Mortgage rates
Bright MLS Weekly Report October 18, 2026
| This week | vs. a year ago | |
|---|---|---|
| Showings | 55,403 | ↓ 12.6% |
| New purchase contracts | 4,164 | ↓ 15.5% |
| Median time to contract | 34 days | ↑ 5 days |
| New listings | 5,545 | ↑ 1.1% |
| Median list price | $429,000 | ↑ 3.4% |
| Active listings | 56,645 | ↑ 20.7% |
| Active listings with a price decrease | 10.0% | ↑ 0.4 pts |
| Canceled listings | 593 | ↑ 43.2% |
Source: Bright MLS weekly market data
Listings asking below their purchase price
19.4%
Washington, DC · highest in the U.S.
6.5%
U.S. average
6.6% · 4.2%
Maryland · Virginia
10-Year Treasury
Details to come.
National Debt
Details to come.
Mortgage Rates
Details to come.
Federal Jobs
Details to come.
Looking ahead
Looking ahead
Prices
Likely lower in 12 months
Inventory
If it loosens up, prices drop more
How I think about price
Price ranges and likelihood
LikelyRange TBD
PossibleRange TBD
Less likelyRange TBD
Someone could pay more. The question is how likely that is.
Relaunch
Marketing calendar
Phase 1Pre-marketingDates TBD
Phase 2Coming SoonDates TBD
Phase 3ActiveDate TBD
This is the data as I see it. It's here to talk through together, honestly, not to argue for a number.