Patricia A Smith helps buyers and sellers move with confidence near The Wharf, Hains Point, and Arena Stage. Over 20 years of DMV expertise, backed by Compass.
David and Patty Smith have called the DMV home for over 45 years and have helped families succeed in the market since 2006. Licensed for more than 20 years, Patricia works under Compass, VA Lic #0225211021, DC Lic #SP40000093, and MD Lic #5015634, so she can guide you across state lines.
Our focus is personalized service that meets every client where they are, whether the goal is to buy or sell in the DC Metro area. When you work with us, you gain an advocate who sources homes before they reach the market, including some that never advertise online. You will be the first to see a home and the best informed about its history, upgrades, and value.
Patty was recently interviewed by The Washington Post, where she shared how first-time buyers can succeed in this challenging market. We believe community matters, so our goal is to help you find the community that feeds your soul, then the home that speaks to you.
Last updated: October 2026
With over 20 years and $500 million in lifetime sales, Patricia brings deep DC Metro knowledge to every transaction near The Wharf, Waterfront, and East Potomac Park.
Every listing earns a full marketing plan tuned to the Southwest Waterfront DC buyer. We combine the reach of Compass with sharp local positioning, so your home reaches the people most likely to fall for it. From channel-view condos to River Park townhomes, presentation drives demand.
Request a Listing PlanBuyers shop with their eyes first. We invest in professional photography that captures the light off the Washington Channel, the lines of a mid-century interior, and the details that make a home feel like home. Strong images mean more showings and stronger offers.
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As of October 2026, homes in Southwest Waterfront sold at a median of $384,892 in Redfin's September 2026 reading, down 23.0% from a year earlier. Price per square foot fell 25.1% to $352. Redfin counted 42 sales, at a median 96.9% of list. At the median with 20% down and Freddie Mac's 7.40% average, principal and interest run about $2,132 a month, and DC's 0.85% residential tax rate adds roughly $273.
My read: The drop reflects a sales mix heavy on smaller condos and co-ops, so I would not read it as every home losing 23%. Homes are taking longer and selling a little under list, which gives buyers room to negotiate. The real swing costs here are condo or co-op fees and which building you buy in.
ZIP 20024 covers Southwest Waterfront, The Wharf, Buzzard Point and the renewal-era communities between I-395 and the Anacostia River. See all Southwest Waterfront homes for sale or jump to the monthly cost calculator.
| Location | DC's smallest quadrant, bounded by I-395, the Washington Channel, the Anacostia River and South Capitol Street · just south of the National Mall | Wikipedia |
|---|---|---|
| People | About 15,888 residents in ZIP 20024, across 12,219 housing units | Census ACS |
| Sale prices | $384,892 neighborhood median · $352 per sq ft (down 25.1%) · Sept 2026 | Redfin |
| Speed | 109 median days on market · 42 sales · Redfin Compete Score 23 | Redfin |
| Citywide prices | $664,683 median sale price and 63 median days on market, Washington DC, Sept 2026 | Redfin |
| Property tax | Class 1 residential rate of $0.85 per $100 of assessed value (0.85%); $1.00 per $100 above $2.558 million on homes of one or two units. Owner-occupants can apply for the homestead deduction. | DC Office of Tax and Revenue |
| Flood exposure | Major. About 41% of neighborhood properties (177) at severe flood risk over 30 years | First Street via Redfin |
| Mortgage rate | 7.40% 30-year fixed average, week of Oct 15, 2026 (6.27% a year ago) | Freddie Mac PMMS |
Redfin lists 8 closings with Southwest Waterfront 20024 addresses from September 18 to October 14, 2026. Their median was $640,250, ranging from $255,000 on 4th Street SW to $840,000 on 6th Street SW. Seven of the eight had two or more bedrooms, which is why recent closings sit well above the neighborhood median.
Figures are third-party estimates as cited, gathered October 2026. They describe homes and sales, not the people who live here. Information deemed reliable but not guaranteed.
20024 Housing Pulse · Updated
Analysis by Patricia A Smith, REALTOR®, Compass · Licensed 20+ years · Serving DC Metro buyers and sellers since 2006
Each reading below is tagged by which side it helps. Sources differ in period, so each card states its own.
Redfin put the median at 109 days on market in September 2026, about 21 days slower than a year earlier. Average homes sold about 4% under list, while hot homes sold near list and went pending in about 57 days.
At Redfin's $384,892 median with 20% down and a 7.40% rate, principal and interest run about $2,132 a month. Property tax at DC's 0.85% rate adds about $273, before condo fees and insurance.
Down, with a caveat. Redfin's median fell 23.0% and price per square foot fell 25.1%, but only 42 homes sold. Next door in Navy Yard the median fell 13.6%, so the trend depends on the building.
| Metric | Now | A year ago | Period | Definition | Source |
|---|---|---|---|---|---|
| Median sale price | $384,892 | about $500,000 | Sept 2026 | The middle price of all homes that closed in the period. | Redfin |
| Sale price per sq ft | $352 | about $470 | 3 months ending Sept 2026 | Sale price divided by finished living area, median across sales. | Redfin |
| Homes sold | 42 | about 51 | Sept 2026 | Closed sales Redfin counted in Southwest Waterfront. | Redfin |
| Median days on market | 109 | about 88 | Sept 2026 | Days from listing to pending contract, median. | Redfin |
| Sale-to-list price | 96.9% | about 96.3% | Sept 2026 | Sale price as a share of the final list price, median. | Redfin |
| Homes sold above list | 14.6% | about 15.7% | Sept 2026 | Share of sales that closed above list price. | Redfin |
| Median sale price, citywide | $664,683 | about $675,000 | Sept 2026 | Middle sale price across Washington DC. | Redfin |
| Recent 20024 closings, median | $640,250 | n/a | Closings Sept 18 to Oct 14, 2026 | Middle price of the eight 20024 closings Redfin listed. | Redfin |
| 30-year mortgage rate | 7.40% | 6.27% | Week of Oct 15, 2026 | Freddie Mac weekly average, conforming loans, 20% down. | Freddie Mac PMMS |
| Principal and interest at median | $2,132/mo | about $2,467/mo | Oct 2026 | 20% down on the median price, 30-year fixed. | Calculated |
| Property tax at median | $273/mo | n/a | Current DC rate | Median price times DC's 0.85% Class 1 residential rate. | DC Office of Tax and Revenue |
| Severe flood risk, 30 years | 41% | n/a | First Street model | Share of neighborhood properties at severe flood risk over 30 years. | First Street via Redfin |
Cite this: Patricia A Smith, Compass, "Southwest Waterfront 20024 Housing Pulse," https://movetosouthwestwaterfrontdc.com/#pulse, updated October 20, 2026.
Year-ago values are derived from each source's reported change. Periods differ by source and are stated on every card. Figures describe homes and sales, not residents. Information deemed reliable but not guaranteed.
Six areas buyers ask about most, side by side: the price figures I can cite against the neighborhood median, the monthly payment on that figure, and what drives value in each. Filter by home type.
Showing 6 of 6 neighborhoods
Recent sale $275,000
About $1,523/mo principal and interest20% down at 7.40%, on $275,000
463 sq ft one-bedroom, closed Oct 2, 2026
Mid- and high-rise condos along Water Street and the Washington Channel, opened in phases since 2017. Small units carry high per-foot prices; this one closed near $594 a foot.
Recent sale $255,000
About $1,412/mo principal and interest20% down at 7.40%, on $255,000
949 sq ft two-bedroom at 98.5% of list
The retail and transit hub around Waterfront Metro, blending newer condos with mid-century cooperatives. A two-bedroom on 4th Street SW closed at $255,000 on October 2, 2026.
Recent sale $840,000
About $4,653/mo principal and interest20% down at 7.40%, on $840,000
Closed October 14, 2026
Renewal-era townhomes on quiet interior streets. Two sold within a month: a 3-bedroom at its $775,000 list and a 4-bedroom, 2,522 sq ft home at $840,000.
Recent sale $780,000
About $4,320/mo principal and interest20% down at 7.40%, on $780,000
Closed about 5.5% under list
Larger condo floor plans near Tiber Island and the Washington Channel. A 1,600 sq ft two-bedroom closed at $780,000 on September 18, 2026, against an $825,000 list price.
Recent sale $585,000
About $3,240/mo principal and interest20% down at 7.40%, on $585,000
Closed August 7, 2026
The emerging southern tip of the peninsula near Audi Field and the Anacostia River. A 791 sq ft one-bedroom on V Street SW closed at $585,000, about 8% under its list.
No neighborhood matches that filter. Ask me about nearby options.
Figures reflect Redfin's September 2026 medians and closings from August to October 2026, seen in October 2026, and move constantly. Payment estimates exclude tax, insurance and condo or HOA fees; see the monthly cost calculator. The dark tick on each bar marks the Southwest Waterfront median sale price of $384,892.
The same numbers point different ways depending on whether you are buying, selling or investing. Pick your goal for the two signals that matter most and the move I would make next.
109 daysmedian on market, up 21 days
Redfin shows the median Southwest Waterfront home took 109 days in September 2026, and only 14.6% sold above list.
Why it matters: you can inspect, review condo documents and negotiate without racing a crowd on most homes.
Redfin, Sept 2026
7.40%30-year fixed, highest since late 2023
Freddie Mac's average rose from 6.27% a year ago. Each quarter point adds about $53 a month on a loan at the median price.
Why it matters: lock timing and seller credits toward a rate buydown are worth negotiating now.
Freddie Mac PMMS · 20% down on the median
96.9%median sale-to-list, up 0.6 pt
Redfin's sale-to-list ratio edged up, and hot homes sold near list in about 57 days to pending.
Why it matters: buyers still pay for condition, views and low fees. Lead with all three in your marketing.
Redfin, Sept 2026
$352per sq ft, down 25.1%
Redfin's price per square foot fell 25.1% over the three months ending September 2026.
Why it matters: overpricing costs time and usually a cut. Price it right on day one.
Redfin, 3 months to Sept 2026
0.85%DC Class 1 residential tax rate
At 0.85%, tax on the median home is about $273 a month. Rental units do not get the homestead deduction.
Why it matters: on many Southwest condos the monthly fee costs more than the tax bill. Compare both.
DC Office of Tax and Revenue, current rates
41%severe flood risk, 30 years
First Street data via Redfin rate about 177 neighborhood properties at severe flood risk over 30 years.
Why it matters: ground-floor units, garages and the building's master policy belong in every pro forma.
First Street Foundation via Redfin
Jump to: Housing pulse · Neighborhoods · Price trends · Monthly cost calculator · Risk exposure · FAQ
By Patricia A Smith, REALTOR®, Compass · Updated · Figures carry their source; interpretation lines are mine.
01The 60-Second Overview
Southwest Waterfront sits in DC's smallest quadrant, where the Washington Channel meets the Anacostia River just south of the National Mall. ZIP 20024 spans The Wharf, the renewal-era towers and townhomes, and Buzzard Point. Four chapters, fifteen seconds each.
The Army post now called Fort McNair dates to 1791, and Wheat Row was built in 1793. Urban renewal in the 1950s cleared much of the quadrant, then brought River Park in 1962 and Tiber Island in 1965. The Wharf opened its first phase in 2017.
1793
Wheat Row, among the quadrant's oldest homes
ZIP 20024 counts about 15,888 residents in Census estimates, in roughly 12,219 housing units. The Municipal Fish Market has sold seafood here since 1805, and Waterfront Metro has served the Green Line since 1991.
Homes in Southwest Waterfront sold at a median of $384,892 in September 2026, at $352 per square foot. Next door in Navy Yard the median was $613,578. Recent 20024 closings ran from $255,000 to $840,000.
$384,892
Southwest Waterfront median sale, Sept 2026
$352/sq ft · 109 days · flood risk Major
Inside one ZIP code, ownership type, monthly fees, flood exposure, tax treatment and leasing rules can change from building to building. I verify each of these for a specific home before you commit, usually during the review period.
1:00Your next sixty seconds
Sources: Southwest Waterfront; Redfin Southwest Waterfront; Redfin Navy Yard; Redfin 20024; Census ACS, accessed .
Each chart states its window and sample. Two-point charts compare the same month a year apart; the recent-closings charts use the 20024 sales Redfin lists for September 18 to October 14, 2026, so single homes move them.
Adjust the numbers for your home
Defaults: Redfin's September 2026 Southwest Waterfront median price, Freddie Mac's Oct 15, 2026 rate, and DC's 0.85% Class 1 residential tax rate. Your real bill follows the property's assessment and any homestead deduction. Add your condo or co-op fee and insurance quote. Estimate only; excludes PMI.
Get A Real Number For A Real HomeHow many people the ZIP holds, and how exposed its homes are to flood, heat and wind over the next 30 years.
Sources: 20024 population (ACS); First Street via Redfin, Southwest Waterfront; First Street via Redfin 20024. Check FEMA flood maps and ask about the building's flood coverage for any specific address, especially on lower floors near the channel.
A grounded look at the neighborhood, its schools, commute, and the numbers that shape value here.
Families gravitate to River Park for its mid century townhomes and courtyards, and to Capitol Park for landscaped grounds near schools and the Metro. Condos at The Wharf suit those who want a lock-and-leave lifestyle by the water.
Source: DC Office of Planning neighborhood profiles, .
The neighborhood elementary is Amidon Bowen Elementary within DC Public Schools. Families also use the citywide lottery to apply to public charter schools outside their boundary, which widens the options considerably.
Source: DC Public Schools, .
Downtown and Capitol Hill are about 8 minutes by car off-peak, and Reagan National is roughly 12 minutes. Waterfront and L'Enfant Plaza Metro stations connect you across the region without a car.
Source: WMATA and off-peak drive estimates, .
The Municipal Fish Market has operated since 1805, the oldest of its kind in the country. The Wharf, Arena Stage, East Potomac Park, Hains Point, and Banneker Park anchor daily life.
Source: The Wharf DC, .
The Southwest quadrant is among DC's smaller, tight-knit areas. Citywide, the District's population is roughly 700,000 with a median age near 34 and median household income above $100,000, among the highest of any state-level area.
Source: U.S. Census Bureau QuickFacts, .
Condos and co-ops dominate the housing stock here. In September 2026 Redfin put the Southwest Waterfront median at $384,892, against $664,683 citywide, with homes taking a median 109 days to sell. Well-priced water-view units still draw strong interest.
Source: Redfin Southwest Waterfront and Washington DC data, .
The area is served primarily by DC Public Schools, with strong public charter options available through the citywide lottery.
Day to day, Southwest works like a walkable small town inside the city. Groceries, the library and the waterfront are a short walk, Navy Yard covers bigger errands, and the nearest emergency rooms are a short drive.
East Potomac Park and Hains Point add more than 300 acres of National Park land with three golf courses. At The Wharf, the District Pier reaches 425 feet into the Washington Channel, and the Recreation Pier rents kayaks and paddleboards.
Sources: East Potomac Park; The Wharf DC; The Wharf piers, accessed .Safeway sits at 1100 4th Street SW by Waterfront Metro, and CVS at 800 Maine Avenue SW. Whole Foods at 101 H Street SE and Harris Teeter at 1212 4th Street SE in Navy Yard cover bigger runs. Farmers Market SW runs Saturdays, 9 AM to 1 PM, at 608 Wharf Street SW through November 21.
Sources: Capitol Riverfront BID; Washingtonian, accessed .Unity Health Care's Southwest Health Center at 850 Delaware Avenue SW offers primary care on weekdays. MedStar Health Urgent Care at 1103 Half Street SE is open 8 AM to 8 PM daily. The nearest full emergency rooms are Cedar Hill Regional Medical Center, opened April 2025 at 1200 Pecan Street SE, and George Washington University Hospital.
Sources: Unity Health Care; MedStar Health; Cedar Hill Regional, accessed .The Southwest Neighborhood Library opened its new 20,000 sq ft building at 900 Wesley Place SW in May 2021; phone 202-724-4298. King Greenleaf Recreation Center at 201 N Street SW has a gym, tennis courts, ball fields and a spray park.
Sources: DC Public Library; DC Parks and Recreation, accessed .Station 4 serves creative American food at 1101 4th Street SW. Dōgon by Kwame Onwuachi, at 1330 Maryland Avenue SW, made Washingtonian's 2026 list of 100 Very Best Restaurants. Kinfolk Southern Kitchen brought barbecue to The Wharf, and Capitano opened in March 2026.
Sources: RAMW; RAMW Dōgon; PoPville, accessed .The Anthem at 901 Wharf Street SW opened in October 2017 and holds up to 6,000. Arena Stage has staged plays in Southwest since the early 1960s. The International Spy Museum reopened at L'Enfant Plaza in 2019, and Audi Field seats 20,000.
Sources: The Anthem; Spy Museum; Audi Field, accessed .A mile of restaurants, piers, and concert halls including The Anthem and Pearl Street Warehouse, with festivals and a holiday boat parade.
The oldest continuously operating fish market in the country, selling fresh seafood off the docks on Maine Avenue SW since 1805.
A peninsula of more than 300 acres with a public golf course, pool, tennis courts, and a flat loop popular with runners and cyclists.
A nationally recognized regional theater at the Mead Center, producing American plays and musicals a short walk from the water.
Southwest sits inside the city, so most trips are short. I-395 and the Southwest Freeway feed the bridges to Virginia, while Maine Avenue and M Street SW connect you east to Navy Yard and Capitol Hill. Waterfront and L'Enfant Plaza Metro stations put four rail lines within walking distance, and Reagan National is one of the closest airports to any DC neighborhood.
| Destination | Distance | Typical Drive |
|---|---|---|
| Downtown / Federal Triangle | 1.5 mi | 8 min |
| Capitol Hill | 1.5 mi | 8 min |
| Navy Yard / Audi Field | 1 mi | 6 min |
| The Pentagon | 3 mi | 12 min |
| Reagan National (DCA) | 4 mi | 12 min |
| Bethesda, MD | 9 mi | 25 min |
| Dulles International (IAD) | 27 mi | 40 min |
Source: Distances and off-peak drive estimates via mapping data, . Times vary with traffic.
Few DC neighborhoods have changed as dramatically as Southwest. Here are six facts that shaped the place.
Southwest was laid out as part of Pierre L'Enfant's original 1791 plan for the federal city, bounded by the rivers that gave it its waterfront identity.
Source: Wikipedia
The Municipal Fish Market on Maine Avenue has sold seafood continuously since 1805, making it the oldest operating fish market in the United States.
Source: The Wharf DC
In the 1950s and 1960s, one of the nation's largest urban renewal efforts rebuilt Southwest, bringing the modernist towers and townhomes still seen today.
Source: Wikipedia
River Park, designed by architect Charles Goodman and completed in the early 1960s, became a celebrated example of mid-century modern community design.
Source: Wikipedia
Arena Stage opened its Southwest home in 1961 and grew into one of the country's most influential regional theaters, anchoring the arts here for decades.
Source: Wikipedia
The first phase of The Wharf opened in 2017, transforming a tired waterfront into a year-round destination and resetting the neighborhood's housing market.
Source: Wikipedia
The Wharf and Maine Avenue turned Southwest into a dining destination, while everyday shopping stays close and convenient.
A beloved local oyster bar with a Wharf location overlooking the water, known for fresh shellfish and a relaxed coastal feel.
Chef Fabio Trabocchi's grand waterfront restaurant on The Wharf, serving paella, seafood, and a wide raw bar in an elegant room.
The Wharf's first barbecue spot, serving smoked meats and Southern sides a short walk from the piers and The Anthem.
A rooftop restaurant and lounge with sweeping channel views, popular for weekend brunch and golden-hour dinners on The Wharf.
The historic open-air market where you can buy crabs, shrimp, and fish by the pound straight from the docks, exactly as people have since 1805.
A local favorite for small-batch gelato and espresso, with a waterfront counter that is a go-to stop along the promenade.
The neighborhood grocery anchor near Waterfront Metro, covering everyday needs for Southwest residents.
A waterfront outpost of DC's landmark independent bookseller, with author events and a curated selection by the channel.
A working winery and tasting room nearby on the Anacostia waterfront, with bottles to take home and a riverside restaurant.
A curated shop in the nearby Yards district featuring goods from independent makers and small brands, ideal for gifts.
A convenient pharmacy and essentials stop in the Waterfront retail core, steps from the Metro station.
A seasonal farmers market along the promenade with produce, flowers, and prepared foods from regional vendors.
A sampling of well-regarded local spots, not an exclusive list or paid placement.
DC has no separate county or school tax, so one District bill covers it all. The rate is the same citywide. What changes your bill is the assessment, the homestead deduction and, in a co-op, the building tax inside your monthly fee.
DC taxes homes at $0.85 per $100 of assessed value, or 0.85%. Homes with one or two units pay $1.00 per $100 above $2.558 million. Owner-occupants get a $91,950 homestead deduction for tax year 2026, worth about $782 a year, plus a 10% yearly assessment cap.
Sources: DC OTR tax rates; DC OTR reliefs, accessed .Owners 65 and older or disabled can cut their tax 50% with 2024 household income under $163,500. First-time buyers may qualify for a 0.725% recordation rate, HPAP help of up to $202,000, or DC Open Doors down payment aid.
Sources: DC OTR; DC Code §42-1103; HPAP; DC Open Doors, accessed .Property tax is due in two halves, by March 31 and September 15. Call OTR at 202-727-4829. At closing, DC charges 1.1% recordation and 1.1% transfer tax under $400,000, and 1.45% each at $400,000 and up. Buyers customarily pay recordation and sellers pay transfer.
Sources: DC OTR due dates; DC Code; Federal Title, accessed .Pepco supplies electricity; call 202-833-7500, or 1-877-737-2662 for outages. Washington Gas serves natural gas at 844-927-4427. I ask sellers for recent utility bills so your monthly budget is real.
Sources: DC Office of the People's Counsel; Washington Gas, accessed .DC Water handles water and sewer service; call 202-354-3600 on weekdays or 202-612-3400 for emergencies. Bills include the Clean Rivers Impervious Area Charge, which helps pay for the District's stormwater work.
Sources: DC Water; DC Water CRIAC, accessed .DPW collects weekly from homes and buildings with three or fewer units; book bulk pickups through 311. Condo, co-op and apartment buildings with four or more units hire a licensed private hauler and must recycle.
Sources: DC DPW; Zero Waste DC, accessed .
Patty was fantastic to work with. She and Dave were so helpful and supportive throughout the entire process and went above and beyond. I have never left a review for anyone or anything before but Patty was wonderful and I highly recommend her!
Patty really helped me as a first time homebuyer. She was able to explain the entire process of searching and bidding for a home. And she was able to book tours quickly, accommodating for my work schedule.
Patty is an absolute delight to work with. I felt well represented, and like Patty had my best interest in mind. Patty helped me find the perfect condo in my ideal location and negotiate a deal to fit within my budget.
Six distinct pockets along the Washington Channel and East Potomac Park, each with its own character and price profile.
New mid- and high-rise condos steps from dining, piers, and concert halls. The premium address for waterfront living.
View Homes →The neighborhood's retail and transit hub around Waterfront Metro, blending newer condos with mid-century cooperatives.
View Homes →A celebrated modernist community of townhomes and flats prized for its architecture, light, and landscaped courtyards.
View Homes →1960s cooperative and condominium communities, many with pools and water views, set on quiet landscaped grounds.
View Homes →Garden-style and tower residences among mature plantings, another product of the Southwest renewal plan and a value option.
View Homes →An emerging waterfront pocket near Audi Field, where new construction is reshaping the southern tip of the peninsula.
View Homes →
Service customized to your journey, not a script. We meet you where you are, every step.
Over 20 years and $500M+ sold across the DMV, with insight into homes before they list.
From generals to first time buyers, we advocate for every client with the same dedication.
You get an advocate who sources homes before they reach the market, gives you the fullest picture of each property, and consults with you by phone and in person from Sunday to Saturday.
Patty draws on her own experience of relocating often as a child to connect with clients moving to the DMV, especially those who come to serve the country. The goal is simple: find the community that fits your life, then the home that speaks to you.
Begin Your SearchWith more than 20 years and $500 million in lifetime sales, Patricia brings the expertise and advocacy that Southwest Waterfront DC buyers and sellers deserve. Start with a no-pressure conversation today.
Book a ConsultationReach out for a no-pressure conversation about buying or selling in Southwest Waterfront DC and across the DC Metro area.
Everything you need to buy near The Wharf and Hains Point, in one download.
A full walkthrough of neighborhoods, schools, market data, and the buying process, written for buyers moving into The Wharf, River Park, Capitol Park, and the wider Southwest Waterfront DC (20024) market.
Get my 15-page buyer guide covering everything you need to know about buying in Southwest Waterfront DC, The Wharf, River Park, Capitol Park, and the surrounding 20024 market.