[RP TownTalk] zip code change

Sat Oct 26 21:48:14 UTC 2013

Jonathan

Thank you for your response, but I think there is something you may not have
considered.  As you are aware, we recently (for a Baby Boomer) changed the
name of the incorporated portion of the Town to Riverdale Park.  I realize
that it shares the same zip code as the unincorporated section, but the
important thing is that this change may be as effective as a zip code
change.  When folks shop for a home, they focus on the names associated with
the areas of interest, not the zip code.  You made that clear in your email
below.  I don't see any zip codes in it, rather the names of the areas where
you were looking for properties.  Riverdale Park is not Riverdale any more.
Doesn't this accomplish the same thing as a zip code change?

Bruce

From: towntalk-bounces at riverdale-park.org
[mailto:towntalk-bounces at riverdale-park.org] On Behalf Of Jonathan Ebbeler
Sent: Saturday, October 26, 2013 1:33 PM
To: 'towntalk at riverdale-park.org'
Subject: [RP TownTalk] zip code change

Bruce

You may have lived in the town 5 times longer than I have but there is a
marked difference in 'who' is moving in now vs. when I bought in 2008.  Much
of this is due to the fact that we are bringing in some of the most exciting
development into the County.  I have been approached numerous times by
people who ONLY want to buy in Riverdale Park.  I disagree with Chris Currie
on some of the points he brought up.  Hyattsville was hit much, much harder
by the housing downturn.  When Ashley was looking for housing for over a
year, she had to primarily focus on Hyattsville due to the lower prices and
the number of short sales and foreclosures.  And please do not interpret my
comments to mean that I think RP is in some way better than other
towns/cities - University Park, College Park, and Hyattsville are all
wonderful places to live with pluses and minuses just like Riverdale Park.
I would not hesitate to buy a house personally in any of the three towns,
and have certainly recommended all three to potential buyers.  Each town has
a different flavor and it is individual consumer preferences that define
what is a better fit for someone - not that any municipality is 'better.'

Chris is accurate in that the Victorian and other historic housing stock did
fetch higher prices but given there are reasons for this that are far more
complex than just comparing price per square foot such as EYA, UTC, metro
etc.  Looking at recent sales data shows a much greater price parity.
Riverdale Park, especially in the central historic core, did not experience
the foreclosures or short sale issues to the degree our neighboring cities
did.    In Ward 1, there has been very, very limited housing stock for sale
over the last 3+ years and when something goes on the market it typically
sells quickly.  In looking at June 2012-2013 real estate numbers, in RP
houses averaged 8 days on market with a list to sales price >99%.  The
points concerning Hyattsville are apple to oranges - it is a city we are a
town (i.e. they are much larger geographically and population-wise).  The
fact they have 3 zip codes supports the argument towards a new zip code in
that it is clear that Hyattsville Hills and the historic housing district
fetches much higher prices than other areas of town in different zip codes.

You asked about my experience and I am happy to share it.  You presented an
argument concerning affordability.  While that may play into other people's
decision making concerning houses, it did not mine.  I had put in several
other offers on houses in Logan Circle, DuPont Circle, Colombia Heights,
Takoma Park etc. on properties that well were well north in price to any
home in Calvert Hills or College Heights Estates.  I was looking for a 3k+
square foot home built before 1900 that had not been carved up.  Price was
not a top factor during the purchase process compared to character and
amenities.  I looked all over the DMV including as far out as Manassas and
Baltimore.  I bought in Riverdale Park not because of its affordability but
in spite of it.  I bought in Riverdale Park because I could see what the
community had the potential of becoming.  

The influencing factors that made purchasing my home were as follows:

-Possibility of the Purple Line

-MARC station in town

-Cafritz/Whole Foods project

-EYA/Busboys and Poets down the street

-College Park Airport (I am a pilot)

-Proximity to DCA and BWI (as well as freeway access)

These are similar reasons to why Ashley bought (tack on the trail system and
the mansion and their programming- something often overlooked).  She wanted
to buy in RP but at the time was priced out until a foreclosure was listed
and she immediately put an offer when it was listed and was lucky enough to
get it and do the 203(k) gut-job rehab on it.  The reason she looked in town
was due to the new development coming in and the transportation options.
This is part of the generational gap in that what drives consumer decisions
is VERY different when looking at Baby Boomers vs. Gen X vs. Gen Y vs.
Millennials.  The one commonality is that there is a downward trend through
each gap for money  to be a driving force or factor in terms of making
decisions regarding real estate etc.  For boomers and Gen X it is much more
important than to Millenials  (they want close proximity to entertainment,
dining, and transportation [mass}).  

We have discussed the zip code under ward reports and/or new business
multiple times at meetings (for an example:
http://riverdaleparkmd.info/2013%200401%20Legislative%20Meeting%20Minutes.pd
f )

The fantastic thing is that our town has two post offices already (one on
Kenilworth, one on Baltimore Avenue) and given the population increases that
are expected at both the new EYA townhouses and the Cafritz project,
Riverdale Park will be not quite a town any more but not quite a city.  I am
not sure I understand or agree that taxpayer money is being spent on this or
that somehow other things like infrastructure improvements are somehow being
relegated.  Public Works has requested, and I think it makes sense, to do
the brick improvements all at once rather than piecemeal (which is
inordinately more expensive to contract).  We have numerous issues and
policy matters that we are constantly shifting around in terms of
implementation timetables.  We are well aware of the challenges and
processes involved regarding changing the zip code - but when has an uphill
battle ever dissuaded me?  Cafritz was 30+ years in the making and had a lot
more moving parts than this.  I don't expect the change to happen
immediately but someone has to move the ball if it is ever to be possible.

Respectfully,

Jonathan

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