When the one over neighborhood is in the county next door, and housing prices have been in the tank: Mount Rainer, Maryland
"One-over neighborhood" is a concept put forth by the Live Baltimore residential recruitment initiative, where people who can't afford to live in the neighborhood they really want to, say Federal Hill, Canton, or Bolton Hill, choose other neighborhoods nearby, that have similar housing stock, but limited commercial and other amenities, and therefore, much lower housing prices, with the aim that the neighborhood will improve and they can still "consume" the amenities already present in the neighborhood next door.
In DC, examples would be Capitol Hill to Hill East or H Street; H Street NE to Trinidad; Brightwood or Petworth to Manor Park; Brookland to Woodridge, etc.
Another example of a "one-over" neighborhood in another county is how Arlington County markets both Rosslyn and Crystal City as one over communities, "just over the DC line."
Awhile back I wrote about how the housing market in Prince George's County continues to lag significantly compared to pre-crash values, even in the Rte. 1 Corridor immediately northeast of DC.
-- "Washington Post series on "Dashed Dreams: The Plight of the Black Middle Class," January 2015
-- "The five components of housing value," February 2016 (note that this was updated into six components as part of the omnibus piece, "Housing Roundup," May 2016)
We lived in Mt. Rainer, across the DC line in Prince George's County, for a brief period, just before the crash, and the housing prices then were in the $300,000 to $400,000 range. After the crash, real estate values cratered, and even today a fair number of houses in the Mount Rainier zip code are bank owned/in foreclosure.
-- Trulia Real Estate listings, Mount Rainier, Maryland zip code
But we are on the e-list for Menkiti Residential, a real estate firm, and they are the listing agent for some houses in Mount Rainier, which have been recently renovated and are on the market in the high $300s to high $400s, significantly higher than today's market even so.
-- Trulia Real Estate listings, Brookland, DC zip code
One drawback, but people might not notice is that Mount Rainier property taxes are significantly higher than DC's, because they include both the town and a county property tax.
Even though PG County has a general real estate problem, the Rte. 1 Corridor has the University of Maryland and other attractive communities like Hyattsville and College Park, and an improving set of retail amenities--Arts District Hyattsville and a soon to open Whole Foods anchored shopping center in Riverdale Park, plus the Glut Food Co-op and some other local retail on 34th Street and on Rhode Island Avenue in Mount Rainier.
Mount Rainier is finally moving some development projects forward on Rhode Island Avenue which will help them a lot, and they are one of the member communities of both the Gateway Arts District and the Anacostia Trails Heritage Area ("Neighborhood profile: Mount Rainier, a haven for artists, and now redevelopment," Washington Post, 2014).
It occurs to me that as an economic development strategy, Mount Rainier could systematically leverage its proximity to DC to boost demand for residential property, by better integrating the community into DC's mobility system:
By contrast, DC and Arlington charge Car2Go a great deal of money per car for registration and parking privileges.
2. Bike share. Comparable to what Takoma Park, Maryland also on the border with DC, has done, figure out how to include the town in the Capital Bikeshare bicycle sharing system irrespective of planning by Prince George's County ("Prince George's considers connecting with Capital Bikeshare," Washington Post).
Another comparable example is how Jersey City decided to join up with New York City's CitiBike bike share system instead of a system with other cities in Hudson County, New Jersey ("Three Cities in New Jersey Alter Bike Sharing Plans," New York Times), because they see their city as more integrated with New York City.
From the article:
Mr. Fulop, meanwhile, began to rethink the bicycle needs of his city of 254,000. He decided that Jersey City residents would be better served by the system already in place in New York.“What’s most important for me is that folks in the Heights or Greenville,” two of the city’s neighborhoods “where there’s not great access to the PATH, can get to the train, get out on the other side and then get on a bike,” he said. The mayor said he also viewed joining the Citi Bike system as a way of attracting New Yorkers to jobs, restaurants and cultural offerings in Jersey City. “With Citi Bike,” he said, “the benefits go both ways.”
Route 1 Ride bus, Rhode Island Avenue, in Hyattsville, Prince George's County, Maryland.
3. A bus line to Dupont Circle. Try to get the Rte. 1/Rhode Avenue Island bus service in PG County extended to DC, at a minimum to the Rhode Island Metro Station but ideally to Dupont Circle (as I suggested in the past).
Currently, there is Metrobus service from Rhode Island Metro Station up Rhode Island Avenue to College Park now, and other Metrobus lines serve other parts of Mount Rainier along with DC, but on more circuitous routes.
Reiterating how suburban communities may focus their transit connections with the center city, the PATH subway system, which connects riverfront cities in Hudson County, NJ to Manhattan, with service to the World Trade Center, Penn Station, and other stations, accepts the New York City Transit MetroCard fare card, but the NJ Transit system does not.
5. Rhode Island Avenue Streetcar service. In the past I've suggested a streetcar service along Rhode Island Avenue. It wouldn't necessarily be a DC priority, but such a service from Dupont Circle could be quite useful. To make it happen, Prince George's County would have to be committed. Many years ago Maryland MTA did a streetcar study for the Maryland side of the corridor in association with the creation of the Gateway Arts District.
Route 1 Ride current route map