Welcome to Real Estate Live, an online discussion of the Washington area housing market featuring Post Real Estate editor Maryann Haggerty .

Maryann has been with The Post for 18 years and has served as real estate editor for the last five years. She's been a business and real estate editor and reporter for about 25 years. In all that time, she still hasn't figured out where you can find a lovely but inexpensive house in a charming neighborhood.

She answered your questions about the local housing market -- from condos and investment properties to contracts and mortgages. For more on local real estate, visit washingtonpost.com's Real Estate section .

The transcript follows.

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Maryann Haggerty: Hello, all...

In tomorrow's Real Estate section, we feature a story that examines whether it's better in this market to rent or buy a home. The answer, of course, is a big fat "it depends" -- on your personal situation. However, in that story, a number of people discuss how they thought through the decision personally. It's very interesting.

Today, I was hoping some of you could share your thoughts on renting vs. buying. Here's my personal situation: I have lived in the same house for 12 years, in a neighborhood I love. So for me, buying was very much the right decision. But at times, I miss the advantages of renting -- getting the chance to try out cool neighborhoods, and not having to do your own repairs!

The most thoughtful, helpful or interesting response gets one of the many many books of advice about buying or selling that are piling up in my office (or about renting, if you prefer ...)

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Washington, D.C.: Hi, Maryann. I love your chat. My husband and I have to move out of our rental home (our landlord is putting the place on the market) in the next month. We were thinking about finally buying a SFH (not a condo) in or near D.C. (Bethesda/Friendship Heights or Tenleytown area) but I'm beginning to wonder if now is the right time, esp. with the increased inventory and whether that could lead to a decrease in prices (even if it's just slight) in the next couple of years. We've missed out on the boom and don't want to get in at the wrong time. It could be safer just to invest our down payment and then rent. What's your advice for a young couple -- rent again or go ahead and jump in? Thank you!

Maryann Haggerty: Let's start off with this question. It goes right to the rent-or-buy thing. My advice: Consider your own circumstances. One very big factor is your own stability. If you can find something now that you like and can afford, AND you plan to stay awhile, then make your own lifestyle and financial choices.

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The Lovely Penn Quarter, D.C.: My friends and I came up with the idea last year that we could make a living by buying condos, living in them for two years, selling for a big profit and repeating. The appreciation would be more than we could make by working and the profits would be tax free. What could be better, right?

So I bought my first condo in Penn Quarter at the end of last summer. Now all my friends have decided to hold off. They say that they aren't sure real estate is "it" anymore. But I'm counting on my condo to appreciate significantly over the next two years to help me pay down some credit card debt I've been carrying for a while.

My condo hasn't really gone up in value since last summer, but I'm thinking the market is just taking a healthy breather before skyrocketing again. Should I be getting worried at this point or are my friends just being chicken littles during the market's pause in appreciation? I don't want to own my place if its not going to increase in value soon. Help!

Maryann Haggerty: You, my dear, are a real estate speculator. In a normal market, no one would expect that owning a home for just two years would provide enough appreciation to cover the cost of selling, let alone to live on. But I'm assuming that you have a very high tolerance for risk, and that's why you decided to take this gamble. And it was a gamble, not an investment, right? You knew that?

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Hyattsville, Md.: Are condo fees a fixed rate like your mortgage, or are the fees subject to increases based on the operating expenses? Thanks.

Maryann Haggerty: Fees are very much subject to increase based on operating expenses. A responsible condo board will raise fees as needed to keep up with expenses, and also to save enough for long-term upkeep of the building.

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College Park, Md.: I'll only be in the area for another two years, but would really like to buy a house. I've thought about taking an interest-only loan to lower the payments and selling for the appreciated value of the home. Any thoughts on these types of loans? Has their value passed?

Maryann Haggerty: With an interest-only loan, you're gambling on prices going up, of course. Of course, that's the bet with any short term purchase, like two years, whether you're paying principal or not. HOWEVER: An interest-only loan that can't adjust for a given period may indeed be the best bet for someone who is going to be remaining in a house for a very short time. Just keep your fingers crossed and SAVE that money you're not paying toward the house each month, so that if you have to write a check in order to sell, you can do so.

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Washington, D.C.: Hi Maryann,

I bought a condo in a new building in Logan Circle, and just closed and moved in 1 month ago. To my horror, in a 59 unit building, there are 13 lockboxes hanging out on the back railing. I checked an online realtor site, and found 10 listings for sale. When I bought my unit, I was on a wait list and was told I had the "chance" to buy because someone dropped out. Is there anyway I can use my rights as a condo owner to limit the number of units on sale at any given time? Can I pressure the developer to ease the situation?

Maryann Haggerty: I can't imagine any situation where you could prohibit someone from putting their property on the market.

Read those condo docs -- they may prohibit more than a certain percentage of non-resident owners. (Or they may not.) If they do, lean on the developer to enforce his own rules.

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Hyattsville, Md.: I'm a recent college grad that has saved enough money for a five percent down payment on a home. I'd love to live in the city and definitely do not want a condo. I'm feeling priced out of the market. Am I better off waiting and hoping the right product shows up or switching markets? I've looked a bit in Hyattsville and like parts of the area. Any thoughts?

Maryann Haggerty: If I were to pick an area where you could find something affordable by local definitions and likely to hold its value, it would be Hyattsville. So if you like it there, be patient and look at whatever comes on the market.

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Kingstowne, Va.:

I'm in the market for a two bedroom condo but am concerned with the insanity of condos currently on the market -- new and old. Is there a resource that can tell me how many condos are available for sale by zip code?

I read somewhere that the number of new condos planned in the near future exceeds the number that were sold in the past few years. I'm rethinking my choice to buy as I type this.

washingtonpost.com:

Check out our tool which allows you to search for the number of homes on the market by zip code .

You may also want to read this: Blink and They're Still There: Houses and Condos Are Staying on the Market Longer , (Post, May 2)

Maryann Haggerty: Did y'all see this story on the front page of the paper on Tuesday? It showed that inventory of unsold homes is unevenly distributed around the region. (This was based on multiple listing service numbers, which don't include much new construction.)

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FSBO: I am in the process of selling my condo myself, and it has gone very smoothly. I enjoyed last week's article on the subject, but I was surprised that it didn't mention the necessity of getting a lawyer. A good real estate lawyer will not only review all documents, but can give you some of the same kind of advice an agent might. And even at high hourly rates, a few hours of advice is much cheaper than three percent of the sales price.

washingtonpost.com: Here's the article from last week: 'For Sale by Owner' Means Cutting Commission, but at What Cost? , (Post, April 29)

Maryann Haggerty: Yes, please, if you're a FSBO -- or buying from one -- get a lawyer!

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Washington, D.C.: My wife and I just bought a single family row-house in Columbia Heights. The prices there jumped last year, but now they are just starting to build the D.C.-USA complex. Is there a chance that the neighborhood will still appreciate even if the overall housing market goes flat or takes a tumble? Also, we want to build a parking space in our backyard, would an addition like that do much to change the value of the house? And where do we get good contractors who won't charge us a fortune? Thank you!

Maryann Haggerty: My, my -- plenty of questions here!

-- If prices haven't already been driven well above rational levels by speculation about that new big project (and other things) perhaps the forces of gentrification will indeed continue to operate in Columbia Heights. We'll see.

-- A parking place does indeed make a D.C. house more desirable. I don't know that I've ever seen a $$$ on how much, though.

-- And good contractors who won't charge you a fortune? Ask your neighbors. Ask your friends. Check those references.

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Washington, D.C.: My two cents on renting v buying: I think way too many people rush into buying without thinking about why they need to buy. I, for example, have dogs. Renting is a nightmare for dog owners and when I did rent a house for a year the cost was about the same as a mortgage, so we decided buying was a good idea. On the other hand, I think it was good that we rented for that year because we knew for sure where we wanted to live and got a good feel of the area. And I am from this area. I think people who move from out of state and buy are taking a quite a leap. I also cannot emphasize enough how expensive a house is for upkeep. I got married last year and have actually spent more on house repairs and changes over three years than we did on the wedding and the rings. And weddings in DC aren't cheap.

Maryann Haggerty: Home maintenance really does add up, doesn't it?

But I am still SO, SO proud of myself for rewiring my ceiling fan the other weekend!

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Logan Circle: To the condo owner in Logan Circle who has 13 units for sale in her building, why would you want to prevent owners from selling their units? You obviously just moved in. Are you planning to sell now also? And if you are not, why do you care if your neighbors are selling?

Maryann Haggerty: Maybe she doesn't like the look of those lockboxes?

Or maybe she's just having one big, big attack of buyer's remorse as she contemplates what could be happening to her investment?

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Alexandria, Va.: Hi, Maryann. We finally sold our house after two and a half months on the market and dropping it $15,000. What a relief, to say the least. We just had the buyer's home inspector come through on Tuesday, and it appears that he turned off the A/C unit but didn't turn it back on properly. Now it won't work.

I have the A/C technicians coming over here today to fix it (hopefully!). Assuming it's connected to the inspector's shoddy work, how realistic is it to ask him to pay the fee for what I'll be charged today? Does this stuff happen often enough? Grrr.

Maryann Haggerty: Call him NOW before your technicians fix the problem and thus erase all evidence that the problem may have been caused by the inspector. Tell him politely what happened and what you expect him to do. He may offer to come over and fix his mistake, or not. But you can't expect him to fix what he doesn't know is broken.

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D.C.: Thanks for taking my question Maryann.

I'm a prospective buyer looking for a 2/1 TH or SFR, but am not interested in condos. With the glut of condos currently on the market, is there any real estate Web site where you can effectively separate townhouses and SFRs from condos? Currently, I skip any listing that lists what looks like an apt number in the address, but a small percentage of those aren't condos.

Thanks!

Maryann Haggerty: Every real estate brokerage web site that's based on the multiple listing service appears to allow you to search on SF/TH vs. condo very easily. (i.e., longandfoster.com and the rest ...)

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Bethesda, Md.: Looking at that condos-by-zip code table, I notice that out of the top 30, 26 are in D.C. or NoVa, while the Md. suburbs are lower down. Is this a trend?

Maryann Haggerty: Yes, it is.

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Washington, D.C.: Maryann, love the chat. Listening to so many prospective buyers out there talking about waiting for prices to "come down" hoping to get a deal in the housing market I can't help but wonder if people aren't fixating too much on the sale price of a property vs. their monthly payments. A 30-year fixed rate for a $300,000 loan at six percent has a monthly payment of $1,800 ($965 of that is interest), whereas a $285,000 loan at seven percent has a monthly payment of $1,900 ($1,100 of that is interest). Unless you're a short term speculator, who cares if your saving $15,000 off the price of the house if your payments and portion of the payments going towards interest shoots up? Bond yields are all over the place and while we may not get to mortgage rates like 20 years ago, we're unlikely to see them as low as they are now.

Maryann Haggerty: Very good point. The low mortgage rates of the past few years played a big role in the housing price climb. And in the early '80s, even low prices became unpalatable with with double-digit mortgage rates. (Children, you really, really don't want to know how much a 16 percent mortgage hurts.)

An aside: In these chats, you have to type very very fast. And that means that two weeks ago, I screwed up the relationship between inflation and interest rates. In order to avoid making the same mistake or an even dumber one at 100 wpm or better, I won't try to explain it again!!!!

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Washington, D.C. (Southwest): Maryann:

I always enjoy reading your comments. I have a question concerning the growing number of single family house communities that a being developed in Southeast Washington. Are you familiar with any of them and have any comments? Some of them seem to be very competitive with prices in the local suburbs.

Maryann Haggerty: Some of them look very nice, and may be the best hope the city has of developing a truly sustainable tax base of families who are in this for the long run.

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Springfield, Va.: The poster from The Lovely Penn Quarter, D.C. is the essence of the real estate problem in this area and across the country -- people who want to magically make loads of money without working for it.

Is it wrong to grin at the delicious irony that he/she is now suffering from the same condition that he/she has pushed upon the rest of us?

Nothing like a little schadenfreude to end the week.

Maryann Haggerty: It was so perfect that I have a hard time believing it could be real, but ...

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Capitol Hill, D.C.: Hi, Maryann.

We are considering a mid-range kitchen renovation/bath addition on our SFH. With the prevailing market uncertainty, is it still reasonable to expect a 90-95 percent return on this investment in the overall home value? Despite the pleasure we'd receive from these upgrades, we'd hate to sink money into work that doesn't yield a reasonable ROI.

Maryann Haggerty: Make sure that you take relative values of homes in your neighborhood into account. If everyone has a shiny new kitchen, your house has a lower value because it doesn't have one. If you over-improve, however, do not expect to recoup all your money.

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Falls Church, Va.: We recently purchased a condo for the first time after a few years of renting, but In a couple of years we are planning on relocating abroad and renting out the apartment through a realtor. Generally speaking, can you tell me if this is a difficult and/or sustainable process considering that we would be overseas? Would this be something that you would or would not recommend given our situation?

Maryann Haggerty: In the D.C. area, where there is a high concentration of people who take the occasional overseas posting, this is done all the time. What you want is a property manager with experience in this sort of thing--not just any real estate agent you meet on the street.

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Washington, D.C.: On renting vs. buying: We started looking to buy last fall even though we had an apartment we loved in a neighborhood we loved. One of the main reasons is that we will both be going back to school in the next couple of years and we're not sure if that will mean relocation -- we wanted to buy now while we have great credit, steady full-time jobs and before we end up with a lot more in loans. We also decided that we could find a bargain in a fixer upper here and work on it so that it will be ready to rent out when it is time for us to relocate for a while. We also feel confident that investing in real estate here -- knowing the neighborhoods that are on the up-swing -- as well as knowing that there are always people looking to rent here in D.C. would be an informed choice and have a greater chance of paying off over the years that we aren't here than waiting and trying to do it in a few years.

Maryann Haggerty: Rent vs. buy ...

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Arlington, Va.: I'm one of those people who buy a place, live in it two years and sell. I've been able to do so and make a healthy profit on my properties but the key is that I bought fixer-uppers. This is the only way to see the kind of appreciation in two years that will also cover your costs. Those buying new one or two bedroom condos for $500,000 looking to profit are fooling themselves.

Maryann Haggerty: Buying fixer-uppers is of course a time-honored way of making money in real estate. Your effort is the key -- not market forces over which you have no control.

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Silver Spring, Md.: Hi Maryann,

My girlfriend and I are relatively new to the area (about a year) and are renting in Silver Spring. I am an engineer and love to work with my hands. I would love to be living in a "project house" where I could come home after work and put up some drywall or work on installing hardwood floors or do some electrical wiring, etc. I feel confident that we will be in the area for two to three years, but things after that are sort of unknown. Simply buying somewhere to live that I can't work on is out of the question, as the fees on both ends would make it a better bet to rent (I've got an elaborate excel spreadsheet doing the math for me). However, if I could find somewhere that $25,000 of materials and a lot of my sweat might add $50,000 or value, things start to look more financially sound. My question is this. Do opportunities like this still exist in OK neighborhoods, in the $300,000 or less range? I see things in "up and coming" neighborhoods, but it seems like a huge risk that if we do need to leave in a few years it won't have changed at all. Also, the fear that the bubble will burst and we'll be left with a mostly unpaid mortgage, $25,000 of rehab costs, and a lot of realtors fees. Is there anyway to safeguard against these possibilities? Neighborhoods that might be more bubble-proof? Neighborhoods with more potential than others?

Maryann Haggerty: But, as these folks are finding out, buying that perfect fixer-upper isn't easy. The low-hanging fruit is gone, gone. You have to approach this house-hunt very seriously, and get to know the market well.

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Dupont Circle, D.C.: Thanks for the chat, Maryann! I bought a studio condo in Dupont in 2002 and am very happy as a young (25) relatively unskilled (did install pergo, though) homeowner. That said, I'm happy that when I move to New York this year I will rent again -- some markets ask too much for the 'value' of owning. I'd have to put down $100,000 in NYC to make my mortgage equal to market rent!

P.S., I'm selling this weekend. Any tips on further spreading news of the sale?

Maryann Haggerty: The New York market is has always been seriously scary, for buyers and renters.

And as far as selling this weekend: I assume you mean putting the place on the market this weekend, right? You have bought your ad in the Post already, right? After that, I gather pretty-colored balloons out front help!

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D.C. (monthly payments): The previous poster makes a good point re. the interest rates and monthly payments. But the key fact is that mortgage interest is deductible. For those of us burdened with grad school loans and loan interest, this is a big big part of the equation. So if I'm paying $2,000 but $1,100 of that I get back, I can put that $1,100 to my overpriced law school education. This isn't to say we want 16 percent rates, though Maryann!

Maryann Haggerty: Deductibility is of course one of the attractions of owning, and should be part of any math you do. However, if you're paying $2,000 and getting $1,100 back, you're in an awfully high tax bracket, aren't you??? Make that more like $500 "back"...

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Herndon, Va.: We found the terrifying signs of termites in our home. Fortunately, it was a very small infestation and the exterminators wiped them out. No reoccurrence (happened last year). The exterminator assures us we're ok and gave us a "warranty" (as long as they recheck every year). However, what does this do to us as far as our plans to sell next summer? Do buyers beat a hasty retreat as soon as termites are mentioned? Is there anything else we can do, aside from not telling anyone, and we'd never do that>

Maryann Haggerty: You gotta tell about them -- and keep those annual inspection reports that show it's clean now.

Termites are a fact of life, especially since the really nasty chemicals that used to keep them away forever are now banned. But what lenders and buyers want is a clean termite report, not necessarily a house that has never ever been nibbled on. The little buggers become a problem if you don't repair the damage and if you don't keep up the fight against them.

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Capitol Hill, D.C.: To rent or buy? Well, I bought. My $3,000/mo for mortgage, taxes, and insurance is pretty steep. But $500 of that $3,000 is principle paid and equity built. Another $650 of that returns as a mortgage interest deduction. So, all of a sudden, that steep $3,000 mortgage is actually more like $1,850. That's about what a one bedroom + den goes for in this city. I have a three bedroom townhouse, that I own, for the same money. Maintenance comes into play of course, but so do yearly rent increases on the other side.

Maryann Haggerty: Here's how the math works, folks. Very clearly said.

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Greenbelt, Md.: To answer Silver Spring, it is very hard nowadays to find a fixer-upper. If they are out there in a decent neighborhood, it has already been purchased. However, you can look at various auction sites like www.Alexcooper.com and see what they are selling. Also, they are starting to build some townhomes in Mt. Rainier, right off of Route 1 starting at $355,000 for two bedroom and two baths. It is in a great location.

Maryann Haggerty: Advice for the would-be fixer-upper.

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Greenbelt, Md.: I am a first time home buyer and am purchasing my home in the next few months in the P.G. County area. Is this really a buyer's market?

Maryann Haggerty: In March, there was a bit more than two months inventory in PG--which is NOT a buyer's market. In fact, with an average of 40 days on the market, up from 35 a year earlier, most people would qualify it as a seller's market. Historically, PG has not experienced the wild swings of the rest of the region, and that has been true throughout this cycle.

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RE: Availability of fixer-uppers: Hi, Maryann. Thanks for the chat ... the question raised about whether fixer-uppers can still be found, brought up one of my pet peeves. My experience is that most of these types of properties are bought up by realtors and others in the business before the general public gets a chance. Do you agree?

Maryann Haggerty: Real estate agents are people, too. And, for the most part, they are people who make their living getting to know the real estate market very well. So yes, they snap at the low-hanging fruit.

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RE: Tax deductions: Upon looking into this, I stumbled upon one thing that people seem to overlook. The interest deduction is ONLY profitable if you were beyond the $5,000 standard deduction anyway. If you only have $1,000 of itemized deductions, the first $4,000 of mortgage interest doesn't do a thing for your taxes, because it would have been deducted ANYWAY in the form of your standard deduction. Only deductions beyond $5,000 are actually of benefit to you. Just a response to a previous comment.

Maryann Haggerty: Of course. ut many people are well into itemizing territory (D.C. income taxes, anyone?) even before you add in mortgage interest and property taxes ...

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Washington, D.C.: Hi, Maryann. I just wanted to comment on the rent v. buy debate. I bought my condo two years ago. Before buying I really looked at why I wanted to be a homeowner. The overwhelming variable for me was that I was at that stage in my life where I truly needed my own place meaning no more roommates, roommates' pets and other issues. When I looked into how much renting a place on my own would cost and how much it would cost for a mortgage, it actually would cost me less to buy. I ended up looking for several months and bought a great condo in an ideal location. Of course, I had a steep learning curve in home repair and improvement issues, but overall it is a great feeling to come home and know that the place is mine.

Maryann Haggerty: Comment.

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The Lovely Penn Quarter, D.C.: Its me again. In response to the other poster, I certainly didn't think I was gambling or speculating when I bought my condo last year. Just the opposite in fact. All my friends were telling me that if I didn't buy I'd risk being priced out forever.

Why do people think this is funny? When I told one of my co-workers about my reasons for buying, she said I shouldn't be worried about being priced out forever but that I should be worried about being "priced in" forever. What the heck does that mean?

Maryann Haggerty: Penn Quarter speaks ... By "priced in" she probably means "stuck if it turns out you bought at the top of the market."

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Alexandria, Va.: Greetings,

We bought our humble abode in Alexandria for less than $200,000 six years ago. It has just been assessed at $627,000. I don't understand this. The houses in the neighborhood have been here since the 1930s -- as close to D.C. then as they are today. Why such huge changes in such a relatively short time? Glad we got in when we did ... I feel for today's house hunters.

Maryann Haggerty: Sales prices around the area have increased at double-digit rates for 5 years, and it shows up in your assessment. If it's out of line for your neighborhood, you can appeal -- but I bet it is indeed in line.

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Annapolis, Md.: Hey, Maryann! I've had my grandfather's house in D.C. for 10 years that I rent out. We bought another house four years ago in a neighborhood I loved from the moment I saw the entrance. So I see both sides. My tenant is buying a house and moving out so there are a ton of cosmetic, etc. things to do to the D.C. house. There's a lot to be said for renting. Having a house is like having another job, in this case too.

Maryann Haggerty: Comment.

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RE: Property management from overseas: Make sure to ask the property manager for references, have realistic expectations and read the fine print in the contract. A friend rented out a SFH using a property manager who was able to do up to $200 in maintenance per month without approval from the owner. Oddly, almost every month the house required $180 worth of work and always by the same contractors. Since changing property managers, the house has needed no maintenance of that sort. You'd like to give people the benefit of the doubt but ...

Maryann Haggerty: Advice.

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Washington, D.C.: Maryann, I appreciate all of your comments to us readers. My question is to you is if I were to purchase an ADU condo, am I allowed to refinance my loan also does equity still build the same way a normal condo unit similar to the one I want to purchase. How does the appraisal value work out?

Maryann Haggerty: ADU equals affordable dwelling unit. Read that paperwork, and make sure you know what you're getting into. Many of these units do indeed restrict the accumulation of your equity. The idea is to keep the unit affordable for the next guy, not give you a windfall ...

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Silver Spring, Md.: Why is it that home sellers are still listing their homes for higher prices only to drop the price later on? Is it because they paid too much or bad advice from their agents?

Maryann Haggerty: Because many human beings are optimists.

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Washington, D.C.: I'm a multiple property owner. I own six or seven residential rental properties in D.C.

I fully expect the paper value of my properties to decline as much as 20 percent over the next couple of years. But, then, they went up 20 percent just last year. And the year before. And the year before. So I'm still doing just fine even if we decline 20 percent (or even more, theoretically).

I bought these places back when you couldn't blackmail people into buying in D.C., and I bought for the long term.

I do feel bad for those that bought condos last year. They are going to lose a bit in the short term.

But for the majority of us, those that bought more than two years ago, we will still come out ahead.

So a little perspective may be in order here.

One thing that I do find funny, though. Last year in particular I was seeing buyers put up these fairly undesirable places (poor light, basement units, totally un-renovated, etc.), and not even bothering to clean up the trash and vermin droppings. It was often sort of disrespectful of would-be buyers.

Now, atleast sellers have to make a place reasonably presentable.

Maryann Haggerty: Some perspective always helps...

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Maryann Haggerty: I'm sorry, I really have to go. Can the Capitol Hill poster who so clearly explained his $3,000 mortgage payment drop me a line directly at haggertym@washpost.com, with a real-world address, so I can send him a book?

Thanks for your time, folks. I hope I've been able to help a little. And don't forget to read tomorrow's Real Estate section -- I hope it helps even more...

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