Buying
in Georgetown
Buyer Representation
Compass · Top 1.5% US
Licensed Real Estate Agent, Georgetown Washington.
Patricia A. Smith helps buyers and sellers move with confidence through Georgetown's federal townhouses, waterfront condos, and the side streets most agents overlook. Over 20 years of DMV expertise in DC's oldest neighborhood, backed by Compass.
Buyer Representation
Listing & Sales
Relocation
Investment Consulting
$500M+
Lifetime Sales
Top 1.5%
US Agents
20+
Years in DMV
$50M
Avg Annual Volume
20+
Years Experience
About Patty
Meet Patty Smith
David and I have called the DMV home for over 45 years and have been helping families succeed in DC, Maryland, and Virginia real estate since 2006. We average roughly $50 million in sales annually, with more than $500 million in lifetime sales between us, placing us in the top 1% of agents at our former brokerage from 2019 through 2025 and ranked by RealTrends America in the top 1.5% of agents nationally.
We don’t work with assistants or support staff. When you call, you get us. That’s the model we’ve built our reputation on: personalized service that meets each client where they are. In Georgetown specifically, that means knowing which East Village block has the right cadence, which Burleith rowhouses are coming up before they hit the market, and how to negotiate in a neighborhood where 71% of recent sales have closed in cash.
I’ve been recognized as a Washingtonian Magazine Elite Producer (2024-2025) and was recently interviewed by the Washington Post about how first-time buyers can win in this market. Joining Compass in 2025 gave us access to tools that open more doors for our clients, including Compass Private Exclusives, where roughly a third of Georgetown’s activity now happens.
A Recognized Track Record
#1
Lifetime Production
More than $500 million in lifetime sales across the DC metro area.
#2
Annual Volume
An average of roughly $50 million in closed sales each year.
#3
National Recognition
Ranked among America’s Top 100 Agents and recognized by Washingtonian and Northern Virginia Magazine.
#4
Top Producing Duo
Named a Top 3 Producing Duo in the DMV by Compass for 2025.
#5
RealTrends Honoree
Ranked in the Top 1000 by RealTrends for 2026, and in the top 1.5% of US agents.
- Licensed in DC, MD & VA
- REALTOR® with Compass
- $500M+ Lifetime Sales
- RealTrends Top 1.5% US
- Washingtonian Elite Producer
- George Mason University
Last updated: May 2026
Patricia A. Smith
Service Built for Georgetown’s Particulars
Georgetown isn’t a market you can phone in. The houses are old, the historic district rules are real, the cash share is high, and the inventory turns over in private channels before it ever lists. After two decades in the DMV and now with Compass’s national platform behind us, we work the neighborhood the way it needs to be worked.
We Help You:
- Buy a Home in Georgetown
- Sell Your Georgetown Home
- Invest in DC Real Estate
Buying
Selling
Your Home
Seller Representation
Investment
Consulting
Strategy & Analysis
Listing Marketing
Your home, presented to sell
When you list with me, your home is prepared, staged, and marketed to stand out across Georgetown and the wider DMV. Compass tools put your property in front of qualified buyers, while sharp pricing and clean presentation earn top dollar.
Request a Marketing Plan →Professional Photography
Imagery that earns the click
Buyers shop with their eyes first. Every listing is captured by professional photographers, with magazine-quality interiors, twilight exteriors, and aerial views where a home calls for it. Strong images mean more showings and stronger offers.
See How We Market →Georgetown 20007
Buying in DC’s Oldest Neighborhood
Founded in 1751, forty years before the Federal City was laid out; Georgetown remained an independent municipality until Congress folded it into Washington in 1871. Most longtime residents still treat it that way.
What are the best Georgetown neighborhoods for families?
The East Village (east of Wisconsin Avenue toward Rock Creek Park) is the premium pocket; quieter streets, walking distance to Montrose Park and Dumbarton Oaks, federal townhouses with the deepest architectural character. Hillandale, a gated planned community on the western edge near Reservoir Road, draws families who want pools, garages, and unusual privacy. Burleith; technically just north of Georgetown but always grouped with it; offers 1920s rowhouses at the most accessible price points in the area.
How walkable is Georgetown?
Genuinely walkable. M Street and Wisconsin Avenue form the retail spine, with over 470 shops, restaurants, and institutions within the BID’s footprint. The C&O Canal Towpath threads through the back of the neighborhood, and the Georgetown Waterfront Park along the Potomac gives you a true riverfront promenade. You’ll find Capital Bikeshare stations every few blocks. For commuters, the Foggy Bottom Metro (Blue/Orange/Silver) is a 12-minute walk from M Street, and the DC Circulator runs a Union Station; Georgetown route.
What kind of homes will I find here?
Georgetown’s housing stock is unusually deep. Federal-period rowhouses dominate the East and West Villages, mostly 18th and 19th century, ranging from $1.5M for unrenovated smaller homes to $4M+ on premier blocks. Detached homes and estates (the kind you find on R Street or in Hillandale) can run $5M to well over $20M. Condos start in the mid-$400Ks, with the Watergate, the Ritz-Carlton Residences, and 3303 Water Street offering true luxury options along the waterfront. Almost every block has a different vibe.
What about schools and commute times?
In-boundary public is Hyde-Addison Elementary (GreatSchools 10/10), Hardy Middle (7/10), and Wilson High. The private school landscape is one of the most concentrated in the country: Georgetown Visitation (1799), Holy Trinity, Georgetown Day School, Sidwell Friends, and the National Cathedral School are all within 15 minutes. Commute times: downtown DC is 10 to 15 minutes by car, the Capitol is 20 minutes, Reagan National Airport is 15 minutes, and Bethesda is 18 minutes. Georgetown demographics from 2020 census: population approximately 15,400, median household income $144,000, median age 28 (skewed by the university). Source: U.S. Census ACS 5-year estimates, as of 2023.
Education
Highly Rated Schools
Georgetown sits in the District of Columbia Public Schools system (DCPS), with strong in-boundary options at every level. The neighborhood also hosts one of the most concentrated clusters of independent and Catholic schools in the country.
Hyde-Addison Elementary
Public · Grades PK-5
- The in-boundary elementary for most of Georgetown
- Only ~30% in-boundary enrollment, draws citywide
- Renovated campus on O Street NW
District: DC Public Schools
Visit WebsiteHardy Middle School
Public · Grades 6-8
- Serves Georgetown and Burleith
- Strong arts & music programming
- Located on Wisconsin Avenue
District: DC Public Schools
Visit WebsiteDuke Ellington School of the Arts
Public · Grades 9-12 · Application
- Citywide application-based arts high school
- Programs in dance, theatre, visual arts, music
- Historic R Street campus
District: DC Public Schools
Visit WebsiteGeorgetown Visitation Preparatory
Private Catholic · All-Girls · Grades 9-12
- Founded 1799, one of the oldest girls’ schools in the US
- 100% college acceptance, 18 AP courses
- Tuition approximately $39,100
1524 35th St NW
Visit WebsiteHoly Trinity Catholic School
Private Catholic · Grades PK-8
- Half a block from Georgetown Visitation
- Parish school of Holy Trinity Church
- Strong feeder to Visitation & Gonzaga
36th & N Street NW
Visit WebsiteBritish International School
Private · Grades PK-12
- IB programme + British curriculum track
- International student body
- Two minutes from Georgetown Visitation
Foxhall Road NW
Visit WebsiteAround the Neighborhood
A Saturday in Georgetown
From Michelin-starred Italian to JFK’s proposal booth to the C&O Canal Towpath: what to do, where to eat, and where to find the city’s oldest unchanged building.
Eat: Osteria Mozza & Martin’s Tavern
Osteria Mozza (Michelin-starred, opened by Stephen Starr & Nancy Silverton in the old Dean & DeLuca space) is the buzziest table in town. Martin’s Tavern, on Wisconsin since 1933, is where JFK proposed to Jackie. Book Booth 3.
Drink: Apéro & The Fountain Inn
Apéro is a French café by day, a posh champagne and caviar bar by night with a Tuesday to Thursday “Caviar Hour.” The Fountain Inn, in an actual 1783 building, runs rare-spirits tastings; Hamilton fans note it’s rumored to have hosted the Jefferson-Adams debate of 1800.
Shop: M Street & Cady’s Alley
M Street runs from Anthropologie and Madewell up to Billy Reid and Rag & Bone. Cady’s Alley, a cobblestone design district off 3300 M, holds 20+ home furnishing showrooms. Skims opened its first permanent store here in 2024.
Walk: C&O Canal & Waterfront Park
The C&O Canal Towpath starts at the foot of Wisconsin Avenue and runs 184 miles. The Waterfront Park along the Potomac is the neighborhood’s favorite warm-weather living room: sprinkler fountain in summer, ice skating in winter.
See: Old Stone House & Dumbarton Oaks
The Old Stone House on M Street, built 1765, is the oldest unchanged structure in DC. Dumbarton Oaks, in the East Village, is famous for its formal gardens, and for hosting the 1944 conference that drafted the United Nations.
Listen: Blues Alley
The nation’s oldest continuously operating jazz supper club, tucked in an alley off Wisconsin. Intimate, candle-lit, and consistently booking nationally known acts. Dinner sets start at 8pm and 10pm most nights.
2026 Market Snapshot
The Georgetown Market Right Now
Median Sold Price
$1.74M
As of
Days on Market
39
As of
Sold-to-List Ratio
92%
As of
Active Listings
46
As of
Georgetown is moving but not racing. Activity is steady (11 closings and 16 new pendings in February alone), but the sold-to-list ratio has slipped to 92%, meaning sellers are negotiating more than they were in 2024 or 2025. Average days on market hit 39 in February, up from 29 a year earlier. The most striking number, though, is the cash share: 71% of 2026 sales have closed without a mortgage. That changes the math on financing offers significantly.
What this means for buyers
You have more leverage than you did last spring. Make the offer clean, but don’t waive contingencies you wouldn’t in any other market. Get specialty inspections on the older Federal-period homes. Ask us about off-market through Compass Private Exclusives, about a third of Georgetown moves there first.
What this means for sellers
Spring 2026 looks active. The Bright MLS Washington DC Home Demand Index rose from 51 in January to 75 in March. Price for the current 92% ratio, not for 2024. Stage for the cash buyer who’s comparing your home to a Watergate condo and a Burleith rowhouse on the same Saturday.
Source: Bright MLS, Redfin Georgetown Housing Market data, Realtor.com listings data, as of .
Getting Around
Minutes from Everywhere That Matters
Georgetown sits at the geographic center of the DMV. The Capitol is three miles east. The Pentagon is four miles south. Reagan National is a 15-minute drive. Most days you’ll get where you’re going faster from here than from any of the suburbs.
U.S. Capitol
Capitol Hill · 3 mi
8
Drive
13
Metro
The White House
Downtown · 2 mi
6
Drive
9
Metro
Reagan National Airport
DCA · 5 mi
15
Drive
11
Metro
The Pentagon
Arlington · 4 mi
11
Drive
15
Metro
Bethesda, MD
NIH · Medical Center · 6 mi
14
Drive
25
Metro
Tysons Corner
Northern Virginia · 11 mi
22
Drive
32
Metro
Old Town Alexandria
Historic Waterfront · 7 mi
18
Drive
25
Metro
Dulles International
IAD · 25 mi
35
Drive
45
Metro
Drive times are typical off-peak via the most direct route; Metro times include walking and transfer time from Foggy Bottom-GWU and Rosslyn stations. The Georgetown DC Streetcar shuttle connects to both within five minutes.
A Sense of Place
Older Than Washington Itself
Georgetown was founded in 1751, 40 years before the District of Columbia existed. It remained an independent city until Congress merged it with Washington in 1871. Most of the brick and federal-style buildings you see today predate the Civil War, which is why the entire neighborhood is a designated historic district under the watch of the Old Georgetown Board.
Buying here means inheriting a piece of that history. It also means working within real preservation rules. I’ve guided buyers through every variation of historic property in Georgetown, from carriage houses on cobblestone alleys to fully modernized federals with three-car parking pads. Knowing what can and can’t be changed is half the value an experienced agent brings.
-
The Old Stone House, 1765
Tucked on M Street between two storefronts, this five-room cottage is the oldest unchanged building in Washington, DC. It predates the founding of the country.
-
Dumbarton Oaks, 1944
The conference that drafted the framework for the United Nations was held in this Georgetown estate. The mansion and its formal gardens are open to the public.
-
Martin’s Tavern, Booth 3
Open since 1933 on Wisconsin Avenue. JFK proposed to Jackie in booth three. Every president from Truman to George W. Bush has eaten here.
-
The C&O Canal, 1831
The canal that helped Georgetown grow as a tobacco-trading port now runs as a national park towpath right through the neighborhood. Walk it from your front door to Great Falls if you’re ambitious.
-
Julia Child Lived Here
The chef and author lived on Olive Street in the 1940s. Her kitchen is now in the Smithsonian, but the house remains.
Eat & Shop
Where Georgetown dines and shops
From canal-side pasta to cobblestone boutiques, almost everything sits within an easy walk of Wisconsin Avenue and M Street. A few local favorites:
Dining
Filomena RistoranteItalian
A Georgetown landmark beside the C&O Canal since 1983, known for fresh pasta made in the front window and warm old-world hospitality.
1063 Wisconsin Ave NW, Washington, DC 20007
Visit Website
Clyde’s of GeorgetownAmerican
A neighborhood institution serving seafood, steaks, and raw-bar plates, with a lively bar and patio in the heart of M Street.
3236 M St NW, Washington, DC 20007
Visit Website
il CanalePizza
A family-run Sicilian kitchen with VPN-certified wood-fired pizza and house-made pasta, an easy walk from the waterfront.
1063 31st St NW, Washington, DC 20007
Visit Website
Fiola MareSeafood
Chef Fabio Trabocchi’s waterfront flagship at Washington Harbour, serving refined Italian seafood with Potomac River views.
3100 K St NW, Washington, DC 20007
Visit Website
Pizzeria ParadisoPizza
A local favorite for blistered-crust pizzas and a deep craft-beer list, casual enough for a weeknight on M Street.
3282 M St NW, Washington, DC 20007
Visit Website
Baked & WiredBakery
The insider’s cupcake and coffee stop just south of the canal, baking small-batch treats by hand since 2001.
1052 Thomas Jefferson St NW, Washington, DC 20007
Visit Website
Shopping
The PhoenixBoutique
A Wisconsin Avenue fixture since 1955, curating sustainable clothing, artisan jewelry, and handmade home goods from around the world.
1514 Wisconsin Ave NW, Washington, DC 20007
Visit Website
Tugooh ToysToys
Two floors of eco-friendly and educational toys, games, and children’s books in the heart of historic Georgetown.
1440 Wisconsin Ave NW, Washington, DC 20007
Visit Website
Dog Tag BakeryBakery
A nonprofit bakery and fellowship that trains veterans and military families, with fresh breads, sandwiches, and pastries.
3206 Grace St NW, Washington, DC 20007
Visit Website
Georgetown ParkShopping
An upscale shopping center at Wisconsin and M, anchoring the neighborhood’s retail with national brands and waterfront access.
3222 M St NW, Washington, DC 20007
Visit Website
Rose Park Farmers MarketMarket
A beloved Wednesday-afternoon market on the eastern edge of Georgetown for seasonal produce, bread, and prepared foods.
26th & O St NW, Washington, DC 20007
Visit Website
A sampling of well-regarded local spots, not an exclusive list or paid placement.
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 before, but Patty was wonderful and I highly recommend her.
Elizabeth
5.0 · Zillow
Patty really helped me as a first-time homebuyer. She explained the entire process of searching and bidding for a home, and she booked tours quickly, accommodating my work schedule.
Matthew Rigler
5.0 · Zillow
Patty is an absolute delight to work with. I felt well represented, like she had my best interest in mind. She helped me find the perfect condo in my ideal location and negotiate a deal to fit my budget.
Madeline
5.0 · Zillow
Testimonials
Happy clients
A few recent reviews from buyers and sellers across the DMV. Read more about Patricia on her Compass profile.
Sub-Neighborhoods
Homes for Every Lifestyle
Most buyers think of Georgetown as one neighborhood. Agents and longtime residents know it’s really six.
$1.5M to $5M+
East Village
East of Wisconsin Avenue toward Rock Creek. Quieter streets, walking distance to Montrose Park and Dumbarton Oaks. The most architecturally significant section.
View Homes →$795K to $3M+
West Village
West of Wisconsin to Georgetown University. Closer to the waterfront and the heart of M Street’s retail. A good entry point for Georgetown without East Village pricing.
View Homes →$1.1M to $2.2M
Burleith
North of R Street. Technically its own neighborhood, but always grouped with Georgetown. The most accessible price point in the area, with a residents’ association running for 100+ years.
View Homes →$1.5M to $3M+
Hillandale
A gated, planned community on the western edge near Reservoir Road. Townhouses with garages, pools, and unusual privacy for Georgetown. Popular with families.
View Homes →$1.2M to $3M+
Book Hill
Upper Wisconsin Avenue from O Street to Reservoir. Galleries, antiques, a French bakery, and Bourbon Steak. Townhouses behind the shopping district are some of the prettiest in the city.
View Homes →$1.1M to $2.5M
Herring Hill
A 15-block historic African American enclave at Georgetown’s eastern edge. The most culturally significant section, with the African American Heritage Trail running through it.
View Homes →Personal
Service shaped around your goals, not a script. We meet you where you are at every step.
Promise · 01
Expert
More than 20 years and $500M sold across the DMV, with insight into homes before they list.
Promise · 02
Trusted
From generals to first-time buyers, we advocate for every client with the same dedication.
Promise · 03
The Experience
What working with Patricia feels like
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 Search →Ready When You Are
Let Patricia A. Smith guide your next move
With more than 20 years and $500 million in lifetime sales, Patricia brings the expertise and advocacy that Georgetown buyers and sellers deserve. Start with a no-pressure conversation today.
Book a Consultation →Frequently Asked
Buying & Selling in Georgetown
Real answers to the questions I get most often. If yours isn’t here, send me a note. I respond to every inquiry personally.
-
As of February 2026, the year-to-date median sold price in Georgetown (ZIP 20007) is approximately $1.74M, with the February median coming in at $1.43M. Days on market average 39, up from 29 a year ago, and homes are selling at roughly 92% of list price. The trend is a slight cooling from the 2024 peak, which is creating real negotiation opportunities for the first time in several years.
-
Less competitive than it was 18 months ago, more competitive than most of the rest of DC. The big factor unique to Georgetown is the cash share: roughly 71% of 2026 closings have been cash. If you’re financing, you’re competing against buyers who can close in two weeks without an appraisal contingency. Strategy matters. We offset that with sharp pricing, clean contracts, and sometimes shorter inspection windows. I’ll walk through all of it before we write.
-
The residential rate is $0.85 per $100 of assessed value, about half the rate of neighboring Virginia and Maryland counties. If Georgetown is your primary residence, you can file for the Homestead Deduction, which removes $89,850 from your taxable assessment. On a $1.7M assessment that means roughly $1,400 to $1,500 in monthly property tax.
-
DC has both a recordation tax (paid by buyer) and a transfer tax (paid by seller). On homes over $400,000 the combined rate is 2.9%, or 1.45% on each side. So on a $1.5M Georgetown purchase, expect roughly $21,750 in DC taxes alone, on top of lender fees, title insurance, and prepaid escrow. Budgeting 3% of purchase price for total buyer-side closing costs is a safe starting point. I provide a line-item estimate before you write any offer.
-
The Old Georgetown Board reviews any exterior change visible from public space: windows, doors, paint colors, additions, fencing, roofing. Interior renovations are not regulated, but anything you can see from the sidewalk requires approval. The process is straightforward when you know what to expect. Most sensible projects get approved; what doesn’t are things like vinyl windows, modern garage doors, or removing original shutters. I keep a list of architects and contractors who navigate OGB efficiently.
-
It’s one of the best in the District for families. Hyde-Addison Elementary, the in-boundary public school, rates 10/10 on GreatSchools. Hardy Middle and Duke Ellington (by application) follow. Private options run deeper than almost anywhere in the country: Georgetown Visitation, Holy Trinity, the British International School are all in-neighborhood, and Sidwell Friends, National Cathedral, and Georgetown Day are short drives. Three large parks, the canal towpath, and the waterfront round out the lifestyle.
-
DC has a high-cost conforming loan limit, but most Georgetown purchases exceed it and require a jumbo loan. Jumbos in this market are very competitive (lenders covet DC borrowers) and rates often run only slightly above conforming. Common structures here are 30-year fixed, 10/1 ARM, and interest-only for cash-flow-focused buyers. I work with several lenders who specialize in Georgetown and can quote within an hour. Pre-approval is essential before you tour: in this price range, sellers will not entertain an offer without it.
-
Yes. In fact, a meaningful percentage of Georgetown homes change hands before they ever hit the MLS. Compass Private Exclusives, my personal network, and the Compass Coming Soon program give my clients early access to listings that are weeks (or sometimes months) away from going public. If you tell me what you’re looking for, I’ll add you to a private alert list and circulate your criteria to other agents I work with in the neighborhood.
-
About a third of my buyers are out-of-state. I run extensive video tours, walk every property personally before you commit, and coordinate inspections, appraisals, and walk-throughs without you having to fly back. Many of my buyers have closed on Georgetown homes without seeing them in person until move-in week. I also keep a deep referral network of relocation specialists, tax advisors familiar with DMV residency rules, and movers experienced with historic Georgetown properties.
-
Georgetown sellers benefit from very high buyer demand, but presentation matters more here than almost anywhere else. The typical timeline is: pricing analysis and prep recommendations (week 1), photography and staging (week 2-3), active marketing (week 4 onward). With Compass tools like Concierge (front-end repair financing) and Private Exclusives (test pricing privately first), we can be strategic about how a home goes to market. Average list-to-close is roughly 50-60 days when priced correctly.
-
Following the 2024 industry changes, buyer agent compensation is now negotiated directly between buyer and agent and disclosed in writing before showings begin. Seller compensation is negotiated as part of the listing agreement. There is no “standard” commission. I’m happy to walk through how my representation is structured during our first conversation. Transparency is the new baseline, and it’s a healthier one.
-
Long-term, Georgetown has been one of the most stable real estate investments in the country. Limited supply (historic district = no new construction), persistent demand (universities, embassies, federal officials, finance), and an architecturally distinctive housing stock that can’t be replicated have all kept appreciation steady through every economic cycle of the last 50 years. Short-term, the right neighborhood within Georgetown matters more than the average. I share property-level appreciation data with every buyer before they decide where to focus.
-
A large share of Georgetown buyers are downsizers, often from larger homes in McLean, Bethesda, or Old Town. The sequencing matters: selling first and renting briefly is usually cleaner than carrying two mortgages, but Compass Bridge Loan Services can finance up to six months of mortgage payments on your departing home if you find the right Georgetown property before yours sells. I work with downsizers from contract to move-in, including estate sales, donation logistics, and storage. It’s often the most emotionally significant transaction of someone’s life, and I treat it that way.
Let’s Talk
Start the Conversation
Whether you’re ready to start touring or just want to talk through what’s realistic for your budget and timeline, I respond to every inquiry personally, usually within a few hours.
The best first conversations are unhurried ones. No pitches. No pressure. Just real information about Georgetown and how the market is moving right now.
-
Direct Line
-
Office
-
HoursMon-Fri 9:00am-6:00pm
Weekends by appointment