18th Street
Adams Morgan's restaurant and nightlife strip. The Line hotel opened in a century-old church, and the Adams Morgan Day festival has run for five decades.
Adams Morgan & Mount Pleasant, Washington DC
Buying a home in Adams Morgan and Mount Pleasant
How rowhouse, condo and co-op purchases in Adams Morgan and Mount Pleasant are financed, and what each loan requires.
What it costs here
$2.2M
Median house price · 112 sales
$815
Median per square foot
+71%
Renovated over average condition
Recorded arm’s-length sales from DC’s assessment records, through August 12, 2026. Not an appraisal or a valuation of any particular home. Compare every DC neighborhood
Highlights
Adams Morgan and Mount Pleasant landmarks
Adams Morgan and Mount Pleasant share a border and Meridian Hill Park, and Mount Pleasant backs onto Rock Creek Park.
Meridian Hill Park
A cascading Italianate fountain, a statue of Joan of Arc on horseback, and a Sunday drum circle that has met in the park for generations.
Mount Pleasant Street
Mount Pleasant's main street has a Saturday farmers market, Purple Patch, Each Peach, and family-run storefronts that have served the neighborhood for decades.
Rock Creek Park
Mount Pleasant ends at Rock Creek Park's 1,700 acres of forest, with trails, creek walks and the National Zoo.
Transportation
Getting around Adams Morgan
- Metro
- Woodley Park (Red) and Columbia Heights (Green, Yellow) each sit about ten minutes from 18th Street; Mount Pleasant splits the same pair.
- Bus
- The 16th Street corridor is one of the busiest and most frequent in the system, fed by Columbia Road and Mount Pleasant Street service.
- Bike & trails
- Rock Creek Park's trail network starts at the bottom of Mount Pleasant's hill.
- Parking
- Residential permit parking covers nearly all of both neighborhoods, and street spaces are hardest to find near 18th Street. Visitors get a two-hour limit or a guest pass. Some rowhouses have a parking pad off the rear alley.
Neighborhood
Living in Adams Morgan
Schools, restaurants, parks, and shopping in the neighborhood.
- Schools
- Oyster-Adams Bilingual and Bancroft Elementary teach in English and Spanish, and Marie Reed Elementary shares its Adams Morgan campus with the public pool. The citywide application high schools (Walls, Banneker, Ellington) are a short ride away.
- Dining & nights out
- Purple Patch serves Filipino food on Mount Pleasant Street, and Madam's Organ has been on 18th Street for decades.
- Parks & recreation
- Meridian Hill Park's Sunday drum circle, Walter Pierce Park's dog run and courts, the Marie Reed pool, and Rock Creek's trails at the bottom of the hill.
- The library
- Mount Pleasant's restored Carnegie library branch is on Lamont Street.
- Groceries
- Harris Teeter on Kalorama Road, Safeway on Columbia Road, and Mount Pleasant's own pair: Bestway's international aisles and Each Peach's counter.
- On foot
- 18th Street, Mount Pleasant Street, Meridian Hill Park and the farmers market are within walking distance of both neighborhoods.
Next steps
Next steps by buying stage
Pick the step that matches where you are in buying a home.
01 · Still running numbers
Work out what you can afford
Estimate the full monthly payment, including DC property tax, insurance and any condo fee. The condo fee counts in full in your debt-to-income ratio.
See what you can afford →02 · Saving up
Plan the down payment
At Adams Morgan prices, the down payment depends on the loan program and the property type. FHA needs 3.5% down, and the whole down payment can be a gift from family.
See what you'd need →03 · Writing offers
Get a pre-qualification letter
Attach a pre-qualification letter to your offer. Pre-qualification takes about two minutes and does not pull your credit.
Get pre-qualified →
FAQ
Adams Morgan and Mount Pleasant mortgage questions
How is a co-op loan different from a condo loan?
With a condo you own real property and get a mortgage, and the lender reviews the condo association as well as you. With a co-op you buy shares in the corporation that owns the building and finance them with a share loan, a different product that only some lenders offer, and the co-op board runs its own approval process. Adams Morgan and Mount Pleasant have some of DC's largest co-op stock, and listings don't always say clearly which one a unit is. We confirm whether a unit is a condo or a co-op before you write the offer.
Why do co-ops list for less than condos on the same street?
Two reasons: the monthly fee and financing. A co-op fee can include property taxes and the building's underlying mortgage, so it is higher than a condo fee that covers only upkeep, and fewer buyers can finance co-op shares. Compare total monthly cost, not list price: a co-op's fee against a condo's fee plus property taxes can come out closer than the price difference suggests. Send us both listings and we'll put them side by side.
Will a rowhouse in Adams Morgan or Mount Pleasant need a jumbo loan?
The loan amount decides it. In DC for 2026, loan amounts up to $832,750 are standard conforming, amounts from $832,751 to $1,249,125 are high-balance conforming, and amounts above $1,249,125 are jumbo. Jumbo loans have their own down payment, credit and reserve rules.
The house I want is in a historic district. Does that change anything?
The mortgage is the same: lenders treat a historic district like any other block. The renovation process changes. Mount Pleasant and Kalorama Triangle are designated historic districts, and exterior alterations there need Historic Preservation Review Board clearance. If you use a renovation loan such as HomeStyle or FHA 203(k), put the review timeline in the draw schedule from the start.
Which DC buyer programs apply at Adams Morgan and Mount Pleasant prices?
An FHA loan needs 3.5% down, and the whole down payment can be a gift from family; for a condo, the building must be FHA-approved or pass FHA's single-unit review. Qualifying first-time buyers pay the reduced 0.725% recordation tax rate on purchases up to $777,000 (tax year 2026), which can cover one- and two-bedroom units, and smaller units can come under the Tax Abatement program's $576,000 cap, which waives recordation tax and abates property tax for five years. Rowhouses generally sell above both caps. Every program also has income limits.
Can rental income from an English basement count toward qualifying?
Yes, if the unit is legal. A certificate of occupancy and a DC rental license are what let the appraiser's market-rent figure count as qualifying income. Some Mount Pleasant rowhouses have basement units, and the rent can raise the loan amount you qualify for.
Ask a question
A licensed DC loan officer will answer your question by email within one business day.
Loan types
Rowhouse, condo and co-op loans in Adams Morgan
A rowhouse, a condo and co-op shares each use a different loan, so check which one a listing is before you compare prices.
Condo loans and co-op share loans
Adams Morgan and Mount Pleasant have some of DC's largest co-op stock. A co-op is financed with a share loan, needs board approval, and its monthly fee can include property taxes, so we confirm whether a listing is a condo or a co-op before you make an offer.
High-balance loans for rowhouses
In DC for 2026, a loan amount from $832,751 to $1,249,125 is a high-balance conforming loan. Above $1,249,125 the loan is jumbo, with its own down payment, credit and reserve rules.
Renovating in a historic district
Mount Pleasant and Kalorama Triangle are designated historic districts. The loan terms are the same, but exterior changes need Historic Preservation Review Board clearance, so put that review in the renovation schedule before closing.
Get pre-qualified for a home in Adams Morgan or Mount Pleasant
Send the listing and your income and savings, and your loan officer will tell you which loan fits and what you need to qualify.