Living in the Palisades
Detached houses and townhouses along MacArthur Boulevard above the Potomac, from Foxhall Road to the Maryland line, with the C&O Canal, the Capital Crescent Trail, and Battery Kemble Park at the edges of the neighborhood.
Palisades Market Snapshot
A high-level look at current pricing, demand, and sales activity in the Palisades real estate market.
$1,447,500
Median Sales Price
$564
Median Price Per Sq Ft
17
Median Days On Market
46
Annual Closed Sales
-15.7%
YoY Median Price Change
The Palisades is a detached-house market with a townhouse segment. The snapshot covers every closed sale inside the neighborhood boundary along MacArthur Boulevard over the trailing twelve months through September 2026 — 31 detached houses, 11 townhouses and semi-detached homes, and 4 condominiums. Price per square foot uses interior living area.
Across all home types the median sale was $1,447,500 at about $564 per square foot, with a median of 17 days on market and sales averaging 96% of original list price. The 15.7% dip in the median is mix: townhouses made up a much larger share of sales this year (11 of 46, versus 4 of 60). The detached median actually rose to about $2.3 million, and price per square foot was down only about 1%.
Market data reflects recent 12-month activity. Individual buildings may vary.
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Homes for Sale in Palisades
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Recently Sold
Recently Sold in Palisades
Closed sales from the past 12 months — the comps that set today’s pricing.
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Living in the Palisades
An overview of daily life in the Palisades, what draws residents, and what sets it apart.
The Palisades is the long, narrow neighborhood that follows MacArthur Boulevard along the bluffs above the Potomac River, running from Foxhall Road and Georgetown University’s edge northwest to the Maryland line near the Dalecarlia reservoir. It feels more like a small town than a city neighborhood, with the river, the canal, and wooded parks on every side.
The neighborhood was subdivided in the 1890s after a streetcar line to Glen Echo opened in 1895, and the housing reflects more than a century of building: 1920s–1940s Colonial and Tudor houses, mid-century homes, townhouses, and newer custom houses. Some streets closest to the river, such as those near Potomac Avenue, have views across to Virginia. The Berkley and Potomac Heights sections, and parts of neighboring Kent, share the same MacArthur Boulevard main street.
MacArthur Boulevard is the heart of daily life, with a grocery store, restaurants, a hardware store, and local shops. The Palisades Library, renovated in 2018, and the recreation center and playground, dedicated in 1936, anchor community life, and the neighborhood’s July 4 parade is a long-running tradition. The C&O Canal towpath, Fletcher’s Cove, and the Capital Crescent Trail — built on a former rail line abandoned in 1985 — run along the river, and Battery Kemble Park preserves Civil War earthworks in a wooded valley.
There is no Metro in the Palisades; buses run along MacArthur Boulevard toward Georgetown and downtown, and most households drive. Georgetown is about ten minutes away, and Chain Bridge connects directly to Virginia.
I enjoy showing the Palisades because it offers houses with yards, a real main street, and some of the best trail and river access in the city.
Key Highlights:
- Housing character — 1920s–1940s Colonial and Tudor houses, mid-century homes, townhouses, and newer custom houses
- Green space — C&O Canal and towpath, Capital Crescent Trail, Fletcher's Cove, and Battery Kemble Park
- Daily essentials — MacArthur Boulevard's grocery, restaurants, and shops; Palisades Library and recreation center
- Transit — no Metro; buses on MacArthur Boulevard toward Georgetown; Chain Bridge to Virginia
- Schools — DCPS boundary schools include Key Elementary, Hardy Middle, and Jackson-Reed High; confirm any address with the DCPS school finder
- Market character — about 45–60 sales a year, mostly detached houses
Palisades Real Estate FAQs
Insight into the nuances of buying and selling in one of the country’s most complex urban markets.
Is the Palisades a good place to live?
It suits buyers who want a house with a yard, a small-town main street, and immediate access to the Potomac, the C&O Canal, and trails. There is no Metro, so most households drive.
Where is the Palisades in DC?
The Palisades is in far Northwest DC along MacArthur Boulevard, above the Potomac River, from Foxhall Road northwest to the Maryland line near the Dalecarlia reservoir.
Is there a Metro station in the Palisades?
No. Buses run along MacArthur Boulevard toward Georgetown and downtown; the nearest Metro stations are in Rosslyn and Tenleytown.
What types of homes are in the Palisades?
Mostly detached houses from the 1920s onward, plus townhouses and a few condos. Of 46 sales in the past year, 31 were detached houses and 11 were townhouses or semi-detached homes.
How much do homes cost in the Palisades?
Over the twelve months through September 2026 the median sale was $1,447,500 at about $564 per square foot. Detached houses had a median of about $2.3 million and townhouses about $1.23 million.
How fast do homes sell in the Palisades?
The median home sold in about 17 days, and townhouses in about 8 days. Roughly a third of sales closed at or above their original list price.
What is there to do in the Palisades?
Walk or bike the C&O Canal towpath and Capital Crescent Trail, rent a boat at Fletcher’s Cove, hike Battery Kemble Park, and join the neighborhood’s July 4 parade on MacArthur Boulevard.
Which schools serve the Palisades?
DCPS boundary schools for much of the neighborhood include Key Elementary, Hardy Middle, and Jackson-Reed High. Assignments vary by address, so confirm with the DCPS school finder.
Location & Neighborhood
Along MacArthur Boulevard above the Potomac, from Foxhall Road to the Maryland line.
The Palisades follows MacArthur Boulevard from Foxhall Road and Georgetown University’s western edge northwest to the Maryland line near the Dalecarlia reservoir, with the Potomac River, C&O Canal, and Canal Road to the south and Battery Kemble Park and the Kent neighborhood to the north. Sherier Place, Fulton Street, Reservoir Road, and the numbered streets from 44th to 51st hold many of the houses.
A Small Town on the River
The Palisades feels removed from the city, yet Georgetown is about ten minutes by car or bus and downtown about twenty. Chain Bridge connects to Arlington and McLean, and Canal Road and the Clara Barton Parkway run along the river.
MacArthur Boulevard’s grocery, restaurants, and shops cover most daily needs. The C&O Canal towpath and Capital Crescent Trail give walkers and cyclists car-free routes to Georgetown and Bethesda.
Neighboring Area:
- Kent — north, above the Palisades
- Foxhall — southeast, toward Georgetown University
- Spring Valley and Wesley Heights — northeast
- Georgetown — east, along Canal Road
- Arlington and McLean, VA — across Chain Bridge
A Day In The Life - Snapshot
The quick details buyers ask about most.
Metro Access
No Metro station; buses run along MacArthur Boulevard toward Georgetown and downtown. Rosslyn and Tenleytown are the closest stations.
Walkability
MacArthur Boulevard’s shops are walkable from nearby streets, and the canal towpath and trails are excellent for walking and cycling; most errands still involve a car.
Typical Home Types
Detached Colonial, Tudor, and mid-century houses, townhouses, and newer custom homes, some with Potomac views on the streets closest to the river.
Parking
Most houses have driveways or garages, and street parking is generally available on residential blocks.
Vibe
Green and small-town, with a neighborhood main street, a July 4 parade, and the river, canal, and wooded parks close at hand.
Best For
Buyers who want a house with a yard, trail and river access, and a small-town main street inside DC, and who are comfortable driving for most trips.
In-Depth Market Analysis
Palisades Market Insights
How pricing trends, absorption rates, and inventory levels are shaping buying and selling
Inventory & Absorption
About 45 homes sold here in the past year, down from about 60. Detached houses sold at a median of nearly four weeks and townhouses in about a week, and roughly a third of all sales closed at or above list price.
Pricing Dynamics
Detached houses ranged from about $910,000 to $8.4 million for large new or river-view homes, with a median near $2.3 million and about $556 per square foot. Townhouses and semi-detached homes clustered between about $850,000 and $1.38 million.
Buyer Profile
Buyers here weigh lot size, river views, proximity to MacArthur Boulevard, and condition, and often compare the Palisades with Spring Valley, Kent, and Foxhall in DC and with Bethesda and McLean nearby.
Strategic Outlook
Expect steady demand through 2026, with townhouses remaining the most competitive segment. Updated houses should continue to sell within a few weeks; homes needing work leave room to negotiate. Sellers should price to recent nearby sales on similar lots.
Market Position Overview:
Inventory Level: Balanced with selective competition
Negotiation Environment: Moderate flexibility
Typical Days on Market: 25-45 (well-priced units)
Rental Demand: Consistent due to transit proximity
Long- Term Outlook: Stable, walkability-driven value
Palisades Housing & Architecture
More than a century of houses along a former streetcar line, from 1920s Colonials to new custom homes with river views.
Interwar Colonial and Tudor Houses
Brick and frame Colonial Revival and Tudor houses from the 1920s–1940s fill many blocks near MacArthur Boulevard, with front lawns and rear yards.
Mid-Century Homes
Ramblers, split-levels, and modern houses from the 1950s and 1960s, often on sloping lots, offer single-level living and wooded views.
Townhouses
Townhouse communities and semi-detached homes add a lower-maintenance option and made up about a quarter of recent sales.
River-View and New Custom Houses
Newer custom homes, especially on streets near Potomac Avenue with views across to Virginia, set the top of the market.
The Streetcar Legacy
The Washington and Great Falls Electric Railway reached the area in 1895 and shaped MacArthur Boulevard’s village-like main street; the former Georgetown Branch rail line is now the Capital Crescent Trail.
Battery Kemble Park
A wooded valley park preserving the remains of a Civil War fortification, with trails and a popular sledding hill in the heart of the neighborhood.
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