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Living in Randle Heights

A large Southeast DC assessment neighborhood running from Pennsylvania Avenue to Southern Avenue. Brick semi-detached houses and rowhouses from the 1940s mix with 2000s townhouses, with Alabama Avenue for groceries and Green Line stations at the edges.
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Living in Randle Heights

An overview of Randle Heights, its varied housing, parkland, Alabama Avenue shopping and transit.
Randle Heights is a broad stretch of hillside in Southeast Washington DC, east of historic Anacostia. The area on this page follows the DC tax office’s Randle Heights assessment neighborhood, which is much larger than any single named community. It runs from Pennsylvania Avenue near Minnesota Avenue in the north to Southern Avenue and the Maryland line in the south, and takes in a slice of Randle Highlands near Pennsylvania Avenue, the streets around Fort Stanton Park and much of Shipley Terrace, the area once known by the Randle Heights name. The housing reflects that range. Brick semi-detached houses and rowhouses from the 1940s and 1950s are the most common type, lining streets off Alabama Avenue, Naylor Road and the numbered cross streets. Townhouses built in the 2000s, including homes carrying the Henson Ridge label in listing data, form the second large group. Detached houses appear on scattered larger lots, and garden-style condominium buildings add lower-priced options. Alabama Avenue is the main commercial street, with a Giant grocery and other stores on its western stretch, and Skyland Town Center sits just beyond the eastern edge where Alabama Avenue meets Naylor Road and Marion Barry Avenue. Fort Stanton Park and the Smithsonian’s Anacostia Community Museum are in the northwest part of the area, and Oxon Run Park lies just southwest, along Mississippi Avenue. Suitland Parkway cuts through the middle in a wooded valley. Green Line stations sit at the edges: Congress Heights at Alabama Avenue on the western side, Southern Avenue just across the Maryland line, and Anacostia and Naylor Road beyond the northwest and southeast corners. Suitland Parkway gives drivers a direct route to the Douglass Bridge and downtown, and Pennsylvania Avenue crosses the Sousa Bridge to Capitol Hill. I’m glad to walk you through how the different pockets inside this boundary compare on housing type, condition and distance to Metro.

Key Highlights:

  • Housing character — 1940s and 1950s brick semi-detached houses and rowhouses, 2000s townhouses, some detached houses and garden condominiums
  • Green space — Fort Stanton Park, the wooded Suitland Parkway corridor, Oxon Run Park just southwest
  • Daily essentials — Giant grocery and shops on Alabama Avenue; Skyland Town Center just east
  • Transit — Green Line at Congress Heights and Southern Avenue on the edges; Suitland Parkway to downtown
  • Schools — DC Public Schools; assignments vary across this large area, confirm with the DCPS boundary locator
  • Market character — 81 closed sales, median about $349,000; rowhouses and semi-detached houses are most of the market
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Randle Heights Real Estate FAQs

Insight into the nuances of buying and selling in one of the country’s most complex urban markets.

It is known for hillside streets of brick semi-detached houses and rowhouses, newer townhouses built in the 2000s, and parkland at Fort Stanton and along Suitland Parkway.
It is in Southeast DC east of Anacostia. This page uses the tax assessment neighborhood, which runs from Pennsylvania Avenue south to Southern Avenue and includes much of Shipley Terrace and the streets around Fort Stanton Park.
Green Line stations sit at the edges: Congress Heights at Alabama Avenue on the west side and Southern Avenue just across the Maryland line. Anacostia and Naylor Road stations are near the other corners.
Semi-detached houses and rowhouses made up 56 of 81 recent sales, built mainly in the 1940s and the 2000s. Detached houses and garden condominiums each accounted for about a dozen sales.
The median closed price over the twelve months ending September 30, 2026 was about $349,000. Rowhouses and semi-detached houses had a median near $375,000, detached houses near $585,000 and condominiums near $99,000.
The overall median was 48 days on market. Rowhouses and semi-detached houses sold in a median of 31 days, while detached houses and condominiums took a median of more than 70 days.
Alabama Avenue is the main shopping street, with a Giant grocery on its western stretch. Skyland Town Center, at Alabama Avenue, Naylor Road and Marion Barry Avenue, is just beyond the eastern edge.
The area is served by DC Public Schools, and several attendance boundaries cross it. Confirm assigned schools for a specific address with the DCPS school boundary locator.

Location & Neighborhood

A long band of Southeast DC hillside from Pennsylvania Avenue to Southern Avenue, east of Anacostia.

The area on this page follows the DC tax office’s Randle Heights assessment neighborhood and is approximate as a description of any one community. Its narrow northern tip reaches Pennsylvania Avenue near Minnesota Avenue. Naylor Road and the Skyland corner form much of the east side, and Southern Avenue and the Maryland line run along the southeast. The western edge follows the slopes above Anacostia, Fort Stanton Park and Stanton Road down to Alabama Avenue near the Congress Heights station. Alabama Avenue holds most of the retail, Suitland Parkway crosses the middle, and Mississippi Avenue runs near the southern end, with Oxon Run Park just beyond.

Alabama Avenue and Suitland Parkway

Suitland Parkway runs through the middle of the area and leads to the Frederick Douglass Memorial Bridge, South Capitol Street and downtown in one direction and the Beltway in the other. Green Line stations at Congress Heights and Southern Avenue sit at the western and southern edges, and buses along Alabama Avenue, Naylor Road and Marion Barry Avenue connect the interior blocks to them.

A Giant grocery and neighboring stores on the western stretch of Alabama Avenue handle weekly shopping for the southern blocks, while Skyland Town Center, just beyond the eastern edge, serves the Naylor Road side. THEARC on Mississippi Avenue, near the southern end, offers arts and recreation programs, and the Smithsonian’s Anacostia Community Museum is on Fort Place beside Fort Stanton Park.

Neighboring Area:

  • Anacostia — northwest, down the hill along Marion Barry Avenue
  • Hillcrest — east, across Naylor Road
  • Congress Heights — southwest, along Alabama Avenue
  • Fairlawn — northwest, between Minnesota Avenue and the river
  • Hillcrest Heights, Maryland — southeast, across Southern Avenue

A Day In The Life - Snapshot

The quick details buyers ask about most.

Metro Access
Green Line stations sit on the edges: Congress Heights at Alabama Avenue and Southern Avenue just across the Maryland line. Walking distance varies widely, so check each address.
Walkability
Blocks near Alabama Avenue can reach a grocery store and bus stops on foot. Elsewhere the hills, parkway crossings and distances make a car or bus the practical choice.
Typical Home Types
Brick semi-detached houses and rowhouses from the 1940s and 1950s, townhouses from the 2000s, a smaller number of detached houses, and garden-style condominium buildings.
Parking
Many semi-detached houses and newer townhouses have driveways, parking pads or garages. Older rowhouse blocks and garden condominiums rely on street parking or shared lots.
Vibe
Hilly residential streets of two-story brick houses, wooded parkland at Fort Stanton and along Suitland Parkway, and a steady flow of traffic and buses on Alabama Avenue.
Best For
Buyers who want a brick semi-detached house or newer townhouse with parking at a lower price point, and who accept hills and a bus or drive to Metrorail.

Randle Heights Market Snapshot

A high-level look at current pricing, demand, and sales activity in the Randle Heights real estate market.
$349,000

Median Sales Price

$232

Median Price Per Sq Ft

48

Median Days On Market

81

Annual Closed Sales

-4.4%

YoY Median Price Change

Randle Heights is primarily a semi-detached and rowhouse market, with smaller detached-house and garden condominium segments. The snapshot covers every closed sale inside the neighborhood boundary over the trailing twelve months through September 2026 — 56 rowhouses and semi-detached homes, 13 condominiums, and 12 detached houses. Price per square foot uses interior living area.

Across all home types the median sale was $349,000 at about $232 per square foot, with a median of 48 days on market and sales averaging 94% of original list price. The median fell about 4% from the prior twelve months. Within segments, the rowhouse median fell about 3% to $375,000 and the condo median fell about 18% to $99,000.

Market data reflects recent 12-month activity. Individual buildings may vary.

For Sale

Homes for Sale in Randle Heights

Every active Randle Heights listing, pulled live from Bright MLS.

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Recently Sold

Recently Sold in Randle Heights

Closed sales from the past 12 months — the comps that set today’s pricing.

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In-Depth Market Analysis

Randle Heights Market Insights

How pricing trends, absorption rates, and inventory levels are shaping buying and selling

Inventory & Absorption

There were 81 closed sales in the twelve months ending September 30, 2026, down from 103 in the prior period. Semi-detached houses and rowhouses made up 56 of them, with 13 condominiums and 12 detached houses. The overall median time on market lengthened to 48 days from 38, although the attached segment moved faster than that at a median of 31 days.

Pricing Dynamics

The median closed price was about $349,000, roughly 4 percent below the prior period’s $365,000, and the median price per square foot was $232, nearly unchanged from $234. Sales ranged from $50,000 to $750,000. Sellers typically received about 94 percent of the original list price, and 36 of 81 sales closed at or above the original list price.

Buyer Profile

Demand concentrated in semi-detached houses and rowhouses, which had a median near $375,000 and a top sale of about $581,000; half of the 56 closed at or above the original list price. Detached houses had a higher median near $585,000 but took a median of about 82 days across 12 sales. Condominiums were the slowest segment, with a median near $99,000 and 75 days on market.

Strategic Outlook

The attached-house segment looks steady, with quicker sales and firmer pricing against list than a year ago. Detached houses and condominiums are thinner markets where time on market has stretched, so pricing to recent closed sales matters most there. Because this boundary covers several distinct pockets, shifts in which pocket is selling can move the overall median without a change in underlying values.

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

Randle Heights Housing & Architecture

Mid-century brick semi-detached houses and rows across the hills, with 2000s townhouse communities, garden apartments and scattered detached houses.
1940s Semi-Detached Houses
Two-story brick semi-detached houses from the 1940s and 1950s are the most common type, usually with a front porch or stoop, a rear yard and often a side driveway. Twenty of 81 recent sales were semi-detached.
Brick Rowhouses
Interior and end-unit brick rowhouses of the same era line the streets off Alabama Avenue and Naylor Road. Together with semi-detached houses they had a median price near $375,000 and a median of 31 days on market.
2000s Townhouses
Townhouses built in the 2000s form the second-largest group by year built among recent sales, including homes carrying the Henson Ridge label in listing data. They typically offer more interior space, newer systems and assigned or garage parking.
Detached Houses
Detached houses appear on scattered larger lots across the area. Twelve sold in the past twelve months at a median near $585,000, with a range from $190,000 to $750,000.
Garden Condominiums
Low-rise garden condominiums are the lowest-priced ownership option, with 13 sales at a median near $99,000. Fees, reserves, owner-occupancy levels and loan eligibility vary by building and deserve a close look.
Shipley Terrace
The southern part of the boundary covers much of Shipley Terrace, once called Randle Heights, between Suitland Parkway, Alabama Avenue and Southern Avenue. Its streets hold the same mix of brick semi-detached houses, rowhouses and garden buildings.

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