2109 Foresthill Road — Alexandria, VA 22307

Positioning

Why This Price

Private Offering Price

$1,949,000

Anchored by the sale next door, renovated 2014–2024, offered by introduction

Capital Improvements

~$500,000 of documented improvements · 2014–2024 alone

The same-street sale at 2201 Foresthill ($1,750,000) is the baseline. The step-up to $1,949,000 reflects a larger home (+448 sq ft) and a decade of documented, architect-led improvements — features not reflected in the 2201 sale.

This work is the capstone of nearly four decades of continuous care under one family. Nothing at 2109 has waited for a new owner to catch up on deferred maintenance — the certified December 2022 appraisal assessed the home’s effective age at 12–15 years, against an actual age of 83.

◆Architect-designed kitchen addition — +448 sq ft (Convene / Creighton)

◆Scullery — second kitchen with SubZero

◆Slate roof (2022) & copper gutters

◆Whole-home Generac generator

◆Permitted sauna — Superior Saunas HARVIA Virta 9kW

◆Finished basement & sunroom

◆1-car garage — floor resurfaced 2022

◆Driveway redesigned & resurfaced 2022

A whole-home generator and a permitted HARVIA sauna are uncommon at this price point in Belle Haven.

The Same-Street Sale — 2201 Foresthill

Same street, lot, and era

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2201 Foresthill Road — same street, same 7,500 sq ft lot size, same era. It anchors the pricing as the closest and most recent comparable in the neighborhood.

Sold $1,750,000 — off-market, not listed on MLS. It provides the most direct same-street benchmark for 2109.

Data note: This sale does not appear in Bright MLS — the deed and sale price are publicly recorded with Fairfax County land records, sale dated January 15, 2026.

Feature	2201 Foresthill (Sold Jan 2026)	2109 Foresthill (Subject)
Sale / Offering Price	$1,750,000	$1,949,000
Above-Grade GLA	~2,160 sq ft	2,608 sq ft (448 sq ft larger)
Price Per Sq Ft	$810/sq ft	$748/sq ft
Lot	7,500 sq ft	7,500 sq ft (identical)
Year Built	1939	1939 (identical)
Condition	Original footprint — no addition or extension	Extensively improved 2014–2024
Kitchen	Reworked within existing footprint — no addition	Architect-designed — Viking/SubZero/Bosch
Roof	Slate	Slate — replaced 2022
Garage	None	1-car attached — floor resurfaced 2022
Generator	None	Yes — whole-home Generac
Sauna	None	Yes — Superior Saunas HARVIA Virta 9kW (permitted)
Marketing	Off-market — no MLS listing	Private offering — by introduction, not listed on MLS

Our offering at $748/sq ft is below the $810/sq ft achieved by 2201 — a smaller, same-street sale that was not publicly marketed on MLS.

Broader Belle Haven Context

Recent closed sales · neighborhood context

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Recent closed Belle Haven sales provide neighborhood context. Price per square foot falls consistently as size rises — 2201 Foresthill (2,160 sq ft, $810/sq ft), 6108 Vernon Terrace (3,028 sq ft, $578/sq ft), 2200 Foresthill (3,115 sq ft, $505/sq ft) — which is why 2201, closest in size to 2109, is the relevant peer. 2220 Windsor Rd at $2,750,000 is a recent trophy-scale sale, well above where 2109 is positioned.

Address	Price	Sq Ft	Date	Notes
2201 Foresthill Rd ★	$1,750,000	2,160	Jan 2026	Same-street anchor
2200 Foresthill Rd	$1,573,501	3,115	Sep 2023	Same street — larger, lower $/sq ft by size
6108 Vernon Terrace	$1,750,000	3,028	Jul 2026	Belle Haven — larger, lower $/sq ft by size
6039 Edgewood Ter	$1,625,000	2,756	Jan 2026	Belle Haven
6206 Foxcroft Rd	$1,590,000	2,727	Oct 2025	Belle Haven
6032 Fort Hunt Rd	$1,400,000	2,760	Jan 2026	Belle Haven
2220 Windsor Rd	$2,750,000	5,221	May 2026	Trophy tier — much larger

Belle Haven Market

Comparable Sales

Address	Price	Sq Ft	$/Sq Ft	Date	Notes
Same-Street Sales
2109 Foresthill Rd (subject)	Offered at $1,949,000	2,608	$748	Not sold — offered	Same street · renovated 2014–2024
2201 Foresthill Rd ★	$1,750,000	2,160	$810	Jan 2026	Same street · original footprint, no addition
2200 Foresthill Rd	$1,573,501	3,115	$505	Sep 2023	Same street · larger; lower $/sq ft by size
Other Belle Haven Streets · Broader Context
6108 Vernon Terrace	$1,750,000	3,028	$578	Jul 2026	Different street · larger; lower $/sq ft by size
6206 Foxcroft Rd	$1,590,000	2,727	$583	Oct 2025	Different street
6039 Edgewood Ter	$1,625,000	2,756	$589	Jan 2026	Different street
6032 Fort Hunt Rd	$1,400,000	2,760	$507	Jan 2026	Different street
Trophy Tier · Reference Only
2220 Windsor Rd	$2,750,000	5,221	$527	May 2026	Trophy tier · much larger

Both same-street sales are shown — 2201 at $810/sq ft (closest in size) and the larger 2200 at $505/sq ft — showing that price per square foot falls as size rises, which makes 2201 the relevant peer for 2109. The most recent Belle Haven closing — 6108 Vernon Terrace, 3,028 sq ft at $578/sq ft (Jul 2026) — confirms the same size pattern in the current market. 2109 is offered at $748/sq ft, below 2201’s mark, with documented architect-designed improvements 2014–2024 that 2201 does not have. Other-street Belle Haven sales transacted at $507–$589/sq ft.

Pricing Methodology

The Route to $1,949,000

Only $199,000 separates 2109 from the smaller home that sold next door. The price is anchored to that sale, adjusted for additional size and a decade of documented improvements, and validated against the broader Belle Haven market — seven checkpoints, each supported by documentation.

Define the subject

2,608 sq ft

Certified above-grade GLA. Plus ~198 sq ft heated four-season sunroom and ~690 sq ft finished lower level (864 gross, ~80% finished per appraisal) — ~3,500 sq ft total finished interior · 7,500 sq ft lot · 1939 brick Colonial · 4 beds + bonus · 4.5 baths.

Anchor the street

$1.75M

2201 Foresthill — immediately next door: same street, same 7,500 sq ft lot, same era. Sold January 2026, deed-recorded · ~2,160 sq ft · $810/sq ft · smaller, with no addition and a more limited scope of documented work. What an informed buyer actually paid in this micro-location.

Establish the baseline

$507–589/sq ft

Other-street rate — context only

Recent closings on other Belle Haven streets ran $507–$589 per square foot — a rate context for typical Belle Haven sales, before any credit for condition or improvements. Context, not a value for this home.

Price the advantages

+$199K

vs the smaller next-door sale

The $199,000 difference reflects 448 additional above-grade square feet, the 2022 architect-designed addition, and a decade of further work — roughly $500K on record for the recent work alone. The total price difference being justified, not a line-item calculation.

Apply the size curve

$748/sq ft

~7.7% below the street rate

$/sq ft falls as size rises: 2201 — 2,160 @ $810 · 2109 — 2,608 @ $748 · 2200 — 3,115 @ $505. 2201 is the strongest anchor because it is the closest transaction; the size curve explains why applying its $810/sq ft directly to a larger home would overstate value.

Independent historical cross-check

$648 → $748

~4% a year — appreciation alone

The certified December 2022 appraisal valued this house at $648.01 per above-grade square foot ($1,690,000 on 2,608 sq ft). The offering at $748/sq ft is 15.4% higher — the same house, measured the same way, three and a half years later. That is roughly 4% a year, and it is the entire increase being asked. No separate premium is added on top for the work completed since. Also: above the $507–$589 baseline · below the $2.75M trophy ceiling.

Weigh the evidence

3 signals

Primary emphasis — the next-door transaction and same-street evidence. Secondary — broader Belle Haven sales, supplying the baseline and context. Contextual — market timing and appreciation. Ranked by weight, not a formula.

Why Only $199,000 More?

Roughly 21% more above-grade space and a decade of documented improvements — for roughly 11% more than the January sale next door.

Larger

+448 sq ft

certified above-grade — about 21% more living area than 2201

Better

2014–2024

architect-designed addition, scullery, slate roof, copper gutters, sauna, generator — ~$500K documented for the 2014–2024 work alone

Still Conservative

$748 vs $810

offered below the rate the smaller home achieved next door

The Reconciliation — three signals, one judgment

NEXT-DOOR ANCHOR

$1.75M

Actual January 2026 transaction at 2201

SUBJECT PREMIUM

+$199K

Greater size and meaningfully broader improvements

NEIGHBORHOOD BASELINE

$507–589/sq ft

Other-street rate context — floor, not value

↓

Final Private Offering

$1,949,000

Offered at $748 per above-grade square foot

Above

$199,000 over the January sale next door

Clear of the $507–589 other-street baseline

~4% a year above its own certified 2022 rate of $648/sq ft

Below

7.7% under the $810/sq ft achieved next door

Under the neighborhood ceiling at $2.75M

Positioned on the observed Belle Haven size curve

$1,949,000 is not the output of one mechanical formula. It is the point where the neighborhood baseline, the next-door transaction, the subject’s documented size and improvements, and the observed size curve converge.

The Reasonableness Check — The Size-Curve Lens

How to read it: grey dots are closed Belle Haven sales — home size across, price per square foot up. The gold marker is not a sale — it illustrates where 2109 would fall if offered at $1,949,000. The pattern is consistent: price per square foot falls as size rises. 2109 is priced below the rate its smaller next-door neighbor achieved, and above the larger homes that traded at lower rates.

✓Above the $507–$589 baseline

✓Vernon Terrace aligns with the size relationship

✓Well below the $2.75M trophy ceiling

✓Certified 2022 value: $648/sq ft → $748 today

Illustrative trend only — not a regression or valuation formula. Baseline sales: 6206 Foxcroft Rd, 6039 Edgewood Ter, 6108 Vernon Terrace, 6032 Fort Hunt Rd — other-street Belle Haven closings before condition and renovation adjustments.

2109 Foresthill Road · Belle Haven · Alexandria VA

Property Details

Property Identification▾

Address

2109 Foresthill Road, Alexandria, VA 22307

Ownership

Held by the same family since 1993 — over three decades of single-family ownership

Neighborhood

Belle Haven — Lot 5, Block 20, Section 4

Parcel / Zoning

0833 14200005 — R-4 Residential; legal non-conforming / grandfathered

Lot

7,500 sq ft — 75′ frontage × 100′ depth (Dominion Surveyors Inc., 2016)

Style / Built

Colonial — brick/frame — 1939 original with architect-designed rear addition (2022)

Effective Age

12–15 years due to scope of improvements — per certified 2022 appraisal (actual age: 83)

Construction Quality

Fairfax County rated ‘Good +10’ — above-standard construction quality tier

County / Taxes

Fairfax County, VA — 2026 RE taxes: $19,667

County Assessed (2026)

$1,650,330 (2026 Fairfax County assessment)

Flood Zone

Zone X — no special flood hazard (FEMA Map 51059C0315E)

Size & Layout▾

Above-Grade GLA

2,608 sq ft

Room Count (above grade)

8 rooms — per certified appraisal, exclusive of bathrooms

Bedrooms

4 bedrooms + bonus room (13′ × up to 9′, angled ceiling to 7.3′ max) — suitable as office / den / nursery

Main Level Rooms

Large formal living room · Large formal dining room · Heated four-season sunroom (~198 sq ft) — glass-enclosed on three sides, natural stone floor, finished as year-round living space (home office, reading room, or retreat)

Bathrooms

4.5 total — 4 full + 1 half (entertaining half bath off kitchen)

Basement

864 sq ft — exercise room (large format tile), full bath, rec room, den/flex space. Painted throughout including stone walls — clean finished appearance. LVP flooring (2024). Generous closet storage. Two electrical panels. Direct outdoor walk-up access via sauna stairwell.

Finished Interior Space

~3,500 sq ft — 2,608 above-grade living area + ~198 heated four-season sunroom + 864 finished lower level

Garage

1-car attached — door replaced within 5 years · Floor resurfaced 2022 (concrete)

Driveway

Composite stone aggregate — redesigned & resurfaced 2022 with a custom decorative pattern

Kitchens — Main + Scullery▾

Two Kitchens

Main kitchen + scullery — 2 sinks, 2 dishwashers, Viking gas range & oven (main), SubZero refrigerator drawers, Viking refrigerator, stone counters throughout

Main Kitchen (2022)

Convene Architecture / Creighton Construction. Permitted addition (~13¾′ × 20¼′ footprint). Bay window with copper cap and flashing — the signature copper-toned element visible on the exterior. Built-in banquette with raised panel millwork. Copper cornice detail per architectural drawings.

Main Appliances

Viking gas range/oven, Viking refrigerator, SubZero refrigerator drawers, Bosch dishwasher. Stone counters, marble backsplash, shaker cabinets.

Scullery

Original kitchen retained as scullery — full Bosch dishwasher, full sink, SubZero refrigerator drawers, ample cabinetry, stone counters. No stove/oven. Adjacent entertaining half bath.

Refrigeration

3 units total — main kitchen, SubZero drawers, basement full-size.

Bathrooms — 4.5 Total▾

Hall Bath (2015)

Tile, wainscot, glass shower, stone vanity. Convene Architecture / Creighton.

Primary Bath (2015)

Tile, wainscot, glass shower. Convene Architecture / Creighton.

Upper Level II Bath (2015)

Tile, wainscot, updated vanity. Convene Architecture / Creighton.

Lower Level Bath (2019)

Tile, wainscot, shower, updated vanity, new tile. Convene Architecture / Creighton.

Half Bath

Main level powder room off kitchen — entertaining use.

Mechanical & Systems▾

Utilities

Both gas and electric — dual-fuel property. Gas: furnace, water heater, Viking gas range/oven, custom gas fireplace. Electric: all HVAC zones, appliances, hot water circulation, whole-home generator, security system, irrigation pump.

Gas Furnace

High-efficiency gas furnace (2014)

Gas Range / Oven

Viking gas range/oven in main kitchen (2022)

Gas Fireplace

Custom gas fireplace by Homefires (Charlotte, NC) — living room focal point

A/C & Cooling

Central electric (2022) + mini split kitchen zone + mini split upper floor zone. 3-zone independent control.

Electrical Service

Two panels — ample capacity for whole-home generator, 3-zone HVAC, full appliance load, and custom systems

Generator

Whole-home Generac

Internet

Verizon Fios (fiber) and Cox — both connected at the property

Security

Vector Security whole-home system

Basement

No sump pump. No flooding during the family’s ownership.

Irrigation

Full-property underground pop-up system throughout

Roof & Exterior▾

Roof

SLATE — replaced 2022, 50–100 year lifespan

Gutters

COPPER — 50–100 year lifespan

Exterior

Brick / Frame — avg/good condition

Windows

Insulated throughout — double-hung in the main house; casement, picture, French, awning and skylight units in the 2022 addition per permit drawings

Interior Finishes▾

Floors

Hardwood — main levels · Stone/slate tile — sunroom · LVP — basement (2024) · Large format tile — exercise room

Trim / Moldings

Wood trim and crown molding throughout

Built-Ins

Shelving (multiple rooms) — banquette seating (kitchen)

Fireplace

Custom gas fireplace by Homefires (Charlotte, NC) — boutique designer/contractor. Living room focal point.

Outdoor & Special Features▾

Patio

Natural cleft Pennsylvania bluestone — irregular flagging, full rear yard, redone 2022 with kitchen addition. Specified and installed per Convene Architecture drawings.

Landscaping

Professional ongoing maintenance — established garden beds throughout

Sauna

Custom 5′×7′ by Superior Saunas — HARVIA Virta 9kW heater. Built into enclosed former exterior stairwell off basement. Walk through basement door, up stone steps, into sauna. Direct exterior egress to outdoors.

Sunroom

Enclosed glass rear sunroom — 198 sq ft, stone/slate tile flooring

Balconies

Two balconies

Documentation & Project Team▾

Building Permit

Fairfax County Permit #21460248 — APPROVED — Kitchen Addition & Renovations

Architect

Convene Architecture — Laura Campbell (Principal), 109 Harvard St, Alexandria VA 22314, 703-595-2818

General Contractor

Creighton Construction — all improvements 2014–2024

Structural Engineer

Scovs, PLLC

Interior Designer

SPI Design

Envelope Insulation

R-38 cathedral ceiling (open cell spray foam) · R-15 addition walls (fiberglass batts) · R-10 crawl space walls — high-performance thermal envelope throughout addition

Addition Exterior

Fiber cement / composite siding · standing seam metal roof · stone trim/waterstable base · copper cornice and flashing to match existing · copper gutters/downspouts matching original

Window Schedule

Casement picture, swinging French, double hung, awning, skylight — full schedule in permit drawings. All new-construction units, low-E glazing.

Plat Survey

Dominion Surveyors Inc. — June 2, 2016 (pre-addition; post-addition plat from Fairfax County permit record)