Torn between a storybook Victorian on a tree-lined Kensington street and the ease of a brand-new build? You are not alone. Each path offers real advantages, along with rules, costs, and timelines that matter in Montgomery County. In this guide, you will learn what to weigh across architecture, maintenance, energy use, financing, approvals, and resale so you can buy with confidence. Let’s dive in.

Kensington market snapshot

Kensington is a close-in suburb with an established downtown and many late-19th and early-20th century homes. You will see Victorians, Colonial Revival, and Craftsman styles on mature lots near the town center, along with newer infill single-family homes and townhomes in and around the area. Some blocks include designated historic resources or local historic districts, which can shape exterior changes.

Montgomery County Planning oversees historic preservation and design review for designated properties. The Department of Permitting Services handles structural, electrical, and plumbing permits. These layers affect your renovation options, your permit path, and how quickly you can make changes after you move in.

Architecture and livability

Victorian character

Victorians and other period homes often deliver distinctive millwork, original hardwoods, deep porches, and a mature streetscape. You may find larger lots compared to some infill new construction. Floor plans can feel compartmentalized, with smaller kitchens, fewer bathrooms, and narrow halls. If you want an open kitchen or larger closets, plan for renovations.

New build layouts

New builds typically provide open-concept living, larger primary suites, generous closets, and integrated garages. Accessibility features, like wider doorways or single-level living, are easier to include from the start. Architecturally, some new homes are simpler in detail. On smaller infill lots, the footprint can feel larger relative to neighboring homes.

Lot and neighborhood context

Older Kensington blocks often include sidewalks, mature trees, and front porches that encourage connection with the street. New construction may increase lot coverage and shift the streetscape rhythm. Decide whether consistency and modern scale or established texture and spacing matter more to your daily life.

Condition and maintenance

What older homes need

Expect to evaluate roofing age, foundation settling, masonry cracks, and exterior wood conditions on older properties. Original windows can be drafty, and chimneys or older siding may need repair. Hidden items like buried oil tanks, older drainage, or pest damage sometimes surface during inspections. Specialized remediation for lead paint or asbestos can add cost.

New build realities

New homes offer new systems, new structure, and finishes under a builder warranty for a defined period. You may still encounter punch-list items, minor defects, or early settling. On small lots, grading changes can impact drainage and neighbor relations. Get clarity on warranty coverage, response times, and how punch-list work is handled after closing.

Energy and systems

Upgrading older homes

Many older homes start with limited insulation, single-pane windows, and older HVAC. You can improve comfort and costs through air sealing, added insulation, high-efficiency HVAC, and targeted window strategies. Historic windows can sometimes be repaired or retrofitted to improve performance while maintaining character. Electrical panel upgrades and dedicated circuits support modern living and potential EV charging.

New build performance

New construction must meet current code for insulation and air sealing, which often means better thermal performance out of the box. Modern HVAC and zoned systems can improve comfort and efficiency. Ask for any available energy metrics, such as a HERS score, and review mechanical warranties and service requirements.

Health and safety checks

Homes built before 1978 can contain lead-based paint, which triggers specific federal disclosures and safety guidance during renovations. Asbestos may be present in older insulation, pipe wrap, or finishes in pre-1980s materials. Older wiring types and outdated plumbing can pose safety or replacement needs. Moisture control in basements and proper drainage around the home are critical to avoid mold.

Rules and approvals

Historic district status typically focuses on exterior appearance. Siding, window styles, porch details, and rooflines often require design review or approval if the property is designated. Interior work is usually less regulated, but permits still apply for structural, electrical, and plumbing changes. Always verify historic status and permitting history early so you understand what is possible and how long approvals may take.

Financing, insurance, and budget

Renovation-friendly loans

If you want to buy a Victorian and modernize it, renovation loans can bundle purchase and upgrades into one package. Options may include FHA 203(k) or conventional renovation programs, which have specific appraisal and contractor requirements. Conventional mortgages on older homes may require certain repairs before closing if safety or structural issues show up on appraisal.

Insurance factors

Insurers evaluate replacement cost, roof age, wiring, plumbing, and heating systems. Policies for older homes can be pricier if systems are outdated or if custom materials increase replacement value. Get quotes early in your contingency period to avoid surprises and understand what upgrades may reduce your premium.

Budget planning

For a Victorian, build a near-term budget for roofing if older than 20 years, HVAC replacement, electrical updates, lead or asbestos remediation if needed, window repairs or weatherization, and water management in the basement. Add a contingency of 10 to 25 percent for surprises. For a new build, plan for landscaping, window treatments, minor finish upgrades, and any grading or drainage tweaks. Confirm how the builder handles outstanding punch-list items and at whose cost.

Resale and demand

In Kensington, buyer demand exists for both well-maintained historic homes and thoughtfully built new construction. A restored Victorian that respects neighborhood scale and addresses core systems can command strong prices. New builds market move-in readiness, modern layouts, and energy advantages that many buyers want. Condition tends to drive outcomes more than age. Consider who your future buyer might be and which improvements will widen your audience when it is time to sell.

Decision framework

If you value charm and location

• Prioritize a Victorian with documented, permitted updates to electrical, plumbing, and HVAC.
• Complete inspections and pull permit history to verify quality and scope of past work.
• Get contractor estimates for must-do items before you finalize your offer.
• Confirm any exterior changes you want are feasible within historic guidelines.

If you want move-in-ready ease

• Focus on a builder with a solid track record and clear warranty terms.
• Ask for energy performance details and mechanical specs.
• Review the grading plan and drainage to prevent future issues.
• Clarify the timeline and responsibility for punch-list items after closing.

Balancing trade-offs

• Cost vs character: Compare total cost of ownership, not just purchase price. Renovations can offset a lower entry price on an older home.
• Time vs customization: New builds are faster to occupy. Older homes give you a path to customize when budget and time allow.
• Neighborhood fit: Evaluate streetscape, lot size, and height. Consider how your choice aligns with surrounding homes and long-term resale.

Due diligence checklist

• Order a full home inspection covering structure, roof, foundation, electrical, plumbing, and HVAC.
• Schedule specialists as needed: chimney, sewer scope, pest, lead paint, asbestos, or mold.
• Verify permit history with Montgomery County’s permitting department.
• Confirm zoning, setbacks, and whether the property is in a historic district.
• Review seller disclosures, including required lead disclosures for pre-1978 homes.
• Request maintenance and utility records for major systems.
• For new builds, review warranty documents and the process to resolve punch lists.
• Check flood risk using official mapping tools and confirm site drainage.
• Obtain insurance quotes early and confirm eligibility.

Timelines and logistics

New builds are generally move-in ready aside from final walk-through items. Older homes may need immediate work that affects certain rooms or systems, which can change your move-in plan. Kitchen or bath remodels, structural changes, or additions can take months and require permits and, if designated, historic review. If you are financing renovations, factor lender timelines and contractor availability into your closing strategy.

How to choose your best fit

Start with how you want to live day-to-day. If you picture morning coffee on a deep front porch and enjoy the idea of a phased renovation plan, a Kensington Victorian may fit. If you prefer an open kitchen, large closets, and minimal near-term maintenance, a new build may be the right call. In both cases, align your budget, timeline, and appetite for project management with the property you choose.

Ready to compare specific Kensington homes side by side and map out costs, timelines, and resale implications? The team at Dana Rice Group can guide you through due diligence, provide neighborhood-level comps, and help you chart a clear path, whether you are drawn to period charm or turnkey new construction.

FAQs

What should Kensington buyers know about historic rules?

• If a home sits in a local or National Register historic district, exterior changes like siding, windows, porches, and rooflines typically require review. Interior work is usually less regulated, but permits still apply.

Are older Kensington homes harder to insure?

• Insurance can cost more if systems are outdated or if replacement materials are specialized. Get quotes early and ask what upgrades could improve eligibility or pricing.

Can I roll renovation costs into my mortgage?

• Yes. Renovation loans, including FHA 203(k) and conventional options, can finance purchase plus improvements when program requirements are met.

Are lead paint or asbestos deal breakers in older homes?

• Not usually. They require proper testing, disclosure, and sometimes remediation. Plan for cost and timelines, especially if children will live in the home.

Do renovated Victorians resell as well as new builds in Kensington?

• It depends on condition, scale, and quality. Thoughtful renovations that respect neighborhood context and update core systems tend to hold strong appeal and value.