nikolizi,

One suggestion -- I don't know where you're moving from, but it is common for people to use a realtor in DC even for rental properties. Rentals are listed in the MLS just as resales are and the landlord pays the fee. There are agents who specialize specifically in rentals. It may help to cut down on some of the running around and research.

I mention it because using an agent for a rental is not the norm in my current city.

That's helpful.

A few thoughts:

DC, even transitional neighborhoods, are outside of your budget.

You can still look for a rental that encompasses both the University Park Elem School and Hyattsville Middle School districts and hope your older one can test into an advanced placement high school like Elanor Roosevelt High in a few years (the area HS is not good). You can get a nice place in a great area for children at your budget. Any Hyattsville rental should be in the "City of Hyattsville" and not in the greater unincorporated area - preferably the old historic quarter.

You can expand search area to include Takoma Park or Silver Spring proper (not greater Silver Spring) in Montgomery County, about a 30-40 minute commute to WHC. Again, within budget but it will be an apartment and maybe a 2BR.

The best schools in Montgomery County will be in areas outside your housing price range and/or commute range. Some areas in Montgomery County within your commute, like Langley Park, have terrible schools and should not be considered.

There is nowhere outside the beltway within your commute time limits. This keeps it simple - keep your search inside the beltway.

A realtor is a good suggestion but do some research on your own (including school data). When you find a rental you want to look further at, do your "commute test" on Google maps AT THE EXPECTED TIME YOU WOULD BE DRIVING (say 8am and 5pm). It will give the driving time in "current traffic conditions".

that's 8am and 5pm EST in case you currently live further west...

completely agree with bardo's advice.

You have this post flagged for Washington STATE (you know the west coast).

suze

Here's a consideration that is somewhat different from what others are mentioning. Virginia has some of the best state universities in the US - University of Virginia, William and Mary and Virginia Tech as well as James Madison and George Mason. Depending on the age of your kids, you may want to consider living in the NoVA area so that, when the time comes, you can pay in-state tuition and your kids will get a first class college education. It could save you and them tens of thousands in tuition. (and I know Maryland has fine state universities too and I am biased as my daughter proudly attends VT, but Virginia just seems to have both depth and breadth when it comes to choices.)

Our DC locals are posting that Virginia is too far of a commute for her purposes.

University of Maryland is 14th in the country in computer science. It all depends on what her kids are gifted at and if they are young, it is probably too soon to know that. She can move the family to VA when they are in high school if it is worth the commute sacrifice.

The kids are 12 and 5. Maybe not too soon to be thinking about that for the 12 year old, definitely too soon for the 5-year old!

If you're considering college costs at this point, live in DC so u can get instate tuition at any state school.

In-state tuition, but out-of-state admission standards, so it's harder to get in. UMD is very good in many areas and it would be close to home.

I don't know about the areas further up the Red Line from Silver Spring, but they'd be worth checking out. Housing costs will be lower and there may be some good school districts up there. The other side of the Red Line has several good areas (Rockville, Gaithersburg), but the commute would be equivalent to Virginia.

As posted before Northern Virginia Arlington is not too far, is well inside the beltway and may be the closest reasonable choice for housing ear Washington Hosp Dc especially around 28th st south Arlington, VA as it is an older neighborhood behind the upscale Pentagon City Mall.

By the way there is a great open green park within walking distance 2 blocks away toward the Mall where kids play soccor, baseball or frisbee. Close to the great bike paths for Fall & Spring..some of teh best fun we had.

I would not discount Arlington as a possible place to live. Granted, the commute would be longer than from some locations in Maryland, but not appreciably so. (It looks like Metro from Pentagon City to the WHC would be around 45 minutes.)

Having lived in Arlington for over 25 years, I know it's a great place to live and raise a family. Having lived in South Arlington for all that time, I know there is decent housing with affordable rents in this area. And finally, having sent my kids to Arlington schools and worked in several Arlington schools, I know it's one of the top in the region, if not the entire nation.

Good luck with your search.

Thank you again, for your response .
I have checked Bethesda , really liked an area, I think ,it is close to WCH , very expensive though.
what do you think bardo?

not bardo. Bethesda is a great area in Montgomery County with excellent schools. Maybe you could find a rental in a very small house or two bedroom very small apt in your price range, but in general Bethesda is way out of your price range. It's about 8 miles by car to WHC and in traffic would take close to 45 minutes, about half hour in non rush hour. It's on the Redline metro but on the other side from the Brookland/CU station.

Take a look along the Rt 29 corridor between Columbia, MD and Silver Spring. That would give you a straight shot driving to WHC (without having to suffer the beltway) or to one of several free park and rides along the route where you could pick up a commuter bus to the Silver Spring station which is only a few stops from where you would have to switch to the bus to WHC. Driving time from Columbia, which is a great community with excellent Howard County Schools would be a 40-45 minute drive in good traffic. You should be able to find something in your price range there. An advantage of Columbia is that it is also under a half hour drive to Baltimore with all that city has to offer as well. Silver Spring which is much closer to WHC has been undergoing a transformation these past few years and is getting to be quite nice with lots of shops and restaurants. Housing there should also be within your price range.

I agree Bethesda is both well over budget and a bit over your max. commute time.

I would look at Silver Spring but inside the beltway. The chance of it being a 30-40 minute goes way down if it's outside the beltway and only gets worse the further out you go.

Right next to Silver Spring (and even closer to WHC) is Takoma Park. Also worth considering.

Bardo makes a good point - Silver Spring is spread out all over the place. What type of area do you like. Takoma Park, Silver Spring and Columbia are very different from one another. Takoma Park is an older city with lots of character. Of the three it is a city unto itself although with a fairly small population - it has a mayor and city council. Its politics is somewhat to the left of left so if you are a conservative, you may not like living there (some conservatives call it "The Peoples Republic of Takoma Park." As an older community it has character and has several art/craft/music and other festivals though the year. It is primarily residential with not much of a "downtown." Silver Spring is nearby and also an older community but IMO without the character of Takoma Park. Although spread out, it has a newly transformed downtown. The downtown area at one time was seedy, but no longer. We have several favorite restaurants there. There are still good housing values to be had in Silver Spring. Both Silver Spring and Takoma Park are on the metro red line - the former 3 stops from where you would have to change to a bus and the latter 2 stops. Driving into the WHC is a reasonable option from either place. Columbia is about a 25-30 minute drive north. It is a planned community and we chose Columbia for its high level life style with lots of green space, bike paths, pools, lakes, and many really good restaurants, shops, and as I mentioned above with Baltimore nearby, you get a "two-fer." For me, that outweighs the longer commute. Also, the new Inter County Connector toll road has taken some pressure off of Rt 29 so the drive to say, Silver Spring takes less time than before. On a weekend, from Columbia I can be at the Smithsonian in DC in well under 45 minutes, sometimes 35.
As I also mentioned above, there are Commuter buses leaving Columbia for the Silver Spring metro and then into DC. Another goes to Baltimore. All three of these possibilities have good schools. I should mention that another advantage of having a better proximity to Baltimore is that B'more has a number of major hospital centers as well, should the WHC not work out. Johns Hopkins and the University of Maryland Medical Center come to mind. In fact, the DC metro area is loaded with first class medical centers - it is a good place to be a health professional.

Basingstoke has given a good description. I would just be careful to check the school districts esp the elementary schools in both SS and TP as some areas are better than others. I can't speak to Columbia in terms of its schools. Also there are parts of TP that are in Prince George's county. I would prefer the portions in Montgomery County as far as schools go.

I agree with yestravel about Prince Georges County. PG has a long history of corrupt county government, a questionable police force, mediocre schools and there are several gangs in the county. It does have some nice areas but overall there are better choices. Both Montgomery and Howard (where Columbia is located) counties are well known for their schools.

Washington, DC is not a good place for a single mother or really for any parents with school aged children unless they plan on private school or can afford to live in an upper north west neighborhood or neighborhoods along Connecticut and west of Connecticut. All of these neighborhoods are the most expensive for homes and apartments and frequently do not have metro (train) access so you will have to have a car or will only have buses to depend on. I, like others, suggest Takoma Park, Silver Spring - both in Maryland's Montgomery County which boasts some of the best schools in the nation. Housing is more affordable in these areas than other Montgomery County areas like Chevy Chase or Bethesda.

Another suggestion would be to check out Arlington (Clarendon, Courthouse, Ballston). I have friends who live in all of these Virginia areas and have very nice affordable apartments/condos and the school are also among the best in the nation.

Best of luck!