A great real estate tug of war is taking shape in Bethesda. With a bustling downtown served by a D.C. Metro station, yet one of the most established suburban office markets in the nation, Bethesda has become a case study in how the forces of urban densification and redevelopment are squaring off against the auto-centric world outside the District.

Businesses that had long been headquartered in suburban offices, like Marriott International, are finding new homes in downtown Bethesda, where they hope to attract new talent away from the heart of Washington. New residential projects are cropping up around the city’s central business district, attracting D.C. commuters and full-time Bethesda workers alike.

Meanwhile, with one of the wealthiest and most educated populations in the nation, Bethesda still has clout in its suburban housing market. As businesses move downtown, developers are finding new and innovative uses for the buildings and land left behind — from retirement communities to new mixed-use structures.

As the demographics of Bethesda change, so too will real estate strategies. A more populated core has turned retail space into a hot commodity, as has a move to bring in students from local colleges like American University.

With residents, companies and developer dollars flowing in, Bethesda has become a crucible of change in the D.C. area's fast-growing real estate market.