Ask Adam: Are Open Houses Crucial?
This regularly-scheduled sponsored Q&A column is written by Adam Gallegos of Arlington-based real estate firm Arbour Realty, voted one of Arlington Magazine’s Best Realtors of 2013. Please submit follow-up questions in the comments section or via email.
Question: We are getting ready to list our house, but really don’t want a bunch of strangers and neighbors snooping around our house. Do you think open houses are necessary?
I’ve been to open houses where the home is packed with potential buyers. The buzz is amazing. It shows potential buyers how much interest there is in the home, which can raise the level of excitement and create a sense of competition that results in stronger offers.
Even during the days leading up to your open house, potential buyers may do what they can to try and persuade a seller to go under contract prior to the scheduled open house. Their offer may be extra strong because they fear the competition that may result from the open house traffic.
What I have described above are the best case scenarios. The reality is that you can create a hot listing without an open house, if the right marketing is in place. Most serious buyers are working with a real estate agent and are able to see the home at their convenience. They don’t need to work around the open house schedule.
A good portion of the traffic you get at open houses really is from neighbors and future buyers just starting the process of looking for a home. That’s why some real estate agents like to host as many open houses as possible. The neighbors provide a source of future listings. The future buyers provide a source of buyer clients.
You probably figured this out the hard way last time you signed-in at an open house, which resulted in a series of unsolicited calls and emails from the friendly agent who hosted the open house. Back when I started in real estate with one of the big firms, this is the first thing they taught us. We were provided scripts, processes and lots of encouragement.
Personally, I host open houses for three reasons.
- So that I can create extra buzz the first weekend on the market. It never hurts to pack the home and create an additional sense of urgency among buyers. I’ve found that potential buyers who have already seen the home earlier in the week, will come back without their agents to see how much interest there is in the home.
- It gives me a chance to personally talk about the unique features of the home. The more elaborate the home, the more important this is. For certain homes it is also important to host a brokers open house to educate the real estate community about the home.
- Because sellers want me to. If it is important to my client, then it is important to me and I am going to give it 100%.
Is an open house crucial to the sale of your home? Probably not. Can it help? Yes it can.
Open Houses in Arlington This Weekend
This Father’s Day, surprise dad with a day of open houses to find his new dream home in Arlington.
See our real estate section for a full listing of open houses. Here are a few highlights:
2107 N. Scott Street
1 BD | 1 BA condominium
Katie Wethman, Keller Williams Realty
Listed: $274,900
Open: Sunday, June 16 from 2:00 to 4:00 p.m.
2301 25th Street South
2 BD | 2 BA condominium
Phyllis Alexander, Long & Foster Real Estate, Inc.
Listed: $394,900
Open: Saturday, June 15 from 1:00 to 4:00 p.m.
2405 1st Road South
3 BD | 3 BA single family detached
Diana Feldman, Long & Foster Real Estate
Listed: $579,900
Open: Sunday, June 16 from 12:00 to 3:00 p.m.
1901B N. Adams Street
2 BD | 2 BA condominium
Kevin Love, Re/max Allegiance
Listed: $619,000
Open: Sunday, June 16 from 1:00 to 4:00 p.m.
3213 4th Street North
3 BD | 2 BA single family detached
Debbie Kent, Cottage Street Realty Llc
Listed: $889,900
Open: Sunday, June 16 from 1:00 to 4:00 p.m.
1812 N. Stafford Street
4 BD | 2 Full BA, 1 Half BA single family detached
Alexandra Holden, ‘weichert, Realtors
Listed: $1,250,000
Open: Sunday, June 16 from 1:00 to 4:00 p.m.
Video Tour: 738 N. Buchanan Street
Editor’s Note: This video tour is sponsored by The Keri Shull Team.
It’s not built quite yet, but 738 N. Buchanan Street will be a 4 bedroom, 3 bath home with a media room, a fully finished basement and a two car garage.
Located in the Bluemont neighborhood and built by Saxena Custom Homes, the property’s expected list price is $1,265,000. The Vienna home seen in the video above is a close approximation to what the house will ultimately look like.
If you’re interested in finding out more about the home, contact the Keri Shull Team at Keri@thekerishullteam.com or 703-952-SOLD.
If you’re a real estate professional and you’d like to showcase a condo, townhouse or single family home in Arlington, contact us.
Open Houses in Arlington This Weekend
From townhouses with roof-top patios to stately colonials, there are plenty of open houses the choose from in Arlington this weekend.
See our real estate section for a full listing of open houses. Here are a few highlights:
2051 Glebe Road South
3 BD | 2 BA townhouse
Debra Singleton, Dc Living Real Estate Llc
Listed: $455,000
Open: Sunday, June 9 from 1:00 to 4:00 p.m.
2905D South Woodstock Street
3 BD | 2 BA condominium
James McCowan, Long & Foster Real Estate, Inc.
Listed: $485,000
Open: Sunday, June 9 from 1:00 to 4:00 p.m.
4507 4th Street South
2 BD | 1 BA single family detached
David Lloyd, ‘weichert, Realtors
Listed: $499,900
Open: Sunday, June 9 from 1:00 to 4:00 p.m.
2644 Kenmore Court
4 BD | 3 Full BA, 1 Half BA townhouse
Morgan Knull, Re/max Gateway, Llc
Listed: $749,000
Open: Sunday, June 9 from 1:00 to 4:00 p.m.
212 Highland Street
4 BD | 2 Full BA, 1 Half BA condominium
Elisabetta Young, Century 21 New Millennium
Listed: $1,095,000
Open: Sunday, June 9 from 1:00 to 4:00 p.m.
Open Houses in Arlington This Weekend
From pet-friendly condos to classic colonials, you won’t want to miss out on some of the open houses in Arlington this weekend.
See our real estate section for a full listing of open houses. Here are a few highlights:
3515 Washington Boulevard
1 BD | 1 BA, 1 condominium
Karen Plum, Long & Foster Real Estate, Inc.
Listed: $325,000
Open: Sunday, June 2 from 1:00 to 4:00 p.m.
2400 Clarendon Boulevard
1 BD | 1 BA condominium
Joyce Perl, Long & Foster Real Estate, Inc.
Listed: $419,900
Open: Sunday, June 2 from 1:00 to 4:00 p.m.
3532 South Utah Street
2 BD | 2 BA condominium
Thomas Hennerty, Netrealtynow.com
Listed: $464,900
Open: Sunday, June 2 from 1:00 to 4:00 p.m.
6835C Washington Boulevard
3 BD | 2 Full BA, 2 Half BA condominium
Debbie Kent, Cottage Street Realty Llc
Listed: $614,900
Open: Sunday, June 2 from 1:00 to 4:00 p.m.
204 South Irving Street
3 BD | 2 Full BA, 2 Half BA single family detached
Grant Doe, Long & Foster Real Estate, Inc.
Listed: $675,000
Open: Sunday, June 2 from 1:00 to 4:00 p.m.
5219 22nd Street North
4 BD | 4 Full BA, 1 Half BA single family detached
Florann Audia, Long & Foster Real Estate, Inc.
Listed: $1,249,000
Open: Saturday, June 1 from 1:00 to 4:00 p.m.
Open Houses in Arlington This Weekend
If you’re looking for a new home this Memorial Day weekend, be sure to check out these open houses in Arlington.
See our real estate section for a full listing of open houses. Here are a few highlights:
1101 Arlington Ridge Road
2 BD | 2 Full BA, 1 Half BA condominium
Jennifer MacKenzie, Long & Foster Real Estate, Inc.
Listed: $499,900
Open: Sunday, May 26 from 1:00 to 4:00 p.m.
4330 7th Street North
3 BD | 3 Full BA, 1 Half BA single family detached
Renata Briggman, Keller Williams Realty
Listed: $675,000
Open: Sunday, May 26 from 1:00 to 4:00 p.m.
1111 19th Street North
2 BD | 2 BA condominium
Camille Gemayel, Coldwell Banker Residential Brokerage
Listed: $799,000
Open: Saturday, May 25 from 2:00 to 4:00 p.m.
1909 Taylor Street North
4 BD | 2 Full BA, 1 Half BA townhouse
Andrew Musser, Weichert, Realtors
Listed: $799,900
Open: Sunday, May 25 from 1:00 to 4:00 p.m.
713 Glebe Road
5 BD | 4 BA single family detached
Jamil Mourtaza, Weichert, Realtors
Listed: $849,900
Open: Saturday, May 25 from 1:00 to 4:00 p.m.
2616 Glebe Road North
3 BD | 3 Full BA, 2 Half BA townhouse
Richard Nathan, Long & Foster Real Estate, Inc.
Listed: $1,215,000
Open: Saturday, May 25 from 1:00 to 4:00 p.m.
Open Houses in Arlington This Weekend
Whether you’re looking for a Colonial with a backyard patio for summer grilling or a cozy condo near the pool, check out these weekend open houses in Arlington as May heats up.
See our real estate section for a full listing of open houses. Here are a few highlights:
2606 Arlington Mill Drive South
2 BD | 1 BA condominium
Herbert Riggs, Re/max 100
Listed: $355,000
Open: Saturday, May 18 from 1:00 to 4:00 p.m.
3343 Wakefield Street South
2 BD | 2 BA condominium
Shaun Murphy, Re/max Allegiance
Listed: $459,900
Open: Sunday, May 19 from 1:00 to 4:00 p.m.
5728 25th Street North
3 BD | 2 BA single family detached
Patricia Harris, Keller Williams Realty
Listed: $668,000
Open: Sunday, May 19 from 1:00 to 4:00 p.m.
2350 Queen Street South
3 BD | 2 Full BA, 2 Half BA townhouse
Barbara Wood, Long & Foster Real Estate, Inc.
Listed: $725,000
Open: Sunday, May 19 from 1:00 to 4:00 p.m.
4710 Old Dominion Drive North
3 BD | 2 Full BA, 2 Half BA single family detached
Ann Wilson, Keller Williams Realty
Listed: $929,000
Open: Sunday, May 19 from 1:00 to 4:00 p.m.
5139 9th Street North
4 BD | 6 BA single family detached
Laura Biederman, Long & Foster Real Estate, Inc.
Listed: $1,099,000
Open: Sunday, May 19 from 1:00 to 4:00 p.m.
Open Houses in Arlington This Weekend
Give Mom the perfect give this Mother’s Day — her dream home. Check out these open houses in Arlington this weekend.
See our real estate section for a full listing of open houses. Here are a few highlights:
4829 28th Street South
2 BD | 2 BA condominium
Michael Korin, Long & Foster Real Estate, Inc.
Listed: $409,900
Open: Sunday, May 12 from 1:00 to 4:00 p.m.
3239 9th Street S.
3 BD | 2 BA single family detached
Michael Webb, Re/max Allegiance
Listed: $449,000
Open: Sunday, May 12 from 1:00 to 4:00 p.m.
6027 22nd Road North
4 BD | 2 Full BA, 1 Half BA single family detached
Heather Carlson, Re/max Allegiance
Listed: $725,000
Open: Sunday, May 12 from 1:00 to 3:00 p.m.
432 Nelson Street North
3 BD | 3 BA single family detached
Ronald Cathell, Keller Williams Realty
Listed: $965,000
Open: Sunday, May 11 from 1:00 to 4:00 p.m.
887 Kensington Street North
5 BD | 4 Full BA, 1 Half BA single family detached
Marty Merriam, Long & Foster Real Estate, Inc.
Listed: $1,225,000
Open: Sunday, May 12 from 1:00 to 4:00 p.m.
Open Houses in Arlington This Weekend
Arlington home buyers will get to kick May off right with a weekend of open houses in Arlington. Take advantage of the mild, sunny weather and find that perfect home you’ve been looking for just in time for summer.
See our real estate section for a full listing of open houses. Here are a few highlights:
1805 Crystal Drive
1 BD | 1 BA condominium
David Salmon, Re/max Allegiance
Listed: $459,000
Open: Sunday, May 5 from 1:00 to 4:00 p.m.
4125 36th Street South
2 BD | 2 BA condominium
Jeddie Busch, Century 21 Redwood Realty
Listed: $539,000
Open: Sunday, May 5 from 1:00 to 4:00 p.m.
4206 8th Street South
3 BD | 2 Full BA, 2 Half BA single family detached
Mark Middendorf, Long & Foster Real Estate, Inc.
Listed: $685,000
Open: Sunday, May 5 from 1:00 to 4:00 p.m.
1114 N. Johnson Street
3 BD | 3 BA townhouse
Ann Wilson, Keller Williams Realty
Listed: $999,000
Open: Sunday, May 5 from 1:00 to 4:00 p.m.
6301 15th Road North
4 BD | 3 BA single family detached
David Lloyd, ‘weichert, Realtors
Listed: $1,299,900
Open: Sunday, May 5 from 1:00 to 4:00 p.m.
Open Houses in Arlington This Weekend
Whether you are looking for a condo for one, or a new home for your family, take a peek at these open houses in Arlington this weekend.
See our real estate section for a full listing of open houses. Here are a few highlights:
2929 Woodstock Street
1 BD | 1 BA condominium
Peggy Parker, Keller Williams Realty
Listed: $256,000
Open: Sunday, April 28 from 1:00 to 4:00 p.m.
4640 36th Street South
1 BD | 1 Full BA, 1 Half BA condominium
John Mentis, Long & Foster Real Estate, Inc.
Listed: $327,000
Open: Sunday, April 28 from 1:00 to 4:00 p.m.
1800 Wilson Boulevard
1 BD | 1 BA condominium
Sonia Gallegos, Arbour Realty
Listed: $415,000
Open: Sunday, April 28 from 2:00 to 4:00 p.m.
1821 Ohio Street
3 BD | 3 BA single family detached
Bradley Winkelmann, Re/max Allegiance
Listed: $674,638
Open: Sunday, April 28 from 3:00 to 5:00 p.m.
4815 Little Falls Road
4 BD | 3 BA single family detached
Natalie Caprano, Long & Foster Real Estate, Inc.
Listed: $969,000
Open: Sunday, April 28 from 1:00 to 3:00 p.m.
New Apartment Building Converted to Condos
The new “Grayson Flats” rental apartment building, at 1200 N. Rolfe Street in Radnor/Fort Myer Heights, has been purchased by a local developer and is being re-positioned as a condominium building called “The Avery.”
Reston-based Silverwood Companies announced today that it has purchased the 67-unit building, which was originally planned as a condominium, before being converted to rentals. Now, the building is back to condos.
“There is considerable demand for new condominiums, and with interest rates at historic lows, we see real opportunity,” said Mark Silverwood of Silverwood Associates, in a press release. “The building was designed as a condominium with large floor plans and an array of impressive amenities.”
The building’s sales agent echoed Silverwood’s assertion that demand is outstripping supply in Arlington’s condominium market.
“This will be exceptional new offering into a condominium market with virtually no inventory, and — most importantly — will be available for occupancy this summer,” said David Mayhood of The Mayhood Company. “The timing could not be better.”
The Avery features one- and two- and two-bedroom-plus den condos up to 1,750 square feet. Prices start in the mid-$400,000′s.
Building construction was completed in March and sales will start in May, with the first move-ins expected at some point this summer. The condo conversion took place before any of the units were leased, according to a spokeswoman.
More about the building, from the press release:
Situated in a park-like setting adjacent to Fort Myer, The Avery enjoys a highly convenient location just an eight-minute walk to the Courthouse Metro station. Residents will enjoy easy access to Routes 50 and 66, the George Washington Parkway, and to the shops, restaurants, culture and nightlife of both the District and Arlington. Georgetown and the Kennedy Center, just two miles away, can be reached easily by car, public transportation, or on local bicycle trails.
Almost 90 percent of The Avery’s homes have private outdoor spaces – some up to 300 square feet – including large patios, balconies, and individual rooftop terraces. The floor plans feature open entertaining areas, gourmet kitchens with large granite- topped islands, and wide plank flooring. Especially impressive is the abundance of closets, built-in shelving, and in-unit storage space. Individual condominiums, with ceiling heights up to ten feet, range from 750 SF to 1,750 SF, and most feature powder rooms. Some 40 percent of the homes offer private dens that are perfect for home office or guest room use.
The Avery’s stylish amenities include an elegant entrance lobby with a staffed front desk, The Avery Club Room opening onto a large outside terrace with landscaping, seating, and cooking station, and a residents’ rooftop terrace. The fitness center offers both strength training and cardio equipment with IPod docks. Garage parking, bike storage, and individual storage spaces also are available.
Open Houses in Arlington This Weekend
From cozy condos to quaint brick homes, check out these open houses in Arlington this weekend.
See our real estate section for a full listing of open houses. Here are a few highlights:
2100 Lee Highway
1 BD | 1 BA condominium
Sina Mollaan, W.C. & A.N. Miller, Realtors, A Long & Foster Co.
Listed: $339,000
Open: Saturday, April 20 from 1:00 to 4:00 p.m.
4531 28th Road South
2 BD | 1 BA condominium
Joshua Waxman, Long & Foster Real Estate, Inc.
Listed: $359,900
Open: Sunday, April 21 from 1:00 to 4:00 p.m.
5714 9th Road North
2 BD | 2 BA single family detached
Richard Bosl, Keller Williams Realty
Listed: $699,000
Open: Sunday, April 21 from 2:00 to 4:00 p.m.
822 19th Street South
5 BD | 4 BA single family detached
Robyn Bomar, Weichert, Realtors
Listed: $999,900
Open: Sunday, April 21 from 1:00 to 4:00 p.m.
2402 Fort Scott Drive
5 BD | 4 Full BA, 2 Half BA single family detached
Jake Sullivan, Re/max Allegiance
Listed: $1,299,750
Open: Sunday, April 21 from 1:00 to 3:00 p.m.
Video Tour: 2801 Lee Highway #302
Editor’s Note: This video tour is sponsored by Arbour Realty.
A 2BR/2BA condo is for sale at the Residences at Lyon Hill (2801 Lee Highway).
Listed at $799,900, unit No. 302 features large windows, exotic wood floors, Italian marble, custom maple cabinetry, custom drapes, granite kitchen counters/island, Sub-Zero and Wolf appliances, built-in flat screen TVs, two parking spaces and additional storage space.
Built in 2006, the luxury Residences at Lyon Hill building is just five minutes away from D.C. and a short walk from Clarendon.
The video tour above is conducted by the listing agent, Adam Gallegos of Arbour Realty. Anyone interested in the condo can contact Adam at 703-627-1255 or Adam@ArbourRealty.com.
If you’re a real estate agent and you’d like to showcase a condo, townhouse or single family home in Arlington, contact us.
Ask Adam: Dissecting the Arlington Real Estate Market
This regularly-scheduled sponsored Q&A column is written by Adam Gallegos of Arlington-based real estate firm Arbour Realty, voted one of Arlington Magazine’s Best Realtors of 2013. Please submit follow-up questions in the comments section or via email.
Question: I’ve heard that the Arlington real estate market it is in full rebound. Is that the case for the entire Arlington market or just certain price ranges or types of homes?
Personally, I’ve been experiencing a high amount of activity in every segment of the Arlington real estate market since the start of 2013. In order to answer your question I am going to dissect the actual sales data from the local MLS for the first quarter of 2013.
First I am going to break down the various price points by the number of sales that occurred, average days on market (DOM) and the average list price to sales price ratio.
Some observations based on this data:
- The heaviest concentration of sales lie below $700,000. This is not a surprise. This is the portion of the market that is affordable to the greatest number of home buyers in Arlington.
- The price ranges with the fewest average days on market are $300,000-$400,000 and $600,000-$700,000. These two price ranges are the “sweet spots” for newer 1 and 2 bedroom condos along the Orange Line. It’s a portion of the market that is on fire right now.
- It’s amazing to me that the average sales price to list price ratio is above 99% for homes between $300,000 and $800,000. If you are entering the market as a buyer, set your expectations accordingly.
A common misconception among people new to Arlington real estate is that 1 bedroom condos are going to be a lot harder to sell than 2 bedroom condos. This simply is not the case. It’s true that more people would prefer 2 bedrooms, but fewer people can afford them. The result is that they both do pretty well.
- You can see that 1 bedrooms just barely edge out 2 bedrooms on the number of sales. I think this delta could be larger, but there are simply not enough 1 bedroom condos on the market to satisfy demand right now.
- 1 Bedroom condos are selling a little quicker on average, but the sales price to list price ratios are almost identical.
Open Houses in Arlington This Weekend
Spring weather finally has arrived, so this weekend may be the perfect time to get out and visit open houses around Arlington.
See our real estate section for a full listing of open houses. Here are a few highlights:
1211 Eads Street South
1 BD | 1 BA condominium
Laura Johnson, Keller Williams Realty
Listed: $350,000
Open: Sunday, April 14 from 1:00 to 4:00 p.m.
1530 Key Boulevard North
2 BD | 2 BA condominium
Raymond Zakka, Weichert, Realtors
Listed: $665,000
Open: Sunday, April 14 from 1:00 to 4:00 p.m.
4652 23rd Road North
3 BD | 3 BA single family detached
Patricia Brosnan, Keller Williams Realty
Listed: $835,000
Open: Sunday, April 14 from 1:00 to 4:00 p.m.
5072 27th Street North
5 BD | 3 BA single family detached
Lawanda Swope, Weichert, Realtors
Listed: $879,000
Open: Sunday, April 7 from 12:00 to 3:00 p.m.
2250 Vernon Street
3 BD | 2 Full BA, 1 Half BA single family detached
Patricia Hines, American Realty Group
Listed: $1,150,000
Open: Sunday, April 14 from 2:00 to 4:00 p.m.
