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Ask Adam: New Construction Choices in Arlington

by ARLnow.com September 4, 2012 at 11:35 am 5,162 51 Comments

This periodic sponsored Q&A column is written by Adam Gallegos of Arlington-based real estate firm Arbour Realty. Please submit follow-up questions in the comments section or via email.

Question: I would like to buy a new home in Arlington. I’ve seen quite a bit of construction, can you tell me what is going to be available by end of year?

I’m happy to do so. Below are brief introductions to the various new construction projects that currently have homes available for move-in before 2013.

Arlington Condos:

Turnberry Towers is located in Rosslyn at 1881 N. Nash Street. This is the most luxurious addition to the condo market in Arlington. Imagine living in a 5-star hotel with valet service, doorman, a grand lobby, indoor pool and every amenity you can wish for. The homes are larger than your average condo in Arlington and come “decorator ready” so that you can pick out your own flooring and wall coverings. All other premium finishes are included. Turnberry Towers is at the tail end of sales with only 11 homes remaining. Prices range from $825,000 to $4,350,000.

Gaslight Square is located between Rosslyn and Courthouse at 1700 Clarendon Boulevard. Gaslight Square is selling in three phases. The first phase is complete, models are available to see and residents have begun moving in. This is the same builder as Wooster & Mercer Lofts, located next door. Gaslight is a little more refined and includes private elevator access to all upper level units. Every home includes outdoor space ranging from grand rooftop terraces to modest balconies. Prices range from $769,900 to over $1,400,000.

Lyon Pointe is located in Lyon Village within walking distance of Clarendon metro station. The address is 2702 Lee Highway. This is a true boutique building with only eight homes total (two per floor). Like Gaslight Square, the building offers private elevator access where the elevator opens directly into your home. The finishes are top notch. The penthouse units come with huge rooftop terraces and the ground floor includes sizable garden patios. Though the building is located on Lee Hwy., the high quality windows buffer most of the noise and there is decent separation between the building and the road. Construction of Lyon Pointe is still underway, but sales have begun. Prices range from $699,900 to $829,900.

Dominion Heights is located in Cherrydale at 2702 Lee Highway. Unlike the others, this is not within what most people would consider walking distance to the Orange Line. Cherrydale does have its own share of shops, restaurants and charm. The building is targeting LEED Gold certification so homeowners can expect low utility bills and improved comfort. Standard finishes include hardwood flooring, gas cooking with stainless steel appliances, and granite counters in the bathrooms & kitchens. Prices range from $312,500 to $716,000.

Arlington Townhomes:

The Court at Lyon Village is located in Lyon Village at the intersection of Lee Hwy. and Veitch. They are about three blocks north of Courthouse metro station. 13 new townhomes are being constructed. Each townhouse includes outdoor space perfect for entertaining, gardening and grilling; on lots that range up to 3053 square feet. Each home also includes a 2-car garage. Another bonus is the view that comes with some of the homes. The Court at Lyon Village sits on hill with views that reach parts of McLean, Georgetown and the National Cathedral. Currently there are two townhomes left, priced at $950,000 and $1,100,000.

Cathedral View is located adjacent to Washington Golf and Country Club. I have not been in these homes, but the photos are truly extraordinary. They include elevators, four finished levels, three car garages, slate roofs, views of the National Cathedral (hence the name), and size & finishes to rival the premiere single family homes in North Arlington. There are four homes still available starting at $4,295,000.

Arlington Single Family Houses:

The Enclave of Ballston is located on the outskirts of Ballston off of Carlin Springs Road. There are a total of 10 lots. Each home includes three finished levels, two car garage, professionally landscaped and fenced yards, dual zone gas heat and high end finishes. The exteriors are stone and cement composite siding. Depending on the lot you chose, you may be able to select the homestyle and finishes. Only five lots are currently available and prices from $1,300,000 to $1,500,000.

There are a number of custom and spec homes being built throughout Arlington that I’m happy to provide you a list of if you would like. Just send me an email: [email protected]

*All pricing and descriptions are deemed reliable but not guaranteed.

  • CW

    For $4.3 million do you get a private direct phone line to tell your neighbors to shut the hell up, or do you still have to bang on the shared wall and risk knocking down the Monet they have hanging on it?

    • JamesE

      You get your butler to bang on the walls

    • Neighbor

      I live not too far from there. At those prices and at the rate they seem to be selling, you may not have to worry about neighbors for awhile.

    • R. Griffon

      Are you talking about Turnberry Towers condows, or Cathedral View townhomes (both go up to ~$4.3M)? I guess it doesn’t matter – you’ve got only a wall between you and your neighbors for both!

      I’ve been through a Cathedral View model just out of curiosity, and from my “99%-er” view I just can’t justify it. They are indeed the single most beautiful and spacious townhomes I’ve ever seen (and I’ve seen a lot), but $4M? Really? I could maybe justify them at more like $2.5M, but even then it’s for a very specific type of buyer. In addition to a beautiful, well-built home, most people spending in that range expect some measure of privacy and/or access to local amenities (shopping, dining, etc.). But these have neither, save the country club next door. At that price point you’re really competing with estates in Potomac or Great Falls (or even McLean), or the most desirable homes in NW with easy access to city life.

      Maybe they’re great for retirees who love to golf and have kids that come and stay often.

      • CW

        Turnberry Towers I get. Only so many people get to be in the highest building, looking out over the city, etc. And it probably appeals to whatever small group of big-money NYC transplants (or big-city international people) there might be here. But you’re right, I don’t quite get this townhouse concept. It’s like they’re just trying to not be competitive on any front.

        • rose

          Your assumption is right about Turnberry Towers. The building is diverse and heavily foreign, myself included. It is a good product for the money. Most of my neighbors are happy with their purchases. A neighbor just resold (moving overseas) her unit for almost 40% (no kidding) above original purchased price. Of course the purchased price does not include the money spent to finish the decorator ready units.

          • Chad Durbin Leed GA

            Again, I’ve built out over 40 units and the sound is controlled. There is a 50 STC rating between levels with an 8″ slab. The walls are heavily sound proofed and the glass is double paned with a gas, so that you cant hear even the construction of C. Tower next door. I always now when my guys are there because of the echo. They have rigorous sound codes that every contractor must get approved before construction. We are currently working on PH-01, using a double stick Walnut engineered floor over 12 mil cork….as quiet as you get. You could drop a piano and noone would hear it but the resident.

  • NoVapologist

    Dominion Heights is actually 3565 Lee Hwy. It’s only 1.2 miles from the Virginia Square metro – That’s less than what the high school kids have to walk to get to school!

    • Sherriff Gonna Getcha

      yea thats a doable walk, but there is also the 3Y bus that goes down Lee Hwy plus the ART buses that serve this corridor.

  • drax

    You can always tear down a normal house and build two ridiculous McMansions.

  • jeez some of y’all got money in arlington

  • DarkHeart

    That was a great property there at Wakefield and Carlin Springs before “the enclave” came into being. If the heirs and market dictate that it had to be subdivided, why cram 10, million dollar homes, on top of each other. Practically, they look like expensive townhomes.

    • Quoth the Raven

      I’ve never understood that – if you have over a million dollars to spend on a house, wouldn’t you want a bit of land to go with that? I know location matters, but there are a bunch of million dollar homes in Arlington which aren’t right on top of a neighbor’s house.

    • Mary-Austin

      There are a few nicely done townhome developments in neighborhoods around Arlington that actually have the feeling of having some privacy and space.
      I’m thinking Hidden Oaks in Barcroft and one up by Marymount.
      I think 10 or 12 townhomes surrounded by open space would have been a lot nicer for that site.

  • Jane Hoya

    I wonder how many of the people buying $800M places actually put 20% down on their loans, given that FHA loans go up to $729,500. Probably not many, unless they are rolling over equity from an existing property, but many properties in that price range are starter homes, sadly. 20% down should be a requirement. Sure it might negatively impact property values during a “correction” period, but is that so bad? To buy a $300M house with 20% down, you need $60M + closing costs. To buy a $750M house and only 3.5% down you only need $26M + closing costs. Seriously?? no one housing prices keep going up and up and up. Everyone just takes on more debt and no one actually ever “owns” anything.

    • JamesE

      I have about $160 million to spend on a $800 million property

      • Jane Hoya

        Clearly you don’t work in a financial sector, where accepted nomenclature is that “M” is thousand and “MM” is million.

        • JamesE

          Well that is just dumb.

          • Jane Hoya

            Actually, it’s not really all that dumb. M is 1,000 in roman numerals. MM is 1,000 * 1,000.

          • NoVapologist

            Wouldn’t MM be 2000 in Roman numerals?

          • PLinARL

            +1 for James!

            I have a degree in economics w/honors, and I don’t remember that! Granted, it was over a decade ago, but still….

          • darsasx

            use the proper nomenclature – a decade is M/100 (I guess you could also use M/C).

            Jane: there’s this new-fangled metric system that uses the letter ‘k’ (for kilo, or 1,000) that came along well after the Romans and their arcane numbering system ceased to exist for all intents and purposes (except for movie production dates and popes). All the financial, government and contracts people I deal with in this area use k for 1,000 and M for million.

          • Jane Hoya

            Fair enough. Clearly “K” is more understood outside of the lending industry. Personally, though, my brain is hard-wired to type M for thousand, so I didn’t put any thought into using it in my comment. You can do a quick google search and see that M and MM is very common in banking. It’s even used on the chase.com homepage.

            Thanks to the awesome people on this board for helping me see the error of my ways though! I mean my original comment was barely intelligible due to my changing an abbreviation from K to M.

          • Trolly Troll

            Clearly James you’ve never existed in the rest of the world where $800K is $800M and MM is a million and so is MK but not KM, which is distance.

            I usually leave the KM calculations to my butler (because he’s European).

            (+1 BTW)

          • DarkHeart

            duMM?

        • Jeff

          I work in the financial sector and most people I know us “K” for thousands and “M” for millions.

        • Buckwheat

          I’ve seen ‘M’ used internationally. Very confusing! I usually use ‘K’ to indicate thousands. Interesting that in a metric world, ‘M’ is used as a prefix for mega or million and ‘K’ is for kilo or thousand.

          If us AMaryKans could finally get off the English system, we might give up on the dead Roman numeral ‘M’ for thousand.

          • Butler

            but surely these prices are in guineas?

        • John Fontain

          The “financial sector” doesn’t use M for thousands. It uses K. M stands for millions.

        • NiceOne

          Don’t expect everyone to work in the financial sector. Better yet, just use $800″K” (or hell, just type out $800,000). However, as someone who is in the financial sector, I very rarely see “M” for thousand.

  • Arlingtonian

    At these prices, I see why the townhouses in Shirlington Crest flew off the market so quickly. Almost $4.3 million for a townhouse seems absurd.

    • NiceOne

      I’m not sure if Shirlington Crest flew off the market so quickly – the builder had to do a few rounds of price reductions and offer heavy incentives to get buyers back in. They’re now offering their “final building at reduced pricing”. My Realtor said there’s a high percentage of people backwards on their loans too…

      • HateOnHater

        The entire community is now 95% full and all of those price reductions and “heavy” incentives you reference were offered when the market was at its worst. You forgot to mention that once market conditions improved, prices were raised and the incentives were no longer offered. The townhouses still sold, and sold fast. In fact, the same townhouses are now selling as resales, in many instances for 10-15% higher than they were puchased a couple years ago. As for your gross generalization about a high percentage of people being backwards on their loans, I’d be interested in some substantive support for that comment. Is your realtor also a loan officer at Freddie, Fannie, Wells and other lending institutions?

        • NiceOne

          Oh…I guess you consider a project that first started in 2008 and is still being sold at the end of 2012 as “fast”. The fact is even to this day they’re still offering reduced prices and incentives beyond what they initially planned. Any decently-educated prospective buyer would know this before making an offer. We considered S.C. extensively and know some original S.C. owners (who were quite pissed when Stanley Martin began offering the larger incentives and lower prices), which did put them upside down on their mortgages.

          Luckily, my realtor is not a loan officer. But she does have access to something called tax records (which….wait for it…also show recent sales!) and can compare historical sales with current comps. Also, there’s this other shocking tool called MLS which actually shows mortgage amounts for sold listings! Wow!

          Now, go grab a hot dog at the nearby Weenie Beenie and cool your jets.

          • YouMeanBitterOne

            Interestingly, you continue to undercut your own argument. Yes, the development was started in 2008; however, it was built in phases. The few townhouses that remain were finished in 2012. Enjoy continuing to pay your rent while your exhaustive due diligence continues on communities you missed out on getting into.

          • NiceOne

            Interestingly, the whole project was supposed to be wrapped up no later than mid-2011, the phases were slowed because sales were slow, meaning the houses weren’t “flying off the market”.

            And what makes you assume I’m paying rent? Actually been a homeowner for several years now and didn’t miss out on getting into a great community. However, absolutely nothing wrong with renting either.

        • LetsBeReal

          It really should be Nauck Crest rather than Shirlington Crest. And all the industrial buildings and auto body lots surely can’t help the saleability of the community.

  • Clarendon

    I could be wrong, but Lyon Pointe (sic) is technically not in Lyon Village. In fact, it appears to be in that unclaimed no-man’s land bordered by Lyon Village, Maywood and North Highlands with Woodmont just to the north.

    • Clarendon

      I’m wrong, thinking of Lyon Hill. Nevermind.

    • What’s the Pointe?

      Well, you’re right about one thing — “Lyon Pointe” is not just sic, it’s sick.

  • R. Griffon

    I know teardowns aren’t popular on this site, but if you’re in the market for a new SFH you should also contact “the usual suspects” regarding anything they have in the pipeline. I’d talk to Micky Simpson, BCN, Beacon Crest, and Griffin Head for starters (assuming you’re looking in the B-R corridor).

  • Inmby

    Buckingham Commons THs near Ballston sold out and apparently there is yet another phase going up. They were going for 600 up to 900 k. There is a market for upscale THs esp those that are walking distance to amenities and metro.

    • Greg

      I looked at those. Location was a little ghetto, there was no yard, the only outdoor space was a small deck with an AC unit, and it was typical builder grade material. TH resales are a much better value IMO.

  • nota gain

    I have a great attached house to sell, as is, that is very reasonable and only 2 1/2 blocks from Virginia Square. Wanna see it?

  • James

    Just wait till November. If the Republicans win, then the Federal Government and all these ridiculous salaries/jobs are going to get slashed over the next 4 years. And Arlington real estate will be one of the first to suffer.

    • Reality Check

      Do you really think federal government workers can afford these homes? Federal government workers (and their small salaries) live in places like Sterling and Woodbridge. Lobbyists and attorneys live in the multi-million dollar listings in Arlington. I honestly don’t understand why the middle class is tearing each other apart right now. You are really removed from reality.

      • PLinArl

        You are so wrong about that! There are four feds on my block alone (in N. Arlington). One is a single mom, too. The difference is that most people on my block bought before the run-up in housing prices in the aughts, so they are doing fine now.

      • Chad Durbin Leed GA

        RC- I’ve done over 40 build outs in Turnberry Tower, have been working in there for the past 3 years. 15+ of my clients were military (Gov’t workers) Not just politicians, but your everyday Air Force/ Army/ Navy officers. I was surprised myself, but it’s a fact, and a few were the best units we serviced.

        Yes, Rosenfeld, Bush, Allbritton are residents, but the majority are your average career servicepeople. I see that this was posted 6 months ago, Arlington continues to grow, Crystal Tower eclipsing Tberry in height, and is considered “The Manhattan on the Potomac” I don’t see a downturn in the near future.

    • Sherriff Gonna Getcha

      James- come on man, they have been saying that since 1945 and the area has only gotten more economically diverse, more expensive and well educated.

      I think the impact “if the Republicans win” is just a touch on the hysterical side. But you can have pipe dreams, misery for all works for some people I guess.

      • James

        @Reality Check: You obviously don’t know the pay of the mid to upper federal scale. I have many friends who work in the federal government…all are overpaid for what they do by the private standards.

        @Sherriff: Yep they have been saying that. But the reality is our debt is out of control and sooner or later, one way or another, the music is going to stop, and these salaries and positions will be cut. Just like its happened in other countries, to states here, large government salaries are going to be slashed in order for these places to actually continue to operate. You can think that is hysterical or believe it is wanting to cause misery…that’s fine…but some of us know the reality of the dire situation this country is in and what it faces. The cost of living around here is out of proportion due to inflated federal expenditures.

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