Each week, “Just Reduced” spotlights properties in Arlington County whose price have been cut over the previous week. The market summary is crafted by Arlington Realty, Inc. Maximize your real estate investment with the team by visiting www.arlingtonrealtyinc.com or calling 703-836-6000 today!
Please note: While Arlington Realty, Inc. provides this information for the community, it may not be the listing company of these homes.
As of May 16, there are 138 detached homes, 39 townhouses and 205 condos for sale throughout Arlington County. In total, 33 homes experienced a price reduction in the past week, including:
- 1881 Nash Street N. #2004, 22209 — NOW: $2,635,000 (Reduced: $40,000 on 5/14)
- 733 N. Abingdon Street, 22203 — NOW: $1,100,000 (Reduced: $100,000 on 5/16)
- 6408 24th Street N., 22207 — NOW: $1,049,000 (Reduced: $35,000 on 5/16)
- 2823 24th Road S., 22206 — NOW: $910,000 (Reduced: $6,000 on 5/13)
- 2007 S. Joyce Street, 22202 — NOW: $599,000 (Reduced: $26,000 on 5/16)
- 1736 N. Rhodes Street #5-294, 22201 — NOW: $430,000 (Reduced: $10,000 on 5/16)
- 1211 S. Eads Street #1701, 22202 — NOW: $399,900 (Reduced: $10,000 on 5/13)
Please note that this is solely a selection of Just Reduced properties available in Arlington County. For a complete list of properties within your target budget and specifications, contact Arlington Realty, Inc.
The Loudoun County Spring Farm Tour returns this weekend, and you’re invited to enjoy a self-guided, family-friendly weekend on the farm, May 21-22.
This year’s tour features nearly 40 locations that offer everything from vegetables to alpacas, and vineyards to farmers markets. New to the Spring Farm Tour this year is an app with navigation, descriptions, scavenger hunts, leader boards and exciting prizes for visiting farms.
All locations provide an educational component for visitors, and most will be open from 10 a.m. to 4 p.m. both Saturday and Sunday.
For details on specific farm hours and instructions to download the app, please visit LoudounFarmTour.com.
This regularly scheduled sponsored Q&A column is written by Eli Tucker, Arlington-based Realtor and Arlington resident. Please submit your questions to him via email for response in future columns. Video summaries of some articles can be found on YouTube on the Ask Eli, Live With Jean playlist. Enjoy!
Question: What responsibility does a seller have to disclosure problems with their home?
Answer: Sellers cannot lie about or conceal material defects of their home, but in Virginia, property owners are under no responsibility to disclose them to a buyer. That’s because Virginia is one of the few states in the U.S. still operating under the common law concept of Caveat Emptor, meaning “Let The Buyer Beware.” This places the duty of discovery (of defects) on the homebuyer. Per Bankrate.com, the other states include Alabama, Arkansas, Georgia, North Dakota and Wyoming.
Residential Property Disclosure
The Residential Property Disclosure is required in most transactions except for sales between relatives, foreclosures, builders and a handful of other scenarios. The Disclosure, signed by the seller and buyer, states that the homeowner(s) makes no representations or warranties with respect to things like:
- Property Condition
- Sexual Offenders
- Adjacent Parcels
- Wastewater Systems
- Historic Districts
Alternatively, jurisdictions like Washington, D.C. and Maryland require extensive disclosures by homeowners. The D.C. Disclosure runs 4+ pages long and requires owners to make representations on every material aspect of the property and community including roof, insulation, heating/cooling, appliances, drainage, zoning and more.
Realtors Held To A Higher Standard
While Virginia homeowners aren’t required to disclose defects, the Realtor Code of Ethics holds us to a higher standard. A listing agent who is a Realtor “shall disclose to prospective buyers/tenants (customers) all material adverse facts pertaining to the physical condition of the property which are actually known by the licensee.”
While listing agents don’t have a duty to discover latent defects, they are required to communicate anything they’re made aware of through the standard course of the transaction be it discussions with the seller, inspection of the property, or otherwise.
Should Virginia Change?
Personally, I’d like to see Virginia make changes to the seller disclosure laws to balance the scales a bit. One could make a case that increasing disclosure requirements would reduce buyer risk, thereby making Virginia homes more valuable and pushing home values up across the board (sellers would still have the ability to offer “As-Is”). It would be particularly valuable in a market like we’ve had the last few years where due diligence periods are shortened or waived completely.
As a counter point, buyers in jurisdictions with heavy disclosure requirements can rely too much on what the seller says/does not say and fall victim to a seller simply not being aware of a defect that a buyer could have discovered through due diligence.
What do you think? Are you happy with the current system or would you like to see Virginia get rid of Caveat Emptor and place more duty on the seller to disclose material defects?
If you’d like to discuss buying, selling, investing, or renting, don’t hesitate to reach out to me at [email protected].
If you’d like a question answered in my weekly column or to discuss buying, selling, renting, or investing, please send an email to [email protected]. To read any of my older posts, visit the blog section of my website at EliResidential.com. Call me directly at 703-539-2529.
Video summaries of some articles can be found on YouTube on the Ask Eli, Live With Jean playlist.
Eli Tucker is a licensed Realtor in Virginia, Washington DC, and Maryland with RLAH Real Estate, 4040 N Fairfax Dr #10C Arlington VA 22203. 703-390-9460.
You deserve to own a home that is as unique as you are.
That’s where new construction properties come in. Discover everything you need to know about creating a custom-built home and avoiding costly mistakes in the process from the top-selling real estate team in Virginia!
Attendees will learn about:
- Advantages of New Construction — We’ll take an in-depth look at how you can design the exact home you are dreaming of!
- Buying a Builder-Owned Lot vs. Finding Your Own — Which solution is best when finding a lot? In the D.C. metro area, land can be rare. We’ll show you how to find it.
- Choosing the Right Agents and Specialists — Don’t risk costly problems or losing your dream home! A good agent will help you close faster and pay less.
Join us in person on Tuesday, May 24, from 6 to 7 p.m. for this FREE seminar. Make the home of your dreams a reality through expert support and education.
What makes Waycroft-Woodlawn special?
Established in the 1930’s, Waycroft-Woodlawn is a beautiful neighborhood located in Arlington, just north of the Ballston-Rosslyn Corridor and anchored by Virginia hospital to the west. Known for its quiet streets, access to D.C., and rolling hills and gardens, this neighborhood is home to 530 homes.
The tree-lined streets and community spirit are protected and upheld by the Waycroft-Woodlawn Civic Association, which is composed of community members dedicated to keeping residents safe and happy. This tight-knit community comes together often to host community parties and events — like the annual July 4th children’s bike parade and barbeque.
Waycroft Woodlawn is the best of both worlds; minutes from D.C., the hustle and bustle of Ballston, but in between a tranquil neighborhood with beautiful tree-lined streets and natural landscapes. Its location allows for easy travel throughout the region, whether it’s via public transit, car, or bike. The neighborhood sits just north of the Orange and Silver Metro lines with the Ballston-MU metro station just a few blocks away.
If traveling by car is for you, Waycroft-Woodlawn is convenient to a few of the main thoroughfares in the region, with I-66 bordering on the southern edge, and Glebe Road marking the eastern border. The neighborhood is also notable for having great access for cyclists, and most commutes and daily errands can be accomplished via bike along the Custis Trail, which is great news for anyone looking to avoid D.C. traffic.
There is so much to see and experience in Waycroft and Woodlawn, reach out to me if you want to learn more about neighborhoods in Arlington and around the region!
Waycroft and Woodlawn Links & Recommendations
- Waycroft and Woodlawn Civic Association
- Ballston Quarter
- MedStar Capitals Iceplex
- Custis Trail Link
- Custis Trail Arlington County
- Lacey Woods Park
- Bon Air Rose Park
- VHC Health
- Langston Boulevard Alliance
- Heidelberg Pastry Shoppe
- Livin the Pie Life
For 40 years, McEnearney Associates has been a premiere residential, commercial and property management firm with 11 offices located in the Washington metro region. With service excellence, hyper-local expertise, powerful data insights, innovative technology and cutting-edge marketing, McEnearney Associates have helped their clients make informed decisions on their most valuable real estate investments. There is an important difference at McEnearney: It’s not about us, it’s about you. To learn more, visit us at www.McEnearney.com.
Address: 1400 N. Ivanhoe Street
Neighborhood: Tara Leeway Heights
Open: Captain Cookie Food Truck Open House Saturday, May 14 from 1-3 p.m.
Also open Sunday, May 15 from 1-3 p.m.
This beautifully updated 4 bedroom, 3.5 bath home is located on one of the most picturesque streets in Arlington’s sought-after Tara Leeway Heights neighborhood.
Open the door to 3 finished levels with oak hardwood floors, modern custom paint, and recessed lighting throughout. The spacious gourmet eat-in kitchen has stainless steel appliances, 42-inch white cabinets, a marble tile backsplash, granite counters and a breakfast bar that opens to the dining space.
Lounge in front of the fireplace or entertain in the large living room accented by crown molding, chair rail molding and recessed lighting. The perfect home office is located just off the living room with built in bookshelves and receives great natural light. The main level also has a convenient half bath just off the living room.
The huge primary bedroom suite with a large walk-in closet and updated en-suite bath with dual sink vanity featuring granite counters and a glass enclosed shower lit by a skylight from above. The second and third bedrooms have hardwood floors, built-in bookshelves and are connected by a long, updated Jack & Jill bath with a dual sink vanity and tub/shower combo.
The fully finished basement has a large rec room with a second fireplace and features the fourth bedroom and third full bath, perfect for an au-pair or in-law suite. The large partially fenced yard provides a great space for relaxing or grilling out on the rear Trex deck.
Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Andors Real Estate Group.
Good morning Arlingtonians! Welcome to Just Listed!
SURPRISE — rates rose again, and now average 5.3% during the past week. Expect this to continue — buyers, it’s time to lock in your payment for your new home before rates keep rising…
The market is cooling nationally, and despite the resilience we all appreciate in the Arlington marketplace, it is happening here too. I’m starting to see price reductions and days on market creeping upward. This historic inventory shortage will slowly but surely head in the direction of a more balanced marketplace, but I’d be guessing if I told you I thought it would balance out. That’s highly unlikely, for now. What will happen is buyers will get the ability to retain home inspection and financing/appraisal contingencies in their offers — a much needed reprieve in itself.
New listings took a breather this past week; sellers listed just 99 over the past seven days, a reduction of 23 from the week prior. Buyers ratified 82 contracts, a reduction of eight from the previous week. Of the 82 ratified contracts, 45 of those were on homes that spent seven days or less on the market!
Right now, in Arlington, there are 301 properties fully available for sale, three less than last week. Of those 301, 80 are detached properties, 33 are town homes/semi-detached properties, and 188 are condominiums.
The average sales price for currently available homes in Arlington is $846,450 and the median is $600,000. Days on market has ticked up just a bit, with the average sitting at 48 days and the median at 29 days. Median days on market is now up a by seven days, or 33%, in just the past three weeks — make no mistake this represents the start of a significant slowdown in overall activity!
This week last year, sellers had listed 116 homes for sale and purchasers ratified 73 contracts. There were 477 homes for sale. Interest rates averaged just 2.94% — wow!
Click here to search currently available Arlington real estate. If you see a home that you’re interested in purchasing, give us a call! Our team are experts at WINNING when it comes to Arlington real estate — our agents routinely outmaneuver others when it comes to multiple offer scenarios — call us to find out how!
Call the Andors Real Estate Group today at (703) 203-1117 to talk more about buying or selling Arlington real estate. Below are eight properties I think you might light to check out.
- 5565 Columbia Pike #706, Arlington, VA 22204 — $199,000
- 1800 Wilson Boulevard #108, Arlington, VA 22201 — $470,000
- 3493 S. Utah Street, Arlington, VA 22206 — $599,900
- 3305 Kemper Road, Arlington, VA 22206 — $859,500
- 5710 25th Road N., Arlington, VA 22207 — $1,025,000
- 2505 4th Street N., Arlington, VA 22201 — $1,269,900
- 810 N. Daniel Street, Arlington, VA 22201 — $1,700,000
- 6601 31st Street N., Arlington, VA 22213 — $2,549,000
Address: 834 N. Frederick Street
Open: May 15 from 1-3 p.m.
Less than a mile to the Ballston metro, this spacious 3-level 2-3 BR/3 BA townhome offers the perfect blend of convenience and quiet. Private fully fenced brick patio off of main level living room. Open gourmet kitchen with bar seating plus eat-in space.
Upstairs features two bedrooms, primary with en-suite bath and separate hallway bath. Lower level includes a bonus room/3rd bedroom and rec. room with wood-burning fireplace and built-ins. Laundry and 3rd full bathroom on lower level. Wood floors on main and upper levels. New paint and new light fixtures throughout. New carpet installed on entire lower level.
One assigned parking space. Low HOA fee. Steps to Safeway, Puputella, and charming Covet/Urban Farmhouse shops. Easy access to I-66, 395. Less than a 1/4 mile to Bluemont and Custis trails, and a 1/2 mile to Four-mile Run and W&OD trails. Ashlawn ES/Swanson MS/Washington-Liberty HS pyramid.
Homeownership is the best investment toward stable long-term wealth.
However, purchasing a home can be a stressful and confusing process to navigate without the help of experts. That’s why Keri Shull Team, the top-selling real estate team in Virginia, is hosting a seminar to help home buyers understand today’s competitive DMV real estate market and better maximize their home search.
Angela Decint, ranked as a top realtor by the Washingtonian, and listing specialist Lane Brenner, will be leading this seminar for homebuyers at Keri Shull Team’s office in Rosslyn. Bring all your burning questions as you begin searching for your dream home!
Attend to discover:
- How to find off-market homes — hidden gems that don’t appear on popular home search websites
- How to get out of your lease so you can move on your own timeline
- The “4 C’s” that determine home prices in any market
- How to set a realistic budget for your home search
- And much more!
Are you ready to stop giving your hard-earned money to a landlord? Join us on Thursday, May 19, from 6 to 7 p.m. for this FREE in-person seminar! Parking will be validated for those commuting by car.
This sponsored column is by Law Office of James Montana PLLC. All questions about it should be directed to James Montana, Esq., Doran Shemin, Esq., and Laura Lorenzo, Esq., practicing attorneys at The Law Office of James Montana PLLC, an immigration-focused law firm located in Arlington, Virginia. The legal information given here is general in nature. If you want legal advice, contact us for an appointment.
Everyone wants to be able to work, but not everyone can work legally.
For most non-citizens, proving that you have the right to work legally means producing a work permit. There’s the rub: getting a work permit can take years, even if you’re eligible for one today. We’ve previously explained the ways that USCIS handles work permit applications; the answer is slowly. But, in a rare bit of good news, USCIS has finally done something to assist applicants in the endless queue.
Previously, USCIS issued an automatic 180-day extension if the applicant was filing her work permit renewal application under certain categories as long as the applicant applied to renew before the current work permit expired. Most applicants can file the renewal application at least 180 days before the expiration of the current work permit.
However, USCIS has not been capable of processing a work permit renewal in 180 days, let alone 360 days. For example, the California Service Center is currently taking 20 months to issue a work permit based on a pending green card application.
USCIS has finally acknowledged that it cannot process work permit renewal applications in a timely manner, and that this harms not only the immigrants waiting for their new work permits, but it also harms U.S. businesses who cannot maintain their workforce due to a lapse in employees’ work authorization.
To keep applicants from experiencing that lapse, USCIS has decided to issue 540-day automatic extensions for certain applicants. Now, as long as an immigrant presents the current work permit and a receipt notice showing that a renewal under the same category was timely filed, the immigrant will be authorized to work an additional 540 days after the expiration on the face of the work permit.
But the question is: is this solution a good one or just a band aid on a bigger problem? We say it’s a band-aid on a total hemorrhage.
USCIS has long struggled to process work permit renewal applications, despite each application only taking about 12 minutes to adjudicate. This rule is meant to be temporary while USCIS tries to reorganize and create more efficient workflows; USCIS hopes to meet that goal by October 27, 2023. However, we believe that the rule will be extended past that date. USCIS not only struggles to adjudicate these applications in a timely manner, but also cannot adjudicate almost every other application in a reasonable amount of time.
For example, as of today, May 12, 2022, the USCIS Potomac Service Center is taking around 11.5 months to issue a renewed green card. The form used to request a renewed green card is only seven pages long, and most applicants pay $540.00 for the application. The same service center is taking 30 months to issue a decision on a family petition filed by a permanent resident on behalf of a spouse or child.
The USCIS Nebraska Service Center is also taking 11.5 months to issue refugee travel documents, an application which is filed on a five-page form and costs most applicants $220.00.
Don’t get us wrong — this temporary extension is excellent for our clients and we are glad that USCIS has done something to alleviate the pressure on work permit applicants. We have had many clients lose jobs due to a lapse in work authorization.
However, we do not foresee any major improvements from USCIS between now and October 2023. Inefficiency and slowness have been issues at USCIS for a long time — certainly for as long as any of the lawyers in our office have been in practice. We hope for the best, but we expect the status quo to continue.
As always, we welcome any thoughts or questions and will do our best to respond.
This column is sponsored by BizLaunch, a division of Arlington Economic Development.
In a previous Small Business Focus, we mentioned the release of two new market research databases that you can access for free with your library card, Statista and Demographics Now. We thought we’d use this week’s Small Business Focus to describe the advanced business intelligence you can discover for FREE using these two databases.
While Statista is good for gaining broad-based national and global statistics, Demographics Now is highly useful in seeing demographics within a city, state or even within one mile, three mile or five-mile radius from a particular address. One of the demographic traits you can view is pet ownership, available through the Simmons Pet Related Summary Report found in Demographics Now.
After walking Wilson Boulevard or visiting the Shirlington Dog Park, one would think that dog ownership in Arlington would be high. However, based on the reports in Demographics Now, dog ownership in Arlington is 41% below the national average. At the same time, cat ownership in Arlington is 27% below the national average. Based on the Simmons Pet Related Summary Report in Demographics Now, Arlingtonians are more likely not to have either a dog or cat. Among pet-owning residents, Arlingtonians are more likely to own a cat over a dog.
While the Simmons Pet Related Summary Report in Demographics Now seems to conflict with many people’s assumptions, the low pet ownership rate compared to the national average makes sense when understanding household demographics. For example, most housing units in Arlington (57.2%) are renter-occupied.
Many landlords don’t allow pets or have pet restrictions that may allow cats but not dogs, which may explain why pet ownership for dogs and cats is lower than the national average in Arlington. In the same report for Fairfax County, dog ownership is only 12% lower than the national average; however, the housing units are mostly owner-occupied (67.7%). The owner-occupied housing rate for Fairfax is 25% higher than that of Arlington.
Demographics Now offers a wealth of information on consumer demographics. If you have an existing business or plan on starting a business, this is a valuable resource to understand consumers’ demographics and spending habits within a particular area.
As mentioned in our previous Small Business Focus, the best thing about these databases, they are FREE to use with your library card. Additionally, anyone living within the DMV can access a free library card from the Arlington Public Library.
Is there a demographic question that you have? Drop it in the comment section, and it might be the focus of a forthcoming Small Business Focus. For more information about BizLaunch and to access our free market research tools visit www.bizlaunch.org.