Author: Sponsor

Sponsors make our local reporting possible. Please join us in supporting organizations that invest in the local community.

Ask Eli: How seller rent-backs work

By Sponsor

This regularly scheduled sponsored column is written by Eli Tucker, Arlington-based Realtor and Arlington resident. If you would like to work with Eli and his team in Northern Virginia and the greater D.C. Metro area, you can reach him directly at [email protected].

Eli and his team believe that your real estate needs should be managed by advisors, not salespeople. Their mission is to guide, educate, and advocate for their clients through real advice, hands-on support, and personalized service.

Question: We would like to stay in our home for a few weeks after we settle, can you explain the rent-back concept?

Answer: A Seller’s Post-Settlement Occupancy, more commonly referred to as a rent-back, allows a homeowner to sell their home, collect the proceeds, and continue living in the home for a pre-determined period after closing.

Some common scenarios for a rent-back are:

  • You need the sale proceeds for the purchase of your next home
  • You want to ensure the sale closes before you move out
  • You want to wait-out the end of the school year or last day at a job

How Rent-Backs Are Structured

The Northern Virginia Association of Realtors contract (as well as other regional contracts) provides a standard form for a Seller’s Post-Settlement Occupancy Agreement so you don’t need to worry about hiring an attorney. It functions as a short-term lease including:

  • How much the seller will pay the buyer for the rent-back
  • How long the rent-back lasts
  • A security deposit
  • A penalty for staying past the rent-back period
  • Who is responsible for utilities and maintenance (sellers)
  • Who is responsible for major issues from flood, fire, acts of God (buyers)
  • Requirement for buyer and seller to maintain property insurance coverage

Pre-Settlement and Post-Occupancy Walk Throughs

Buyers will conduct a pre-closing walk-through before they purchase the home where they have all the rights provided to them in a normal sale. At the end of the rent-back, the new owners will conduct another walk-through once the previous owners move out, which is like that of a walk-through at the end of a normal rental period. If the previous owners cause damage during the move-out, leave junk behind, or fail other property delivery requirements, the new owners can make a claim against the security deposit, which is generally held by the Title Company who handled the sale.

Time Limitations

If the home is being purchased as a primary residence and the buyers are taking out a mortgage, most loans require that the buyer intend to move into the property within 60 days of the closing and thus any rent-back is limited to 60 days (I usually recommend 59, just to avoid an issue with underwriting).

If a home is being purchased with cash or as a secondary home/investment property with a loan, the 60-day limit doesn’t apply. However, the contract form you’ll use explicitly states that it’s meant to give the seller the temporary right to use the property after closing and not subject to the Virginia Residential Landlord Tenant Act, so avoid using this form in place of a legitimate lease if the Buyer/Seller intend on a long-term rent-back.

Not Without Risk

For the new owners, a rent-back carries with it some of the same risks as being a landlord. Disputes over security deposit, damage in excess of the security deposit, or trouble with the previous owners moving out on time are all realities that buyers need to consider.

As with many decisions in a real estate transaction, a buyer’s willingness to agree to a rent-back is a matter of risk and benefit. The risk of issues arising like those mentioned above versus the benefit of offering the seller a rent-back can be the difference between the seller accepting your offer or taking somebody else’s.

Free Rent-Backs?

In a normal market, the fee for a rent-back is usually calculated using the buyer’s carrying costs (mortgage + taxes + insurance), but in competitive markets, many buyers offer sellers a free rent-back to increase the competitiveness of their offer. A free rent-back isn’t worth much if the seller is asking for an extra week, but it adds up if the buyer has a mortgage and the seller is asking to stay for a few weeks or more past closing and can be a highly valued term in the offer.

If you’d like to discuss buying, selling, investing, or renting, don’t hesitate to reach out to me at [email protected].

Upcoming (pre-market) ERG Listings, Details and Additional Listings Available by Request

  • Reston – 4BR/3.5BA/3,000 sqft – End-unit townhouse (1993) – Hollow Timber Ct Reston VA 20194
  • Falls Church City – 4BR/4.5BA/3,000+ sqft – End-unit townhouse (1995) – Rees Pl Falls Church VA 22046
  • Rosslyn – 3BR/2.5A/2,400 sqft – Condo (2022) – 1781 N Pierce St Arlington VA 22209
  • Arlington Ridge/Aurora Hills – 3BR/2.5BA/2,450sqft – Detached Single Family (1961) – S Grove St Arlington VA 22202
  • Tara Leeway Heights – 7BR/7.2BA/8,000sqft/half acre/pool – Detached Single Family (2026) – 1500 N Harrison St Arlington VA 22205
  • Highland Park/Overlee Knolls – 6BR/5.5BA/5,000+ sqft – Detached Single Family (2025) – 22nd Rd N Arlington VA 22205

Join WIT for laughter and inspiration at Improv Pride this weekend!

By Sponsor
Baltimore’s Malik and Rasheed will perform at Improv Pride. By Mikail Faalasli.

IMPROV PRIDE will showcase the DMV’s funniest LGBTQ+ improv comedians during a three-day event starting this Friday!

Washington Improv Theater’s celebration in support of World Pride includes interviews with notable locals, a special edition of The Cookout (WIT’s recurring celebration of Black improv), and a one-woman sketch show by trans comedian Danielle Steger, as well as three free improv workshops open to everyone.

For over 25 years, WIT has been DC’s premier destination for hilarious improv comedy, presenting shows that offer laughs and a fresh breath of air at an affordable price (tickets are priced at just $20).

The weekend’s special line-up includes:

  • Ask Me Anything: This popular series showcases the work and ideas of noteworthy and inspiring individuals. Each show features a 15-minute Q&A with a special guest, followed by an improv set performed by the Queer Variety Players. This weekend’s guests are:
  • The Cookout: Celebrate Black Improv and Black Pride on Sat. May 31 at 7pm when three of the most talented Black improv groups in the DMV, featuring all-LGBTQ+ performers, take the stage. Performers include Baltimore’s Malik and Rasheed (pictured). Headlining act Queerfolk will base their show on an interview with Erin D. Drake, Senior Advisor and Legal Counsel for the WNBA Players Association. Tickets to The Cookout consistently sell out so get yours today!
  • Danielle She/Her: On Sun. June 1 at 7pm, improv comedian Danielle Steger presents her one-woman sketch show about her experience as a recovering alcoholic and identity as a transgender woman. Danielle is a four-time Capital Fringe Festival award winner. Stand-up comedian Stacey Axler will open for Danielle.

Free workshops: Don’t miss the chance to give improv a try in a safe and welcoming environment, where the only rules are “Be your authentic self” and “Embrace a ‘Yes, And’ mindset!” Relax, have fun, meet other people, and let your creativity flow!

All shows and workshops will take place at Studio Theatre (14th and P Streets NW) in the ground-floor Mead space. Concessions are available.

This program is made possible thanks to the support of World Pride and the Mayor’s Office of LGBTQ Affairs.

Discover Improv Pride at WIT!

Small Business Focus: Train with Chaz Builds Momentum with help from BizLaunch

By Sponsor
Chaz Berry

This article is sponsored by Arlington Economic Development.

Founded in September 2016, Train with Chaz is a health and wellness business helping busy professionals in Arlington lose weight and regain vitality through sustainable habits that boost energy, build confidence and fit seamlessly into their lives without adding stress.

Chaz Berry, an Arlingtonian, launched the business with a clear vision: to provide personalized health and fitness plans tailored to each client’s needs. “Unlike many programs that offer generic plans, this business focuses on creating an experience that feels like having a coach by your side every day,” Berry said.

In fall 2024, Berry leveraged BizLaunch resources to support business growth, particularly through the ReLaunch program. “BizLaunch helped me refine my target market, clarify my unique value proposition and develop a strong brand identity through effective use of colors and graphics,” Berry said.

One of Train with Chaz’s most powerful client stories involve a woman in her 50s who came to Berry feeling depleted and lacking confidence after experiencing several major life changes. With personalized coaching and consistent support, she underwent a transformative journey. “This story exemplifies the profound impact of personalized health coaching on individuals’ lives, highlighting the emotional, mental and physical growth that contributes to a thriving community,” Berry said.

Berry chose Arlington for its vibrant and supportive environment. The County’s parks, layout and balance of urban and suburban energy create an ideal setting for a wellness-focused business. “I also appreciate Arlington’s diversity, friendly vibe and the ease of access to fitness opportunities and stores,” Berry said.

Looking ahead, Berry plans to establish Train with Chaz as a trusted name in Arlington while expanding its reach through in-person and online programs. This growth strategy reflects a dedication to maintaining quality care and impactful results.

Learn more at www.train-with-chaz.com. If you’re a small business owner looking to grow your brand or refine your strategy, get in touch with BizLaunch today.

Just Reduced Properties in Arlington: May 28, 2025

By Sponsor

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 27, there are 206 detached homes, 18 townhouses and 207 condos for sale throughout Arlington County. In total, 43 homes experienced a price reduction in the past week, including:

3703 7TH Street S

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.

Now open in Rosslyn: A smarter, more personal way to train

By Sponsor
1/4

Training Ground is redefining fitness in Rosslyn. This appointment-based personal training studio offers clients a private, high-end space to work with top local trainers – without the crowds, distractions, or pressure of a traditional gym. Now with locations in Ballston, Rosslyn and Bethesda.

Whether you’re just starting your fitness journey, returning from injury or looking to level up with expert guidance, Training Ground provides a welcoming, state-of-the-art environment tailored to your goals. No memberships. No waiting for equipment. Just focused, personalized training in a space built for progress and positivity.

For independent personal trainers, Training Ground offers a unique opportunity: operate your own business using premium equipment and private gym space – without the burden of overhead. It’s a shared workspace designed for fitness professionals to thrive.

A few client training slots and trainer workspaces are still available. Introductory packages are now open for new clients and they’ll be hosting a Kettlebell Workshop on Saturday, July 12th for all fitness levels.

Visit Training Ground today and discover what personalized training really feels like.

Training Ground has two locations in Arlington at 850 N. Randolph Street in Ballston and 1500 Wilson Blvd in Rosslyn. For more information email [email protected].

Ask Eli: Price reductions on the rise nationally and locally

By Sponsor

Question: Have you noticed more price reductions on homes than usual for this time of year?

Answer: Across the country, the number of homes with price reductions is on the rise. Zillow recently reported that nearly one in four homes listed on its website had a price cut in April. The markets seeing the highest rate of price cuts tend to be markets that saw the most significant appreciation during the COVID era housing boom like Phoenix, Tampa, Nashville, and Salt Lake City.

Price Cuts Increasing Across the DMV

The chart below shows the number of price cuts per month in the DC area. On one hand, it’s alarming to see the sharp increase in price cuts this year compared to previous years – it’s an accurate reflection of how the market has shifted this year. On the other hand, the first six months of the last three years (’22-’24) have been exceptionally strong markets that can make a normal market appear weak in comparison.

What Does the Summer Hold?

If you look at the pattern of price reductions through May compared to previous years and look at the seasonal pattern of higher rates of price reductions from June through October, one can easily forecast a significant rate of price reductions in the DMV on the horizon.

That may very well be our future, but it’s also possible that we’ve seen sellers in the DMV cutting prices faster than usual this year because of the onslaught of news about federal workforce and spending cuts. This could mean that spending cuts have been more front-loaded than usual, and the rate of price reductions may slow down (but will remain higher than previous years).

Will Seller Optimism Drop?

So far, sellers in Northern VA and the DC Metro have been optimistic going to market, with the average asking price of new listings up 1-4% year-over-year each of the last three months, per the chart below.

 

The chart below shows that some of those sellers have been rewarded for their optimism, with the average price of homes under contract with an asking price 1-5% more year-over-year (TBD what these properties actually sell for, but likely close to asking price).

On the flip side, the chart below shows us that many sellers are being punished for being overly optimistic, with the average list price of homes sitting on the market in April down 7% and 12% in the DC Metro and Northern VA, respectively.

If sellers become less optimistic and start going to market with lower asking prices, that may lead to fewer price reductions through the summer.

If you’d like to discuss buying, selling, investing, or renting, don’t hesitate to reach out to me at [email protected].

Upcoming (pre-market) ERG Listings, Details and Additional Listings Available by Request*

  • Reston – 4BR/3.5BA/3,000 sqft – End-unit townhouse (1993) – Hollow Timber Ct Reston VA 20194
  • Highland Park/Overlee Knolls – 6BR/5.5BA/5,000+ sqft – Detached Single Family (2025) – 22nd Rd N Arlington VA 22205
  • Rosslyn – 3BR/2.5A/2,400 sqft – Condo (2022) – 1781 N Pierce St Arlington VA 22209
  • Arlington Ridge/Aurora Hills – 3BR/2.5BA/2,450sqft – Detached Single Family (1961) – S Grove St Arlington VA 22202
  • Tara Leeway Heights – 7BR/7.2BA/8,000sqft/half acre/pool – Detached Single Family (2026) – 1500 N Harrison St Arlington VA 22205

Arts Focus: Free Lubber Run Amphitheater Summer Concert Series launches with the Arlington Players’ 75th Anniversary Musical

By Sponsor
1/4

This article is sponsored by Arlington Arts/Arlington Cultural Affairs, a division of Arlington Economic Development.

Arlington’s beloved Lubber Run Amphitheater Summer Concert Series returns Friday, June 6, with a special launch: a two-week run of “You’re a Good Man, Charlie Brown” presented by The Arlington Players (TAP), celebrating their 75th anniversary season. Performances take place June 6–8 and June 13–15 (Fridays and Saturdays at 8:00 p.m., Sundays at 2:00 p.m.).

Pack a picnic, bring friends, and enjoy the arts al fresco at this free outdoor series tucked beneath the trees in Arlington’s Lubber Run Park.

The regular concert schedule resumes Friday, June 20, with the Afrobeat rhythms of Elikeh. The Beatles tribute band “All You Need Is Beatles” performs Saturday, June 21, followed by a joyful, family-friendly show from Culture Queen on Sunday, June 22 at 11:00 a.m. (co-presented with Arlington Public Library).

The Arlington Players (TAP) has entertained our community since 1951 with an array of musicals and plays ranging from contemporary comedy to Shakespearean classics and from Rodgers & Hammerstein to Sondheim. TAP also provides an environment for all members of the Arlington community to explore, learn, and become involved in the elements of stagecraft through arts education programs.

Since 1969, generations of Arlingtonians have gathered at the Lubber Run Amphitheater for unforgettable summer performances. This year’s lineup continues that legacy with a diverse mix of music, theater, and cultural celebration — all free and open to the public.

June 2025 Schedule Highlights:

  • June 6–8 and 13–15
    “You’re a Good Man, Charlie Brown” – Presented by The Arlington Players
    (Fridays and Saturdays at 8:00 p.m.; Sundays at 2:00 p.m.)
  • Friday, June 20 – 8:00 p.m.
    Elikeh – Afrobeat
  • Saturday, June 21 – 8:00 p.m.
    “All You Need Is Beatles” – Rock tribute
  • Sunday, June 22 – 11:00 a.m.
    Culture Queen – Family performance (with Arlington Public Library)
  • Friday, June 27 – 8:00 p.m.
    Bobby Thompson Trio – Blues guitar and vocals
  • Saturday, June 28 – 8:00 p.m.
    Cecily – Soul-jazz vocals
  • Sunday, June 29 – 6:00 p.m.
    Arlington Philharmonic – Orchestral performance

This is just the beginning. The Free Lubber Run Amphitheater Summer Concert Series continues through August with performances for all ages and tastes. Lubber Run Amphitheater is located at 200 N. Columbus St., Arlington, Va. 22203. All shows are free. For the full schedule and updates, visit www.ArlingtonArts.org.

Just Reduced Properties in Arlington: May 21, 2025

By Sponsor

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 19, there are 224 detached homes, 37 townhouses and 210 condos for sale throughout Arlington County. In total, 53 homes experienced a price reduction in the past week, including:

923 20TH Street S

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.

VK Pediatric Dentistry continues striving for excellence

By Sponsor
1/2

Award-Winning Pediatric Dental Care in Arlington

At VK Pediatric Dentistry, exceptional pediatric dental care is at the heart of everything they do – and Dr. Peter Markov and Dr. Allie Lonneman have been recognized once again for their dedication to excellence! In fact, in the past year, VK Pediatric Dentistry and their team have taken home more honors and awards than any other pediatric dental practice in Northern Virginia!

Dr. Peter and Dr. Allie have recently been awarded “Top Dentist” by both Virginia Living Magazine and Arlington Magazine! Other awards that have been received include top dentist and best pediatric dentist features in Washingtonian Magazine, Northern Virginia Magazine, Washington Parent Magazine and more!

Dr. Allie Lonneman shared her thoughts on VK Pediatric Dentistry: “We love what we do and take so much pride in delivering a positive experience for families who trust us with their child’s dental health. We are truly honored and humbled by the trust and support our community continues to show us.”

What Makes VK Pediatric Dentistry So Great?

VK Pediatric Dentistry takes a prevention-first approach, emphasizing healthy diets, proper oral hygiene, and early intervention to stop cavities before invasive treatment is ever needed. They strive to make every visit enjoyable, approachable, and fun. Dr. Peter Markov and Dr. Allie Lonneman tailor care to each child and team them as if they were their own. They recommend x-rays or treatment only when necessary—and when needed, the practice uses low-radiation digital technology and minimally invasive techniques. VK Pediatric Dentistry uses BPA-free materials and ensures all products meet allergy and nut-free standards. With a fun, welcoming atmosphere and a focus on high-quality care, it’s no surprise that children actually look forward to their dental visits.

About VK Pediatric Dentistry

VK Pediatric Dentistry provides dental care and pediatric dentistry for infants, toddlers, children, and teens at their practice located in Arlington. Call for an appointment at 703-962-7814 or schedule a visit online; for more information email [email protected].

Ask Eli: Looking for a big yard in Arlington?

By Sponsor

This regularly scheduled sponsored column is written by Eli Tucker, Arlington-based Realtor and Arlington resident. If you would like to work with Eli and his team in Northern Virginia and the greater D.C. Metro area, you can reach him directly at Eli@EliResidential.com.

Eli and his team believe that your real estate needs should be managed by advisors, not salespeople. Their mission is to guide, educate, and advocate for their clients through real advice, hands-on support, and personalized service.

Question: We are having trouble finding a lot big enough for our family in Arlington. How difficult is it to find a home with an acre or more?

Answer: Before you jump into an Arlington home search hoping to find an acre of land walking distance to the Metro, it’s important to understand what size lots you can expect to find on the market. I reviewed sales of detached single-family homes in Arlington, going back to 2022, and summarized that data below.

The data is based on total square footage of a lot, including the land the home sits on. Most people think about lots in terms of acres, so here’s a quick conversion key:

Arlington Lot Size Highlights (sales since 2022):

  • Average lot = 8,336 SqFt
  • Median lot = 7,214 SqFt
  • A ¼ acre lot is in the top 85% largest lots
  • 1.1% of lots had ½ acre or more
  • Just four homes sold with 1+ acre lots and none with more than 1.75 acres

Most Common Lot Size is 6,000-8,000 SqFt

The charts below show the breakdown of lot sizes for all homes sold in Arlington since 2022. 70% of homes sit on lots with 5,000-9,999 sqft and 39% of homes had a lot size of 6,000-7,999 sqft.

The Largest Lots are in North Arlington

The smallest lots are in South Arlington and along the Rosslyn-Ballston corridor with larger lots found further north. 22213 is the only zip code with a majority of lots being over 10,000 sqft.

Below you can see a distribution of lot sizes by zip code, first as a percentage of sales in each zip code and then by number of sales in each zip code.

If any readers would like to see pricing data for certain lot sizes, I’m happy to pull that for you, just send me an email.

If you’d like to discuss buying, selling, investing, or renting, don’t hesitate to reach out to me at [email protected].

Upcoming (pre-market) ERG Listings, Details and Additional Listings Available by Request

  • Ballston – 5BR/3.5BA/4,000 sqft – Detached Single Family (2004) – N Wakefield St Arlington VA 22203
  • Reston – 4BR/3.5BA/3,000 sqft – End-unit townhouse (1993) – Hollow Timber Ct Reston VA 20194
  • Rosslyn – 3BR/2.5BA/2,400 sqft – Condo (2022) – 1781 N Pierce St Arlington VA 22209
  • Arlington Ridge/Aurora Hills – 3BR/2.5BA/2,450sqft – Detached Single Family (1961) – S Grove St Arlington VA 22202
  • Ballston – 2BR/1BA/919sqft – Condo (2005) – 1001 N Randolph St Arlington VA 22201
  • Tara Leeway Heights – 7BR/7.2BA/8,000sqft/half acre/pool – Detached Single Family (2026) – 1500 N Harrison St Arlington VA 22205

Ashton Heights Craftsman turns 100!

By Sponsor
1/8

This recurring real estate feature is sponsored by The Eli Residential Team. Their mission is to guide, educate, and advocate for their clients through real advice, hands-on support, and personalized service. This week’s post is written by Carolanne Korolowicz.

An Arlington craftsman is turning 100 years old and is celebrating by finding a new, loving owner. Built in 1925, 3406 3rd Street North, presented by Natalie Roy of KW Metro Center, is currently listed for $1,390,000. Situated in the heart of Ashton Heights, this is a rare opportunity for new life to be brought into a historic gem.

When this stately home first hit the market a century ago, The Washington Star classified advertisement read, “Price $7,950, with easy terms, and will include Essex touring car until Monday.” According to the Bureau of Labor Statistics’ inflation calculator, the original asking price is equivalent to about $147,500 today (and that price includes a snazzy vehicle, too).

This home’s history didn’t end there. In 1987, the property was expanded and updated by Arlington architect T.W. Wallace, who won a prestigious award for the renovation.

Being sold as-is, the five-bedroom property has a mix of updated systems with original characteristics. The main floors are the original early 20th century hardwood, while the appliances have been brought into the 21st. This home is meant for an owner to make it their own, while pulling inspiration from its sturdy and unique bones.

There are a few homes for sale celebrating their centennial in Arlington:

In an area saturated with new developments, there is a desire amongst many for reminders of yesteryear. Do you live in a home with some super rad, old-school features, or believe there is a property in your neighborhood that deserves historic designation? I would love to hear about it and possibly feature in the future! Please email [email protected].

View More Stories