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Just Reduced Properties in Arlington

Each week, “Just Reduced” spotlights properties in Arlington County whose price have been cut over the previous week. The market summary is crafted by licensed broker Aaron Seekford of Arlington Realty, Inc. GET MORE out of your real estate investment with Aaron and his team by visiting www.arlingtonrealtyinc.com or calling 703-836-6116 today!

Please note: While Aaron Seekford provides this information for the community, he may not be the listing agent of these homes.

It’s our last Just Reduced before Christmas. So, on behalf of our team and families, wishing you and your loved ones a Merry Christmas and happy holidays!

Hopefully you’ve been good this year and there are many gifts in store.

And, speaking of gifts, our real estate market continues to be quite the treat. Some recent figures from the Northern Virginia Association of Realtors show a 96 percent increase in home closings, comparing November 2017 to November 2018.

Surely the announcement of Amazon’s forthcoming HQ2 had something to do with this impressive jump. But, having an award-winning public school system, low unemployment rates, seamless access to our nation’s capital and incredible community amenities surely doesn’t hurt either.

When you’re ready to call Arlington home, our team is ready to help you GET MORE out of your transaction. Until then, here’s to enjoying the holidays!

As of December 17, there are 129 detached homes, 11 townhouses and 112 condos for sale throughout Arlington County. In total, 8 homes experienced a price reduction in the past week.

Here is this week’s selection of Just Reduced properties:

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 Aaron Seekford.


Ask Eli: What Does Contingent Mean When Buying a Home?

This regularly-scheduled sponsored Q&A column is written by Eli Tucker, Arlington-based Realtor and Rosslyn resident. Please submit your questions to him via email for response in future columns. Enjoy!

Question: Admittedly, I thought I would be more successful learning about the home-buying process online, but realizing it’s difficult to get clear answers that apply locally. I’m getting confused about the meaning and impact of a contingency and hoping you can explain what contingent means and what I should know about contingent contracts in this area.

Answer: There are plenty of educational resources online about buying a home, but local customs and contracts differ so much by state or region that a great explanation of a topic by an agent in New York may prove to be misleading for a home-buyer in Northern Virginia.

I always recommend that our clients spend some time up-front with us discussing key milestones and contract protocol. You’d be surprised how much even the most seasoned buyers can learn during a 30-60 minute review of the buying process.

Simple Definition

Contingencies, in a real estate transaction, are clauses or addendums added to the Purchase Agreement that give one party the right to cancel or renegotiate the contract if certain things do or do not happen within a pre-determined period of time.

Nearly every contingency you will need is a pre-written form offered by the local Realtors Association (e.g Northern Virginia Association of Realtors) so you don’t have to worry about hiring an attorney to draft the language unless you find yourself in an unusual situation.

If a Buyer cancels the sale within the legal limits of a contingency, they receive a 100% return of their deposit/escrow (Earnest Money Deposit).

The Big Three

There are three standard contingencies used in almost every sale — Home Inspection Contingency, Financing Contingency and Appraisal Contingency.

Like most contingencies, they protect the Buyer. However, they are not required so Buyers may decide to remove some or all of their contingencies in order to improve the strength of their offer. Fewer contingencies equals fewer barriers to sale which is more attractive to a seller.

Home Inspection Contingency — This provides buyers the right to hire a 3rd party home inspector (your Agent should be able to recommend somebody), followed by the buyer’s right to negotiate for repairs and/or credits from the seller and/or the ability to void the contract if an agreement on repairs/credits can’t be reached.

Buyers may elect for a Pass/Fail Contingency which eliminates their right to negotiate repairs/credits, but leaves intact the right to void. Nobody other than the buyer can decide whether a home passes or fails inspection.

The Inspection Contingency Addendum also includes a section for Radon testing, which is applicable when a home has a livable underground basement.

Financing Contingency — A Financing Contingency protects the buyer in the event that they are unable to secure a loan to purchase the home. If a buyer is rejected from their loan application for any reason other than personally sabotaging the loan (e.g. not delivering required documents), they have the right to void the contract.

This is why it is important for sellers to vet their buyer’s pre-approval letter before accepting an offer to make sure they have been fully qualified by a reputable lender. Your Agent should know how to vet the approval and whether there are any red flags.

Appraisal Contingency — If you are taking out a loan to purchase your home, the lender will most likely require a 3rd party appraisal. The Appraisal Contingency protects buyers in the event the appraised value is less than the purchase price.

It allows the buyer to renegotiate the purchase price, add more equity to the loan to maintain their down payment percentage, leave the equity unchanged and reduce the down payment percentage or void the contract.

Other Contingencies

Other less common contingencies include the Association Document Review, which offers Buyers a non-negotiable three-day review period any time they purchase a home in an Association (Condo, Coop, HOA, POA) to review the Resale Package which includes documents like by-laws, rules, budget and reserve study. Upon delivery, Buyers are able to cancel the contract for any reason within three days of receipt.

Another less common contingency relates to the purchase or sale of another home. Sellers may include a contingency that states they must find a home to purchase before they will sell their current home and buyers may include a contingency that requires them to sell their home before they purchase their next home.

Proper Use

After purchase price, contingencies are the next most important terms in a negotiation. You should spend time early in your buying process talking with your Agent about the most efficient use of contingencies to maximize your protection while not unnecessarily compromising the strength of your offer.

This is especially important if you are making an offer on a home that has been on the market for less than two weeks and there is a chance for multiple offers. The winning offer is not always the highest price, but the one who presents the best overall contract. Even in non-competing offers, you may save yourself money on the final purchase price by using contingencies and other terms more efficiently.

As always, if you would like to set-up time to discuss this topic in more detail, don’t hesitate to email me at [email protected] to schedule a meeting. Now go finish up your holiday shopping!

If you’d like a question answered in my weekly column, please send an email to [email protected]. To read any of my older posts, visit the blog section of my website at www.EliResidential.com. Call me directly at (703) 539-2529.

Eli Tucker is a licensed Realtor in Virginia, Washington DC, and Maryland with Real Living At Home, 2420 Wilson Blvd #101 Arlington, VA 22201, (202) 518-8781.


Crystal City Startup Acquires Holographic Football Training Program

Sponsored by Monday Properties and written by ARLnow.com, Startup Monday is a weekly column that profiles Arlington-based startups and their founders, plus other local technology happenings. The Ground Floor, Monday’s office space for young companies in Rosslyn, is now open. The Metro-accessible space features a 5,000-square-foot common area that includes a kitchen, lounge area, collaborative meeting spaces, and a stage for formal presentations.

A Crystal City-based startup’s new acquisition will start to move the company toward offering hologram technology.

ByteCubed, a startup ARLnow first profiled in 2015, launched a new subsidiary, ByteCubed Labs, LLC, in November. The new subsidiary’s first offering will be “Pre-Game Prep,” technology from Maryland-based developer Mixed River that uses holograms for sports training.

The technology is currently being used by the Baltimore Ravens, who use the technology to simulate the opposing team on the field and react to real-time data, according to a release. Microsoft’s “HoloLens” glasses allows users to play-back recent plays and simulations.

“The acquisition of Pre-Game Prep and the launch of ByteCubed Labs allows us to expand our leadership in complex data analysis and advanced engineering to a new market of professional and college football teams,” ByteCubed CEO Ahmad Ishaq said in a statement.

Troy Jones Jr., who had helped oversee the product at Mixed River prior to acquisition by ByteCubed, was also hired as vice president of business development and operations at ByteCubed Labs.

“Pre-Game Prep” will now be offered through ByteCubed Labs, although the working relationship with the Baltimore Ravens will continue. The company’s specific plans for the holographic technology haven’t been announced yet, but the Washington Business Journal reported that security planning for events was one of the potential uses cited for the tech as it shifts from sports to government use.

ByteCubed also recently acquired InterKn, a data analytics and machine learning platform, and CHIEF, a branding and marketing agency.


Legal Insider: Five Considerations for Federal Employee Disability Retirement Cases

This is a sponsored column by attorneys John Berry and Kimberly Berry of Berry & Berry, PLLC, an employment and labor law firm located in Northern Virginia that specializes in federal employee, security clearance, retirement and private sector employee matters.

By Kimberly H. Berry, Esq.

One of the more typical types of retirement matters that our firm handles involves the representation of federal employees in the disability retirement process before various federal agencies and the Office of Personnel Management (OPM).

Federal employees thinking about filing for disability retirement should consider the following five issues as they debate whether or not to proceed.

1. How Serious are the Federal Employee’s Medical Disabilities and are They Linked to Duties in Their Position Description?

When making a disability retirement decision OPM evaluates a federal employee’s continued ability to work with their medical condition in the context of the duties described in their position description. OPM uses the phrase “useful and efficient service in your current position” to describe the degree to which a federal employee can carry out their job duties.

If the medical disability is not considered serious enough, or not fully supported by medical documentation and evidence, then OPM may deny the disability retirement application.

2. How Long is the Medical Disability Expected to Last?

The duration of a medical disability is very important when OPM makes a disability retirement decision. OPM generally requires that a medical disability be expected to last at least 1 year.

When considering whether to file for disability retirement, it is important for a federal employee to consider the expected length of the individual’s medical disability. Disabilities with shorter durations can be problematic for federal employees in the disability retirement process.

3. Is it Possible for the Federal Employee to Survive on a Reduced Annuity?

If a federal employee is considering filing for OPM disability retirement, it is important to understand that this type of retirement can provide a federal employee with a lower monthly retirement annuity in comparison to full retirement. Therefore, we recommend that a federal employee consult with a financial advisor about the impact of a potentially reduced annuity before filing for disability retirement.

The good news is that an individual approved for disability retirement can generally work again in the private sector (not in other federal employment) and supplement their income (usually up to 80% of their prior salary) without losing their disability retirement income.

4. Are There Reasonable Accommodations that can be Made to Allow the Federal Employee to Continue to Work?

Sometimes a federal agency will work with an employee to provide them with a reasonable accommodation (i.e., change in duties, assignments, hours, telework or other adjustments) that can make the employee’s current position and medical condition workable and thereby avoid the disability retirement process, although this is less common.

As a part of the disability retirement process, a federal agency is required to certify that it is unable to accommodate your disabling medical condition in their present position.

The agency must also certify that it has considered a federal employee “for any vacant position in the same agency, at the same grade or pay level, and within the same commuting area, for which [you] qualified for reassignment.” Federal agencies typically do not have an issue with such certifications.

5. Does the Federal Employee have Medical Support for Disability Retirement?

Medical documentation and evidence is the most important consideration for a federal employee when filing for disability retirement. We also find that physicians will usually help their patients in the disability retirement process.

When OPM reviews disability retirement applications, they rely heavily on a federal employee’s medical evidence. As a result, physicians and their medical opinions are crucial in the disability retirement application process with OPM.

OPM will require physicians’ statements about a federal employee’s medical issues, and these physician statements can either make or break the potential outcome in the disability retirement application process. It is important for a physician to understand a federal employee’s position description and how their disabilities interfere with their duties.


If you are in need of assistance in the federal employee retirement process please contact our office at 703-668-0070 or through our contact page to schedule a consultation. Please also visit and like us on Facebook or Twitter.


Rethink Energy: Plug into the Energy Lending Library

This regularly-scheduled sponsored column is written by the Arlington Initiative to Rethink Energy team (AIRE). This county program helps you make smart energy decisions that save you money and leaves a lighter footprint on the environment.

National leaders are meeting in Poland to discuss climate change. We in Arlington are addressing carbon emissions and climate change through Arlington’s Community Energy Plan.

How can you take action to reduce your carbon footprint? The Energy Lending Library is just one of many ways the county is working to achieve the goals of the Community Energy Plan.

Every action makes a difference. Stop by the Arlington County Library to borrow free energy efficiency tools, along with the information needed to identify and act on energy efficiency opportunities.

Use Knowledge to Take Action

  • Thermal imaging cameras see what your eyes can’t. They help identify hot and cold spots in your home, indicating where insulation is missing and where air leaks occur.
  • Energy meters show exactly how much electricity appliances and electronics consume.  Understanding energy use in your home is the first step to taking action toward a “greener” home.
  • The curated booklist offers energy saving tips and will help your complete “do-it-yourself” projects to save energy and money to make your home more comfortable. The list also includes some Spanish titles.

The Energy Lending Library and other AIRE programs offer you energy-saving resources to help rethink energy use and achieve the goals outlined in Arlington’s Community Energy Plan, which calls for a 75 percent reduction in energy consumption countywide by 2050.

Join us to create a climate of change here in Arlington. Start by reserving your thermal camera, energy meter and energy books here or stop by your local library.


Open Houses in Arlington This Weekend

Looking for a home? There are plenty of houses and condos open for viewing this weekend.

Check out the Arlington Realty website for a full list of homes for sale and open houses in Arlington. Here are a few highlights:

2500 N. Nottingham Street
6 bed/4 bath, 1 half bath single-family home
Agent: Wydler Brothers
Listed: $1,830,000
Open: Sunday 2-4 p.m.


4117 27th Street N.
4 bed/3 bath single-family home
Agent: Optime Realty
Listed: $1,199,900
Open: Sunday 2-4 p.m.


1881 N. Nash Street #1504
1 bed/2 bath condo
Agent: Coldwell Banker Residential Brokerage
Listed: $1,050,000
Open: Sunday 1-4 p.m.


1805 S. Crystal Drive #613S
3 bed/2 bath condo
Agent: Redfin Corporation
Listed: $850,000
Open: Sunday 1-4 p.m.


1029 N. Liberty Street
3 bed/2 bath single-family home
Agent: Long & Foster Real Estate
Listed: $749,900
Open: Saturday and Sunday 2-4 p.m.


2522 S. Monroe Street
3 bed/2 bath villa/townhouse
Agent: Keller Williams Realty
Listed: $399,900
Open: Sunday 1-4 p.m.


4600 S. Four Mile Run Drive #1019
1 bed/1 bath condo
Agent: Optime Realty
Listed: $199,900
Open: Sunday 2-4 p.m.


WWBG: Charles Towne Fermentory

Editor’s Note: This biweekly column is sponsored by Dominion Wine and Beer (107 Rowell Court, Falls Church). This week’s Guide is written by Sam Dial.

As the brewery scene becomes more and more hyper localized, there are a select few that transcend that and reach national appeal. Founder and head brewer Adam Goodwin has had his hand a couple of these breweries on his way to opening up Charles Towne Fermentory (CTF) in 2016.

Picking up experience from Tired Hands Brewing, Philadelphia, and as founder and head brewer of Trillium in Boston, Goodwin, alongside partner Justin Slotnik, started his own project to focus his beer around quality and simplicity. They set up shop in the the old Lyerly’s Dry Cleaning building brewing on a 15-barrel system, which is a major scale reduction from Trillium, who houses 30 barrels at just one of their locations. Reason being, smaller production scale gives Goodwin the freedom to experiment more, while still allowing his large production experience to shine through.

Brewing on a limited system means that CTF originally only allowed customers to fill growlers at the brewery to take home, adding crowlers and cans over their two years of business. Their limited production also means CTF has to be selective with where they send their liquid, and we are thrilled be featuring their beer for the first time!

  • ‘Sidestepper’ — 8.3% New England Double IPA with Citra, Amarillo and Simcoe. Not just another haze crazed IPA like most these days, this beer is about showing off the depth of flavors of the hops. It is floral and neon-lights bright, with juicy with notes of tangerine that are all balanced by an incredibly pleasing bitterness that lingers throughout. Not even boozy sweet, this is a dangerously drinkable DIPA.
  • ‘Infinite Yawn’ — 4.7% Dry Hopped Blonde Ale. So, this is a style of beer that I especially enjoy. A delightful, easy drinking light beer dry hopped with Motueka and Mosaic. Don’t think that this a plane-jane beer made to carry hops, this isn’t like getting chips so you can eat guacamole. It’s dry and slightly bready which plays as a great backbone to the passion fruit, peach, and orange peel from the hops.

Crazily crushable, tremendously tropical, brilliantly balanced, Charles Towne Fermentory shows what they are about with these two beers.


Just Listed in Arlington

Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Team Cathell, “Your Orange Line Specialists.”

The real estate market in Arlington returned to a normal December pace this week with 34 new listings and 48 ratified contracts.

Sellers generally avoid putting their homes on the market between Thanksgiving and Christmas because historically it’s the slowest time of the year. But for Arlington, the Amazon HQ2 decision has sparked heightened home buyer and investor activity. Of those 48 homes that sold, 10 were gone in less than seven days on market and some of those enjoyed multiple contracts.

Economists from the Fuller Institute at George Mason University said on Wednesday that the Amazon impact on housing will likely not be as broad as many anticipate. They studied the impact in Seattle and found that properties within about 1 mile of Amazon’s HQ experienced about two percent higher value than other areas.

The average Amazon salary in Arlington will be about $150,000 which can support a home price of about $800,000 with today’s mortgage rates. So, the market priced $800,000 and below should see a bump. Also, these new jobs will be phased in over 12-16 years.

Meanwhile, mortgage rates started the week at their lowest since early September at 4.65% for a 30-yr fixed rate, but by the end of this week had inched up 5-10 basis points to about 4.75%.

Click here to see all the fresh new inventory in MRIS and call Team Cathell (703-975-2500) when you find a home you like.


Healthy Paws: Can I Catch Toxoplasmosis From My Pet?

Editor’s Note: Healthy Paws is a column sponsored and written by the owners of Clarendon Animal Care, a full-service, general practice veterinary clinic and winner of a 2017 Arlington Chamber of Commerce Best Business Award. The clinic is located 3000 10th Street N., Suite B. and can be reached at 703-997-9776.

Can I catch that from my pet? This is a common question we hear as veterinarians, and as such have made this a recurring topic.

This week we cover Toxoplasmosis… for a few reasons;

  • It’s a freaking cool parasite with a really neat life cycle and can manipulate the brain (what!?)
  • You can catch it from your pet
  • But you’re more likely to catch it while gardening…

Toxoplasma gondii is a microscopic protozoal parasite that is found in the environment. It’s main life cycle is between cat and mouse.

A mouse will become infected with Toxoplasma oocytes (eggs) in the soil and water. The oocytes hatch and the little baby Toxoplasma go to the rodents’ muscles and brain.

This is the cool part: Toxoplasma actually changes the way a mouse thinks and causes the mouse to become attracted to cat urine and makes them no longer afraid of cats. Basically, it makes the mouse a very easy target.

The cat eats the mouse and the baby Toxoplasma grows up in the digestive tract of the cat, so that new oocytes can be spread through the stool. In humans, this brain manipulation is being studied and there are suspected links between Toxoplasma infection and certain human psychoses.

Humans are “dead end hosts” of Toxoplasma, which means that the parasite can infect us, but cannot reproduce in our digestive tract like it can in the cat. Toxoplasma that is shed in a cat’s stool is infectious only after it’s been out of the cat for at least 24 hours.

This means scooping the litter box at the same time every day along with wearing gloves and washing hands thoroughly afterwards can decrease the risk of contracting Toxoplasmosis.

In certain cases, it can cause serious illness. Those that are more prone to the serious effects of Toxoplasma are YOPI’s: Young, Old, Pregnant or Immunosuppressed. If you or any of your family members fall into one of those categories, and you have a cat that hunts or goes outside, please discuss this with your physician.

This is especially true for pregnant women, as Toxoplasmosis can cause birth defects. Please note that if you are pregnant, you do not need to give up your cat. If you have concerns, please discuss this with your physician.

There are other much more common ways to get Toxoplasma and the two big ones are gardening and eating undercooked meat, especially pork, lamb, mutton and wild game as these are other common dead end hosts.

Wearing gloves and thorough hand washing after working in the garden are highly recommended and always cook your meat to 145 degrees or higher. Fresh fruits and vegetables should be peeled or washed thoroughly.

If your child likes to play in sandboxes, make sure to only play in ones that are covered when not in use, don’t allow your child to eat the sand and wash yours and your child’s hands thoroughly. After all, sandboxes are just big o’ litter boxes to a cat!

While Toxoplasma can be a serious illness for some people, there are ways to significantly reduce risk to you and your family. For more information, check out these additional tips from Worms and Germs Blog or the CDC.


Off-Market Source: Dec. 13

Every week the Eli Residential Group scours our network for off-market and pre-market homes to give home buyers and investors access to properties they can’t find anywhere else onlineIf you are interested in a property you see here or have specific needs you cannot find on the market, please reach out to us at [email protected] to talk to a real person, not an automated response system.

If you are a homeowner, investor, builder or agent who would like your off-market or pre-market property featured for a half million local readers on PoPville, ARLnow or Tysons Reporter, please email us at [email protected].

2 BR/2 BA in Newer Rosslyn Condo
1800 Wilson Boulevard
Arlington, Va 22201

Description: 1,100 sq. ft. 2 BR/2 BA courtyard facing condo with private balcony in 1800 Wilson (94 Walk Score) with one garage parking space. 2007 building includes daily front-desk attendant, large gym and secure package room. Only blocks away from multiple bars, restaurants, fitness studios and groceries and .4 miles to Rosslyn Metro. Walk to Georgetown!
Price: Mid-$600s
Courtesy of RLAH Real Estate

To view all of our off-market or pre-market properties, visit the off-market section of our website. We add new properties every week.

The Eli Residential Group is a real estate team with RLAH Real Estate, 2420 Wilson Blvd #101 Arlington Va 22201 (703) 390-9460. Office locations also include Dupont Circle, Georgetown, H Street and Chevy Chase. Contact the team directly at [email protected].


Arlington Pet of the Week: Maggie

Becky's Pet Care

This week’s Arlington Pet of the Week is Maggie, a deaf English Springer Spaniel living in Ballston.

Here’s what her owner, Blake, had to say:

Maggie is a 5-month old English Springer Spaniel. We welcomed her into our lives when we adopted her from a North Carolina rescue agency. Maggie is completely deaf. She had been bred as part of a litter for bird hunting. Upon learning of her disability, the breeder no longer required her services and passed her along to the agency.

Maggie is very sweet and eager to learn. She’s already able to receive and understand multiple hand signals such as sit, paw, lay down, here, etc. She’s full of energy! It’s not uncommon to see her “springing” all over Ballston sidewalks as she chases fall leaves. Her favorite activities are hallway sprints with tennis balls in the apartment and snuggling on the couch. On the occasional weekend, Maggie travels north to PA where she plays with 3-4 of her best dog friends and runs frantically around backyards.

We’re grateful to have Maggie as part of our lives! She loves people so if you see her around town, feel free to say hi.

Want your pet to be considered for the Arlington Pet of the Week? Email [email protected] with a 2-3 paragraph bio and at least 3-4 horizontally-oriented photos of your pet. Please don’t send vertical photos, they don’t fit in our photo galleries!

Each week’s winner receives a sample of dog or cat treats from our sponsor, Becky’s Pet Care, along with $100 in Becky’s Bucks. Becky’s Pet Care is the winner of six consecutive Angie’s List Super Service Awards, the National Association of Professional Pet Sitters’ 2013 Business of the Year and a proud supporter of the Arlington County Pawsitively Prepared Campaign.

Becky’s Pet Care provides professional dog walking and pet sitting in Arlington and all of Northern Virginia, as well as PetPrep training courses for Pet Care, CPR and emergency preparedness.


Arts Focus: Workshop for Artists On Writing Successful Grants

As we head into the busy holiday season, artists and creators in all genres are invited to mark your calendars for Saturday, January 12, and sign-up for an Arts Grant Writing Workshop.

Gain a greater understanding of writing a competitive and compelling grant proposal as you get a better grasp of basic grant writing skills for national, regional, and local arts grant proposals!

The workshop is part of an ongoing series presented by the Arts Enterprise Institute, a project of Arlington Arts.

Instructor Glen Kessler is an internationally collected and awarded artist, as well as the founder of The Compass Atelier in Rockville, Maryland. Kessler has an MFA from New York Academy of Art and a BFA from the Maryland Institute College of Art. He has work in the public collections of Prince Charles, Amazon Web Services, Ford’s Theater and Capital One Bank, as well as hundreds of private collections around the world.

He is a 2-time recipient of the Elizabeth Greenshields Grant for Outstanding Figurative Art, a Prince of Wales Fellow and a Maryland State Arts Council Grant awardee. He has taught at Maryland Institute College of Art, George Washington University, George Mason University, among other institutions.

In 2013 he founded The Compass Atelier in Rockville in order to teach a cohesive curriculum of artistic study of his own design. Check out the video below about the school!

The workshop takes place on Saturday, January 12, from 1-4 p.m. at the Arlington Cultural Affairs Arts Enterprise Institute.

Note: Registration for this workshop will close at 7 p.m. on January 11, but class size is kept small in order to maximize the benefit to the participant, so register now as sessions fill up quickly.


Just Reduced Properties in Arlington

Each week, “Just Reduced” spotlights properties in Arlington County whose price have been cut over the previous week. The market summary is crafted by licensed broker Aaron Seekford of Arlington Realty, Inc. GET MORE out of your real estate investment with Aaron and his team by visiting www.arlingtonrealtyinc.com or calling 703-836-6116 today!

Please note: While Aaron Seekford provides this information for the community, he may not be the listing agent of these homes.

Virginia means business.

According to Forbes’ prestigious Best States for Business annual rankings, the Commonwealth is the No. 4 state in the country based on a variety of criteria, including economic climate, labor supply and business costs. We moved up a spot from our 2017 ranking of No. 5.

A couple of interesting nuggets within these rankings, Virginia ranked No. 1 in the regulatory environment ranking and No.1 for quality of life. Taking one look around Arlington County, with easy access to a number of heavy-hitting corporations as well as community amenities galore, it’s easy to see how and why Virginia is a must for businesses.

When you’re ready to explore the business and residential landscape in and beyond Arlington County, our team is here to help you GET MORE out of your transaction. With the pending arrival of Amazon’s HQ2, among a number of other stellar businesses, there’s never been a better time to call Virginia home.

As of December 11, there are 134 detached homes, 21 townhouses and 120 condos for sale throughout Arlington County. In total, 17 homes experienced a price reduction in the past week.

Here is this week’s selection of Just Reduced properties:

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 Aaron Seekford.


Ask Eli: How Much Seller-Paid Closing Costs Can I Negotiate?

This regularly-scheduled sponsored Q&A column is written by Eli Tucker, Arlington-based Realtor and Rosslyn resident. Please submit your questions to him via email for response in future columns. Enjoy!

Question: Is it realistic to expect a seller to pay all of my closing costs?

Answer: Over the last 18 months, Arlington sellers have paid for a buyer’s full closing costs in less than 4% of transactions. In May, I wrote a column explaining that in a standard transaction with a mortgage, buyers are responsible for paying about 2.5-3% of the purchase price in closing costs (reference the article for a breakdown of what is included).

Closing Cost Assistance vs Repair Credits

Seller contributions towards closing costs are often referred to as Seller Credits or Seller Concessions and serve to reduce the amount of cash a buyer needs to put up at settlement. If a seller offers a credit for a broken washing machine, painting or something that comes up during the home inspection, that credit falls into the same bucket of money.

In other words, regardless of whether the money was negotiated under the pretense of closing cost assistance, repairs, updates or a combination of the three, it is all considered a Seller Credit/Concession and deducted as one lump sum against closing costs at settlement.

Lender Limits

In some cases, lenders limit the amount of closing costs a seller can pay for (e.g. investor loans), but most of the time buyers can try to negotiate for the seller to pay up to 100% of those costs and sometimes more than 100%.

You should always ask your lender to confirm how much seller credit you can negotiate because if you negotiate for a 4% seller credit, but are capped at 2%, you may end up losing out on the extra 2% you negotiated for.

The Data

Let’s take a look at how much Seller Credit Arlington buyers have been able to negotiate over the last 18 months. Note that there is no way of knowing whether the credits were offered up-front by the seller as incentive, negotiated during the initial offer negotiations and/or as a result of defects found during the home inspection.

  • On average, buyers negotiate Seller Credits worth .4% of the purchase price or just over $2,000 per transactions
  • 5% of transactions did not include any Seller Credits
  • Buyers negotiated a Seller Credit worth 2.5% or more of the purchase price in just 3.8% of transactions

The higher the purchase price, the less likely buyers are to negotiate a Seller Credit. There is a huge drop-off in average negotiated Seller Credit on homes worth over $500,000.

If you have a limited savings and require the seller to pay some or all of your closing costs in order to comfortably purchase the home you want, it’s important to discuss that early on with your real estate agent and build it into your purchase strategy.

If you don’t create an appropriate strategy around closing cost assistance, you may find yourself wasting a lot of time during the search process and losing out on multiple offers. If you ever want to discuss a purchase strategy, send me an email at [email protected] to schedule some time to talk.

If you’d like a question answered in my weekly column, please send an email to [email protected]. To read any of my older posts, visit the blog section of my website at www.EliResidential.com. Call me directly at (703) 539-2529.

Eli Tucker is a licensed Realtor in Virginia, Washington DC, and Maryland with Real Living At Home, 2420 Wilson Blvd #101 Arlington, VA 22201, (202) 518-8781.


The Chew: Holiday Survival Guide

The following bi-weekly column is written and sponsored by Bark + Boarding, which provides a heart-centered and safe environment for your pets. Conveniently located at 5818-C Seminary Road in Bailey’s Crossroads, Bark & Boarding offers doggy daycare, boarding, grooming, walking and training services, plus in-home pet care.

by Chelsea Pennington, Bark + Boarding Writer and Animal Enthusiast

It’s the most wonderful time of the year for us humans, but when some of our favorite holiday decorations and traditions can be dangerous or even deadly for pets, it’s important to be vigilant about ways in which you can keep your dog or cat safe.

To help, we’ve got a handy holiday survival guide so your Christmas festivities don’t include an emergency trip to the vet!

O Christmas Tree

Be sure to anchor your tree securely so it doesn’t fall on your pet (or your family!).

If you’re buying a live tree, don’t allow your pet to drink the water in the tree stand. Additives like fertilizer, sugar, aspirin and others can be toxic for pets, and the stagnant water is a breeding ground for bacteria that can cause your pet to get sick.

Pine needles can also injure your animal’s digestive tract if consumed, so be sure to vacuum the area around your tree regularly. Stay away from edible decorations like popcorn chains or cookie ornaments, as these will likely prove too enticing for your pet to ignore.

When you’re not around, unplug the lights, as many dogs and cats like to chew on these wires, and, if turned on, this can cause burns or even electric shocks.

To help prevent ornaments from breaking, set up your Christmas tree but wait to decorate it for a few days. This will help your pet adjust to the strange new object in the house, so, hopefully, by the time you add ornaments their curiosity will have worn off.

If you have a particularly determined cat, place aluminum foil on the floor around the tree to give you warning of a potential disaster.

It’s Beginning to Look a Lot Like Christmas

Other holiday decorations can be harmful for your pet as well. Tinsel can add some shimmer to your holidays, but if ingested by a pet it will often lead to a blockage in the digestive tract, which often requires surgical intervention.

Plants like mistletoe, holly and poinsettias are toxic for pets to consume. Keep these well out of reach, or consider buying artificial alternatives to be on the safe side.

Candles, whether they’re holiday-scented or atop a menorah, require extra supervision with pets around. Never leave them unattended and always place them far out of reach of any curious paws or wagging tails. This will prevent your pet from being burned, or even causing a fire.

I’ll Be Home For Christmas

If you have guests coming over for the holidays or if you’re traveling yourself, it’s important to ensure your pet stays safe and comfortable.

If you’re playing host to guests, be sure your furry friend has a quiet place to retreat to if they get overwhelmed. Make sure your pet has updated information on their collar or microchip and that they’re wearing the collar at all times, since the opportunities for them to escape increase with extra people coming and going.

If any guests ask to bring pets of their own that you don’t already know will get along with your pet, either respectfully decline or arrange to spend some time together before the holidays allowing your pets to get to know each other.

If you’re traveling, be sure to know how to keep your pet safe and cared for, whether you’re bringing them on a road trip or on an airplane. If you don’t want to travel with your pet or want to make sure they’re out of harm’s way when you have people over, bringing them to a safe and secure boarding facility is a great way to make sure they stay safe, have fun and save you from stress.

Grandma Got Run Over by a Reindeer

If the unexpected and unthinkable happens, make sure you’re prepared to get your pet the help they need. Talk to your vet ahead of time to know where you will need to take your pet in case of an emergency, and know your travel route to get there so you’re not trying to navigate while stressed.

It’s important to have your vet’s clinic phone number, a 24/7 emergency vet number (if different), and the ASPCA Poison Control Hotline (1-888-426-4435, a fee may apply) handy in case you need them.

Looking for more tips, interested in adorable pet pics or just want to get more information on what we do? Stay connected with Bark + Boarding on FacebookInstagram and our website.

Click here to check out our short video about this article

Mention this article for a free evaluation and click here to sign up for one today. If you have a question about your pet, feel free to come in or email [email protected] any time.


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