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Arts Focus: A Weekend of Creativity Awaits in Arlington

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Image from Arts Focus: A Weekend of Creativity Awaits in Arlington
Nature and Poetry Walk at Lubber Run.
Festival Latinoamericano at Arlington Mill Community Center.
Yikes! at Spark!
Former Arlington Poet Laureate Courtney LeBlanc.
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Looking for inspiration this weekend? Arlington County has numerous opportunities to connect with creativity, culture, and community through experiences that celebrate artistic expression, cultural heritage, and Arlington’s unique sense of place.

On Saturday morning, join former Arlington Poet Laureate Courtney LeBlanc for The Nature of Poetry, a guided walk of Lubber Run Park that explores the connection between poetry and the natural world. Participants will stop along the trail to read nature-themed works, reflect on the landscape, and create poetry inspired by their surroundings. The program offers a chance to experience one of Arlington’s treasured green spaces through a creative lens while discovering how art can deepen our understanding of place and environment.

Later that day, celebrate the rich traditions of Latin America with Arlington Parks and Recreation’s Festival Latinoamericano, one of the region’s premier cultural festivals. The annual event brings together music, dance, art, food, and family-friendly activities that showcase the diversity and vibrancy of Latin American cultures. Featuring live performances, artisan vendors, and opportunities to experience traditions from across Latin America, the festival offers a day of cultural discovery and community celebration.

On Sunday, head to 2700 Art Space for a special Halloween-themed YIKES! at SPARK! This festive edition of Arlington Arts’ monthly community art market invites visitors to celebrate the season through creativity, community, and a touch of spooky fun. Featuring local artists, makers, food vendors, and engaging activities, YIKES! at SPARK! transforms 2700 Art Space into a vibrant gathering place where neighbors can connect, discover unique artwork, and enjoy arts experiences for all ages. Drawing on the spirit of SPARK!, the event offers a welcoming opportunity to meet local artists, support small creative businesses, and experience the energy of Arlington’s growing arts community.

And while you’re out exploring Arlington this weekend, take a detour to Columbia Pike to watch a new public artwork come to life. Artist Rowan Bathurst is currently creating a large-scale mural on the Goodwill building at 4714 Columbia Pike, offering a rare opportunity to experience the creative process in real time. Inspired by the diversity, culture, and spirit of the Columbia Pike community, the mural is transforming an everyday space into a vibrant visual landmark. Whether you live, work, or spend time along the Pike, it’s worth stopping by to see the artwork taking shape and witness firsthand how public art can bring new energy and identity to a neighborhood.

From poetry and cultural celebration to public art and community gathering, this weekend’s events showcase the many ways creativity enriches Arlington’s neighborhoods and public spaces. Whether you’re looking to make art, experience a new culture, meet local artists, or simply enjoy time with friends and family, Arlington County offers something for everyone.

Learn more about these and other upcoming events through Arlington County.

Just Reduced Properties in Arlington: September 30, 2026

By Sponsor

Each week, “Just Reduced” spotlights properties in Arlington County whose prices 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: The properties featured here may be listed with other brokerages– but that doesn’t limit your options. Arlington Realty, Inc. is ready to represent you, arrange showings, analyze value, and negotiate the best possible terms on your behalf. We understand the neighborhoods, pricing trends and market timing — and we use that knowledge to your advantage. 

As of September 28, there are 209 detached homes, 77 townhouses and 308 condos for sale throughout Arlington County. In total, 63 homes experienced a price reduction in the past week, including:

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. 

Ask Eli: Smaller rate shock hits a more vulnerable market, ’26 vs ’22

By Eli Tucker

This regularly scheduled 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].

Question: How would you compare current weakening market conditions to what happened in 2022, when rates increased quickly?

Answer: The DC Metro/Arlington real estate market has slowed considerably, driven by mortgage rates that have climbed since July, rapidly in September. Showings are down, listings are taking longer to sell, and buyers have become increasingly cautious.

Average 30yr Fixed Rate Mortgage in the US since June 1 2026
Average 30yr Fixed Rate Mortgage in the US since June 1 2026

The obvious comparison is 2022, when mortgage rates rose at extraordinary speed and abruptly ended one of the most competitive markets we have ever experienced. The current rate increase is much smaller, but it’s having a significant effect because the 2026 market was in a more vulnerable position than in 2022.

Average 30yr Fixed Rate Mortgage in the US in 2022
Average 30yr Fixed Rate Mortgage in the US in 2022

The 2022 rate shock hit a market with extraordinary buyer demand and almost no available inventory. Buyers were eager to purchase a home.

The 2026 market has less cushion than in 2022. Rates and prices made payments more uncomfortable, buyer enthusiasm was lower, and we had considerably more inventory relative to demand.

What happened in 2022

During the first half of 2022:

  • 60% of Arlington homes went under contract within ten days

  • Median cumulative days on market was seven

  • Nearly 69% of homes sold at or above the original asking price

  • Almost 49% of homes sold above the original price

  • Only 14% of homes required a price reduction

By the second half of 2022:

  • The share going under contract within ten days fell to 34%

  • Median cumulative days on market increased to 21.5 days

  • Only 34% sold at or above the original price

  • Price reductions increased to 36%

  • The share selling below 95% of the original price tripled from 9% to 27%

Some of that reflects normal seasonality, but the same-period comparison confirms a substantial shift. Compared with the second half of 2021, sales fell 33%, the share selling at or above the original price declined eleven points, and price reductions increased six points.

However, prices did not collapse. The median sale-to-original-ask-price declined from 99% to 97.7%; a modest price correction. The larger correction occurred in transaction volume, competition, and buyer leverage.

Less demand cushion to absorb a smaller rate shock

The first half of 2026 was strong by most historical standards, but it was less competitive than early 2022. Sales volume was 22% lower, the share selling at or above the original price fell from 69% to 59%, and the share selling above the original price declined from 49% to 37%.

Months of supply (a metric that measures supply and demand) shows the difference clearly. During July and August 2022, Arlington averaged 1.5 months of supply (lower MoS favors sellers). During the same months of 2026, it averaged 2.5 months of supply, approximately 60% higher.

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Save the date: Arlington Housing Grants Program waitlist opens Oct. 5

By Arlington County Department of Human Services
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Households interested in housing assistance may have an opportunity to join the Housing Grants Program waitlist when registration opens this October.

The Housing Grants Program helps eligible households maintain housing stability through rental assistance in Arlington County’s housing market. Earlier this year, Arlington County announced changes designed to support the long-term sustainability of the program, including the transition to a waitlist process for new admissions.

The Waitlist Opens Soon
Beginning Monday, Oct. 5, 2026, at 8 a.m. ET, eligible households can pre-apply for Arlington County’s Housing Grants Program waitlist. The registration period will remain open until Monday, Oct. 19, 2026, at 11:59 p.m. ET. During that time, all completed applications will have an equal opportunity to be selected for the final waitlist.

Apply Online
Interested households can submit their application online through the Housing Grants application portal. There is no fee to apply. Arlington County will never charge applicants to submit an application or improve chance of selection.

Interested households are encouraged to visit the County’s Housing Grants Waitlist webpage for step-by-step instructions, eligibility information, frequently asked questions and additional application resources.

One of the most important things applicants should know is that the process is not first-come, first-served. Whether a household applies on the first day of registration or the last, every completed application submitted during the registration period will have the same chance of selection.

After the registration period closes on Oct. 19, Arlington County will use a randomized lottery process to select 500 households for placement on the Housing Grants Program waitlist. Lottery results and notifications to applying households are expected no later than Dec. 30, 2026.

Help Is Available
Arlington County is committed to ensuring all eligible households have an opportunity to participate in the pre-application process.

Language assistance, disability accommodations, and other accessibility supports are available. Individuals who need accommodations or assistance applying should contact the Housing Grants Program as early as possible at [email protected] or 703-228-1350, Monday through Friday, from 8 a.m. to 5 p.m.

Throughout the registration period, interested households can access technical assistance and application support at the locations below. Our technical assistance sessions offer one-on-one support to help with the pre-application process. Technical assistance sessions are free and open to all. No appointments required. Visit any of our locations during our hours of operation to get help. Information about technical assistance locations, schedules and available services is available on the Housing Grants Waitlist webpage.

Technical Assistance Sites and Hours:

Department of Human Services Resource Center (Sequoia Plaza 1, 2100 Washington Blvd.)

  • Monday, Tuesday, Thursday: 8 a.m. to 5 p.m.

  • Wednesday: 8 a.m. to 7 p.m.

  • Friday and Saturday: 10 a.m. to 5 p.m.

  • Sunday: Closed

Central Library (1015 North Quincy St.)

  • Monday through Thursday: 10 a.m. to 8 p.m.

  • Friday through Sunday: 10 a.m. to 5 p.m.

Shirlington Library (4200 Campbell Ave.)

  • Monday, Wednesday and Thursday: 10 a.m. to 8 p.m.

  • Tuesday: Noon to 8 p.m.

  • Friday through Sunday: 10 a.m. to 5 p.m.

Courthouse Library (2100 Clarendon Blvd.)

  • Monday and Thursday: 10 a.m. to 6 p.m.

  • Tuesday: Noon to 8 p.m.

  • Wednesday: 10 a.m. to 8 p.m.

  • Friday and Saturday: 10 a.m. to 5 p.m.

  • Sunday: Closed

For households interested in housing assistance: mark your calendars, gather your information and pre-apply between Oct. 5 and Oct. 19. Arlington County’s Housing Grants Program waitlist is designed to provide a fair, transparent and equitable process for connecting eligible individuals with housing support when resources become available.

Learn More
Additional information about the Housing Grants Program is available via:

  • Phone: 703-228-1350 (available Monday through Friday from 8 a.m. to 5 p.m.)

Apply Online

Westover Day is back—and bigger than ever

By Sponsor
Image from Westover Day is back—and bigger than ever
Image from Westover Day is back—and bigger than ever
Image from Westover Day is back—and bigger than ever
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Five live bands. Inflatable obstacle courses and carnival games. Face painting and balloon artists. Adoptable puppies. Great local food. Live jazz at The Italian Store. And an Oktoberfest celebration and beer garden at Westover Market that keeps the party going until 9 PM.

Westover Day is back, and this year the celebration is taking over the neighborhood. On Saturday, October 3, the festivities kick off at Cardinal Elementary from 2–6 PM before spreading through Westover, with live music and specials at The Italian Store from 4:30–6:30 PM and an Oktoberfest celebration at Westover Market from 5–9 PM.

More than 1,000 people joined us last year, but this year we’re thinking bigger: more music, more activities, more local organizations and, for the first time, a celebration that stretches across Westover. The idea is simple—bring the kids, bring your neighbors, spend the afternoon at Cardinal, and then make your way through Westover as the celebration continues into the evening.

A Neighborhood Celebration, Grown from the Ground Up

Westover Day began in 2022 as a grassroots effort to bring Arlington’s Westover neighborhood together — to put in one place the local businesses, community organizations, schools and residents who give this corner of Arlington its distinct character. Each year, the event has grown a little larger as more neighbors, makers and community groups have gotten involved. This year marks the biggest expansion yet.

For the first time, the celebration won’t be contained to Cardinal Elementary. It will extend throughout Westover itself, creating an afternoon and evening that flows through the neighborhood’s streets and storefronts.

What to Expect This Year

The main festival runs from 2–6 PM at Cardinal Elementary, and there’s something genuinely for everyone. Three live bands will perform at Cardinal throughout the afternoon, headlined by Westover Knights. Kids can tackle inflatable obstacle courses, try their hand at carnival games, enjoy complimentary snacks while supplies last, or get their faces painted. Balloon artists will be on hand, and Lost Dog & Stray Cat Animal Rescue will be bringing adoptable puppies — so come prepared to fall in love.

Dozens of local organizations and makers will have tables set up, offering a real opportunity to discover groups and small businesses you might not have encountered before. Food comes courtesy of Big Boy Biscuits and Seaside Oyster Company, two local favorites that need little introduction.

As the afternoon continues, the party moves up the street. From 4:30–6:30 PM, The Italian Store will host live jazz by The Legacy Jazz Combo + a special guest (!), refreshments and Westover Day specials. Then from 5–9 PM, Westover Market and its beer garden take the baton — featuring a performance by Fast Eddie and the Slowpokes, a New Realm Brewery tasting and tap takeover, and Oktoberfest food specials.

More Than a Party

What makes Westover Day worth paying attention to isn’t any single activity — it’s what happens in between. Neighbors run into each other. Kids find their classmates. Someone discovers a local nonprofit they didn’t know existed. A family stumbles across a small business that becomes a new regular stop. These are the quiet, compounding effects of a community that takes the time to care.

Want to Help Make It Happen?

Westover Day is also looking for volunteers to help with setup, breakdown and activity management throughout the day. It’s a particularly great opportunity for high school students looking to earn community service hours. If you’d like to get involved, you can sign up here.

Organized by the Greater Westover Civic Alliance

Westover Day comes to you courtesy of the four Westover-area civic associations, including Westover Village, Tara-Leeway Heights, Highland Park-Overlee Knolls, and Leeway Overlee.

Change is difficult—a guide to rightsizing for empty nesters

By Kamarin Kraft

Welcome to Kami’s Korner where we’ll take a deep dive into Arlington’s condominium market by focusing on what’s coming next. From emerging developments to shifting trends, this space will spotlight the opportunities and insights shaping the future of condo living in Arlington.

Thinking about selling your home and moving into a luxury condominium? For many empty nesters, the idea sounds wonderful in theory: less maintenance, better location, more time, lock-and-leave convenience. But then reality sets in. Where will all my stuff go? Will I have enough room? Can I still host Thanksgiving? What happens to my gorgeous furniture? And, most importantly, am I really ready to give up my house?

Most are worried about simplifying without feeling like they’ve diminished their life. Let’s explore some of the details you might look for to make that transition more exciting and less stressful. I’ll bet you have been comfortable in your house for three decades and now desire a lifestyle shift but don’t want to make a housing mistake.

There is an art to downsizing without downgrading.

Having sold thousands of new condominiums to Baby Boomers, I’ve learned that one of the biggest competitors for a new condominium isn’t another community. It’s the buyer’s existing home. There are certain elements which will help make this transition an enjoyable one where you don’t have to trade the things you love. In fact, finding a condominium that allows you to bring a lot of what you already value (while eliminating the parts of homeownership you no longer want) is the key to the perfect fit. 

Will I have enough space? Remember the basement, attic and garage you’ve accumulated over three decades? They’re not coming with you.

The right condominium can make you realize you didn’t actually need all that stuff. The wrong one will have you wondering where you are going to hide the Christmas decorations.

Most empty nester couples cannot fit in less than 1,400 square feet unless they have another home elsewhere (like a family house in Rehoboth or weekend cabin in West Virginia.) 1,400 sq ft gets you a larger than average 2 bedroom with walk-in closets, 2 bathrooms (so no one is in your primary bathroom), and perhaps an additional powder room, linen closet, pantry, or spacious utility room. Anything smaller means you are on top of one another and likely won’t have the storage capacity you need.

The ideal size for this demographic in Northern Virginia is a 1,700-2,200 square foot 2 bed plus den or 3 bedroom, with 2.5-3 baths. The den is critical and its placement should be an extension of the living room, not down the hall and cut off from the rest of the layout. During a party it expands the entertaining space while leaving the bedroom areas private…but on Tuesday it becomes a cozy spillover room to watch TV, read, and relax while your partner is cooking or watching videos of the grandkids on the laptop at the kitchen island. Don’t worry, you can still shout to one another. Some traditions shouldn’t be lost.

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Just Reduced Properties in Arlington: September 23, 2026

By Sponsor

Each week, “Just Reduced” spotlights properties in Arlington County whose prices 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: The properties featured here may be listed with other brokerages– but that doesn’t limit your options. Arlington Realty, Inc. is ready to represent you, arrange showings, analyze value, and negotiate the best possible terms on your behalf. We understand the neighborhoods, pricing trends and market timing — and we use that knowledge to your advantage. 

As of September 21, there are 192 detached homes, 71 townhouses and 307 condos for sale throughout Arlington County. In total, 39 homes experienced a price reduction in the past week, including:

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. 

Ask Eli: Advice for choosing a title company

By Eli Tucker

This regularly scheduled 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].

Question: Do you have guidance for choosing a Title Company to work with when buying or selling a home?

Answer: Title companies manage the legal side of the transaction like ensuring buyers have clear ownership after closing, reviewing and recording the deed, issuing title insurance, and preparing paperwork for the buyer and seller to sign at closing. They work in the background of transactions and, usually, the less you hear from them, the better. In the DMV, title companies generally do not represent one party; they are a fiduciary to the transaction (support both parties).

Locally, it is common for buyers to select the title company. Sometimes, a seller may want to use their own firm/attorney and will request a “split settlement” but that is uncommon.

Your Real Estate Agent, But Ask Why

Among the reasons you’d hire an agent should be their network of professionals that support a real estate transaction: title, lending, inspections, contractors, etc.

If you have an agent, they should be the first person you turn to for a title company recommendation. They’ve probably worked with dozens of local firms before and should have a vetted service partner.

It’s perfectly fair to ask your agent why they’re recommending a title company to make sure it’s for the right reasons. Some agents and brokerages benefit financially from doing business with title companies and it’s important that you know if a financial relationship exists.

Fees

Title insurance is typically the largest fee, and rates are set by the insurer, not the title company. Rates are usually similar, so large differences may reflect basic vs. enhanced coverage. Buyers can choose the coverage level; or whether to purchase owner’s title insurance at all.

Discretionary fees charged by the title company usually don’t vary by more than a few hundred dollars. You can always find a cheaper option for title services, but the quality of legal/title support on a real estate transaction may not be a smart place to save a few hundred dollars.

Location

Use a local title company who is familiar with the local real estate and tax practices, not just licensed to practice here. I use a different title company in Northern VA than I do in Washington DC or Maryland.

Office locations matter less than you’d think because most title companies will support virtual (like a Zoom meeting) or mobile (send a notary to you), but most consumers like closing in an office so check where they conduct closings to make sure it’s convenient.

Attorney Experience

Most sales follow a standard, predictable process that inexperienced title companies/attorneys can handle but occasionally something unexpected comes up that requires experience and expertise to resolve. If problems do surface, having access to an experienced local title attorney makes a big difference in keeping a deal on track and reducing the risk, stress, and effort of all parties.

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Trump Administration Incompetently Extends TPS for El Salvador, Perhaps Ukraine Too

By Law Office of James Montana PLLC

This sponsored column is by Law Office of James Montana PLLC. All questions about it should be directed to James Montana, Esq., Janice Chen, Esq., and Victoria Khaydar, Esq., practicing attorneys at The Law Office of James Montana PLLC, an immigration-focused law firm located in Falls Church, Virginia. The legal information given here is general in nature. If you want legal advice, contact us for an appointment.

Temporary Protected Status is supposed to be temporary. Congress built it that way on purpose. Congress also built it to be predictable, so that the people who rely on it, and the employers who hire them, know where they stand. Congress also did that on purpose. The statute sets deadlines and requires the government to publish its decisions.

In September, the unstoppable force of TPS elimination met the immovable object of “Here come the midterms!” and the Trump Administration simply blinked, but in such a way that nobody will be happy: neither the federal judiciary, nor immigration hawks, nor, God knows, TPS beneficiaries themselves.

How TPS is supposed to work

The TPS statute, 8 U.S.C. § 1254a, is not complicated. At least 60 days before a country’s designation expires, the Secretary of Homeland Security must review conditions in that country. He must then decide whether to extend or terminate the designation, and publish that decision in the Federal Register. A termination cannot take effect until at least 60 days after that notice is published.

Congress also anticipated a Secretary who doesn’t get around to deciding. Here is the text, in relevant part (our highlights in bold):

If the Attorney General does not determine under subparagraph (A) that a foreign state no longer meets the conditions for designation under paragraph (1) by the time required under such subparagraph, the period of designation of the foreign state is extended for an additional period of 6 months (or, in the discretion of the Attorney General, a period of 12 or 18 months).

El Salvador: 25 years, and then nothing

El Salvador has been designated for TPS since the earthquakes of 2001. Its most recent extension, published in January 2025, ran through September 9, 2026. The deadline for the Secretary’s decision was therefore July 11, 2026.

July 11 came and went, and so did September 9, with no Federal Register notice of any kind. Instead, the USCIS El Salvador TPS page now carries this alert:

An announcement on El Salvador’s TPS will be made at the appropriate time. Until such announcement is made, Salvadoran individuals present in the U.S. under TPS retain protection including work authorization.

“At the appropriate time.” The appropriate time was July 11!

Our reading of the statute is that El Salvador’s designation has been extended by operation of law, for at least six months, to March 9, 2027. The government hasn’t said so, and it may claim that a termination decision was made quietly and never announced. Even on that theory, the statute requires that a termination be published, and it cannot take effect until 60 days after publication. Either way, no Salvadoran TPS holder should lose status without at least 60 days’ public notice in the Federal Register.

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