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Listing of the Day: 6100 – 22nd Road N

By ARLnow.com
Open house banner for 6100-22nd Road N: 4 BR, 2 BA, 2000 sq ft; listing agent Betsy Twigg; $1,200,000.
Bright living room with a white brick fireplace, gray walls, and warm wood floors. A round coffee table sits on a patterned rug beside a sofa and chairs.
Bright white kitchen with white cabinets, stainless dishwasher, and a blue-and-white checker tile backsplash under a window above the sink.
A calm bedroom with a white bed, beige walls, two nightstands, and a ceiling fan, natural light from two windows.
Bright modern bathroom with blue walls, speckled quartz countertop, and a tiled shower/bath with a frosted window and chrome fixtures up front.
Bright finished basement with white beams, beige walls, and a white brick fireplace. Hardwood-look floor.
White brick house with red front door, black shutters, and a manicured garden in a sunny yard.
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Address: 6100 – 22nd Road N
Neighborhood: Overlee Knolls
Type: 4 BR, 2 BA single-family detached – 2000 sq. ft.
Open House: Open House Saturday, August 1, and Sunday, August 2, from 1 to 4 pm
Listed: $1,200,000

Noteworthy: Buy this home and move to the top of the long list to join popular Overlee Pool

Located on a quiet cul-de-sac bordering the Greenway, this 4 bedroom 2 bath, four- level split is in pristine, move-in condition. Fresh paint complements the recent roof, attic insulation, and pull-down stairs; replacement double-pane windows; HVAC; two renovated bathrooms, and remodeled rec room. Gleaming wood floors on two levels, two wood-burning fireplaces, and a beautifully landscaped lot for play, sports, gatherings, and gardening. Walk to East Falls Church Metro, large, leafy Tuckahoe Park, Westover Village, indie restaurants, and groceries, shops, and services at Lee-Harrison Center. A wonderful home awaits buyers who value space, convenience, and peaceful surroundings.

Listed by:
Betsy Twigg
[email protected]
(703) 967-4391

Let’s explore Pierce, the newest luxury condominium in Arlington

By Kami 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.

If you are in the market for a new Arlington condominium today, bring a flashlight. There is absolutely nothing to see and it’s a total ghost town. This isn’t a lack of buyer interest. I start by blaming the lingering, multi-year COVID hangover where no projects got designed, financed, or approved for several years since we didn’t know if the world would continue. Construction costs then further paralyzed commercial real estate and rising interest rates also crashed the party. No model units exist, no fancy preview sales offices or even a basic website landing page.

Want a place under 1,500 square feet? Pack your bags for Alexandria. Want a completely different suburban vibe? Enjoy the commute from McLean or Reston. The big local guessing game is simple. Who actually crosses the finish line first? Will it be 1501 Langston Boulevard? The upcoming tower at One Rosslyn? Or the old Key Bridge Marriott site known as Potomac Overlook?

Place your bets now. None will begin before roughly 2029 if all goes well.

If you are in the market and don’t want to wait until 2029 for these new communities to make a buying decision, you might consider the latest luxury condominium in Arlington in Rosslyn, Pierce. This stunning community sold out in 2024 and there hasn’t been another new condominium community since. Let’s look at some of what the community offers.

Image from Let's explore Pierce, the newest luxury condominium in Arlington
Image from Let's explore Pierce, the newest luxury condominium in Arlington
Image from Let's explore Pierce, the newest luxury condominium in Arlington
Image from Let's explore Pierce, the newest luxury condominium in Arlington
Image from Let's explore Pierce, the newest luxury condominium in Arlington
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A Real Option: Pierce

With 104 residences spanning 27 floors, Pierce offers expansive floor plans with premier interior finishes. At the height of sophisticated condominium living in Rosslyn, it boasts showstopping Potomac River and DC skyline views through dramatic, floor-to-ceiling windows, generous private balconies, high-end finishes, and excellent floor plans. It has some of the best views in town and has aged well. Full disclosure on the building management: My friend is the board president and my company hired the resident manager so the building is run flawlessly. The finances are actually in order.

The Bragging Rights (By The Numbers)

Buying here requires serious financial muscle. Of the 104 residences, 38 were under $1.5M, 51 were from $1.5M–$2.5M, and 15 were over $2.5M. Pierce’s average size is 1,894 sq ft, making the average price $1,910,000. With an average price per square foot of $1,033/sq ft, it is one of the top five residential buildings in Northern Virginia.

Who Lives There

The typical buyer isn’t a single 20-something. 65% of the buyers were couples and the average age among the buyers was 53. 35% were from Northern Virginia and another 33% were from out of the area, which was driven by the volatile job market during COVID. 65% of those buyers in Virginia were already in Arlington and 20% were retired. Just 13% actually commute into DC so Northern Virginia’s economy is doing just fine. About 60% used a trusted agent to make their purchase and that is typical across all similar new communities.

(more…)

Art Focus: Once a year, the sun completes Nancy Holt’s vision at Dark Star Park

By Sponsor
The concrete spheres and steel poles of Dark Star Park create more than a striking sculpture. Photo by Elman Studios.
Visitors gather each year to witness the annual Dark Star Park Day alignment. Photo by Elman Studios.
Dark Star Park in Rosslyn, designed by artist Nancy Holt, was created to connect art, time and place. Photo by Elman Studios.
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Every year, for just a few minutes, one of Arlington’s most iconic works of public art comes to life exactly as its artist intended.

On Saturday, Aug. 1, at approximately 9:32 a.m., visitors will gather in Rosslyn to witness the annual shadow alignment at Nancy Holt’s Dark Star Park (1979–84). At that precise moment, the shadows cast by the sculpture’s spheres and poles align with permanent shadow forms embedded in the ground—a phenomenon Holt designed to commemorate the anniversary of Rosslyn’s founding.

The alignment lasts only a few moments, but it has become a beloved Arlington tradition, drawing residents, visitors, artists and architecture enthusiasts alike to experience the intersection of art, astronomy, and history. If the weather cooperates, the park transforms into a striking demonstration of how light, time and place can become part of a work of art.

Created between 1979 and 1984, Dark Star Park was Arlington’s first County-commissioned public artwork and remains one of the nation’s earliest examples of integrated public art—where sculpture, landscape architecture and the surrounding environment function as a single work. Rather than placing an object within a park, Holt made the entire park the artwork, incorporating spheres, pools, steel poles, tunnels, earthworks and carefully positioned plantings into an immersive landscape.

Nancy Holt (1938–2014) was a pioneering artist whose work spanned poetry, film, photography, land art and large-scale public sculpture. Throughout her career, she explored perception, time and humanity’s relationship with the natural world. Dark Star Park remains her most significant urban installation and one of the few major works by the artist that can be experienced in an accessible city setting.

Whether you’ve attended for years or have never visited before, Dark Star Park Day offers a rare opportunity to experience a public artwork that changes with the movement of the sun—and reminds us that some of the most memorable moments in art happen not inside a museum, but out in the world around us.

Dark Star Park Day

When: Saturday, Aug. 1, beginning around 9 a.m.; shadow alignment at approximately 9:32 a.m.
Where: Dark Star Park, 1655 N. Fort Myer Drive, Rosslyn

 

Just Reduced Properties in Arlington: July 29, 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 July 27, there are 172 detached homes, 62 townhouses and 267 condos for sale throughout Arlington County. In total, 45 homes experienced a price reduction in the past week, including:

Image from Just Reduced Properties in Arlington: July 29, 2026
1406 N. Nicholas Street

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. 

Competition higher, price growth lower in first half housing market

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 has the Arlington single-family home market performed in the first half of 2026?

Answer: Arlington’s single-family detached (SFD) market got busier and more competitive in the first half of 2026, yet prices increased at their slowest pace since 2023.

More Competition, Modest Appreciation (Resale Market)

Note: this data is for resales of single-family detached (SFD) homes; I have a separate analysis of the new construction market further down.

  • The average and median price increased 3.5% and 1.9%, respectively
  • Over the past five years, the average and median price increased 13.9% and 11.1%, respectively
  • The average and median price of a home increased to $1.44M and $1.299M, respectively
  • Demand and competition rose to the highest levels since 2022, with 66% of homes selling within the first ten days on market and 68% of homes selling at or above the original asking price
  • The average buyer paid 1.3% more than the original asking price, compared to 2025 when the average buyer paid 0.3% less than the original asking price
  • Buyers of homes that went under contract within the first week on market paid an average of 4.7% over the asking price

Dig Deeper: Performance Varied by Size, Price Point

The appreciation gap between the average price (3.5%) and median price (1.9%) matters. The average is more sensitive to expensive sales. In 2026, 15.7% of closed resales sold for $2M or more, up from 12.7% in 2025. At the other end of the market, only 21.7% sold below $1M, down from 24.4%. That shift toward higher-priced homes helped lift the average faster than the median.

Average and median prices are useful, but neither tells us whether gains were shared evenly across the market. To test that, I divided the closed resale market into four sold-price quartiles for each year. Each quartile represents one-fourth of that year’s sales, from the least expensive 25% to the most expensive 25%. (more…)

The 5 biggest estate planning mistakes we see in Virginia

By PJI Law
Two professionals in business attire converse across a long glass conference table in a law firm meeting room, with PJI LAW on a wall screen behind them.

No matter your age, having a will is one of the most important steps you can take to protect your family. A properly prepared will ensures your wishes are carried out, helps reduce family disputes, and can make the estate administration process much smoother.

Unfortunately, many Virginians make avoidable mistakes that can create unnecessary stress and expense for their loved ones. Here are five of the most common.

1. Trying to Write a Will Without Legal Guidance

Online templates and DIY wills may seem like an easy way to save money, but they often create bigger problems later. Virginia law has specific requirements for a valid will, including proper signatures and witness requirements. Even small mistakes can leave a will open to challenges or delay the administration of an estate.

2. Forgetting to Update Your Will

A will shouldn’t be something you create once and forget. Marriage, divorce, the birth of a child or grandchild, buying a home, or losing a loved one can all affect your estate plan.

Reviewing your will every few years—or after a major life event—helps ensure it still reflects your wishes and keeps your loved ones protected.

3. Overlooking Federal Estate Tax Planning

Virginia no longer has a state estate tax, but federal estate taxes may still affect larger estates. As home values and investments continue to grow, more families may find themselves closer to the federal exemption than they expected.

Planning ahead can help minimize tax consequences and preserve more of your estate for your beneficiaries.

4. Not Planning for Minor Children

For parents, a will does more than distribute assets—it allows you to name a guardian for your minor children. Without that designation, a court may ultimately decide who will care for them.

Many families also choose to establish a trust so inherited assets can be managed responsibly until children reach an age or milestone they determine is appropriate.

5. Choosing the Wrong Executor—or Not Naming One at All

Your executor is responsible for carrying out your wishes, paying debts, and distributing your assets. Selecting someone who is organized, trustworthy, and capable of handling those responsibilities is just as important as deciding who inherits your property.

It’s also essential to clearly identify your beneficiaries. Vague language or outdated information can create confusion and, in some cases, disputes among family members.

Don’t Forget the Rest of Your Estate Plan

A will is only one part of a comprehensive estate plan. Depending on your circumstances, you may also benefit from:

  • A revocable living trust
  • A durable power of attorney
  • An advance medical directive
  • A transfer-on-death deed for your home

Together, these documents can help protect your finances, outline your healthcare wishes, and simplify matters for your family if you’re ever unable to make decisions yourself.

The Bottom Line

A well-prepared estate plan provides peace of mind for both you and your loved ones. By avoiding these common mistakes and keeping your documents up to date, you can help ensure your wishes are honored while reducing stress for your family in the future.

If it’s been several years since you’ve reviewed your will—or you’ve never created one—it may be time to speak with an experienced Virginia estate planning attorney about your options.

PJI Law, PLC: Estate Planning Attorneys in Fairfax, VA

At PJI Law, PLC, we work with clients across Fairfax and Northern Virginia to build estate plans that reflect their intentions and align with Virginia law. Our estate planning attorneys take the time to review your assets, beneficiary designations, business interests, and family structure so your plan works as intended.

Whether you’re creating your first will or revisiting an existing one, our team will help you avoid the mistakes that can undermine your entire estate plan.

Call (703) 865-6100 or contact us online to schedule your complimentary consultation today.

PJI Law, PLC
3900 Jermantown Rd, 2nd Floor
Fairfax, Virginia 22030
(703) 865-6100
https://pjilaw.com

Just Reduced Properties in Arlington: July 22, 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 July 20, there are 176 detached homes, 60 townhouses and 275 condos for sale throughout Arlington County. In total, 37 homes experienced a price reduction in the past week, including:

Image from Just Reduced Properties in Arlington: July 22, 2026

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: The housing affordability conversation needs to change

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 much of an impact do you think the ROAD to Housing Act will have on housing affordability in Arlington?

Answer: The Road to Housing Act became law ten days ago, with the stated goal of improving housing affordability in the United States.

I don’t see many policies in the Act that will improve affordability in the Arlington/Northern VA/DC Metro markets, outside of incentives for more affordable multi-family housing, but there are policies that should improve affordability in other markets that are more saturated with institutional investors that own swaths of single-family homes (e.g. Atlanta and Phoenix) and for manufactured/mobile homes.

The Local Conversation Needs to Change

If we are going to improve affordability in our market, most of the change has to be done locally/regionally, not nationally, but it requires a paradigm shift in how we discuss and solve for housing affordability.

Affordability Disconnect: Near Term Expectations Not Realistic
A disconnect between housing affordability expectations and reality prevents the right community and political conversations from happening. We expect/demand housing affordability immediately, ignoring the difficulty, and consequences, of achieving it that quickly.

Stable and healthy housing affordability is a long-term process requiring gradual change over a 10-15+ year period.

Demand-Side Solutions Won’t Work
Demand-side solutions, such as lower interest rates or easier financing, artificially inflate home values, as seen during the COVID-era housing boom and early 2000s. They are not a good long-term solution to affordability because they push values even higher (along with your property taxes) and affordability gets worse when rates/lending normalize and no longer provide artificially low monthly payments.

Supply-Side Solutions Are Not Immediate
Most policy discussions focus on supply-side solutions: building more/faster and denser housing (e.g. Arlington’s Missing Middle/Expanded Housing Option), incentivizing more existing home sales, or disincentivizing concentrated ownership by companies and individuals. Econ 101 tells us that more supply = lower prices = affordable housing (winner winner!).

This is the only path to stable, long-term housing affordability…BUT, at current interest rates, prices must drop 30-35% in the United States to become affordable, at current income levels. A 30-35% drop in home values would devastate the economy, so a supply-side solution won’t (shouldn’t) provide immediate affordability. (more…)

The TPS Eschaton, Proceeding in Echelon

By Sponsor and James Montana

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.

In our latest Supreme Court roundup, we discussed how the Supreme Court’s decision in Mullin v. Doe was likely to end Temporary Protected Status (TPS) for every country that currently enjoys it. Although Mullin only directly addressed TPS for Syria and Haiti, its holding – that the President may end TPS for any country, without meaningful judicial review – will allow the Trump Administration to end TPS as broadly as it likes.

However, TPS can’t be globally and concurrently terminated for every country, for two reasons.

First, TPS is a benefit which lasts for a specified period, then it comes up for renewal. Some countries which enjoy TPS currently – like, say, Ukraine – have not yet reached the renewal (or termination) date, and so the Administration is likely to simply allow the clock to run out for those countries’ TPS benefits.

Second, TPS has been the subject of a bewildering array of lawsuits, all of which are still pending even after the Supreme Court’s decision. In our legal system, a Supreme Court decision doesn’t automatically end legal proceedings in the lower courts. The United States will have to move to have the proceedings dismissed on the basis of Mullin; immigration advocates will have the opportunity to contest that motions practice.

Therefore, we expect the TPS Eschaton to proceed in echelon. (We wrote this whole column with that phrase in mind. Forgive us.)

  1. Burma, Ethiopia, South Sudan, and Yemen – July 17, 2026 is the current extension date – it may have passed by the time you read this; it may well have been extended by the time you read this.
  2. Haiti and Syria – July 24, 2026 is the current extension date. As of this moment, most EADs for Haitian and Syrian TPS beneficiaries remain automatically extended. Whether there will be any further extensions depends on litigation, and on the speed of the federal courts.
  3. El Salvador – September 9, 2026 is the current extension date.
  4. Venezuela – It’s complicated. TPS beneficiaries who received TPS-related employment authorization documents (EADs), Forms I-797, Notices of Action, and Forms I-94 issued with Oct. 2, 2026, expiration dates on or before Feb. 5, 2025, will maintain work authorization and their documentation will remain valid until Oct. 2, 2026. Other TPS beneficiaries’ work permits have already lapsed.
  5. Sudan and Ukraine – October 19, 2026 is the current extension date.
  6. Lebanon – November 27, 2026 is the current extension date.

For all of these countries, we believe it’s merely a matter of time before TPS ends.

What should TPS beneficiaries do?

Some should consider applying for a green card via the adjustment of status. Parents of U.S. citizen children over the age of 21, or spouses of U.S. citizens, are especially encouraged to consider doing so. (Keep in mind that some TPS beneficiaries entered with visas, or later re-entered with advance parole; they will be treated far better in the Adjustment of Status process than those who simply crossed the border.)

Some should consider applying for asylum. With TPS ending, many people who legitimately and reasonably fear return to their countries of origin are going to apply for legal protection. Ordinarily, you must apply for asylum within one year of entry. Being in a valid TPS status is considered a reasonable exception to that rule, but that exception is time-limited. We strongly encourage people to meet with an immigration attorney before or shortly after TPS expires. Six months after TPS expires is likely to be too late.

Some TPS beneficiaries simply won’t have a good immigration option. That is the nature of our immigration system – it is complex, unpredictable, and unfair. Our work as immigration lawyers is mostly palliative. We try to diminish the harm that the immigration system causes, one case (and one family) at a time.

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