When a loved one passes away, families often face difficult decisions about funeral arrangements, finances, and the distribution of property. One common question is whether having a will automatically means the estate must go through probate.

Not necessarily. Whether probate is required in Virginia depends largely on how the deceased person’s assets were owned and whether those assets have another method of transferring to heirs or beneficiaries.

Understanding when probate is required—and when it can be avoided—can help families navigate estate administration with greater confidence.

What Is Probate in Virginia?

Probate is the legal process used to administer certain assets belonging to a deceased person, or decedent. In Virginia, probate generally takes place through the circuit court in the city or county where the decedent lived.

When probate is necessary, the court recognizes the will, if there is one, and appoints a personal representative to handle the estate. The personal representative is responsible for identifying and collecting assets, addressing valid debts and taxes, and distributing the remaining property according to the will or Virginia’s intestacy laws.

Importantly, having a will does not automatically mean every asset must pass through probate. A will generally controls probate assets, while certain property passes directly to another person through ownership arrangements or beneficiary designations.

When Is Probate Required?

Probate is generally necessary when someone dies owning assets in their individual name that do not have another method of transferring ownership.

Examples can include:

  • Real estate owned solely by the decedent
  • Bank accounts without joint ownership or beneficiary designations
  • Vehicles, jewelry, collections, or other personal property owned individually

In these situations, probate may be necessary to give the personal representative authority to transfer or distribute the property.

When Is Probate Not Required?

Some assets can transfer automatically after death and therefore may not need to pass through probate.

Jointly owned property: Assets held jointly with rights of survivorship generally pass to the surviving owner.

Beneficiary-designated accounts: Life insurance policies, retirement accounts, and certain bank accounts can pass directly to the beneficiaries named on the account.

Revocable living trusts: Assets properly transferred into a revocable living trust generally avoid probate because the trust owns the property rather than the deceased individual.

Virginia also provides a simplified option for certain small estates. Under Va. Code § 64.2-601, qualifying personal property valued at $75,000 or less may be transferred using a small estate affidavit rather than a full probate proceeding, provided the statutory requirements are satisfied.

This simplified procedure applies to qualifying personal property, not real estate, and can be particularly useful when an estate consists of modest assets such as a bank account or vehicle.

What Happens When Probate Is Required?

When probate is necessary, the personal representative must complete several steps before the estate can be closed. These typically include identifying and valuing estate assets, filing the required inventory, addressing creditor claims and taxes, and distributing assets to beneficiaries.

Virginia also imposes deadlines for certain estate filings. The inventory generally must be filed within four months after qualification, while the first accounting is generally due within 16 months.

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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: Can you highlight the key market trends you’re seeing in the housing market?

Answer: Today we’ll look at three charts that describe what I’m currently seeing in the DC Metro, Northern VA, and Arlington housing market.

Showing Volume Down Significantly in the DC Metro

Weekly showing volume in the DC Metro has been running at its lowest rate in 5+ years since the beginning of September. Last week, showings were down 16% year-over-year (YoY).

Most Detached Homes Available in Seven Years in Northern VA

There haven’t been this many single-family detached homes available for sale in Northern VA since October 2019. The number of detached homes for sale in Q3 increased by 38% YoY in 2025 and another 17% in 2026.

That said, detached inventory levels are still well below pre-pandemic levels.

Months of Supply at Ten-Year High for Arlington Condos

The Arlington condo market has the highest Months of Supply (a measure of supply and demand) readings and lowest absorption readings in over ten years. Expect these trends to continue at least through the end of the year, with MoS going higher and Absorption dropping further.

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

We have access to the most pre and off-market listings across the DMV of any brokerage and are happy to share what’s available with anyone who asks.

Below are some of our team’s pre/off-market listings, details and additional listings available by request:

  • Arlington VA (Barcroft) – 4BR/2BA/2,500 sqft – Detached Single Family – 4th St S Arlington VA 22204

  • Arlington VA (Chain Bridge Forest) – 6BR/6.5BA/7,000 sqft – Detached Single Family (2027) – River St Arlington VA 22207

  • Fairfax VA – 6BR/6.2BA/7,000 sqft – Detached Single Family (2027) – Taylor Dr Fairfax VA 22032

  • Mclean VA – 5BR/4.5BA/3,700 sqft – Detached Single Family (2023) – Randolph Rd Mclean VA 22101

  • Annandale VA – 4BR/3.5BA/2,000 sqft – Townhouse – Aspen Hill Ct Annandale VA 22003

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


Game, set, Gala! On Saturday, Nov. 14, the USTA Mid-Atlantic Foundation’s annual Tennis Creates Gala, presented by QTS, comes to The Ritz-Carlton, Tysons Corner, celebrating the transformative power of tennis.

The evening raises critical funds to make the sport accessible to all across Washington, D.C., Maryland, Virginia and eastern/southern West Virginia.

Every dollar goes back into local communities through programs like Girls Rule the Court™, which has served more than 2,000 girls, along with Junior Player Scholarships and Tennis in Schools. Gala funds also help restore public courts. Over the last three years, the Foundation has invested $505,000 across 17 public facilities.

Emceeing the evening is Emmy Award-winning ESPN journalist Malika Andrews, host of NBA Today and NBA Countdown, who joined ESPN’s tennis coverage this year for the Australian Open, Wimbledon and the US Open.

Andrews has pointed to the electric moment American tennis is having, with stars like the DMV’s own Frances Tiafoe reaching the 2026 US Open men’s semifinals, and says she’s grateful for the chance to support the sport at the local level.

Joining the celebration is new USTA CEO Craig Tiley, who took the helm of the national governing body in July after over 20 years at Tennis Australia. As he leads the USTA toward its goal of 35 million players by 2035, the USTA Mid-Atlantic Foundation drives the grassroots work to grow the sport right here in the region.

The Foundation will present its Tennis Creates Impact Award to Vice Admiral Sean S. Buck, U.S. Navy (ret.), 63rd Superintendent of the U.S. Naval Academy, recognizing his leadership in fostering character, community, and well-being through tennis.

The heart of the night is the 2026 Tennis Creates Awards, honoring local changemakers. Alexandria’s Leigh Ann Jackson receives the Adult Leader Award for coaching Girls Rule the Court at Groveton Elementary, where she has served 130 students over five seasons and championed the program’s expansion to Hybla Valley.

Arlington’s Gabrielle Berg earns the Youth Leader Award for founding a Northern Virginia chapter of Tennis For Fun, which runs free year-round clinics for people with special needs in partnership with the Arlington YMCA. Burke’s Khoi Truong, head coach at Lake Braddock Secondary School, is the 2026 Coach of the Year.

They’ll be joined by fellow honorees Dr. Ellen Markowitz (Community Champion), James Skinner (Provider Champion), and Janelle Nichols (Tennis in the Classroom Awardee).

Tickets and tables are now available. Can’t make it? Make a gift to USTA Mid-Atlantic Foundation or bid in the silent auction to help put a racquet in the hands of the next generation of players.

The Tennis Creates Gala takes place Saturday, Nov. 14, 2026, from 6:00 – 11:00 p.m. at The Ritz-Carlton, Tysons Corner, 1700 Tysons Blvd., McLean, VA 22102.

For more information, visit TennisCreatesGala.com.


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.

If you filed an asylum application with USCIS more than a year ago, and that application is still pending, you may recently have received a notice from USCIS directing you to pay something called the Annual Asylum Fee. Or you may not have. That, as we will explain, is part of the problem.

The Annual Asylum Fee was created by H.R. 1 – the reconciliation bill enacted in July 2025, sometimes known as the One Big Beautiful Bill Act – which requires asylum applicants to pay a fee for every year that their asylum application remains pending. The length of time an application remains pending is, of course, determined almost entirely by the government, not by the applicant. This feature of the law has not escaped the notice of asylum seekers or their lawyers.

The rollout has been, to put it charitably, iterative. USCIS launched a payment page in October 2025 and began sending notices. A federal court in Maryland paused the notices a few weeks later. That pause was lifted in February 2026. In April 2026, the Department of Homeland Security published an Interim Final Rule, effective May 29, 2026, which spelled out the consequences of failing to pay on time: rejection of the asylum application, termination of the applicant’s work permit, and potential referral to removal proceedings. Meanwhile, the notices themselves have proven unreliable. Many applicants report never receiving one, and some only learned that they had owed the fee when the USCIS website informed them that their payment period had expired.

The Litigation: No Penalties – For Now

In July 2026, a coalition of organizations representing asylum seekers and TPS holders sued USCIS in federal court in Massachusetts in Venezuelan Association of Massachusetts v. USCIS. On July 21, 2026, the court issued an administrative stay, and on August 5, 2026, it extended that relief while the case proceeds. Under the court’s orders, USCIS may not:

  • reject an asylum application because the applicant failed to pay the Annual Asylum Fee;
  • terminate an applicant’s work authorization for failure to pay; or
  • begin removal proceedings based solely on failure to pay.

The stakes were not small. According to the plaintiffs, USCIS had been prepared to reject 227,186 pending asylum applications for nonpayment. In August, USCIS also reopened expired payment windows, so applicants who were previously told their deadline had passed may now be able to pay.

But note what the court did not do. The order expressly allows USCIS to keep collecting the fee, and USCIS’s position is that anyone who receives a notice must pay it according to its instructions.

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If you’ve been searching for a brand-new home situated on a quiet residential street just a five-minute walk from the Virginia Square Metro, your search is complete. Located at 629 N. Monroe St., The Towns on North Monroe present an exclusive collection of only three boutique luxury townhomes positioned right in the heart of Arlington’s vibrant Rosslyn-Ballston corridor.

Brought to you by Midtown Partners—a trusted multifamily and boutique home builder rooted in the Northern Virginia real estate landscape since 2010—these residences deliver the ultimate modern living experience.

Prime Location & Unmatched Walkability

Set just one block from Maury Park (featuring tennis courts, a playground, and expansive open green space), The Towns on North Monroe put the best of the neighborhood right outside your front door:

  • 5-Minute Walk: Virginia Square Metro Station for an effortless commute.
  • 10-Minute Walk: Clarendon’s premier dining, shopping, and nightlife destinations.
  • Everyday Convenience: Seamless access to local grocery stores, coffee shops, and major commuter routes.

Thoughtfully Designed for Modern Living

Available now and priced starting at $1,649,000, each home offers approximately 2,400 square feet of thoughtfully crafted living space designed with functionality and style in mind:

  • 3 Bedrooms & 3.5 Baths: Generous, well-proportioned layouts tailored for everyday comfort and hosting.
  • Elevated Primary Suite: Features an expansive walk-in closet and a refined primary bath complete with a double-bowl vanity.
  • Private Outdoor Spaces: Enjoy a main-level patio, a front balcony, a back balcony, and a spacious backyard—a rare and coveted feature for urban townhome living.
  • Dedicated Laundry Space: Equipped with room for a full-size washer and dryer.
  • Premium Finishes: Elevated with wide-plank hardwood floors, sleek quartz countertops, custom cabinetry, and high-end designer fixtures throughout.
  • Private Off-Street Parking: Dedicated parking space for every home.
  • Zero HOA Fees: Complete freedom with no monthly association dues.

Crafted by Midtown Partners

With deep roots across Alexandria and Arlington, Midtown Partners brings exceptional quality, structural integrity, and dedicated community focus to every project. The Towns on North Monroe showcase this commitment, offering homes built for lasting value and contemporary lifestyles.

Schedule your private tour today—availability is strictly limited to this intimate collection of three homes.

View the 3D tour, download floor plans, and connect with the Midtown Partners team today.


A colorful new landmark is bringing fresh energy to Columbia Pike while celebrating the people, cultures and stories that define one of Arlington’s most vibrant neighborhoods.

On Saturday, October 24, Arlington Public Art, the Columbia Pike Partnership, and the community will celebrate the completion of the first County-sponsored mural on Columbia Pike, a striking new work by artist Rowan Bathurst located on the side of the Goodwill building at 4714 Columbia Pike.

The mural, commissioned through Arlington Public Art and Arlington Economic Development, is part of ongoing creative placemaking efforts designed to strengthen neighborhood identity, enhance public spaces and create welcoming experiences for residents, visitors and local businesses.

For Bathurst, an artist whose work explores the relationships among people, nature and cultural heritage, Columbia Pike offered a rich source of inspiration. The mural features portraits of women representing cultures reflected throughout the neighborhood, surrounded by imagery drawn from local history, global artistic traditions and the natural environment of Four Mile Run.

What makes the project especially meaningful is the community’s role in shaping it. Public input gathered at the Barcroft Resource Fair and Columbia Pike Farmers Market revealed a strong desire for artwork that reflected the neighborhood’s diversity, vibrant character and connection to nature. A community advisory panel helped guide the project from concept through completion, ensuring the final design reflected the voices and experiences of the community it serves.

The resulting artwork is both a visual landmark and a celebration of the people who make Columbia Pike unique. It highlights the corridor’s longstanding role as a welcoming and multicultural community while creating a vibrant new point of interest along one of Arlington’s most traveled commercial corridors.

The project was made possible through a partnership with Jair Lynch Real Estate Partners, which provided the highly visible wall for the mural. Located on the Goodwill building at 4714 Columbia Pike, the artwork transforms an everyday streetscape into a destination that invites residents and visitors to pause, reflect and connect with the neighborhood’s identity.

As Arlington continues investing in public art and placemaking initiatives, projects like this demonstrate how art can strengthen community pride, foster connection and contribute to vibrant public spaces. Public art not only enriches the visual landscape, but also helps tell the stories of Arlington’s neighborhoods and the people who call them home.

The community is invited to join the celebration on Saturday, October 24, from 10 a.m. to 12 p.m. The free event will feature remarks from the artist and community representatives, music, refreshments and family-friendly activities. Attendees will have the opportunity to experience the mural up close and learn more about the community stories, cultural influences and local inspiration behind its creation.

For Columbia Pike, the mural represents more than a new work of art. It is a lasting reflection of the corridor’s creativity, diversity and community spirit, and a vibrant new symbol of the neighborhood’s past, present and future.

Art Focus is a regular series highlighting the artists, organizations, public art projects and creative initiatives that enrich Arlington’s cultural landscape.


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 October 12, there are 211 detached homes, 77 townhouses and 314 condos for sale throughout Arlington County. In total, 53 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. 


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