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Creating memory points in new condos- the power of a good “Ta-Da!”

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.

Let me tell you about a recent rental car experience I had that got me thinking about the next generation of new construction condominiums. I recently got rear-ended, and no one was hurt thankfully, but it was an experience to say the least. I know what you are thinking. How the hell is this related to new condos in Arlington? But trust me, it is, or will be.

The accident resulted in my having to get a rental car. Once I completed my reservation at the agency, I went outside to the car lot with the agent and he asked me to pick a car. I looked at the thirty or so cars, various makes and models, and all were grayish soulless boxes. I half jokingly asked him “Do you have any that aren’t so ugly and boring? Good grief. They all look the same.” Rows of boring shades of gray, taupe, off white, white, or metallic with similar body styles. I asked him if he thought they all got together and decided to make the same hideous car. He laughed at me and said he didn’t disagree, while then steering me toward a red Tesla. As I opened the door to the Tesla it reeked of things I haven’t been around since college. I commented that at least someone was having fun in their rental car.

It got me to thinking about how we have seemingly sucked the life out of so many things since the pandemic era. So many things look the same- AI generated, Minecraft style futuristic, and terribly stark. Even McDonald’s restaurants, my kids’ favorite fine dining, is modern and minimal with mostly black and beige. What happened to the joyfully obnoxious red and yellow… where is Ronald McDonald? Even McDonald’s knew that red and yellow created emotional memory. Somewhere along the way, we forgot that lesson.

Why Design Memory Matters

Gray is now synonymous with the last generation of condos, a symbol of the gloomy pandemic era with gray cabinets, gray floors, and gray tile. That won’t work going forward and thankfully interior design is shifting toward a look that’s individually collected, warm, natural, and exhibits quiet luxury. Housing prospects don’t want to buy a new gray soulless box that looks like all the others and evokes no emotion. I’m not sure how the car industry arrived at the conclusion that they did. Cars and condos shouldn’t both suffer from soulless sameness.

Due to current economics, the next generation of luxury condos in the 2029-2032 time frame will be 30% more expensive than the last new builds. For new construction condominiums, the quality of the floor plans are of the utmost importance. I often say the true high-end buyer doesn’t compromise well. To get the pricing projected, the quality has to be world class. We can afford to make a few mistakes (slightly overpriced maybe or the views are marginal) but if the layout and the finishes are the very best in the marketplace, the condominium sales will be successful. The inside matters most. The consumer is very smart and picks the best residences first. Let’s give them some reasons to move.

For the last 10-15 years we’ve encouraged developers to include a few “memory points” in their design. This is something the consumer would not expect, shows someone with real talent was involved in the design process, and confirms that several layers of thought were given to the livability of the residences. We have fun with this, and it makes the consumer more confident in making a buying decision when the condominium has personality. (more…)

Art Focus: new day rates make Arlington’s Printmaking Studio more accessible than ever

By Sponsor
Step into the Print Making Studio at The Studios of Arlington Arts, where artists bring ideas to life
The Print Making Studio is more than a workspace, it's a creative hub where artists connect, experiment, and grow through the timeless art of printmaking.
From carving and inking to pulling the final print, creativity is always in motion at the Print Making Studio at The Studios of Arlington Arts.
Ink, texture, and imagination come together in the Print Making Studio at The Studios. Every press run tells a story, transforming creative concepts into one-of-a-kind works of art.
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Artists looking for flexible access to professional printmaking equipment now have a new option in Arlington.

Beginning July 1, The Studios at Arlington Arts introduced new day-rate access to its Printmaking Studio, giving experienced printmakers the opportunity to reserve workspace without committing to a monthly membership.

The new pricing is designed to make professional printmaking facilities more accessible while supporting artists who may only need occasional studio time. Day rates are $40 for Arlington County residents and $48 for non-residents.

The Printmaking Studio is equipped for a variety of printmaking processes and is available to experienced artists who can independently operate professional-grade equipment. The new option complements The Studios’ existing membership program, which continues to offer regular studio access, flat file storage, participation in sales events, and keycard access to the facility for artists seeking ongoing workspace.

Located at 3700 S. Four Mile Run Drive, The Studios at Arlington Arts serves as a creative hub where artists develop their practice, connect with fellow creatives, and engage with the community. The addition of day-rate access expands opportunities for artists who need specialized equipment for individual projects, experimentation, or short-term use.

By introducing more flexible studio options, Arlington Arts continues to invest in Arlington’s creative community by lowering barriers to professional resources and supporting artists at every stage of their careers.

To learn more about the Printmaking Studio, membership opportunities, or other programs at The Studios at Arlington Arts, email: [email protected].

Just Reduced Properties in Arlington: July 15, 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 13, there are 1174 detached homes, 58 townhouses and 271 condos for sale throughout Arlington County. In total, 46 homes experienced a price reduction in the past week, including:

Image from Just Reduced Properties in Arlington: July 15, 2026
132 S. Garfield 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. 

Move the farm, not the food: check out Arlington’s local farm

By Carolanne Korolowicz

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

Between headlines and algorithms, it is apparent the ideas of “knowing your farmer” or “grow your own” are some of the top trends in health & wellness. As fast-paced city-slickers, recreating the mini-homesteads plastered all over Instagram and Pinterest feels, and probably is, impossible.

Though the aesthetic and manual labor might not appeal to many, most everyone loves the idea of eating and supporting local. The average grocery store vegetable travels over 1,500 miles and is stored in warehouses for weeks, so it is difficult to consume hyper-local, fresh produce. Area 2 Farms, a USDA-organic farm share, has brought a solution to Arlington residents with their simple mission – “move the farm, not the food.”

Area 2 Farms Frontage
Area 2 Farms Frontage

When I recently took a tour of Area 2 Farms, the best description would be that it was like I got the “organic golden ticket”. Inconspicuously located among South Four Mile Run’s rows of industrial buildings, a team of Arlington-local farmers grow all their own produce, year-round, inside an expansive commercial space. Unlike traditional farming, this urban version features rows of crops extending upwards. A variety of lettuce, micro-greens and root vegetables were thriving in Area 2 Farm’s unique equipment that looked to almost graze the ceiling.

The bulk of produce is grown on an impressive piece of machinery designed and patented by the farm’s founder. Silo, the farmers’ name for the system, starts with each crop planted within a “tote”, essentially a planter box, and set on wheels. Each floor has varying light and heat to mimic the natural temperature and intensity of the sun within a 24-hour period. The crops are moved by a conveyor belt in a snake-like pattern up and down the machinery. Silo also irrigates the plants and features a system to recapture and reuse water. (more…)

Is my child ready for kindergarten? What a Children’s House Montessori School graduate looks like

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Image from Is My Child Ready for Kindergarten? What a Children’s House Montessori School Graduate Looks Like

Every June, Children’s House Montessori School (CHMS) preschool graduates experience the important milestone of their first ever graduation to kindergarten. It is a moment worth celebrating, and for some parents, it is also a moment that surfaces a question: Is my child truly prepared for the next step?

The transition from preschool to kindergarten can feel significant. Parents want to know that their child will be able to act responsibly, follow classroom routines, make friends, and continue to build academic skills. At CHMS, those skills are built from day one. In a Montessori mixed-age classroom, younger children learn by observing older peers, and older children reinforce their own understanding by helping those who just joined CHMS.

Academic skills are woven into the fabric of daily life at CHMS. With guidance from trained Montessori Guides, children engage with sequential, hands-on language materials that allow children to develop a strong foundation in reading, writing, and vocabulary. In mathematics, children use similar materials to explore concepts that develop logical thinking and problem-solving skills. By the time a CHMS graduate enters kindergarten, whether at CHMS or their elementary school, they have developed a strong foundation in many academic areas.

CHMS families often say it best when describing the transition to kindergarten: Kelsey, a CHMS parent alumna shared, “our son entered kindergarten beyond prepared, and we love how the CHMS Montessori curriculum really allowed for him to learn at his own pace. I can’t say enough great things about the teachers.”

Kindergarten readiness is built every morning a child hangs up their own bag, every time they choose a lesson and complete it from start to finish, every afternoon they spend outside on the playground regardless of the weather, and every moment they spend in a warm classroom community.

Like so many CHMS graduates, these daily activities allowed Kelsey’s child to walk into kindergarten knowing how to adapt, clearly communicate wants and needs, and demonstrate grace and courtesy towards others.

For families who choose to continue at CHMS, the kindergarten year is a natural next step. The CHMS preschool and kindergarten program serves children in a mixed-age prepared environment. This means that kindergarteners do not start over in a new setting and instead step into a more experienced role within a classroom they already know. This allows them to deepen skills they have been building for years while serving as leaders for the younger children around them. The result is a kindergarten year that produces independent, confident, and empathic learners, prepared for elementary school and everything that follows.

CHMS is accepting applications for the 2026-2027 school year for toddler and preschool programs. Families interested in learning more are encouraged to connect with the admissions team to apply and schedule a tour and see firsthand the CHMS community.

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Just Reduced Properties in Arlington: July 8, 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 6, there are 167 detached homes, 48 townhouses and 266 condos for sale throughout Arlington County. In total, 41 homes experienced a price reduction in the past week, including:

Image from Just Reduced Properties in Arlington: July 8, 2026
6501 36th Street N

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. 

Major changes to condo lending requirements and the implications

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].

Fannie Mae sets the rules for (most) residential lending and just released new requirements for condo loans. Here’s a link to the full release and I’ll highlight a few changes that have the biggest implications for Arlington/Northern VA condos.

Thanks to the always-on it, Trey Reed of Cross Country Mortgage ([email protected], 703.297.9382), for the notice and helpful explanation on these changes.

Elimination of 50% Investor-Owned (rental) Unit Limits

This rule caused mass confusion for years for condo boards/owners and is now eliminated.

  • The actual rule: No second-home or investment loans in buildings with 50%+ units owned by investors (rented), loans for primary residences were always permitted
  • What people thought the rule was: No loan of any type in buildings with 50%+ units owned by investors (rented)

Effective Immediately: The 50%+ investor-owned limit is eliminated for ALL loan types.

Why it Matters: This should increase the buyer pool for investor-heavy buildings which is good for values, but may push rental percentages even higher, which most owner-occupants consider a negative.

What to Watch: Many condo buildings with rental caps set them at, or just below, 50% because of this rule (I’m generally opposed to rental caps) so it makes sense that some buildings will drop their rental caps. On the other hand, the elimination of this rule may increase the number of investor purchases and owner-occupants may play defense by adding a rental cap. It’ll be interesting to see how this plays out over the next 2-3 years.

Increased Reserve Allocation to 15%

What Changed: For loan applications dated after Jan 4 2027, condos must budget at least 15% of their total income from assessments (condo fees) toward Reserve contributions.

Background Context: Previously, the requirement was 10%. Reserves are a building’s savings account for the maintenance and replacement of common elements (e.g. HVAC, roof, carpet, paint, parking garage, etc).

Between the Lines: Underfunded Reserves are the biggest financial risks for a condo association; and thus for the banks that lend to its owners. The minimum contribution requirement is an effort by Fannie Mae to reduce this risk exposure.

Why it Matters: This is a nationwide rule, but Arlington/Northern VA condos tend to be in a better financial position, with stronger reserve balances, than many others across the country and do not need 15%+ annual reserve contribution to properly maintain their Reserves. As a result, this rule will force these buildings, that have been financially responsible for years/decades, to increase condo fees unnecessarily to meet the new requirement. This will result in an unnecessarily overfunded Reserve account and put downward pressure on market values because monthly fees are higher. (more…)

Supreme Court roundup – TPS is ending, birthright citizenship forever

By James Montana
Image from Supreme Court Roundup - TPS is Ending, Birthright Citizenship Forever

The Supreme Court tends to hand down its most controversial and political decisions at the end of June, and this year’s batch did not disappoint. In this brief advertorial, we’ll review the three most important decisions with respect to immigration law and migrants: the decision preserving birthright citizenship (Trump v. Barbara), the decision which effectively allowed the Administration to abolish TPS (Mullin v. Doe), and the decision which allowed the Administration to continue to turn away almost all asylum seekers at the U.S. border (Mullin v. Al Otro Lado).

Trump v. Barbara: Birthright Citizenship Lives On

We predicted that the Administration’s attempt to abolish birthright citizenship would fail. We were right, but only just. A bare majority of five justices (Roberts, Barrett, Sotomayor, Jackson, Kagan) found that the Trump Administration’s executive order seeking to abolish birthright citizenship by fiat was barred by the 14th Amendment’s guarantee of citizenship to “[a]ll persons born or naturalized in the United States, and subject to the jurisdiction thereof.” A sixth (Justice Kavanaugh) concurred in the judgment, but did not find that birthright citizenship was guaranteed to all by the 14th Amendment, instead holding that President Trump’s executive order simply contravened 8 U.S.C. § 1401(a), which codifies birthright citizenship as a matter of statute.

Birthright citizenship is safe for the foreseeable future, even if there are changes to the court’s composition. Congress is not going to abolish or amend 8 U.S.C. § 1401(a), and it is hard to see how a new executive order could make its way before the court before the end of the current President’s term.

Mullin v. Doe: TPS is Doomed, Doomed, Doomed

We offered no prediction on Mullin v. Doe, but, truth be told, we weren’t surprised by the outcome. When the Temporary Protected Status program was enacted, Congress specifically exempted TPS determinations from judicial review. (Yes, Congress can do that!) The statutory bar was fairly stark: “[t]here is no judicial review of any determination of the [Secretary of Homeland Security] with respect to the designation, or termination or extension of a designation, of a foreign state.” The challengers argued that this bar applied only to the substantive decision to designate a country’s designation or terminate a country’s TPS designation, so the courts could review procedural steps taken along the way toward a designation. That mattered here, because the Trump Administration is (a) very bad at following proper procedures, and (b) very bad at concealing its malignancy from the public. As Justice Kagan’s dissent points out, the President of the United States has offered the following opinions about Haitians: they eat the cats and dogs of the good people of Springfield, Ohio, they “probably have AIDS,” Haiti is a “shithole country,” which is “filthy, dirty, and disgusting.” But Justice Kagan’s dissent was cosigned by only two other Justices – Sotomayor and Jackson.

Only two countries were directly affected by the decision in Mullin v. Doe – Syria and Haiti. But every other TPS-designated country (Burma, El Salvador, Ethiopia, Honduras, Lebanon, Nepal, Nicaragua, Somalia, South Sudan, Sudan, Syria, Ukraine, Venezuela, and Yemen) is either already terminated or living on borrowed time. There is, in our judgment, no way that TPS can survive for any country if the Administration declines to extend it. (more…)

Arlington’s New Luxury Condo Market: Elevated and Expanding

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.

What defines luxury in housing? It’s perhaps the most overused word in the English language. I recently saw a sign for “Affordable Luxury Apartments” and smiled to myself. Arlington, particularly Rosslyn, with communities like Turnberry Tower, Pierce, and Gaslight Square, has achieved critical mass in luxury condominium options. The condo market in Arlington continues to get better, consumers demand more thoughtful design, and local product becomes more desirable. For new condominiums, luxury is really made up of two factors: price point of the offering (a reflection of location, unit finishes and quality of plan), and condo fees (amenities, level of service.)

Pricing is predominantly set by the location. A majority of value is determined by neighborhood desirability, socio-economics of its residents, quality of schools, convenience to employment, retail, transit, market factors, and social centers. Arlington has all of these in spades!

(more…)

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