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Just Reduced Properties in Arlington: August 5, 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 August 3, there are 175 detached homes, 64 townhouses and 249 condos for sale throughout Arlington County. In total, 48 homes experienced a price reduction in the past week, including:

1303 N. Lynnbrook Drive, 22201 – NOW: $1,399,900 (Reduced: $50,000 on 7/31)

2139 N. Pierce Court, 22209 – NOW: $1,275,000 (Reduced: $35,000 on 7/31)

1316 S. Dinwiddie Street, 22206 – NOW: $899,999 (Reduced: $65,000 on 7/31)

3468 S. Stafford Street Unit A1, 22206 – NOW: $619,900 (Reduced $5,000 on 8/3)

1021 N. Garfield Street #233, 22201 – NOW: $495,000 (Reduced: $4,000 on 7/31)

2600 16th Street S. #728, 22204 – NOW: $449,000 (Reduced: $30,000 on 7/30)

2016 N. Adams Street #408, 22201 – NOW: $399,900 (Reduced: $15,000 on 7/31)

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: Condo prices rebound, buyers maintain leverage in first half

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 condo market performed in the first half of 2026?

Answer: After a down year for condo prices in 2025, values rebounded close to 2024 levels despite properties staying on market longer and fewer condos selling for at or above their original asking price.

Market Values Higher, Despite Difficulty Selling

  • The average and median $/SF increased 3.3% and 5%, respectively
  • The average and median price increased 6.6% and 8.3%, respectively
  • Over the past five years, the average and median price per square foot increased by just 5%
  • Sellers felt more pressure during the sale, with the average condo taking an extra ten days to sell (42 days on market) and buyers negotiating an average of 2.1% off the original asking price, compared to 1.8% in 2025
  • Just 40% of condos sold for at or above the asking price, compared to 39% last year and ~ 50% from 2022-2024.

One-Bedroom Values Flat/Stable, Two-Bedroom Values Higher but Volatile

  • In 2026, the average $/SF of two-bedroom condos increased by 3.7%, compared to just 0.2% for one-bedroom condos
  • In 2025, the average $/SF of two-bedroom condos decreased by 6.5%, compared to a decrease of 1.7% for one-bedroom condos
  • The average $/SF of one-bedroom condos are still 1.6% below 2024 values and two-bedroom condos are 3.1% below 2024 values

Condo Fees Play a Significant Role in Condo Sales

The median monthly condo fee increased 3.6% to $638. On a fee-per-square-foot basis, the median rose 0.5% to about $0.70.

Among 2026 sales with fees below $0.50/SF, the median market time was 11 days, 51.4% sold at or above original ask, and the average sale was 98.6% of original ask. At $1.00+/SF, the median time on market more than doubled, only 35.6% sold at or above ask, and the average sale was 95.8% of original ask. Price reductions were also more common: 32.2% versus 22.9%.

Looking Forward

Given that price growth was attributable to two-bedroom condos, not the entire condo market, and it occurred with key demand metrics well below long-term averages, I wouldn’t be surprised to see values recede in the second half of 2026.

Additionally, condo inventory in Q2 of 2026 was 37% higher than in Q2 2025, while absorption rates were down. More supply combined with less demand is another indicator of downward pressure on condo values in the second half of 2026.

How the Data is Organized

For my mid-year reviews, I like to compare the first half of the year to the first half of prior years, rather than comparing the first half of the current year to the full year in prior years. We tend to see a stronger market (higher demand, more competition) in the first half of the year than the second half, so this approach gives us a better apples-to-apples comparison.

(more…)

Jeff Anderson of Bronson Bierhall joins All Team Exteriors!

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Man in a white T-shirt and jeans standing beside a white pickup truck labeled 'All Team Exteriors' in a parking lot near a blue-roof building.

Hello again, Arlington!

It’s Drew here again, the founder of All Team Exteriors. If you’re just now catching up, I’ve been here telling my story as I work my butt off to try to build an awesome and honest roofing company based right here in Arlington. As a reminder if there is anything we can do for you, you can reach us any time at 703-705-7207 for help with your roofing, windows, gutters, doors, and siding. Our website allteamexteriors.com can also answer questions you may have.

Today, I’m back with some exciting news because we have brought on our first salesperson and it is none other than Jeff from Bronson Bierhall. If you’ve been to Bronson over the past four years, you may have seen this awesome guy serving beverages and smiling behind the bar. When I met Jeff, I knew that his enthusiasm and energy are a perfect fit for All Team Exteriors. Jeff’s work ethic and enthusiasm make him an ideal candidate and we’re so excited to get started with him. As you can imagine we’ll be spending quite some time getting Jeff trained up and up to speed on our industry and our company. We couldn’t be more excited for him to have the chance to serve some of you at home just as he may have served you some beer and pretzels at Bronson.

Just like me, Jeff is a young guy trying to find his way and make it in the world and we’ll be working side by side for the immediate future. Again, please give us a call any time at 703-705-7207 if there’s anything we can do for you.

Thanks, Arlington, we’ll see you soon!

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…)

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