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Ask Eli: How seller rent-backs work

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This regularly scheduled sponsored 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].

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.

Question: We would like to stay in our home for a few weeks after we settle, can you explain the rent-back concept?

Answer: A Seller’s Post-Settlement Occupancy, more commonly referred to as a rent-back, allows a homeowner to sell their home, collect the proceeds, and continue living in the home for a pre-determined period after closing.

Some common scenarios for a rent-back are:

  • You need the sale proceeds for the purchase of your next home
  • You want to ensure the sale closes before you move out
  • You want to wait-out the end of the school year or last day at a job

How Rent-Backs Are Structured

The Northern Virginia Association of Realtors contract (as well as other regional contracts) provides a standard form for a Seller’s Post-Settlement Occupancy Agreement so you don’t need to worry about hiring an attorney. It functions as a short-term lease including:

  • How much the seller will pay the buyer for the rent-back
  • How long the rent-back lasts
  • A security deposit
  • A penalty for staying past the rent-back period
  • Who is responsible for utilities and maintenance (sellers)
  • Who is responsible for major issues from flood, fire, acts of God (buyers)
  • Requirement for buyer and seller to maintain property insurance coverage

Pre-Settlement and Post-Occupancy Walk Throughs

Buyers will conduct a pre-closing walk-through before they purchase the home where they have all the rights provided to them in a normal sale. At the end of the rent-back, the new owners will conduct another walk-through once the previous owners move out, which is like that of a walk-through at the end of a normal rental period. If the previous owners cause damage during the move-out, leave junk behind, or fail other property delivery requirements, the new owners can make a claim against the security deposit, which is generally held by the Title Company who handled the sale.

Time Limitations

If the home is being purchased as a primary residence and the buyers are taking out a mortgage, most loans require that the buyer intend to move into the property within 60 days of the closing and thus any rent-back is limited to 60 days (I usually recommend 59, just to avoid an issue with underwriting).

If a home is being purchased with cash or as a secondary home/investment property with a loan, the 60-day limit doesn’t apply. However, the contract form you’ll use explicitly states that it’s meant to give the seller the temporary right to use the property after closing and not subject to the Virginia Residential Landlord Tenant Act, so avoid using this form in place of a legitimate lease if the Buyer/Seller intend on a long-term rent-back.

Not Without Risk

For the new owners, a rent-back carries with it some of the same risks as being a landlord. Disputes over security deposit, damage in excess of the security deposit, or trouble with the previous owners moving out on time are all realities that buyers need to consider.

As with many decisions in a real estate transaction, a buyer’s willingness to agree to a rent-back is a matter of risk and benefit. The risk of issues arising like those mentioned above versus the benefit of offering the seller a rent-back can be the difference between the seller accepting your offer or taking somebody else’s.

Free Rent-Backs?

In a normal market, the fee for a rent-back is usually calculated using the buyer’s carrying costs (mortgage + taxes + insurance), but in competitive markets, many buyers offer sellers a free rent-back to increase the competitiveness of their offer. A free rent-back isn’t worth much if the seller is asking for an extra week, but it adds up if the buyer has a mortgage and the seller is asking to stay for a few weeks or more past closing and can be a highly valued term in the offer.

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

Upcoming (pre-market) ERG Listings, Details and Additional Listings Available by Request

  • Reston – 4BR/3.5BA/3,000 sqft – End-unit townhouse (1993) – Hollow Timber Ct Reston VA 20194
  • Falls Church City – 4BR/4.5BA/3,000+ sqft – End-unit townhouse (1995) – Rees Pl Falls Church VA 22046
  • Rosslyn – 3BR/2.5A/2,400 sqft – Condo (2022) – 1781 N Pierce St Arlington VA 22209
  • Arlington Ridge/Aurora Hills – 3BR/2.5BA/2,450sqft – Detached Single Family (1961) – S Grove St Arlington VA 22202
  • Tara Leeway Heights – 7BR/7.2BA/8,000sqft/half acre/pool – Detached Single Family (2026) – 1500 N Harrison St Arlington VA 22205
  • Highland Park/Overlee Knolls – 6BR/5.5BA/5,000+ sqft – Detached Single Family (2025) – 22nd Rd N Arlington VA 22205

Listing of the Day: 4610-17th Street, N

By ARLnow.com
1/7

Address: 4610-17th Street, N.
Neighborhood: Waverly Hills/Willett Heights
Type: 5 BR, 5 (+2 half) BA single-family detached – 5000 sq. ft.
Listed: $2,875,000

Noteworthy: Meet the Builder to Explore New Ways to Live in Arlington

Sneak preview to meet builder, Dave Springberg, who introduces a new home with a one bedroom Accessory Dwelling Unit in part of the lower level. Well-sited on an 8,000 square foot level lot, this home offers the flexibility, style, and quality of a Springstreet home. The kitchen features an island with waterfall quartz top, Cubitac cabinets, SubZero refrigerator, Wolf gas range, wall oven, and wall microwave and opens to the breakfast nook and family room.

The focal point of the family room is a gas fireplace with stacked stone surround, and tall doors open to the screen porch, grilling deck and lush rear yard. Windows on the porch can be easily raised to convert the porch to a three season room with wall heaters and a ceiling fan. The main level den has an adjoining bath and can be used as a guest room. Upstairs, the primary bedroom has views of sunrise and sunset, double fitted closets, and a bath with heated floor and separate soaking tub.

Three more bedrooms, two bathrooms, and a laundry room complete the level. Downstairs, the rec room has a wet bar, built-ins, tall windows, and a convenient powder room. The ADU features separate heating and cooling, kitchen with breakfast bar, living area, large bedroom and space for a desk. With its separate entrance it is an ideal rental property to reduce monthly housing costs, or for an in-law or au pair. Between Ballston and Westover Village and convenient and commutable to all.

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

Join WIT for laughter and inspiration at Improv Pride this weekend!

By Sponsor
Baltimore’s Malik and Rasheed will perform at Improv Pride. By Mikail Faalasli.

IMPROV PRIDE will showcase the DMV’s funniest LGBTQ+ improv comedians during a three-day event starting this Friday!

Washington Improv Theater’s celebration in support of World Pride includes interviews with notable locals, a special edition of The Cookout (WIT’s recurring celebration of Black improv), and a one-woman sketch show by trans comedian Danielle Steger, as well as three free improv workshops open to everyone.

For over 25 years, WIT has been DC’s premier destination for hilarious improv comedy, presenting shows that offer laughs and a fresh breath of air at an affordable price (tickets are priced at just $20).

The weekend’s special line-up includes:

  • Ask Me Anything: This popular series showcases the work and ideas of noteworthy and inspiring individuals. Each show features a 15-minute Q&A with a special guest, followed by an improv set performed by the Queer Variety Players. This weekend’s guests are:
  • The Cookout: Celebrate Black Improv and Black Pride on Sat. May 31 at 7pm when three of the most talented Black improv groups in the DMV, featuring all-LGBTQ+ performers, take the stage. Performers include Baltimore’s Malik and Rasheed (pictured). Headlining act Queerfolk will base their show on an interview with Erin D. Drake, Senior Advisor and Legal Counsel for the WNBA Players Association. Tickets to The Cookout consistently sell out so get yours today!
  • Danielle She/Her: On Sun. June 1 at 7pm, improv comedian Danielle Steger presents her one-woman sketch show about her experience as a recovering alcoholic and identity as a transgender woman. Danielle is a four-time Capital Fringe Festival award winner. Stand-up comedian Stacey Axler will open for Danielle.

Free workshops: Don’t miss the chance to give improv a try in a safe and welcoming environment, where the only rules are “Be your authentic self” and “Embrace a ‘Yes, And’ mindset!” Relax, have fun, meet other people, and let your creativity flow!

All shows and workshops will take place at Studio Theatre (14th and P Streets NW) in the ground-floor Mead space. Concessions are available.

This program is made possible thanks to the support of World Pride and the Mayor’s Office of LGBTQ Affairs.

Discover Improv Pride at WIT!

Listing of the Day: 2646 S June Street

By ARLnow.com
1/7

Address: 2646 S June Street
Neighborhood: Oakcrest / Arlington Ridge
Type: 4 BR, 3 BA single-family detached – 2800 sq. ft.
Listed: $1,250,000

Noteworthy: A Serene Treehouse Retreat – Tucked Off South Arlington Ridge Rd

Nestled on a lush 0.34-acre lot, this 4-bedroom/3-bathroom home offers a tranquil, treehouse-like setting in a prime location just off S Arlington Ridge Road. Turning onto S. June St and driving up to the cul-de-sac, you are immediately surrounded by lush trees, mature foliage and access to a footpath that leads up to the popular Oakcrest Park.

As you step inside the house, you are greeted by a thoughtfully designed floorplan that includes two spacious living rooms each with fireplace, one wood-burning and the other gas. The renovated kitchen has KitchenAid appliances, ample cabinetry/shelving and a built-in seating area that overlooks the back patio. Expansive windows throughout the house bring nature indoors, creating a private oasis perfect for relaxing or entertaining.

The full-house generator and oversized attached garage are both rare finds in the neighborhood. The garage provides tandem parking for two cars and storage. This move-in ready home blends modern comfort with a peaceful retreat-like atmosphere. It is truly a rare gem in Arlington. Full of charm, it offers all the conveniences of city living in a private setting.

COMMUTING OPTIONS: Less than 2 miles to DCA and GW Parkway. One stop light to 395. Easy access to National Landing, Pentagon City, Crystal City, Del Ray, and Old Town Alexandria. Four Mile Run Park/Bike Trail is around the corner. Walk to Starbucks, grocery stores, gym, tennis courts and the Sunday morning farmer’s market. Don’t miss this unique opportunity to own in one of Arlington’s most popular zip codes, 22202!

Listed by:
Melody Abella – TTR Sotheby’s International Realty
[email protected]
(703) 371-9219

Small Business Focus: Train with Chaz Builds Momentum with help from BizLaunch

By Sponsor
Chaz Berry

This article is sponsored by Arlington Economic Development.

Founded in September 2016, Train with Chaz is a health and wellness business helping busy professionals in Arlington lose weight and regain vitality through sustainable habits that boost energy, build confidence and fit seamlessly into their lives without adding stress.

Chaz Berry, an Arlingtonian, launched the business with a clear vision: to provide personalized health and fitness plans tailored to each client’s needs. “Unlike many programs that offer generic plans, this business focuses on creating an experience that feels like having a coach by your side every day,” Berry said.

In fall 2024, Berry leveraged BizLaunch resources to support business growth, particularly through the ReLaunch program. “BizLaunch helped me refine my target market, clarify my unique value proposition and develop a strong brand identity through effective use of colors and graphics,” Berry said.

One of Train with Chaz’s most powerful client stories involve a woman in her 50s who came to Berry feeling depleted and lacking confidence after experiencing several major life changes. With personalized coaching and consistent support, she underwent a transformative journey. “This story exemplifies the profound impact of personalized health coaching on individuals’ lives, highlighting the emotional, mental and physical growth that contributes to a thriving community,” Berry said.

Berry chose Arlington for its vibrant and supportive environment. The County’s parks, layout and balance of urban and suburban energy create an ideal setting for a wellness-focused business. “I also appreciate Arlington’s diversity, friendly vibe and the ease of access to fitness opportunities and stores,” Berry said.

Looking ahead, Berry plans to establish Train with Chaz as a trusted name in Arlington while expanding its reach through in-person and online programs. This growth strategy reflects a dedication to maintaining quality care and impactful results.

Learn more at www.train-with-chaz.com. If you’re a small business owner looking to grow your brand or refine your strategy, get in touch with BizLaunch today.

Just Reduced Properties in Arlington: May 28, 2025

By Sponsor

Each week, “Just Reduced” spotlights properties in Arlington County whose price 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: While Arlington Realty, Inc. provides this information for the community, it may not be the listing company of these homes.

As of May 27, there are 206 detached homes, 18 townhouses and 207 condos for sale throughout Arlington County. In total, 43 homes experienced a price reduction in the past week, including:

3703 7TH Street S

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.

Now open in Rosslyn: A smarter, more personal way to train

By Sponsor
1/4

Training Ground is redefining fitness in Rosslyn. This appointment-based personal training studio offers clients a private, high-end space to work with top local trainers – without the crowds, distractions, or pressure of a traditional gym. Now with locations in Ballston, Rosslyn and Bethesda.

Whether you’re just starting your fitness journey, returning from injury or looking to level up with expert guidance, Training Ground provides a welcoming, state-of-the-art environment tailored to your goals. No memberships. No waiting for equipment. Just focused, personalized training in a space built for progress and positivity.

For independent personal trainers, Training Ground offers a unique opportunity: operate your own business using premium equipment and private gym space – without the burden of overhead. It’s a shared workspace designed for fitness professionals to thrive.

A few client training slots and trainer workspaces are still available. Introductory packages are now open for new clients and they’ll be hosting a Kettlebell Workshop on Saturday, July 12th for all fitness levels.

Visit Training Ground today and discover what personalized training really feels like.

Training Ground has two locations in Arlington at 850 N. Randolph Street in Ballston and 1500 Wilson Blvd in Rosslyn. For more information email [email protected].

Most and least expensive condos and townhomes sold in Arlington (May 2025)

By Sponsor
888 N Quincy St #2102

This recurring Most and Least Expensive Home feature is sponsored by The Eli Residential Team. Their mission is to guide, educate, and advocate for their clients through real advice, hands-on support, and personalized service. This week’s post is written by Jean Ropp.

Here in Arlington, real estate is a spectator sport. Let’s take a look at some of the most and least expensive condos and townhomes sold in May 2025

Townhomes

Most expensive townhomes sold:

Condos

Most expensive condos sold:

Least expensive condos sold:

*Minimum home value of $200,000 set to exclude certain land sales, retirement condos, properties with expiring ground leases, etc.

If you have any questions regarding these listings, or would like to schedule a private showing of a similar home, please feel free to reach out to Jean Ropp

Let The Eli Residential Team expertly guide you through the unique market dynamics in Arlington. Start by filling the form below. It will support ARLnow’s local news mission and you’ll get some perks in the process.

Ask Eli: Price reductions on the rise nationally and locally

By Sponsor

Question: Have you noticed more price reductions on homes than usual for this time of year?

Answer: Across the country, the number of homes with price reductions is on the rise. Zillow recently reported that nearly one in four homes listed on its website had a price cut in April. The markets seeing the highest rate of price cuts tend to be markets that saw the most significant appreciation during the COVID era housing boom like Phoenix, Tampa, Nashville, and Salt Lake City.

Price Cuts Increasing Across the DMV

The chart below shows the number of price cuts per month in the DC area. On one hand, it’s alarming to see the sharp increase in price cuts this year compared to previous years – it’s an accurate reflection of how the market has shifted this year. On the other hand, the first six months of the last three years (’22-’24) have been exceptionally strong markets that can make a normal market appear weak in comparison.

What Does the Summer Hold?

If you look at the pattern of price reductions through May compared to previous years and look at the seasonal pattern of higher rates of price reductions from June through October, one can easily forecast a significant rate of price reductions in the DMV on the horizon.

That may very well be our future, but it’s also possible that we’ve seen sellers in the DMV cutting prices faster than usual this year because of the onslaught of news about federal workforce and spending cuts. This could mean that spending cuts have been more front-loaded than usual, and the rate of price reductions may slow down (but will remain higher than previous years).

Will Seller Optimism Drop?

So far, sellers in Northern VA and the DC Metro have been optimistic going to market, with the average asking price of new listings up 1-4% year-over-year each of the last three months, per the chart below.

 

The chart below shows that some of those sellers have been rewarded for their optimism, with the average price of homes under contract with an asking price 1-5% more year-over-year (TBD what these properties actually sell for, but likely close to asking price).

On the flip side, the chart below shows us that many sellers are being punished for being overly optimistic, with the average list price of homes sitting on the market in April down 7% and 12% in the DC Metro and Northern VA, respectively.

If sellers become less optimistic and start going to market with lower asking prices, that may lead to fewer price reductions through the summer.

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

Upcoming (pre-market) ERG Listings, Details and Additional Listings Available by Request*

  • Reston – 4BR/3.5BA/3,000 sqft – End-unit townhouse (1993) – Hollow Timber Ct Reston VA 20194
  • Highland Park/Overlee Knolls – 6BR/5.5BA/5,000+ sqft – Detached Single Family (2025) – 22nd Rd N Arlington VA 22205
  • Rosslyn – 3BR/2.5A/2,400 sqft – Condo (2022) – 1781 N Pierce St Arlington VA 22209
  • Arlington Ridge/Aurora Hills – 3BR/2.5BA/2,450sqft – Detached Single Family (1961) – S Grove St Arlington VA 22202
  • Tara Leeway Heights – 7BR/7.2BA/8,000sqft/half acre/pool – Detached Single Family (2026) – 1500 N Harrison St Arlington VA 22205

Listing of the Day: 2951 N Nottingham Street

By ARLnow.com
1/6

Address: 2951 N Nottingham St
Neighborhood: Williamsburg Village
Type: 6 BR, 6 (+1 half) BA single-family detached – 6687 sq. ft.
Listed: $2,995,000

Noteworthy: Carefully envisioned by Ariella Design, every detail of the home has been skillf

Elevation Homes presents this thoughtfully designed new construction across the street from Nottingham Elementary in the Williamsburg Village neighborhood of North Arlington. At 6,670 square feet, 2951 Nottingham St.’s six bedrooms and six-and-a-half baths balance expanse and intention. Carefully envisioned by Ariella Design, every detail of the home has been skillfully curated to remain timeless, practical, and sophisticated.

Chevron wide-planked engineered white oak wood floors invite you through the foyer into the house with 10ft ceilings on the main floor and an open-concept layout for easy flow between rooms. In the kitchen, custom cabinetry by Bullseye surrounds a suite of luxury appliances, including a 48” SubZero refrigerator, a 48” Wolf gas range, and dual Cove smart dishwashers elegantly tucked behind wood panels. The family room features a gas fireplace flanked by custom built bookshelves and coffered ceilings, and a smart butler’s pantry includes an additional bar area and under-counter fridge. The rest of the main floor includes a mudroom with built-in cubbies, a main level guest suite with a private balcony, an office with custom built cabinetry and bookshelves, and a screen porch overlooking the yard and nearby fields.

The upper level includes a private primary suite with entrance foyer, two large walk-in closets and designer bathroom with double vanities, soaking tub, a large glass enclosed shower, and heated floors. The remainder of the upper level includes three secondary bedrooms with en-suite bathrooms, walk-in closets, and a large laundry room. The lower level boats additional thoughtfully crafted spaces.

Listed by:
John Moore – Moore Homes at Compass
[email protected]
(202) 999-6293

Listing of the Day: 2819 S Joyce Street

By ARLnow.com
1/7

Address: 2819 S Joyce St
Neighborhood: Oakcrest / Arlington Ridge
Type: 4 BR, 4 BA single-family detached – 2400 sq. ft.
Listed: $1,149,000

Noteworthy: Charming Expanded Cape Cod in Arlington’s Coveted 22202 Zip Code

Welcome to this beautifully expanded 4-bedroom, 4-full bath Cape Cod nestled in the heart of Arlington’s sought-after 22202 neighborhood. This thoughtfully updated home blends classic charm with modern convenience, offering spacious living areas, a seamless flow, and abundant natural light throughout.

Step inside to discover a warm and inviting living room with a cozy gas fireplace, gleaming hardwood floors, and elegant finishes. The kitchen boasts granite countertops, gas cooking, stainless steel appliances, ample cabinetry and heated floors, making it perfect for both casual meals and entertaining. A formal dining area and additional family room provide versatile spaces for gatherings as well.

The primary suite is a true retreat, featuring a luxurious en-suite bath with heated floors, generous closet space and upper-level washer/dryer. Two additional bedrooms reside on this level along with a full-hall bath. There are also heated floors in the main level bathroom. The fully finished lower level with mini-kitchen and full bathroom can serve as a private guest space/4th bedroom, home office or recreation room. The current owners have used it as an Airbnb.

Outside, enjoy entertaining on the oversized backyard deck with built-in gas grill surrounded by lush landscaping. The detached garage and extended driveway offers convenience, while the home’s prime location near Metro, Pentagon City, Amazon HQ2, and Reagan National Airport provides unmatched accessibility. Enjoy living one stoplight to Washington, DC/395N and a short distance from the Four Mile Run Trail (part of the extensive Northern Virginia/DC bike/walking trail), several grocery stores, restaurants, gyms, Starbucks & more.

Listed by:
Melody Abella – TTR Sotheby’s International Realty
[email protected]
(703) 371-9219

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