Sponsored

A Fresh Take on 55+ Living Just Outside Arlington

By Sponsor
Image from A Fresh Take on 55+ Living Just Outside Arlington
Image from A Fresh Take on 55+ Living Just Outside Arlington
Image from A Fresh Take on 55+ Living Just Outside Arlington
Row of modern townhomes with attached garages, balconies, and stone accents under a clear blue sky, a new development image.
Aerial view of a large community pool area with a red water slide, lounge chairs, and red umbrellas near a clubhouse.
Image from A Fresh Take on 55+ Living Just Outside Arlington
1/6

If a new home is part of your plans, you don’t have to wait until next year to make it happen. Cascades at Embrey Mill offers a modern 55+ living option in Stafford, with select homes available to move into before the end of the year.

Located within the established Embrey Mill community, Cascades at Embrey Mill provides access to a wide range of parks, trails, pools, and neighborhood amenities, along with its own dedicated 55+ spaces for recreation and socializing.

At the center of the community are Brookfield Residential’s modern condominiums, starting from $399,990, offering main-level living—with kitchen, living, dining, and the primary suite all on one floor—plus private elevators. Designed with open layouts, contemporary finishes, and attached garages, the homes offer both comfort and flexibility for everyday living.

With lawn care, snow removal, and exterior maintenance included, homeowners can spend less time on upkeep and more time enjoying the surrounding community—or heading into nearby destinations across Northern Virginia.

For a limited time, buyers can also take advantage of up to $20,000 in paid closing costs* or fixed rates from 4.99%* on select quick move-in homes, making now an especially good time to find a new home and settle in before the end of 2026.

Ready to take a closer look? Schedule a tour of the decorated model homes and experience Cascades at Embrey Mill firsthand.

*Terms and conditions apply; see Sales Manager for details.

Ask Eli: How to approach home inspection negotiations

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: We just finished our home inspection and are overwhelmed by the list of recommended repairs. How do we know what to ask for and what’s reasonable to expect from the seller?

Answer: You should expect an inspection to turn up a list of issues, even for a new home. With the market shifting towards more leverage for buyers, inspection contingencies and negotiations are becoming more common. The challenge is figuring out which findings deserve further investigation or negotiation and which belong on your maintenance list after moving in.

An inspection report gives you information to make that decision, but it doesn’t automatically make every item the seller’s responsibility. In my opinion, the goal is to focus on issues that were uncovered that you didn’t account for when you negotiated the purchase contract.

Start With Your Contract

An inspection contingency can be structured in multiple ways. You may have a negotiation period that allows you to ask the seller for repairs or credit or you may just have the right to void, without a built-in negotiation period. The former is favored by buyers, the latter is more attractive for sellers. Having permission to conduct an inspection does not, by itself, establish a right to cancel the purchase.

Your options depend on the agreement you signed. Make sure you understand them before assuming you can keep negotiating or walk away.

Focus on the Findings That Matter

An inspection report can make a minor electrical issue and a foundation concern look equally alarming but they deserve different responses.

The issues I would focus on include:

  • Structural problems

  • Water penetration

  • Safety hazards

  • Systems or appliances that aren’t working properly

  • Conditions that suggest a substantial repair or replacement is coming sooner than expected

Account for Age and Condition

You should try to establish the age and condition of major systems before making an offer, then use the inspection to verify what you understood.

You’ll have a tough time convincing most sellers to buy you a new water heater simply because the existing one is 17 years old, assuming it works and its age was disclosed before your offer. That future replacement should already be part of your ownership budget.

The discussion changes if the inspection finds that it’s leaking or otherwise failing. Similarly, a roof that was represented as recently replaced but turns out to be near the end of its useful life creates a different negotiation than an older roof everybody knew about.

Decide Between Repairs and a Credit

Often, an inspection agreement includes some repairs by the seller and a credit toward the buyer’s closing costs for other items.

For a straightforward repair, having the seller complete the work before closing may be convenient. Be specific about the work, the appropriate contractor qualifications, documentation, and how completion will be verified.

(more…)

DOJ to Immigration Judges: Just Deny The Cases Without Trial!

By Sponsor

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.

On September 29, 2026, the Board of Immigration Appeals issued a short precedent decision that will cast long shadow. In Matter of G-R-B-, 30 I&N Dec. 102 (BIA 2026), the Board held that an immigration judge may pretermit an application for asylum and without a motion from the Department of Homeland Security.

“Pretermit” is lawyer’s prattle. In plain English, it means the judge reads your paperwork, decides it doesn’t state a winning claim, and denies it — without ever letting you take the witness stand to tell your story.

My prediction is simple: immigration judges will use this power to deny asylum cases in large numbers. The purpose of this advertorial is to explain why.

Pretermission is not new, but until recently it was rare. In 2025, the Board decided Matter of H-A-A-V-, 29 I&N Dec. 233 (BIA 2025), which held that a judge need not hold a full evidentiary hearing when the written application, taken at face value, does not establish prima facie eligibility for relief. In practice, the government usually started that process by filing a motion to pretermit. That motion gave the applicant notice that his case was in danger and a chance to answer it. Requiring ICE-OPLA to submit a written motion also gave the prosecutor a chance to assess the claim independently.

G-R-B- removed that step. In G-R-B-, a Mexican man applied for asylum, withholding of removal, and protection under the Convention Against Torture, based on fear of harm. DHS never asked the judge to pretermit. The judge did it anyway, on the judge’s own initiative and without a hearing — and the Board approved the practice.

The upshot is that the judge can now act as both prosecutor and decision-maker on the question of whether your case even gets a hearing. DHS no longer needs to lift a finger.

This would not be worrisome if immigration judges exercised effective independence from the Justice Department. Unfortunately, a procedural tool is only as dangerous as the people who hold it. And the people who hold this one are under enormous pressure.

According to an August 2026 report from TRAC at Syracuse University – the leading statisticians of the immigration courts – 279 immigration judges were fired or resigned during fiscal years 2025 and 2026. That’s roughly 38% of the 735 judges who were on the bench at the end of fiscal year 2024. During the previous four years, the average annual departure rate was about 5%.

The judges who remain have noticed. TRAC tracked 130 judges who stayed continuously on the bench from fiscal year 2021 through fiscal year 2026. Three out of four of them deny asylum more often today than they did in 2021, and the median judge’s denial rate rose by 28 percentage points. In June 2026, the overall asylum denial rate hit 94.1%. (Prior grant rates hovered around 40-50%.)

(more…)

Arts Focus: A Weekend of Creativity Awaits in Arlington

By Sponsor
Image from Arts Focus: A Weekend of Creativity Awaits in Arlington
Nature and Poetry Walk at Lubber Run.
Festival Latinoamericano at Arlington Mill Community Center.
Yikes! at Spark!
Former Arlington Poet Laureate Courtney LeBlanc.
1/5

Looking for inspiration this weekend? Arlington County has numerous opportunities to connect with creativity, culture, and community through experiences that celebrate artistic expression, cultural heritage, and Arlington’s unique sense of place.

On Saturday morning, join former Arlington Poet Laureate Courtney LeBlanc for The Nature of Poetry, a guided walk of Lubber Run Park that explores the connection between poetry and the natural world. Participants will stop along the trail to read nature-themed works, reflect on the landscape, and create poetry inspired by their surroundings. The program offers a chance to experience one of Arlington’s treasured green spaces through a creative lens while discovering how art can deepen our understanding of place and environment.

Later that day, celebrate the rich traditions of Latin America with Arlington Parks and Recreation’s Festival Latinoamericano, one of the region’s premier cultural festivals. The annual event brings together music, dance, art, food, and family-friendly activities that showcase the diversity and vibrancy of Latin American cultures. Featuring live performances, artisan vendors, and opportunities to experience traditions from across Latin America, the festival offers a day of cultural discovery and community celebration.

On Sunday, head to 2700 Art Space for a special Halloween-themed YIKES! at SPARK! This festive edition of Arlington Arts’ monthly community art market invites visitors to celebrate the season through creativity, community, and a touch of spooky fun. Featuring local artists, makers, food vendors, and engaging activities, YIKES! at SPARK! transforms 2700 Art Space into a vibrant gathering place where neighbors can connect, discover unique artwork, and enjoy arts experiences for all ages. Drawing on the spirit of SPARK!, the event offers a welcoming opportunity to meet local artists, support small creative businesses, and experience the energy of Arlington’s growing arts community.

And while you’re out exploring Arlington this weekend, take a detour to Columbia Pike to watch a new public artwork come to life. Artist Rowan Bathurst is currently creating a large-scale mural on the Goodwill building at 4714 Columbia Pike, offering a rare opportunity to experience the creative process in real time. Inspired by the diversity, culture, and spirit of the Columbia Pike community, the mural is transforming an everyday space into a vibrant visual landmark. Whether you live, work, or spend time along the Pike, it’s worth stopping by to see the artwork taking shape and witness firsthand how public art can bring new energy and identity to a neighborhood.

From poetry and cultural celebration to public art and community gathering, this weekend’s events showcase the many ways creativity enriches Arlington’s neighborhoods and public spaces. Whether you’re looking to make art, experience a new culture, meet local artists, or simply enjoy time with friends and family, Arlington County offers something for everyone.

Learn more about these and other upcoming events through Arlington County.

Just Reduced Properties in Arlington: September 30, 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 September 28, there are 209 detached homes, 77 townhouses and 308 condos for sale throughout Arlington County. In total, 63 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. 

Ask Eli: Smaller rate shock hits a more vulnerable market, ’26 vs ’22

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 would you compare current weakening market conditions to what happened in 2022, when rates increased quickly?

Answer: The DC Metro/Arlington real estate market has slowed considerably, driven by mortgage rates that have climbed since July, rapidly in September. Showings are down, listings are taking longer to sell, and buyers have become increasingly cautious.

Average 30yr Fixed Rate Mortgage in the US since June 1 2026
Average 30yr Fixed Rate Mortgage in the US since June 1 2026

The obvious comparison is 2022, when mortgage rates rose at extraordinary speed and abruptly ended one of the most competitive markets we have ever experienced. The current rate increase is much smaller, but it’s having a significant effect because the 2026 market was in a more vulnerable position than in 2022.

Average 30yr Fixed Rate Mortgage in the US in 2022
Average 30yr Fixed Rate Mortgage in the US in 2022

The 2022 rate shock hit a market with extraordinary buyer demand and almost no available inventory. Buyers were eager to purchase a home.

The 2026 market has less cushion than in 2022. Rates and prices made payments more uncomfortable, buyer enthusiasm was lower, and we had considerably more inventory relative to demand.

What happened in 2022

During the first half of 2022:

  • 60% of Arlington homes went under contract within ten days

  • Median cumulative days on market was seven

  • Nearly 69% of homes sold at or above the original asking price

  • Almost 49% of homes sold above the original price

  • Only 14% of homes required a price reduction

By the second half of 2022:

  • The share going under contract within ten days fell to 34%

  • Median cumulative days on market increased to 21.5 days

  • Only 34% sold at or above the original price

  • Price reductions increased to 36%

  • The share selling below 95% of the original price tripled from 9% to 27%

Some of that reflects normal seasonality, but the same-period comparison confirms a substantial shift. Compared with the second half of 2021, sales fell 33%, the share selling at or above the original price declined eleven points, and price reductions increased six points.

However, prices did not collapse. The median sale-to-original-ask-price declined from 99% to 97.7%; a modest price correction. The larger correction occurred in transaction volume, competition, and buyer leverage.

Less demand cushion to absorb a smaller rate shock

The first half of 2026 was strong by most historical standards, but it was less competitive than early 2022. Sales volume was 22% lower, the share selling at or above the original price fell from 69% to 59%, and the share selling above the original price declined from 49% to 37%.

Months of supply (a metric that measures supply and demand) shows the difference clearly. During July and August 2022, Arlington averaged 1.5 months of supply (lower MoS favors sellers). During the same months of 2026, it averaged 2.5 months of supply, approximately 60% higher.

(more…)

Save the date: Arlington Housing Grants Program waitlist opens Oct. 5

By Arlington County Department of Human Services
Image from Save the date: Arlington Housing Grants Program waitlist opens Oct. 5

Households interested in housing assistance may have an opportunity to join the Housing Grants Program waitlist when registration opens this October.

The Housing Grants Program helps eligible households maintain housing stability through rental assistance in Arlington County’s housing market. Earlier this year, Arlington County announced changes designed to support the long-term sustainability of the program, including the transition to a waitlist process for new admissions.

The Waitlist Opens Soon
Beginning Monday, Oct. 5, 2026, at 8 a.m. ET, eligible households can pre-apply for Arlington County’s Housing Grants Program waitlist. The registration period will remain open until Monday, Oct. 19, 2026, at 11:59 p.m. ET. During that time, all completed applications will have an equal opportunity to be selected for the final waitlist.

Apply Online
Interested households can submit their application online through the Housing Grants application portal. There is no fee to apply. Arlington County will never charge applicants to submit an application or improve chance of selection.

Interested households are encouraged to visit the County’s Housing Grants Waitlist webpage for step-by-step instructions, eligibility information, frequently asked questions and additional application resources.

One of the most important things applicants should know is that the process is not first-come, first-served. Whether a household applies on the first day of registration or the last, every completed application submitted during the registration period will have the same chance of selection.

After the registration period closes on Oct. 19, Arlington County will use a randomized lottery process to select 500 households for placement on the Housing Grants Program waitlist. Lottery results and notifications to applying households are expected no later than Dec. 30, 2026.

Help Is Available
Arlington County is committed to ensuring all eligible households have an opportunity to participate in the pre-application process.

Language assistance, disability accommodations, and other accessibility supports are available. Individuals who need accommodations or assistance applying should contact the Housing Grants Program as early as possible at [email protected] or 703-228-1350, Monday through Friday, from 8 a.m. to 5 p.m.

Throughout the registration period, interested households can access technical assistance and application support at the locations below. Our technical assistance sessions offer one-on-one support to help with the pre-application process. Technical assistance sessions are free and open to all. No appointments required. Visit any of our locations during our hours of operation to get help. Information about technical assistance locations, schedules and available services is available on the Housing Grants Waitlist webpage.

Technical Assistance Sites and Hours:

Department of Human Services Resource Center (Sequoia Plaza 1, 2100 Washington Blvd.)

  • Monday, Tuesday, Thursday: 8 a.m. to 5 p.m.

  • Wednesday: 8 a.m. to 7 p.m.

  • Friday and Saturday: 10 a.m. to 5 p.m.

  • Sunday: Closed

Central Library (1015 North Quincy St.)

  • Monday through Thursday: 10 a.m. to 8 p.m.

  • Friday through Sunday: 10 a.m. to 5 p.m.

Shirlington Library (4200 Campbell Ave.)

  • Monday, Wednesday and Thursday: 10 a.m. to 8 p.m.

  • Tuesday: Noon to 8 p.m.

  • Friday through Sunday: 10 a.m. to 5 p.m.

Courthouse Library (2100 Clarendon Blvd.)

  • Monday and Thursday: 10 a.m. to 6 p.m.

  • Tuesday: Noon to 8 p.m.

  • Wednesday: 10 a.m. to 8 p.m.

  • Friday and Saturday: 10 a.m. to 5 p.m.

  • Sunday: Closed

For households interested in housing assistance: mark your calendars, gather your information and pre-apply between Oct. 5 and Oct. 19. Arlington County’s Housing Grants Program waitlist is designed to provide a fair, transparent and equitable process for connecting eligible individuals with housing support when resources become available.

Learn More
Additional information about the Housing Grants Program is available via:

  • Phone: 703-228-1350 (available Monday through Friday from 8 a.m. to 5 p.m.)

Apply Online

Westover Day is back—and bigger than ever

By Sponsor
Image from Westover Day is back—and bigger than ever
Image from Westover Day is back—and bigger than ever
Image from Westover Day is back—and bigger than ever
Image from Westover Day is back—and bigger than ever
1/4

Five live bands. Inflatable obstacle courses and carnival games. Face painting and balloon artists. Adoptable puppies. Great local food. Live jazz at The Italian Store. And an Oktoberfest celebration and beer garden at Westover Market that keeps the party going until 9 PM.

Westover Day is back, and this year the celebration is taking over the neighborhood. On Saturday, October 3, the festivities kick off at Cardinal Elementary from 2–6 PM before spreading through Westover, with live music and specials at The Italian Store from 4:30–6:30 PM and an Oktoberfest celebration at Westover Market from 5–9 PM.

More than 1,000 people joined us last year, but this year we’re thinking bigger: more music, more activities, more local organizations and, for the first time, a celebration that stretches across Westover. The idea is simple—bring the kids, bring your neighbors, spend the afternoon at Cardinal, and then make your way through Westover as the celebration continues into the evening.

A Neighborhood Celebration, Grown from the Ground Up

Westover Day began in 2022 as a grassroots effort to bring Arlington’s Westover neighborhood together — to put in one place the local businesses, community organizations, schools and residents who give this corner of Arlington its distinct character. Each year, the event has grown a little larger as more neighbors, makers and community groups have gotten involved. This year marks the biggest expansion yet.

For the first time, the celebration won’t be contained to Cardinal Elementary. It will extend throughout Westover itself, creating an afternoon and evening that flows through the neighborhood’s streets and storefronts.

What to Expect This Year

The main festival runs from 2–6 PM at Cardinal Elementary, and there’s something genuinely for everyone. Three live bands will perform at Cardinal throughout the afternoon, headlined by Westover Knights. Kids can tackle inflatable obstacle courses, try their hand at carnival games, enjoy complimentary snacks while supplies last, or get their faces painted. Balloon artists will be on hand, and Lost Dog & Stray Cat Animal Rescue will be bringing adoptable puppies — so come prepared to fall in love.

Dozens of local organizations and makers will have tables set up, offering a real opportunity to discover groups and small businesses you might not have encountered before. Food comes courtesy of Big Boy Biscuits and Seaside Oyster Company, two local favorites that need little introduction.

As the afternoon continues, the party moves up the street. From 4:30–6:30 PM, The Italian Store will host live jazz by The Legacy Jazz Combo + a special guest (!), refreshments and Westover Day specials. Then from 5–9 PM, Westover Market and its beer garden take the baton — featuring a performance by Fast Eddie and the Slowpokes, a New Realm Brewery tasting and tap takeover, and Oktoberfest food specials.

More Than a Party

What makes Westover Day worth paying attention to isn’t any single activity — it’s what happens in between. Neighbors run into each other. Kids find their classmates. Someone discovers a local nonprofit they didn’t know existed. A family stumbles across a small business that becomes a new regular stop. These are the quiet, compounding effects of a community that takes the time to care.

Want to Help Make It Happen?

Westover Day is also looking for volunteers to help with setup, breakdown and activity management throughout the day. It’s a particularly great opportunity for high school students looking to earn community service hours. If you’d like to get involved, you can sign up here.

Organized by the Greater Westover Civic Alliance

Westover Day comes to you courtesy of the four Westover-area civic associations, including Westover Village, Tara-Leeway Heights, Highland Park-Overlee Knolls, and Leeway Overlee.

View More Stories