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Change is difficult—a guide to rightsizing for empty nesters

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.

Thinking about selling your home and moving into a luxury condominium? For many empty nesters, the idea sounds wonderful in theory: less maintenance, better location, more time, lock-and-leave convenience. But then reality sets in. Where will all my stuff go? Will I have enough room? Can I still host Thanksgiving? What happens to my gorgeous furniture? And, most importantly, am I really ready to give up my house?

Most are worried about simplifying without feeling like they’ve diminished their life. Let’s explore some of the details you might look for to make that transition more exciting and less stressful. I’ll bet you have been comfortable in your house for three decades and now desire a lifestyle shift but don’t want to make a housing mistake.

There is an art to downsizing without downgrading.

Having sold thousands of new condominiums to Baby Boomers, I’ve learned that one of the biggest competitors for a new condominium isn’t another community. It’s the buyer’s existing home. There are certain elements which will help make this transition an enjoyable one where you don’t have to trade the things you love. In fact, finding a condominium that allows you to bring a lot of what you already value (while eliminating the parts of homeownership you no longer want) is the key to the perfect fit. 

Will I have enough space? Remember the basement, attic and garage you’ve accumulated over three decades? They’re not coming with you.

The right condominium can make you realize you didn’t actually need all that stuff. The wrong one will have you wondering where you are going to hide the Christmas decorations.

Most empty nester couples cannot fit in less than 1,400 square feet unless they have another home elsewhere (like a family house in Rehoboth or weekend cabin in West Virginia.) 1,400 sq ft gets you a larger than average 2 bedroom with walk-in closets, 2 bathrooms (so no one is in your primary bathroom), and perhaps an additional powder room, linen closet, pantry, or spacious utility room. Anything smaller means you are on top of one another and likely won’t have the storage capacity you need.

The ideal size for this demographic in Northern Virginia is a 1,700-2,200 square foot 2 bed plus den or 3 bedroom, with 2.5-3 baths. The den is critical and its placement should be an extension of the living room, not down the hall and cut off from the rest of the layout. During a party it expands the entertaining space while leaving the bedroom areas private…but on Tuesday it becomes a cozy spillover room to watch TV, read, and relax while your partner is cooking or watching videos of the grandkids on the laptop at the kitchen island. Don’t worry, you can still shout to one another. Some traditions shouldn’t be lost.

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Just Reduced Properties in Arlington: September 23, 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 21, there are 192 detached homes, 71 townhouses and 307 condos for sale throughout Arlington County. In total, 39 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: Advice for choosing a title company

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: Do you have guidance for choosing a Title Company to work with when buying or selling a home?

Answer: Title companies manage the legal side of the transaction like ensuring buyers have clear ownership after closing, reviewing and recording the deed, issuing title insurance, and preparing paperwork for the buyer and seller to sign at closing. They work in the background of transactions and, usually, the less you hear from them, the better. In the DMV, title companies generally do not represent one party; they are a fiduciary to the transaction (support both parties).

Locally, it is common for buyers to select the title company. Sometimes, a seller may want to use their own firm/attorney and will request a “split settlement” but that is uncommon.

Your Real Estate Agent, But Ask Why

Among the reasons you’d hire an agent should be their network of professionals that support a real estate transaction: title, lending, inspections, contractors, etc.

If you have an agent, they should be the first person you turn to for a title company recommendation. They’ve probably worked with dozens of local firms before and should have a vetted service partner.

It’s perfectly fair to ask your agent why they’re recommending a title company to make sure it’s for the right reasons. Some agents and brokerages benefit financially from doing business with title companies and it’s important that you know if a financial relationship exists.

Fees

Title insurance is typically the largest fee, and rates are set by the insurer, not the title company. Rates are usually similar, so large differences may reflect basic vs. enhanced coverage. Buyers can choose the coverage level; or whether to purchase owner’s title insurance at all.

Discretionary fees charged by the title company usually don’t vary by more than a few hundred dollars. You can always find a cheaper option for title services, but the quality of legal/title support on a real estate transaction may not be a smart place to save a few hundred dollars.

Location

Use a local title company who is familiar with the local real estate and tax practices, not just licensed to practice here. I use a different title company in Northern VA than I do in Washington DC or Maryland.

Office locations matter less than you’d think because most title companies will support virtual (like a Zoom meeting) or mobile (send a notary to you), but most consumers like closing in an office so check where they conduct closings to make sure it’s convenient.

Attorney Experience

Most sales follow a standard, predictable process that inexperienced title companies/attorneys can handle but occasionally something unexpected comes up that requires experience and expertise to resolve. If problems do surface, having access to an experienced local title attorney makes a big difference in keeping a deal on track and reducing the risk, stress, and effort of all parties.

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Trump Administration Incompetently Extends TPS for El Salvador, Perhaps Ukraine Too

By Law Office of James Montana PLLC

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.

Temporary Protected Status is supposed to be temporary. Congress built it that way on purpose. Congress also built it to be predictable, so that the people who rely on it, and the employers who hire them, know where they stand. Congress also did that on purpose. The statute sets deadlines and requires the government to publish its decisions.

In September, the unstoppable force of TPS elimination met the immovable object of “Here come the midterms!” and the Trump Administration simply blinked, but in such a way that nobody will be happy: neither the federal judiciary, nor immigration hawks, nor, God knows, TPS beneficiaries themselves.

How TPS is supposed to work

The TPS statute, 8 U.S.C. § 1254a, is not complicated. At least 60 days before a country’s designation expires, the Secretary of Homeland Security must review conditions in that country. He must then decide whether to extend or terminate the designation, and publish that decision in the Federal Register. A termination cannot take effect until at least 60 days after that notice is published.

Congress also anticipated a Secretary who doesn’t get around to deciding. Here is the text, in relevant part (our highlights in bold):

If the Attorney General does not determine under subparagraph (A) that a foreign state no longer meets the conditions for designation under paragraph (1) by the time required under such subparagraph, the period of designation of the foreign state is extended for an additional period of 6 months (or, in the discretion of the Attorney General, a period of 12 or 18 months).

El Salvador: 25 years, and then nothing

El Salvador has been designated for TPS since the earthquakes of 2001. Its most recent extension, published in January 2025, ran through September 9, 2026. The deadline for the Secretary’s decision was therefore July 11, 2026.

July 11 came and went, and so did September 9, with no Federal Register notice of any kind. Instead, the USCIS El Salvador TPS page now carries this alert:

An announcement on El Salvador’s TPS will be made at the appropriate time. Until such announcement is made, Salvadoran individuals present in the U.S. under TPS retain protection including work authorization.

“At the appropriate time.” The appropriate time was July 11!

Our reading of the statute is that El Salvador’s designation has been extended by operation of law, for at least six months, to March 9, 2027. The government hasn’t said so, and it may claim that a termination decision was made quietly and never announced. Even on that theory, the statute requires that a termination be published, and it cannot take effect until 60 days after publication. Either way, no Salvadoran TPS holder should lose status without at least 60 days’ public notice in the Federal Register.

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Juntos somos más (Together we are more): Celebrating Hispanic Heritage Month in Arlington

By Sponsor
Image from Juntos somos más (Together we are more): Celebrating Hispanic Heritage Month in Arlington

This Hispanic Heritage Month, Arlington Economic Development, through BizLaunch en Español, is shining a spotlight on the entrepreneurs, organizations, and community leaders whose talent, creativity, and perseverance help make Arlington thrive. Guided by this year’s theme, Juntos Somos Más (Together We Are More), we celebrate the individuals and businesses whose contributions strengthen our economy and enrich the cultural fabric of our community.

From September 15 through October 15, communities across the nation recognize the histories, cultures, and achievements of Hispanic and Latino Americans. Here in Arlington, those contributions can be seen every day through the local businesses, nonprofit organizations, artists, and innovators who help create a vibrant and welcoming community.

The impact of Hispanic entrepreneurship continues to grow across the nation. According to the U.S. Census Bureau, Hispanic-owned employer businesses generate more than $653 billion in annual revenue and support approximately 3.6 million jobs. Their continued growth reflects the innovation, resilience, and entrepreneurial spirit that fuel local economies and create pathways to opportunity.

Throughout Hispanic Heritage Month, BizLaunch en Español will spotlight Arlington businesses and organizations whose stories reflect the spirit of Juntos Somos Más, including:

  1. Tang & Sizzle

  1. Pan American Bakery

  1. Dov & Company

  1. Don Churro

  1. Island Jewelry

  1. IndigArt Designs

  1. Sun & Honey Grazing

  1. Ana Just Made It

  1. El Alfa Taquería Food Truck

  1. Shirlington Employment and Education center

  1. ENDependence Center of Northern VA

and community partner Arlington Public Libraries. Follow along on social media to learn about their entrepreneurial journeys, community impact, and the many ways they help make Arlington stronger.

A special community event culminating the festivities will take place on October 13 from 5:00 p.m. to 7:00 p.m. at Arlington Central Library, where BizLaunch en Español and Arlington Public Libraries will host an evening celebrating entrepreneurship, culture, and community.

The event will feature Genny DeFoor, owner of Pan American Bakery, and Maria and Sofia, co-founders of Dov & Company, who will share their experiences as entrepreneurs, lessons learned along the way, and perspectives on building successful businesses while staying connected to community and culture.

We invite you to join us this Hispanic Heritage Month by supporting local Hispanic-owned businesses, attending community events, and celebrating the individuals whose creativity, resilience, and entrepreneurial spirit help Arlington thrive.

And don’t forget to join the conversation online. Follow BizLaunch en Español and BizLaunch on social media throughout the month, and like, comment on, and share the stories of the entrepreneurs and organizations helping shape our community.

Juntos Somos Más. Together We Are More.

For updates on featured businesses, upcoming events, and resources for entrepreneurs, follow BizLaunch and Arlington Economic Development throughout Hispanic Heritage Month.

Just Reduced Properties in Arlington: September 16, 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 14, there are 197 detached homes, 68 townhouses and 291 condos for sale throughout Arlington County. In total, 52 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: Should you sell or rent your home?

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: I am debating whether to sell my home or hold onto it as a rental property, do you have any advice?

Answer: Homes are spending more time on the market right now, especially condos, giving homeowners more time to ponder whether or not they should remain on the path to sell or whether they should flip to a rental. I’ll share some tips and advice for anyone in the fortunate position to decide between selling or renting their primary residence.

Start with the Capital Gains Tax Exemption

Spouses filing jointly are exempt from paying taxes on up to $500,000 in capital gains and individuals are exempt from $250,000 if your home has been your primary residence for at least two of five years prior to the sale. In simple terms, assuming you’ve lived in your home for at least two years, if you decide to rent it out for more than three years, you lose your capital gains tax exemption.

Capital gains are calculated by the amount you sell for less your original purchase price less any transaction costs and capital improvements during your ownership, and any depreciation recapture, if it was ever a rental. It is not based on your mortgage balance.

For those with significant capital gains, this exemption is worth a lot of money so in a rent vs sell decision, make sure that if you rent, you are renting for long enough to generate enough value to offset the lost tax benefit.

I generally do not recommend renting for two years and then selling before the three-year mark because there’s risk, cost, and effort involved in renting that usually is not worth two years of rental value.

Don’t Confuse a Capital Gains Exemption with a 1031 Exchange

People often confuse the capital gains tax exemptions with a 1031 exchange. The capital gains exemption is a full tax exemption, up to $250k/$500k, on the sale of a primary residence. A 1031 exchange is the deferral of taxes on the sale of an investment property, only if the proceeds of that sale are used towards the purchase of another “like-kind” investment property. A 1031 exchange does not apply to a sale or purchase involving a primary residence.

Questions to Ask Yourself

There are a series of questions and thought exercises I recommend when making a rent vs sell decision for your home, including:

  • What will you do with the money? If you are using sale proceeds to buy a long-term primary residence or significantly improve your life (e.g. early retirement), selling tends to make overwhelming sense. If you are simply investing the money, the decision is primarily a comparison of different investment vehicles/assets.

  • What does the rest of your investment portfolio look like? Will it benefit from the diversification of a real estate asset? Real estate assets are unique in that they can create income and value growth (appreciation) at once, sort of like a growth stock with good dividends, which is a unicorn in the investment world.

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