True Ground Housing Partners has filed plans to redevelop an affordable housing complex in Waverly Hills with even more affordable housing.
The nonprofit developer, formerly the Arlington Partnership for Affordable Housing, filed site plans last week for a 10-story building with 249 committed-affordable units at the current Leckey Gardens site at 2031 N. Woodrow Street.
RICHMOND, Va. (AP) — Virginia officials have agreed not to fully enforce a 2020 law banning conversion therapy for minors as part of an agreement with a faith-based conservative group that sued over the law, authorities said earlier this week.
The Virginia Department of Health Professions, represented by the state’s office of the attorney general, entered into a consent decree with the Founding Freedoms Law Center last month, saying officials will not discipline counselors who engage in talk conversion therapy.
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 local real estate market performed so far this year?
Answer: After a year where market conditions softened in favor of buyers, the Northern VA real estate market became more favorable for sellers in the first quarter of 2026, while the Washington DC condo market continued to reel.
What is in this article:
Northern VA & Arlington Inventory is Being Absorbed Faster
After four straight quarters of double-digit decreases in year-over-year absorption, the Northern VA and Arlington markets saw a ~8% increase in absorption rate.
What this means: Demand increased in Q1
Northern VA & Arlington New Listing Volume is Declining
After a promising trend of six straight quarters of year-over-year increases in the number of homes listed for sale in Northern VA, new listing activity fell by ~1% each of the previous two quarters.
What this means: Sellers have less competition, buyers have fewer choices
Washington DC Condo Absorption is Plummeting
The absorption rate for DC condos has declined year-over-year for 16 quarters straight and 23 out of the past 26 quarters.
What this means: It is difficult to find buyers for DC condos
Washington DC Condo Inventory Declined Slightly
Total inventory declined by 3.4% year-over-year, the first quarterly drop since Q4 2023. Still, there were great than 2x more condos for sale in DC in Q1 2026 than Q1 2020
What this means: Motivated sellers must compete aggressively with each other for buyers
Washington DC Condos Keep Getting Cheaper
The average price of a DC condo listed for sale is 9.4% less than it was in Q1 2025 and ~9% less than it was ten years ago.
What this means: Even lowering the price won’t guarantee a buyer
If you’d like to discuss buying, selling, investing, or renting, don’t hesitate to reach out to me at [email protected].
We have access to the most pre and off-market listings across the DMV of any brokerage and are happy to share what’s available with anybody who asks.
Below are some of our team’s pre/off-market listings, details and additional listings available by request:
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.
Bondsman Arrested Immigrant — “An Arlington County family feared for their lives, they say, when a man in plain clothes knocked on their door late at night to make an immigration arrest. The man didn’t identify himself and pulled out a gun during the incident, the family says. Their relative has since been deported.” [NBC 4]
Fireworks Safety and Legality — “Planning to celebrate the Fourth with fireworks? In Arlington, only certain fireworks are legal—and they must be purchased from an ACFD-approved stand. Always check for the permit and follow safety directions.” [Arlington County Board/X, Arlington County, ACFD/X]
APS Employee Acquitted — “A jury found a former Arlington Public Schools (APS) employee not guilty of soliciting sex from a student on Tuesday. Police launched an investigation in November of 2024 after someone reported that an instructional assistant and football coach at Wakefield High School had solicited sex from an underage female student.” [DC News Now]
Court Rules for Local Resident — “In a 2-1 decision, Virginia judges denied the Trump administration’s appeal for Georgetown University researcher Badar Khan Suri to be placed in immigration detention again. The judges called the attempt to detain Khan Suri again a threat to the constitutional right of habeas corpus, which protects people from arrests without a fair legal process.” [NBC 4]
Feeding the Force at Fort Myer — “Step inside #AmericasKitchen, the Warrior Restaurant at @JBMHH! Watch below to learn how #DLA ensures everything is in place for our nation’s #heroes to receive high-quality meals.” [Defense Logistics/X]
Look at Local Swimming Leagues — “For a select few, these leagues can become the starting blocks for something much bigger. Local Olympic champions like Katie Ledecky first made their splash in DMV summer leagues. Stiles himself coached six-time Olympic medalist Torri Huske for more than a decade at the Arlington Aquatic Club.” [N. Va. Magazine]
More on Styrofoam Ban — “Starting Tuesday, a statewide ban on the use of expanded polystyrene (EPS), a form of plastic foam, for food containers takes effect… However, the ban won’t affect small businesses just yet. Large vendors with 20 or more locations in the state must stop using the containers by July 1, 2025, while all others must stop by the same date next year.” [The Richmonder]
Unemployment Up Across N. Va. — The number of Northern Virginia residents counted as unemployed in May totaled 59,485, up 5.5% from a month before and up 32% compared to a year ago. Preliminary figures were reported Wednesday by the Bureau of Labor Statistics. Northern Virginia’s unemployment rate of 3.3% for May was up from 3.1% a month before and from 2.5% a year before, federal officials said. –Scott McCaffrey
It’s Thursday — Expect sunny conditions with a high around 89 and a northwest wind at 5-7 mph. Thursday night will be mostly clear with a low near 68 and a west wind at 3-5 mph. For Independence Day, the weather will remain sunny, reaching a high near 87 accompanied by a north wind at around 6 mph. [NWS]
Flickr pool photo by Jason Gooljar
ICA Language Services (ICA), a family-owned, woman-led small business based in Arlington, is celebrating its 40th anniversary, marking decades of supporting the U.S. military and diplomatic community through language training and testing.
Founded in April 1986 as Inlingua Foreign Language Center, a 6-classroom language school, ICA expanded under the leadership of Deidre Doyle, an entrepreneur with a background in organizational management who joined the company the same year. As a military spouse, she had developed a deep understanding of military organizations and culture, helping shape ICA into a trusted provider of language training and testing for military professionals. Doyle became a partner in 1993 and sole owner in 2009, when she changed the name to ICA Language Services.
Good Wednesday evening, Arlington. Let’s take a look back at today’s stories and a look forward to tomorrow’s event calendar.
The following articles were published earlier today — Jul 2, 2025.
Here is what’s going on Thursday in Arlington, from our event calendar.
Expect sunny conditions with a high around 89 and a northwest wind at 5-7 mph. Thursday night will be mostly clear with a low near 68 and a west wind at 3-5 mph. For Independence Day, the weather will remain sunny, reaching a high near 87 accompanied by a north wind at around 6 mph. See more from Weather.gov.
“The biggest risk is not taking any risk… In a world that’s changing really quickly, the only strategy that is guaranteed to fail is not taking risks.”
– Mark Zuckerberg
The MonumentCam screenshot above is used with permission of the Trust for the National Mall and courtesy of EarthCam.
Thanks for reading! Feel free to discuss the day’s happenings in the comments.
Join us at Surfside Tenleytown for a Cinco de Mayo celebration you won’t want to miss! 🌮✨ An event for the whole family! Enjoy classic margaritas, Happy Hour specials, and buy two, get one free tacos (all day, dine-in only), along with face painting and balloon twisting from 3:30–7:30pm and live music from 5–10pm. Reserve your table today on Resy!
Some Northern Virginia newspaper publishers are taking creative chances to retain a viable print presence in an industry where online news is increasingly dominant.
As instability in readership and advertising has disrupted revenue streams, some specialized publications have still found success. Meanwhile, at least one local newspaper, the Falls Church News-Press, has embarked on an effort to form a partnership with local municipal leaders.
An Arlington Public Schools employee has been arrested for alleged inappropriate contact with a female student.
Rene Alfredo Escobar Jr., a 31-year-old instructional assistant assigned to Washington-Liberty High School, faces charges of contributing to the delinquency of a minor and committing a second stalking offense within five years.
New dividers meant to slow drivers down and reduce collisions with cyclists have been installed at four locations on Wilson Blvd and Clarendon Blvd.
The prefabricated wheel stops, which went up over the last few days, address “potentially high-risk conflict points” where drivers might collide with bicyclists traveling downhill in the bike lane.
Free Lyft rides will be available this Friday for the Fourth of July, courtesy of a D.C.-area nonprofit.
The SoberRide initiative plans to offer free rides from 4 p.m. Friday until 4 a.m. Saturday. Participants age 21 and over will be able to use a promo code once to receive a ride worth up to $15.
The Culpepper Garden senior-housing community has announced plans to close its assisted-living wing, leaving some families to scramble to find new homes for loved ones.
Current residents will be able to stay until at least next summer, which leadership hopes will give families enough time to find other housing. Still, the closure means Northern Virginia will be losing one of its only assisted-living facilities for low-income seniors.
At some point a lot of guys realize they don’t really have a friend group anymore.
Not in a dramatic way. Friends move away, people get busy, and actually seeing the same guys regularly almost never happens.
