Vending machines in Pentagon City (staff photo by Jay Westcott)
Local Groups Weigh in on Deer — “The Animal Welfare League of Arlington has come out swinging against a county-government proposal to kill deer in the county… The animal-welfare group is urging its members to inundate county leaders with comments promoting alternatives to deer kills…A local advocacy organization, the Arlington Tree Action Group, also is weighing in on the topic. The organization didn’t directly support culling efforts in a recent e-mail to supporters, but said something needs to be done.” [Gazette Leader]
ACFD: Don’t Drive into High Water — From the Arlington County Fire Department: “TURN AROUND, DON’T DROWN! On July 7th our Water Rescue Team responded for multiple vehicles stuck in high water. Many underestimate the force and power of water, but incidents like this can be avoided! Don’t risk it!” [Twitter]
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?
Northern VA, Arlington, and Washington DC Absorption Trends (demand)
Northern VA, Arlington, and Washington DC Inventory Trends (supply)
Washington DC List Price Trends (market values)
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:
Westover – 4BR/2BA/2,000sqft – Detached Single Family (2000) – 23rd St N Arlington VA 22205
Green Valley – 5BR/4.5BA/3,000sqft – Detached Single Family (2020) – 24th St S Arlington VA 22206
Ballston – 4BR/3.5BA/2,400sqft – Townhouse (2008) – N George Mason Dr Arlington VA 22203
Ballston – 4BR/3.5BA+office/4,000 sqft – Four Townhouses (2026/2027) – 11th St N Arlington VA 22201
Rosslyn – 2BR/2BA/1,800sqft – Condo (2021) – 1781 N Pierce St Arlington VA 22209
Williamsburg – 6BR/5.5BA/5,500 sqft – Detached Single Family (2026) – 27th St N Arlington VA 22207
Yorktown – 6BR/6.5BA/6,000+ sqft – Detached Single Family (2026) – N Greencastle St Arlington VA 22207
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.
A trail leading to VDOT-owned land near Chain Bridge Forest (via Google Maps)
(Updated at 9:15 a.m. on 7/12/23) A secluded wooded area south of Pimmit Run in North Arlington with a little-known history is up for sale and Arlington County could become the buyer.
The county is considering whether to buy a 6.7-acre parcel near the Chain Bridge Forest neighborhood from the Virginia Dept. of Transportation for $2.88 million. The property, between a curving section of N. Glebe Road and Pimmit Run, includes both developable and protected land.
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Renderings of 4600 Fairfax Drive (via Arlington County)
Redevelopment plans for a Holiday Inn and office building in Ballston are headed to the Arlington County Board for approval.
The developers, Hoffman & Associates and Snell Properties, intend to replace the hotel (4600 Fairfax Drive) and Arlington Center Building (4610 Fairfax Drive) with a seven-story, 432-unit apartment building and two five-story, 15-unit buildings.
The morning will begin with a panel discussion featuring professionals working directly with survivors, legal experts engaged in shaping policy, trauma-informed psychologists, and pastoral care specialists. Together, they will help us consider how to respond faithfully and responsibly to the realities of sexual exploitation.
Following the panel, we will offer breakout sessions that allow participants to engage more deeply with these topics. We will conclude with a closing prayer liturgy centered on a call to action.
(Updated at 12:40 p.m.) As historic Green Valley Pharmacy moves closer to being transformed into a restaurant, the owner of the new business remains “very frustrated” with the years-long redevelopment process.
Last month, the Historical Affairs and Landmark Review Board (HALRB) held its regular meeting, during which the board reviewed updated plans for the former pharmacy. The building at 2415 Shirlington Road is being transformed into a burger and pita restaurant called “Halal Spot,” as ARLnow first reported in 2021.
RASA's co-founders on stage, accepting their 2023 RAMMY Award (staff photo)
No Arlington-specific restaurant walked away from Sunday’s RAMMY Awards with new hardware for the display case, but it was not a total shutout for the county’s food scene.
As in years past, the big winners were mostly D.C. restaurants. But unlike last year, when Ruthie’s All-Day was honored as Casual Restaurant of the Year, no Arlington-only eatery was singled out.
Street scene in Rosslyn (staff photo by Jay Westcott)
Metro Mull Major Expansion — “Metro is inching forward with multibillion dollar expansion proposals that include a new tunnel between D.C. and Virginia, as well as stations in Georgetown and National Harbor. The proposals are part of the agency’s long-range plans that transit leaders say address several shortcomings in the rail system, including a lack of tunnel capacity between Foggy Bottom in the District and Rosslyn in Virginia.” [Washington Post, DCist]
Crash and Car Fire on I-395 — Dave Statter: “This is the crash that resulted in a car fire on I-395N near Rt 27 in #Arlington. Driver got out.” [Twitter]
Is your summer camp calendar still open? Consider Art House 7 for your kids, a creative, well-loved space with a fabulous range of quality summer camps for ages 5-14. Your kids will love the imaginative themes and fun teachers. We’ll be making pottery, painting, drawing, printmaking, and sculpting. Among our camp themes: modern masters of art, “green” art, animals, fairytales, and folk stories. Our weekly camps are morning or afternoon, Monday-Friday.
Art House 7 is near the Lee Harrison Shopping Center in Arlington. We have a 2-story studio and free parking.
