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Just Reduced Properties in Arlington: July 22, 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 July 20, there are 176 detached homes, 60 townhouses and 275 condos for sale throughout Arlington County. In total, 37 homes experienced a price reduction in the past week, including:

Image from Just Reduced Properties in Arlington: July 22, 2026

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: The housing affordability conversation needs to change

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 much of an impact do you think the ROAD to Housing Act will have on housing affordability in Arlington?

Answer: The Road to Housing Act became law ten days ago, with the stated goal of improving housing affordability in the United States.

I don’t see many policies in the Act that will improve affordability in the Arlington/Northern VA/DC Metro markets, outside of incentives for more affordable multi-family housing, but there are policies that should improve affordability in other markets that are more saturated with institutional investors that own swaths of single-family homes (e.g. Atlanta and Phoenix) and for manufactured/mobile homes.

The Local Conversation Needs to Change

If we are going to improve affordability in our market, most of the change has to be done locally/regionally, not nationally, but it requires a paradigm shift in how we discuss and solve for housing affordability.

Affordability Disconnect: Near Term Expectations Not Realistic
A disconnect between housing affordability expectations and reality prevents the right community and political conversations from happening. We expect/demand housing affordability immediately, ignoring the difficulty, and consequences, of achieving it that quickly.

Stable and healthy housing affordability is a long-term process requiring gradual change over a 10-15+ year period.

Demand-Side Solutions Won’t Work
Demand-side solutions, such as lower interest rates or easier financing, artificially inflate home values, as seen during the COVID-era housing boom and early 2000s. They are not a good long-term solution to affordability because they push values even higher (along with your property taxes) and affordability gets worse when rates/lending normalize and no longer provide artificially low monthly payments.

Supply-Side Solutions Are Not Immediate
Most policy discussions focus on supply-side solutions: building more/faster and denser housing (e.g. Arlington’s Missing Middle/Expanded Housing Option), incentivizing more existing home sales, or disincentivizing concentrated ownership by companies and individuals. Econ 101 tells us that more supply = lower prices = affordable housing (winner winner!).

This is the only path to stable, long-term housing affordability…BUT, at current interest rates, prices must drop 30-35% in the United States to become affordable, at current income levels. A 30-35% drop in home values would devastate the economy, so a supply-side solution won’t (shouldn’t) provide immediate affordability. (more…)

The TPS Eschaton, Proceeding in Echelon

By Sponsor and James Montana

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.

In our latest Supreme Court roundup, we discussed how the Supreme Court’s decision in Mullin v. Doe was likely to end Temporary Protected Status (TPS) for every country that currently enjoys it. Although Mullin only directly addressed TPS for Syria and Haiti, its holding – that the President may end TPS for any country, without meaningful judicial review – will allow the Trump Administration to end TPS as broadly as it likes.

However, TPS can’t be globally and concurrently terminated for every country, for two reasons.

First, TPS is a benefit which lasts for a specified period, then it comes up for renewal. Some countries which enjoy TPS currently – like, say, Ukraine – have not yet reached the renewal (or termination) date, and so the Administration is likely to simply allow the clock to run out for those countries’ TPS benefits.

Second, TPS has been the subject of a bewildering array of lawsuits, all of which are still pending even after the Supreme Court’s decision. In our legal system, a Supreme Court decision doesn’t automatically end legal proceedings in the lower courts. The United States will have to move to have the proceedings dismissed on the basis of Mullin; immigration advocates will have the opportunity to contest that motions practice.

Therefore, we expect the TPS Eschaton to proceed in echelon. (We wrote this whole column with that phrase in mind. Forgive us.)

  1. Burma, Ethiopia, South Sudan, and Yemen – July 17, 2026 is the current extension date – it may have passed by the time you read this; it may well have been extended by the time you read this.
  2. Haiti and Syria – July 24, 2026 is the current extension date. As of this moment, most EADs for Haitian and Syrian TPS beneficiaries remain automatically extended. Whether there will be any further extensions depends on litigation, and on the speed of the federal courts.
  3. El Salvador – September 9, 2026 is the current extension date.
  4. Venezuela – It’s complicated. TPS beneficiaries who received TPS-related employment authorization documents (EADs), Forms I-797, Notices of Action, and Forms I-94 issued with Oct. 2, 2026, expiration dates on or before Feb. 5, 2025, will maintain work authorization and their documentation will remain valid until Oct. 2, 2026. Other TPS beneficiaries’ work permits have already lapsed.
  5. Sudan and Ukraine – October 19, 2026 is the current extension date.
  6. Lebanon – November 27, 2026 is the current extension date.

For all of these countries, we believe it’s merely a matter of time before TPS ends.

What should TPS beneficiaries do?

Some should consider applying for a green card via the adjustment of status. Parents of U.S. citizen children over the age of 21, or spouses of U.S. citizens, are especially encouraged to consider doing so. (Keep in mind that some TPS beneficiaries entered with visas, or later re-entered with advance parole; they will be treated far better in the Adjustment of Status process than those who simply crossed the border.)

Some should consider applying for asylum. With TPS ending, many people who legitimately and reasonably fear return to their countries of origin are going to apply for legal protection. Ordinarily, you must apply for asylum within one year of entry. Being in a valid TPS status is considered a reasonable exception to that rule, but that exception is time-limited. We strongly encourage people to meet with an immigration attorney before or shortly after TPS expires. Six months after TPS expires is likely to be too late.

Some TPS beneficiaries simply won’t have a good immigration option. That is the nature of our immigration system – it is complex, unpredictable, and unfair. Our work as immigration lawyers is mostly palliative. We try to diminish the harm that the immigration system causes, one case (and one family) at a time.

Creating memory points in new condos- the power of a good “Ta-Da!”

By Kami 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.

Let me tell you about a recent rental car experience I had that got me thinking about the next generation of new construction condominiums. I recently got rear-ended, and no one was hurt thankfully, but it was an experience to say the least. I know what you are thinking. How the hell is this related to new condos in Arlington? But trust me, it is, or will be.

The accident resulted in my having to get a rental car. Once I completed my reservation at the agency, I went outside to the car lot with the agent and he asked me to pick a car. I looked at the thirty or so cars, various makes and models, and all were grayish soulless boxes. I half jokingly asked him “Do you have any that aren’t so ugly and boring? Good grief. They all look the same.” Rows of boring shades of gray, taupe, off white, white, or metallic with similar body styles. I asked him if he thought they all got together and decided to make the same hideous car. He laughed at me and said he didn’t disagree, while then steering me toward a red Tesla. As I opened the door to the Tesla it reeked of things I haven’t been around since college. I commented that at least someone was having fun in their rental car.

It got me to thinking about how we have seemingly sucked the life out of so many things since the pandemic era. So many things look the same- AI generated, Minecraft style futuristic, and terribly stark. Even McDonald’s restaurants, my kids’ favorite fine dining, is modern and minimal with mostly black and beige. What happened to the joyfully obnoxious red and yellow… where is Ronald McDonald? Even McDonald’s knew that red and yellow created emotional memory. Somewhere along the way, we forgot that lesson.

Why Design Memory Matters

Gray is now synonymous with the last generation of condos, a symbol of the gloomy pandemic era with gray cabinets, gray floors, and gray tile. That won’t work going forward and thankfully interior design is shifting toward a look that’s individually collected, warm, natural, and exhibits quiet luxury. Housing prospects don’t want to buy a new gray soulless box that looks like all the others and evokes no emotion. I’m not sure how the car industry arrived at the conclusion that they did. Cars and condos shouldn’t both suffer from soulless sameness.

Due to current economics, the next generation of luxury condos in the 2029-2032 time frame will be 30% more expensive than the last new builds. For new construction condominiums, the quality of the floor plans are of the utmost importance. I often say the true high-end buyer doesn’t compromise well. To get the pricing projected, the quality has to be world class. We can afford to make a few mistakes (slightly overpriced maybe or the views are marginal) but if the layout and the finishes are the very best in the marketplace, the condominium sales will be successful. The inside matters most. The consumer is very smart and picks the best residences first. Let’s give them some reasons to move.

For the last 10-15 years we’ve encouraged developers to include a few “memory points” in their design. This is something the consumer would not expect, shows someone with real talent was involved in the design process, and confirms that several layers of thought were given to the livability of the residences. We have fun with this, and it makes the consumer more confident in making a buying decision when the condominium has personality. (more…)

Art Focus: new day rates make Arlington’s Printmaking Studio more accessible than ever

By Sponsor
Step into the Print Making Studio at The Studios of Arlington Arts, where artists bring ideas to life
The Print Making Studio is more than a workspace, it's a creative hub where artists connect, experiment, and grow through the timeless art of printmaking.
From carving and inking to pulling the final print, creativity is always in motion at the Print Making Studio at The Studios of Arlington Arts.
Ink, texture, and imagination come together in the Print Making Studio at The Studios. Every press run tells a story, transforming creative concepts into one-of-a-kind works of art.
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Artists looking for flexible access to professional printmaking equipment now have a new option in Arlington.

Beginning July 1, The Studios at Arlington Arts introduced new day-rate access to its Printmaking Studio, giving experienced printmakers the opportunity to reserve workspace without committing to a monthly membership.

The new pricing is designed to make professional printmaking facilities more accessible while supporting artists who may only need occasional studio time. Day rates are $40 for Arlington County residents and $48 for non-residents.

The Printmaking Studio is equipped for a variety of printmaking processes and is available to experienced artists who can independently operate professional-grade equipment. The new option complements The Studios’ existing membership program, which continues to offer regular studio access, flat file storage, participation in sales events, and keycard access to the facility for artists seeking ongoing workspace.

Located at 3700 S. Four Mile Run Drive, The Studios at Arlington Arts serves as a creative hub where artists develop their practice, connect with fellow creatives, and engage with the community. The addition of day-rate access expands opportunities for artists who need specialized equipment for individual projects, experimentation, or short-term use.

By introducing more flexible studio options, Arlington Arts continues to invest in Arlington’s creative community by lowering barriers to professional resources and supporting artists at every stage of their careers.

To learn more about the Printmaking Studio, membership opportunities, or other programs at The Studios at Arlington Arts, email: [email protected].

Just Reduced Properties in Arlington: July 15, 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 July 13, there are 1174 detached homes, 58 townhouses and 271 condos for sale throughout Arlington County. In total, 46 homes experienced a price reduction in the past week, including:

Image from Just Reduced Properties in Arlington: July 15, 2026
132 S. Garfield Street

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. 

Move the farm, not the food: check out Arlington’s local farm

By Carolanne Korolowicz

This regularly scheduled sponsored column is written by Carolanne Korolowicz, Arlington-based Realtor and Arlington resident. If you would like to work with Carolanne in Northern Virginia and the greater D.C. Metro area, you can reach her directly at [email protected].

Between headlines and algorithms, it is apparent the ideas of “knowing your farmer” or “grow your own” are some of the top trends in health & wellness. As fast-paced city-slickers, recreating the mini-homesteads plastered all over Instagram and Pinterest feels, and probably is, impossible.

Though the aesthetic and manual labor might not appeal to many, most everyone loves the idea of eating and supporting local. The average grocery store vegetable travels over 1,500 miles and is stored in warehouses for weeks, so it is difficult to consume hyper-local, fresh produce. Area 2 Farms, a USDA-organic farm share, has brought a solution to Arlington residents with their simple mission – “move the farm, not the food.”

Area 2 Farms Frontage
Area 2 Farms Frontage

When I recently took a tour of Area 2 Farms, the best description would be that it was like I got the “organic golden ticket”. Inconspicuously located among South Four Mile Run’s rows of industrial buildings, a team of Arlington-local farmers grow all their own produce, year-round, inside an expansive commercial space. Unlike traditional farming, this urban version features rows of crops extending upwards. A variety of lettuce, micro-greens and root vegetables were thriving in Area 2 Farm’s unique equipment that looked to almost graze the ceiling.

The bulk of produce is grown on an impressive piece of machinery designed and patented by the farm’s founder. Silo, the farmers’ name for the system, starts with each crop planted within a “tote”, essentially a planter box, and set on wheels. Each floor has varying light and heat to mimic the natural temperature and intensity of the sun within a 24-hour period. The crops are moved by a conveyor belt in a snake-like pattern up and down the machinery. Silo also irrigates the plants and features a system to recapture and reuse water. (more…)

Just Reduced Properties in Arlington: July 8, 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 July 6, there are 167 detached homes, 48 townhouses and 266 condos for sale throughout Arlington County. In total, 41 homes experienced a price reduction in the past week, including:

Image from Just Reduced Properties in Arlington: July 8, 2026
6501 36th Street N

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. 

Major changes to condo lending requirements and the implications

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].

Fannie Mae sets the rules for (most) residential lending and just released new requirements for condo loans. Here’s a link to the full release and I’ll highlight a few changes that have the biggest implications for Arlington/Northern VA condos.

Thanks to the always-on it, Trey Reed of Cross Country Mortgage ([email protected], 703.297.9382), for the notice and helpful explanation on these changes.

Elimination of 50% Investor-Owned (rental) Unit Limits

This rule caused mass confusion for years for condo boards/owners and is now eliminated.

  • The actual rule: No second-home or investment loans in buildings with 50%+ units owned by investors (rented), loans for primary residences were always permitted
  • What people thought the rule was: No loan of any type in buildings with 50%+ units owned by investors (rented)

Effective Immediately: The 50%+ investor-owned limit is eliminated for ALL loan types.

Why it Matters: This should increase the buyer pool for investor-heavy buildings which is good for values, but may push rental percentages even higher, which most owner-occupants consider a negative.

What to Watch: Many condo buildings with rental caps set them at, or just below, 50% because of this rule (I’m generally opposed to rental caps) so it makes sense that some buildings will drop their rental caps. On the other hand, the elimination of this rule may increase the number of investor purchases and owner-occupants may play defense by adding a rental cap. It’ll be interesting to see how this plays out over the next 2-3 years.

Increased Reserve Allocation to 15%

What Changed: For loan applications dated after Jan 4 2027, condos must budget at least 15% of their total income from assessments (condo fees) toward Reserve contributions.

Background Context: Previously, the requirement was 10%. Reserves are a building’s savings account for the maintenance and replacement of common elements (e.g. HVAC, roof, carpet, paint, parking garage, etc).

Between the Lines: Underfunded Reserves are the biggest financial risks for a condo association; and thus for the banks that lend to its owners. The minimum contribution requirement is an effort by Fannie Mae to reduce this risk exposure.

Why it Matters: This is a nationwide rule, but Arlington/Northern VA condos tend to be in a better financial position, with stronger reserve balances, than many others across the country and do not need 15%+ annual reserve contribution to properly maintain their Reserves. As a result, this rule will force these buildings, that have been financially responsible for years/decades, to increase condo fees unnecessarily to meet the new requirement. This will result in an unnecessarily overfunded Reserve account and put downward pressure on market values because monthly fees are higher. (more…)

Supreme Court roundup – TPS is ending, birthright citizenship forever

By James Montana
Image from Supreme Court Roundup - TPS is Ending, Birthright Citizenship Forever

The Supreme Court tends to hand down its most controversial and political decisions at the end of June, and this year’s batch did not disappoint. In this brief advertorial, we’ll review the three most important decisions with respect to immigration law and migrants: the decision preserving birthright citizenship (Trump v. Barbara), the decision which effectively allowed the Administration to abolish TPS (Mullin v. Doe), and the decision which allowed the Administration to continue to turn away almost all asylum seekers at the U.S. border (Mullin v. Al Otro Lado).

Trump v. Barbara: Birthright Citizenship Lives On

We predicted that the Administration’s attempt to abolish birthright citizenship would fail. We were right, but only just. A bare majority of five justices (Roberts, Barrett, Sotomayor, Jackson, Kagan) found that the Trump Administration’s executive order seeking to abolish birthright citizenship by fiat was barred by the 14th Amendment’s guarantee of citizenship to “[a]ll persons born or naturalized in the United States, and subject to the jurisdiction thereof.” A sixth (Justice Kavanaugh) concurred in the judgment, but did not find that birthright citizenship was guaranteed to all by the 14th Amendment, instead holding that President Trump’s executive order simply contravened 8 U.S.C. § 1401(a), which codifies birthright citizenship as a matter of statute.

Birthright citizenship is safe for the foreseeable future, even if there are changes to the court’s composition. Congress is not going to abolish or amend 8 U.S.C. § 1401(a), and it is hard to see how a new executive order could make its way before the court before the end of the current President’s term.

Mullin v. Doe: TPS is Doomed, Doomed, Doomed

We offered no prediction on Mullin v. Doe, but, truth be told, we weren’t surprised by the outcome. When the Temporary Protected Status program was enacted, Congress specifically exempted TPS determinations from judicial review. (Yes, Congress can do that!) The statutory bar was fairly stark: “[t]here is no judicial review of any determination of the [Secretary of Homeland Security] with respect to the designation, or termination or extension of a designation, of a foreign state.” The challengers argued that this bar applied only to the substantive decision to designate a country’s designation or terminate a country’s TPS designation, so the courts could review procedural steps taken along the way toward a designation. That mattered here, because the Trump Administration is (a) very bad at following proper procedures, and (b) very bad at concealing its malignancy from the public. As Justice Kagan’s dissent points out, the President of the United States has offered the following opinions about Haitians: they eat the cats and dogs of the good people of Springfield, Ohio, they “probably have AIDS,” Haiti is a “shithole country,” which is “filthy, dirty, and disgusting.” But Justice Kagan’s dissent was cosigned by only two other Justices – Sotomayor and Jackson.

Only two countries were directly affected by the decision in Mullin v. Doe – Syria and Haiti. But every other TPS-designated country (Burma, El Salvador, Ethiopia, Honduras, Lebanon, Nepal, Nicaragua, Somalia, South Sudan, Sudan, Syria, Ukraine, Venezuela, and Yemen) is either already terminated or living on borrowed time. There is, in our judgment, no way that TPS can survive for any country if the Administration declines to extend it. (more…)

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