Each week, “Just Reduced” spotlights properties in Arlington County whose price 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: While Arlington Realty, Inc. provides this information for the community, it may not be the listing company of these homes.
As of June 16, there are 219 detached homes, 36 townhouses and 218 condos for sale throughout Arlington County. In total, 45 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.
This regularly scheduled sponsored 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].
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.
I’ve seen a positive shift in demand over the past 4-6 weeks and the May data for Arlington and Northern VA confirms that buyers are coming back to the market.
A lot of would-be buyers in Arlington and Northern VA stepped away from the market when DOGE began rapidly announcing cuts to the Federal workforce and spending in mid-February. For the past two months, we’ve seen more headlines about Musk stepping away from DOGE and workers being rehired than headlines about DC-area workforce cuts, which seems to have brought more confidence into the market and brought some of those early spring buyers back into the housing market.
More Homes Went Under Contract
More homes went under contract in Arlington (19%) and Northern VA (4%) in May 2025 than in May 2024. There are a lot more homes for sale and buyers have taken advantage of more choices than they’ve had in years.
And Fewer New Listings Came to Market
After a significant increase in new listing inventory in March and April (year-over-year), the number of new listings that came to the market in Arlington and Northern VA dropped to nearly the same number we had in 2024 (which was a historically low number). I’ve said it before and I’ll say it again, the narrative that circulated online in February/March that everybody in the DC area was selling their home was, and is, false.
Available Inventory Reverses Course
We still have many more homes for sale in Arlington (+38%) and Northern VA (+51%) compared to May 2024, but after five straight months of monthly increases to the year-over-year change in inventory levels, the trend reversed in May and I believe we’ll see another drop in the June data.
Sold Prices are Up Year-over-Year
The median price of sold homes in Northern VA are higher each month in 2025, despite lower demand and higher supply, hitting a 7% increase in March and most recently 4.6% in May, year-over-year.
But Unsold Home Prices are Down
Only tracking the price of sold homes doesn’t provide a full and transparent picture of actual market conditions because closed sales only account for the properties that buyers choose to purchase, not the properties that aren’t selling…and there are a lot more of those than usual. However, even the pricing on unsold inventory (active listings) isn’t terribly concerning, with the median price of active listings down just 1.1% in May, year-over-year.
If you’d like to discuss buying, selling, investing, or renting, don’t hesitate to reach out to me at [email protected].
Upcoming (pre-market) ERG Listings, Details and Additional Listings Available by Request
The Columbia Pike Blues Festival is back for its 28th year, bringing music, culture and community to one of Arlington’s most vibrant corridors. Set for Saturday, June 14, the free outdoor festival will showcase all DMV-based musical talent, food trucks, artisan vendors and family-friendly programming that celebrates the spirit and diversity of Columbia Pike.
Headlining this year’s event is Everyday Everybody, a high-energy D.C. band blending funk, soul, jazz and afrobeats. The lineup also includes Rick Franklin, Little Red & The Renegades, Anthony “Swamp Dog” Clark, and Sol Roots.
Presented by the Columbia Pike Partnership in collaboration with Arlington Arts, the festival reflects the cultural richness of the Pike while spotlighting local talent. It’s more than a music festival — it’s a tribute to the people and stories that make Columbia Pike a uniquely dynamic destination.
In addition to curating the musical lineup, Arlington Arts will activate the Arlington Art Truck at the festival with “Exposing Life Cycles.” Participants can create sun prints using kits developed by Arlington artist Zofie King and Michelle Montalbano, turning found organic materials into cyanotype art. The activation is supported by the Solid Waste Bureau, which will be on site to share tips on composting and food scrap collection.
Festival Lineup
Everyday Everybody – 6:30 p.m.
Known for its genre-blending sound and vibrant performances, Everyday Everybody has shared stages with The Wailers, Burning Spear and Cory Henry, and has been featured in The Washington Post and NPR’s Tiny Desk Concert Tour. More about Everyday Everybody
Sol Roots – 5:00 p.m.
The Sol Roots band fuses New Orleans funk, blues, soul and rock, with frontman Sol known for his ferocious guitar skills and work with blues legends like Beverly “Guitar” Watkins and Cool John Ferguson. More about Sol Roots
Anthony “Swamp Dog” Clark – 3:30 p.m.
Blending contemporary blues with a funk edge, Anthony “Swamp Dog” Clark is a seasoned performer whose live shows span the East Coast and whose music has been featured on college and internet radio. More about Swamp Dog
Little Red & The Renegades – 2:10 p.m.
A local favorite mixing Zydeco, blues and New Orleans R&B, Little Red & The Renegades deliver a danceable set powered by accordion, steel pan and soulful rhythm. More about Little Red & The Renegades
Rick Franklin – 1:00 p.m.
An Arlington-based acoustic blues guitarist, Rick Franklin plays in the Piedmont blues tradition and has performed nationally and internationally since 1981. More about Rick Franklin
Arlington Arts also is proud to present Courtney LeBlanc, the outgoing Arlington Poet Laureate who will read of a new poem composed specifically for the Blues Festival (reading at aprox: 3:25pm). The author of several full-length collections of poetry, LeBlanc is also the founder and editor-in-chief of Riot in Your Throat, an independent poetry press, and is a fellow at the Virginia Center for Creative Arts. Preceded in the position by Katherine E. Young and Holly Karapetkova, the application process for the County’s fourth Poet Laureate closed this Spring, and LeBlanc’s successor will be announced in Fall, 2025. For announcements about the Arlington Poet Laureate, visit our Arlington Poet Laureate webpage.
The Columbia Pike Blues Festival exemplifies the creative energy and cultural richness that continue to make Arlington a top destination for residents, businesses and visitors alike.
This regularly scheduled sponsored 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 Eli@EliResidential.com.
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.
TL;DR Video Summary (5:18)
There is a fierce battle raging in the real estate industry over private/off-market listings, with two distinctly different opinions on consumer fairness.
Private/Off-Market Inventory is Back with Force
Between late 2019 and early 2020, MLS platforms (what is the MLS?) and the National Association of Realtors (NAR) introduced Clear Cooperation Policy (CCP) that required brokers to enter a property into the MLS within one business day of any public marketing (e.g. public-facing website, email blast, for sale sign, mailers, etc).
The idea behind CCP was to bring more fairness and strength to the market by eliminating numerous private and off-market channels so that buyers could rely on a single data source of homes for sale (from the MLS to consumer sites like Zillow and Homes.com) and sellers would receive top dollar by maximizing their exposure to buyers.
A by-product of last year’s class action settlements related to real estate commissions was the dismantling of CCP policy, leading to a rapid return to private/off-market inventory battles between agents, brokers, and online platforms. Buyers and agents can no longer get a full picture of the market by hoping on MLS, Zillow, Redfin, Homes.com, etc and must gather that information continuously from a more fragmented arrangement of public and private channels.
Consumer Fairness, For Sellers
CCP was eliminated from the weakening of “organized real estate” (rule creation and enforcement entities at the national and local level like NAR, local Associations, and MLSs) that resulted from recent class-action lawsuits and anti-trust pressure from the DOJ. In their eyes, CCP forced consumers and the brokers they hired through a single channel to sell a home and thus created an anti-competitive environment and anti-trust concerns.
Opponents of CCP (proponents of private marketplaces) believe that consumer fairness is about giving homeowners and the brokers they hire the freedom to market their homes in whatever way they believe will produce the best results. They argue that the best results are not always about price and sometimes about privacy, ease, and flexibility.
They also argue that private channels can produce better negotiation leverage and, sometimes, a better sale price than public markets, despite less exposure, because it creates demand through limited, VIP-like access and doesn’t burden sellers with days on market and price change tracking.
I have experienced first-hand, on multiple occasions, private/off-market listings create wins for sellers (and buyers) that were not possible through standard public MLS channels.
Consumer Fairness, For Buyers
CCP was established primarily as a standard of fairness for buyers. Home ownership plays such a critical role in the financial and emotional aspirations of Americans, one can reasonably argue that fair and organized access to for sale housing inventory is crucial to the American Dream.
Proponents of CCP (opponents of private marketplaces) believe that consumer fairness if about ensuring consumers can rely on a single source of data for all homes being offered for sale (MLSs are that source of record).
Proponents of CCP also argue that exposing listings to the full market via public channels will most often generate better results for homeowners and should not be diminished by infrequent use cases. They also argue that the aggregation of private listings is more beneficial to the broker/agent in the long-run than to the consumer and that private channels are too often recommended out of (brokerage) self-interest than consumer (seller) benefit.
The Fair Housing Component
There is an important conversation about fair housing (equal access to housing for those who meet equally applied financial requirements) in the CCP/private listing debate. When homes are listed on the MLS, everybody always has equal access to the listings, websites that receive MLS feeds are completely non-discriminatory.
When homes go through private channels, it is easy for those channels to be distributed to a homogenous group of people, even if the source (broker, agent, private platform) is not intentionally discriminating, it’s too easy for limited-access distribution channels to be unintentionally discriminatory which reduces equal access and brings about fair housing concerns.
Zillow Going to the Mat
The most significant escalation of this battle recently came from Zillow. Zillow has built a ~$17B business by publishing MLS listing feeds nationwide and repurposing them in a consumer-friendly, public format. A big part of Zillow’s success (it commands about half of real estate search traffic) is that buyers can trust they’re seeing close to 100% of the for sale market, but Zillow can’t capture private listing channels and the more those grow, the less buyers can rely on Zillow’s inventory, and the weaker its business gets.
The elimination of CCP and expansion of private listing channels presents a significant risk to Zillow’s business so they recently published their own standards for marketing homes for sale that are very similar to those of CCP – brokers must enter a listing into the MLS within one business day of public marketing. Zillow is threatening to ban a listing for the life of that listing if it determines pre-MLS marketing is in violation of these standards.
I have read/heard that Zillow has started issuing warnings and that they intend to enforce this new policy, setting of a potential knockdown battle between Zillow, anti-CCP brokers/agents, homeowners, and other industry players.
Is Consumer Fairness About Buyers or Sellers? My Opinion
When I think about issues like this, I try to look at them as an educated consumer, not as a self-interested Realtor. Like most issues, there are wide ranging trade-offs on this debate and there will always be strong arguments and use cases for both sides, but I prefer to form my positions based on which option produces the largest net benefit for everybody (most people will be buyers and sellers more than once in their lifetime).
While I feel strongly that sellers and their agent should have the flexibility to choose the marketing approach that works best for them, I think that the fragmentation of the for sale real estate market is a net negative for American consumers and the fundamental concept of CCP produces the highest net benefit. I think that the DOJ is anti-CCP for the right reasons (supports monopolistic brokerage and real estate industry structures), but the elimination of it produces the wrong results.
What do you think? Should consumer fairness in housing favor sellers or buyers? I’m not sure there’s a way to accomplish both.
If you’d like to discuss buying, selling, investing, or renting, don’t hesitate to reach out to me at [email protected].
Upcoming (pre-market) ERG Listings, Details and Additional Listings Available by Request
This is a sponsored column by attorneys John Berry and Kimberly Berry of Berry & Berry, PLLC, an employment and labor law firm that specializes in DC, Maryland, Virginia, federal employee, security clearance, retirement and private sector employee matters.
By John V. Berry
The U.S. Office of Special Counsel (OSC) investigates many different types of issues. OSC’s authority comes from several federal laws. The primary mission of the OSC is to protect federal employees and applicants from Prohibited Personnel Practices (PPP)s. The OSC has been in the news lately for its defense of probationary federal employees who were recently terminated.
What are Prohibited Personnel Practices?
The OSC’s primary mission is to safeguard the merit system by protecting federal employees and applicants from PPPs, especially reprisal against whistleblowing. The OSC is in charge of investigating many different areas of law. The 14 PPPs that the OSC investigates include:
Discrimination: Complaints about discrimination on race, color, religion, sex, national origin, age, disability (or handicapping condition), marital status, or political affiliation;
Inappropriate Recommendations: Considering inappropriate recommendations based on political connections or influence;
Coercing Political Activity: (Hatch Act cases) Engaging in, or coercing others to engage in the support of political candidates;
Obstructing Competition for Employment: Agency officials are barred from intentionally deceiving or obstructing others from competing for federal employment;
Influencing Withdrawal from Competition: Similar to obstruction, it is illegal for an agency official to improperly influence an individual to withdraw from federal employment competition in order to benefit or disadvantage another person’s employment prospects;
Granting Unauthorized Advantage: Also similar to influence or obstruction, federal agency officials are prohibited from granting unauthorized advantages to benefit others;
Nepotism: The unlawful hiring or promotion of a relative;
Whistleblower Retaliation: One of the most important PPPs. This involves retaliation taken against a federal employee for their disclosure of: (1) a violation of law, rule, or regulation; (2) gross mismanagement; (3) gross waste of funds; (4) an abuse of authority; or (5) a substantial and specific danger to public health or safety. In many instances, these types of cases can later be taken to the Merit Systems Protection Board (MSPB);
Other Types of Retaliation: Retaliation for filing a grievance, giving testimony, cooperating with the OSC or Inspector General, or refusal to obey an unlawful order;
Other Types of Discrimination: This section prohibits employees from penalizing employees for conduct that has not adversely impacted their performance;
Veterans’ Preference: Federal agencies are barred from taking actions that would violate veterans’ preference requirements.
Violating Rules That Implement a Merit System Principle: This is a catch-all provision. This PPP bars federal agency officials from taking–or failing to take– a personnel action that violates any other civil service law or regulation. This type of violation could be applied to most OSC complaints.
Imposing Nondisclosure Agreements that Bar Whistleblowing: In the past, some federal agencies, as part of settlement agreements with federal employees, have attempted to bar them from speaking with OSC or Congress about their complaints. This PPP makes any attempt by an agency to do so illegal.
Accessing Medical Records in Furtherance of Another PPP: Federal officials are prohibited from accessing the medical records of other federal employees or applicants to facilitate a violation of any of the other 13 PPPs. This PPP is not as common as some others.
How Does the OSC Investigate PPP Complaints?
When an individual files an OSC complaint, the OSC will open a file for investigation. The individual filing the complaint will get a notice from the OSC that a complaint has been opened. The level of investigation conducted varies depending on the facts of the case. The OSC investigates these claims and has the ability to prosecute violations of PPPs by obtaining an agency agreement or by seeking action by the Merit Systems Protection Board (MSPB).
How Can OSC Enforce Their Findings?
If the OSC makes a determination that a PPP complaint should be prosecuted, then they can seek a stay of the personnel action. They can also seek corrective action. The OSC will send a letter to the federal agency asking them to resolve a violation of law. For example, if a complaint of an improper personnel action was found to be true, the OSC can request that the federal employee receive back pay or other remedies. Federal agencies will often agree to resolve cases with the OSC without the need for enforcement.
In cases where a PPP has been committed, the OSC can seek disciplinary action against the federal employee involved. These cases are often resolved through an agreed settlement regarding the disciplinary action to be imposed. If a resolution is not reached, the OSC can petition for disciplinary action against the federal employee directly. One example of when this may occur involves Hatch Act cases.
How Can You Enforce an OSC Complaint?
In whistleblower cases, if the OSC does not find whistleblower retaliation, an individual can usually take further action by filing with the MSPB. This is often the case as the OSC has limited resources compared to the volume of whistleblower cases it receives.
Having Legal Representation
If you have been contacted as a possible target of investigation by the OSC, then you have the right to have an attorney defend you. It is very important to obtain legal defense against allegations made by the OSC. You will also need legal representation if you have been targeted for retaliation or subjected to other illegal actions as a result of whistleblower activities. We represent both complainants and those accused before the OSC.
Contact Us
Our law firm represents and advises federal employees in OSC cases. We represent individuals accused of wrongdoing by the OSC and individuals filing OSC complaints. If you need legal assistance regarding a federal employment matter, please contact our office at (703) 668-0070 or visit our website to schedule a consultation.
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 Taryn Druge, 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.
This view will make a lovely new desktop wallpaper.
Our erstwhile Managing Attorney is taking some well-deserved time off this week, which means he is gazing out at some version of the above vista, while fending off mosquitoes, snakes, or possibly, bears. Meanwhile, since it has clearly been a slow news week in the field of immigration law, we thought we would take a break from the usual legal insights, and instead introduce you to the new member of our team. Meet our summer law clerk: Ava Lansbury!
Ava Lansbury at work
Ava started with us just after Memorial Day, and she has already proved herself indispensable in helping to make sure that the associates don’t burn down the place down in the boss’ absence. We asked her a few questions to find out what she’s making of the experience so far.
Q: Where are you from?
A: I’m from Arlington!
Q: Ahh. A bona fide local. Are there any fun facts about your name that you would like our readers to know?
A: Hmmm. My parents picked the name Ava because they liked it (which is a good reason, but not a very interesting one). Lansbury got changed from Landesberger when my grandfather came over from Austria.
Q: That is actually very interesting! There’s probably a whole untold story there. What drew you to want to try out this work in immigration law?
A: I want to help people! Although I’m not totally sure of what my future career will be, I know I want to do something where I can make a positive impact on other people’s lives. I’m also very interested in the way the law operates. One of my favorite classes I’ve taken so far in college was Philosophy of Law. I also wanted an opportunity to work on my Spanish over the summer.
Q: Did you have any prior experience or contact with the immigration system prior to starting here?
A: Not really. A lot of my Spanish classes in both high school and college have had some kind of focus on immigration and related issues, but I have a lot to learn!
Q: Well, you’ve picked quite a time to get into this. You have been with us for a whole seven days now. What is one thing that has surprised you so far?
A: One thing that has surprised me is how many different countries our clients represent. Over the last week, I have gotten to learn so much about other countries and cultures.
Q: What’s the most annoying task that you’ve been asked to do in your time here?
A: This is hard because everything I’ve done has been new and interesting to me! But I have to say filling out a whole new form because only one question got changed, that was pretty tedious.
Q: What are your plans for the remainder of your time in school?
A: In the fall I’ll be studying abroad in Buenos Aires, Argentina! My classes will be focused on social movements and human rights. After that, I’ll finish up my last three semesters as a Sociology and Spanish double major while playing for the Smith Softball team.
Arlington continues to be a hub of opportunity for job seekers across a range of sectors. From cloud computing and healthcare to consulting and public service, local employers are actively hiring to support ongoing growth. According to recent data from JobsEQ, the following organizations posted the highest number of new job listings in Arlington over the past month:
Amazon Web Services (AWS)
AWS is expanding its operations in National Landing, with a focus on cloud infrastructure, cybersecurity and federal sector solutions. Current openings include cloud infrastructure engineers, solutions architects and security analysts. Learn more at the AWS Careers page.
Amazon
Beyond AWS, Amazon’s broader operations in Arlington are growing, with opportunities in logistics, human resources, and public policy. The company’s HQ2 development has led to increased hiring for corporate roles, including program managers and data analysts. To see current postings, visit Amazon’s Arlington Area jobs page.
VHC Health
Virginia Hospital Center (VHC Health) is a cornerstone of Arlington’s healthcare system. Recent postings include positions for a Director of Occupational Health, registered nurses, and administrative staff, reflecting the organization’s commitment to comprehensive community care. Visit VHC Health’s career page for more information.
Deloitte
Deloitte’s Arlington office is actively recruiting professionals in areas such as cybersecurity, risk management, and technology consulting. The firm seeks individuals to support its government and public sector clients with innovative solutions. Explore opportunities on Deloitte’s career page.
Booz Allen Hamilton
With a strong focus on defense and intelligence consulting, Booz Allen Hamilton has numerous openings in Arlington. Positions range from cybersecurity policy analysts to software engineers, supporting various federal agencies. Learn more on Booz Allen Hamilton’s career page.
Arlington County Government
The local government is hiring across multiple departments, including public safety, public works, and health services. Opportunities are available for firefighters, transportation planners, and public health nurses, among others. Learn more on Arlington County’s Career page.
Guidehouse
Guidehouse, a management consulting firm, is expanding its Arlington team with roles like Commercial Financial Services Consultants. The company focuses on serving public sector clients with strategic and technological solutions. Check out the latest opportunities on Guidehouse’s careers page.
Accenture
Accenture’s Arlington operations are growing, with job postings for consultants specializing in digital transformation, data analytics, and federal services. The firm is seeking talent to drive innovation in government projects. Explore opportunities on the company’s career page.
Nestlé USA
Nestlé’s U.S. headquarters in Rosslyn is hiring for roles in marketing, supply chain management, and product development. The company is looking for professionals to support its diverse portfolio of food and beverage brands. Find available opportunities on Nestle’s career page.
Motion Recruitment
As a staffing agency, Motion Recruitment is actively seeking candidates for various tech positions in Arlington, including software developers, IT support specialists, and project managers. They partner with numerous companies to fill critical roles in the tech sector. Check out opportunities on their careers page.
Arlington’s evolving job market reflects the strength of its innovation economy and its role as a regional leader in technology, healthcare and public service.
Job seekers can also take advantage of career resources through the Arlington Employment Center (AEC), including resume support, job fairs, career counseling and free access to job search tools. Whether you’re just entering the workforce or planning your next move, AEC is a trusted partner in your employment journey. Learn more at the AEC website.
Each week, “Just Reduced” spotlights properties in Arlington County whose price 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: While Arlington Realty, Inc. provides this information for the community, it may not be the listing company of these homes.
As of June 2, there are 210 detached homes, 37 townhouses and 197 condos for sale throughout Arlington County. In total, 50 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.
This regularly scheduled sponsored 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].
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.
Question: We would like to stay in our home for a few weeks after we settle, can you explain the rent-back concept?
Answer: A Seller’s Post-Settlement Occupancy, more commonly referred to as a rent-back, allows a homeowner to sell their home, collect the proceeds, and continue living in the home for a pre-determined period after closing.
Some common scenarios for a rent-back are:
You need the sale proceeds for the purchase of your next home
You want to ensure the sale closes before you move out
You want to wait-out the end of the school year or last day at a job
How Rent-Backs Are Structured
The Northern Virginia Association of Realtors contract (as well as other regional contracts) provides a standard form for a Seller’s Post-Settlement Occupancy Agreement so you don’t need to worry about hiring an attorney. It functions as a short-term lease including:
How much the seller will pay the buyer for the rent-back
How long the rent-back lasts
A security deposit
A penalty for staying past the rent-back period
Who is responsible for utilities and maintenance (sellers)
Who is responsible for major issues from flood, fire, acts of God (buyers)
Requirement for buyer and seller to maintain property insurance coverage
Pre-Settlement and Post-Occupancy Walk Throughs
Buyers will conduct a pre-closing walk-through before they purchase the home where they have all the rights provided to them in a normal sale. At the end of the rent-back, the new owners will conduct another walk-through once the previous owners move out, which is like that of a walk-through at the end of a normal rental period. If the previous owners cause damage during the move-out, leave junk behind, or fail other property delivery requirements, the new owners can make a claim against the security deposit, which is generally held by the Title Company who handled the sale.
Time Limitations
If the home is being purchased as a primary residence and the buyers are taking out a mortgage, most loans require that the buyer intend to move into the property within 60 days of the closing and thus any rent-back is limited to 60 days (I usually recommend 59, just to avoid an issue with underwriting).
If a home is being purchased with cash or as a secondary home/investment property with a loan, the 60-day limit doesn’t apply. However, the contract form you’ll use explicitly states that it’s meant to give the seller the temporary right to use the property after closing and not subject to the Virginia Residential Landlord Tenant Act, so avoid using this form in place of a legitimate lease if the Buyer/Seller intend on a long-term rent-back.
Not Without Risk
For the new owners, a rent-back carries with it some of the same risks as being a landlord. Disputes over security deposit, damage in excess of the security deposit, or trouble with the previous owners moving out on time are all realities that buyers need to consider.
As with many decisions in a real estate transaction, a buyer’s willingness to agree to a rent-back is a matter of risk and benefit. The risk of issues arising like those mentioned above versus the benefit of offering the seller a rent-back can be the difference between the seller accepting your offer or taking somebody else’s.
Free Rent-Backs?
In a normal market, the fee for a rent-back is usually calculated using the buyer’s carrying costs (mortgage + taxes + insurance), but in competitive markets, many buyers offer sellers a free rent-back to increase the competitiveness of their offer. A free rent-back isn’t worth much if the seller is asking for an extra week, but it adds up if the buyer has a mortgage and the seller is asking to stay for a few weeks or more past closing and can be a highly valued term in the offer.
If you’d like to discuss buying, selling, investing, or renting, don’t hesitate to reach out to me at [email protected].
Upcoming (pre-market) ERG Listings, Details and Additional Listings Available by Request
Founded in September 2016, Train with Chaz is a health and wellness business helping busy professionals in Arlington lose weight and regain vitality through sustainable habits that boost energy, build confidence and fit seamlessly into their lives without adding stress.
Chaz Berry, an Arlingtonian, launched the business with a clear vision: to provide personalized health and fitness plans tailored to each client’s needs. “Unlike many programs that offer generic plans, this business focuses on creating an experience that feels like having a coach by your side every day,” Berry said.
In fall 2024, Berry leveraged BizLaunch resources to support business growth, particularly through the ReLaunch program. “BizLaunch helped me refine my target market, clarify my unique value proposition and develop a strong brand identity through effective use of colors and graphics,” Berry said.
One of Train with Chaz’s most powerful client stories involve a woman in her 50s who came to Berry feeling depleted and lacking confidence after experiencing several major life changes. With personalized coaching and consistent support, she underwent a transformative journey. “This story exemplifies the profound impact of personalized health coaching on individuals’ lives, highlighting the emotional, mental and physical growth that contributes to a thriving community,” Berry said.
Berry chose Arlington for its vibrant and supportive environment. The County’s parks, layout and balance of urban and suburban energy create an ideal setting for a wellness-focused business. “I also appreciate Arlington’s diversity, friendly vibe and the ease of access to fitness opportunities and stores,” Berry said.
Looking ahead, Berry plans to establish Train with Chaz as a trusted name in Arlington while expanding its reach through in-person and online programs. This growth strategy reflects a dedication to maintaining quality care and impactful results.
Learn more at www.train-with-chaz.com. If you’re a small business owner looking to grow your brand or refine your strategy, get in touch with BizLaunch today.
Each week, “Just Reduced” spotlights properties in Arlington County whose price 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: While Arlington Realty, Inc. provides this information for the community, it may not be the listing company of these homes.
As of May 27, there are 206 detached homes, 18 townhouses and 207 condos for sale throughout Arlington County. In total, 43 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.
This recurring Most and Least Expensive Home feature is sponsored by The Eli Residential Team. Their mission is to guide, educate, and advocate for their clients through real advice, hands-on support, and personalized service. This week’s post is written by Jean Ropp.
Here in Arlington, real estate is a spectator sport. Let’s take a look at some of the most and least expensive condos and townhomes sold in May 2025
*Minimum home value of $200,000 set to exclude certain land sales, retirement condos, properties with expiring ground leases, etc.
If you have any questions regarding these listings, or would like to schedule a private showing of a similar home, please feel free to reach out to Jean Ropp
Let The Eli Residential Team expertly guide you through the unique market dynamics in Arlington. Start by filling the form below. It will support ARLnow’s local news mission and you’ll get some perks in the process.
