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Ask Eli: Price reductions on the rise nationally and locally

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Question: Have you noticed more price reductions on homes than usual for this time of year?

Answer: Across the country, the number of homes with price reductions is on the rise. Zillow recently reported that nearly one in four homes listed on its website had a price cut in April. The markets seeing the highest rate of price cuts tend to be markets that saw the most significant appreciation during the COVID era housing boom like Phoenix, Tampa, Nashville, and Salt Lake City.

Price Cuts Increasing Across the DMV

The chart below shows the number of price cuts per month in the DC area. On one hand, it’s alarming to see the sharp increase in price cuts this year compared to previous years – it’s an accurate reflection of how the market has shifted this year. On the other hand, the first six months of the last three years (’22-’24) have been exceptionally strong markets that can make a normal market appear weak in comparison.

What Does the Summer Hold?

If you look at the pattern of price reductions through May compared to previous years and look at the seasonal pattern of higher rates of price reductions from June through October, one can easily forecast a significant rate of price reductions in the DMV on the horizon.

That may very well be our future, but it’s also possible that we’ve seen sellers in the DMV cutting prices faster than usual this year because of the onslaught of news about federal workforce and spending cuts. This could mean that spending cuts have been more front-loaded than usual, and the rate of price reductions may slow down (but will remain higher than previous years).

Will Seller Optimism Drop?

So far, sellers in Northern VA and the DC Metro have been optimistic going to market, with the average asking price of new listings up 1-4% year-over-year each of the last three months, per the chart below.

 

The chart below shows that some of those sellers have been rewarded for their optimism, with the average price of homes under contract with an asking price 1-5% more year-over-year (TBD what these properties actually sell for, but likely close to asking price).

On the flip side, the chart below shows us that many sellers are being punished for being overly optimistic, with the average list price of homes sitting on the market in April down 7% and 12% in the DC Metro and Northern VA, respectively.

If sellers become less optimistic and start going to market with lower asking prices, that may lead to fewer price reductions through the summer.

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*

  • Reston – 4BR/3.5BA/3,000 sqft – End-unit townhouse (1993) – Hollow Timber Ct Reston VA 20194
  • Highland Park/Overlee Knolls – 6BR/5.5BA/5,000+ sqft – Detached Single Family (2025) – 22nd Rd N Arlington VA 22205
  • Rosslyn – 3BR/2.5A/2,400 sqft – Condo (2022) – 1781 N Pierce St Arlington VA 22209
  • Arlington Ridge/Aurora Hills – 3BR/2.5BA/2,450sqft – Detached Single Family (1961) – S Grove St Arlington VA 22202
  • Tara Leeway Heights – 7BR/7.2BA/8,000sqft/half acre/pool – Detached Single Family (2026) – 1500 N Harrison St Arlington VA 22205

Arts Focus: Free Lubber Run Amphitheater Summer Concert Series launches with the Arlington Players’ 75th Anniversary Musical

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This article is sponsored by Arlington Arts/Arlington Cultural Affairs, a division of Arlington Economic Development.

Arlington’s beloved Lubber Run Amphitheater Summer Concert Series returns Friday, June 6, with a special launch: a two-week run of “You’re a Good Man, Charlie Brown” presented by The Arlington Players (TAP), celebrating their 75th anniversary season. Performances take place June 6–8 and June 13–15 (Fridays and Saturdays at 8:00 p.m., Sundays at 2:00 p.m.).

Pack a picnic, bring friends, and enjoy the arts al fresco at this free outdoor series tucked beneath the trees in Arlington’s Lubber Run Park.

The regular concert schedule resumes Friday, June 20, with the Afrobeat rhythms of Elikeh. The Beatles tribute band “All You Need Is Beatles” performs Saturday, June 21, followed by a joyful, family-friendly show from Culture Queen on Sunday, June 22 at 11:00 a.m. (co-presented with Arlington Public Library).

The Arlington Players (TAP) has entertained our community since 1951 with an array of musicals and plays ranging from contemporary comedy to Shakespearean classics and from Rodgers & Hammerstein to Sondheim. TAP also provides an environment for all members of the Arlington community to explore, learn, and become involved in the elements of stagecraft through arts education programs.

Since 1969, generations of Arlingtonians have gathered at the Lubber Run Amphitheater for unforgettable summer performances. This year’s lineup continues that legacy with a diverse mix of music, theater, and cultural celebration — all free and open to the public.

June 2025 Schedule Highlights:

  • June 6–8 and 13–15
    “You’re a Good Man, Charlie Brown” – Presented by The Arlington Players
    (Fridays and Saturdays at 8:00 p.m.; Sundays at 2:00 p.m.)
  • Friday, June 20 – 8:00 p.m.
    Elikeh – Afrobeat
  • Saturday, June 21 – 8:00 p.m.
    “All You Need Is Beatles” – Rock tribute
  • Sunday, June 22 – 11:00 a.m.
    Culture Queen – Family performance (with Arlington Public Library)
  • Friday, June 27 – 8:00 p.m.
    Bobby Thompson Trio – Blues guitar and vocals
  • Saturday, June 28 – 8:00 p.m.
    Cecily – Soul-jazz vocals
  • Sunday, June 29 – 6:00 p.m.
    Arlington Philharmonic – Orchestral performance

This is just the beginning. The Free Lubber Run Amphitheater Summer Concert Series continues through August with performances for all ages and tastes. Lubber Run Amphitheater is located at 200 N. Columbus St., Arlington, Va. 22203. All shows are free. For the full schedule and updates, visit www.ArlingtonArts.org.

Just Reduced Properties in Arlington: May 21, 2025

By Sponsor

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 19, there are 224 detached homes, 37 townhouses and 210 condos for sale throughout Arlington County. In total, 53 homes experienced a price reduction in the past week, including:

923 20TH Street S

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: Looking for a big yard in Arlington?

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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.

Question: We are having trouble finding a lot big enough for our family in Arlington. How difficult is it to find a home with an acre or more?

Answer: Before you jump into an Arlington home search hoping to find an acre of land walking distance to the Metro, it’s important to understand what size lots you can expect to find on the market. I reviewed sales of detached single-family homes in Arlington, going back to 2022, and summarized that data below.

The data is based on total square footage of a lot, including the land the home sits on. Most people think about lots in terms of acres, so here’s a quick conversion key:

Arlington Lot Size Highlights (sales since 2022):

  • Average lot = 8,336 SqFt
  • Median lot = 7,214 SqFt
  • A ¼ acre lot is in the top 85% largest lots
  • 1.1% of lots had ½ acre or more
  • Just four homes sold with 1+ acre lots and none with more than 1.75 acres

Most Common Lot Size is 6,000-8,000 SqFt

The charts below show the breakdown of lot sizes for all homes sold in Arlington since 2022. 70% of homes sit on lots with 5,000-9,999 sqft and 39% of homes had a lot size of 6,000-7,999 sqft.

The Largest Lots are in North Arlington

The smallest lots are in South Arlington and along the Rosslyn-Ballston corridor with larger lots found further north. 22213 is the only zip code with a majority of lots being over 10,000 sqft.

Below you can see a distribution of lot sizes by zip code, first as a percentage of sales in each zip code and then by number of sales in each zip code.

If any readers would like to see pricing data for certain lot sizes, I’m happy to pull that for you, just send me an email.

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

  • Ballston – 5BR/3.5BA/4,000 sqft – Detached Single Family (2004) – N Wakefield St Arlington VA 22203
  • Reston – 4BR/3.5BA/3,000 sqft – End-unit townhouse (1993) – Hollow Timber Ct Reston VA 20194
  • Rosslyn – 3BR/2.5BA/2,400 sqft – Condo (2022) – 1781 N Pierce St Arlington VA 22209
  • Arlington Ridge/Aurora Hills – 3BR/2.5BA/2,450sqft – Detached Single Family (1961) – S Grove St Arlington VA 22202
  • Ballston – 2BR/1BA/919sqft – Condo (2005) – 1001 N Randolph St Arlington VA 22201
  • Tara Leeway Heights – 7BR/7.2BA/8,000sqft/half acre/pool – Detached Single Family (2026) – 1500 N Harrison St Arlington VA 22205

Ashton Heights Craftsman turns 100!

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This recurring real estate 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 Carolanne Korolowicz.

An Arlington craftsman is turning 100 years old and is celebrating by finding a new, loving owner. Built in 1925, 3406 3rd Street North, presented by Natalie Roy of KW Metro Center, is currently listed for $1,390,000. Situated in the heart of Ashton Heights, this is a rare opportunity for new life to be brought into a historic gem.

When this stately home first hit the market a century ago, The Washington Star classified advertisement read, “Price $7,950, with easy terms, and will include Essex touring car until Monday.” According to the Bureau of Labor Statistics’ inflation calculator, the original asking price is equivalent to about $147,500 today (and that price includes a snazzy vehicle, too).

This home’s history didn’t end there. In 1987, the property was expanded and updated by Arlington architect T.W. Wallace, who won a prestigious award for the renovation.

Being sold as-is, the five-bedroom property has a mix of updated systems with original characteristics. The main floors are the original early 20th century hardwood, while the appliances have been brought into the 21st. This home is meant for an owner to make it their own, while pulling inspiration from its sturdy and unique bones.

There are a few homes for sale celebrating their centennial in Arlington:

In an area saturated with new developments, there is a desire amongst many for reminders of yesteryear. Do you live in a home with some super rad, old-school features, or believe there is a property in your neighborhood that deserves historic designation? I would love to hear about it and possibly feature in the future! Please email [email protected].

Biz Talk: Dolphin Tank Returns to Arlington to Spotlight Women Entrepreneurs

By Sponsor
Women entrepreneurs

This article is sponsored by Arlington Economic Development.

Arlington Economic Development (AED) is teaming up with Springboard Enterprises and Deloitte to bring Dolphin Tank® back to Arlington — offering an exciting platform for women entrepreneurs to pitch, connect and grow. Sponsorship of this event is part of AED’s broader efforts to support the tech ecosystem through the Arlington Innovation Fund (AIF).

The 2025 DMV Dolphin Tank will be on Wednesday, June 11, from 5:00–8:00 p.m. at Deloitte’s Rosslyn offices and is free to attend with advance registration. This interactive pitch session offers more than just exposure — it is designed to provide constructive feedback and connections that help women founders refine their business strategies and accelerate their paths to success.

The event invites women-led, early-stage tech companies from any sector to apply to pitch. Selected founders will receive pre-event coaching and gain access to Springboard’s powerful network of investors, industry experts and startup advisors. Pitches will be followed by collaborative discussions with an expert panel, focused on helping founders move their ventures forward.

Unlike traditional investor pitch events, Dolphin Tank is noncompetitive and supportive by design, an approach that aligns with the region’s focus on inclusive innovation and community building.

Applications to pitch are now open and founders are encouraged to apply by the May 20 deadline. Whether you are building in tech, health, consumer goods, sustainability or something new entirely, Dolphin Tank is a powerful launching pad.

And for those not pitching, the event is just as valuable. Join the audience to watch top-tier founders present bold, innovative solutions and gain a behind-the-scenes look at what it takes to build a startup.

Just Reduced Properties in Arlington: May 12, 2025

By Sponsor

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 12, there are 228 detached homes, 19 townhouses and 220 condos for sale throughout Arlington County. In total, 50 homes experienced a price reduction in the past week, including:

1310 N Jackson 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.

Legal Insider: OPM disability retirement since DOGE

By Sponsor

This is a sponsored column by attorneys John Berry and Kimberly Berry of Berry & Berry, PLLC, an employment and labor law firm located in Northern Virginia that specializes in federal employee, security clearance, retirement and private sector employee matters.

By John Berry, Esq. & Kara Osborne, Esq.

With the changes that have come to the federal government in light of the Department of Government Efficiency (DOGE), we have seen an increase in federal disability retirement applications to the Office of Personnel Management (OPM) lately. Given the efforts to reduce the size of the federal government, it appears that DOGE may actually not be opposed to increased disability retirement filings by federal employees.

What is OPM Disability Retirement?

OPM disability retirement is an entitlement for federal employees under the Federal Employees Retirement System (FERS). This program allows federal employees who are unable to perform their essential job functions, due to a disability, to receive a retirement annuity early. The disability does not have to be work-related. However, the disability must have arisen or worsened while the employee was working for the federal government. In order to qualify, a federal employee in FERS must have: (1) at least 18 months of full-time service, (2) a disability expected to last at least one year, and (3) the inability to perform job duties with or without reasonable accommodation. This linked article provides tips for federal employees considering OPM disability retirement.

Issues that have Recently Come Up for Disability Applicants

A number of recent issues have caused the increase in OPM disability retirement applications. Many federal employees have previously worked under Reasonable Accommodations (RA), which allowed remote work. While many of these RAs have been honored, many have not. Some agencies have tried to reduce the amount of telework in these existing RA agreements. Individuals are understandably concerned about returning to the office only to have all of their RA-related telework taken away. Other federal employees also had telework agreements in place outside of the RA process. These remote work assignments enabled many federal employees with severe medical issues to continue working for the federal government. Since the government’s commitment to remote work has changed, as a result of OPM and DOGE efforts for a full return to the workplace, many federal employees with disabilities have started to consider OPM disability retirement as an option.

Individuals Struggling with Disabilities May Have Had Enough

Another reason for the increase in OPM disability retirement applications is morale. Many federal employees devote themselves to their position out of pride. The latest developments with Reductions-in-Force (RIF), the Deferred Resignation Program (DRP), and other issues have led to a serious morale issue for many federal employees. Many federal employees who have had serious disabilities have continued to work despite debilitating medical issues. Many federal employees have now come to the conclusion that they shouldn’t struggle with a severe disability any further. As a result, many individuals have decided to seek disability retirement due to a lack of appreciation.

Potential Pitfalls

There are some other disability retirement potential pitfalls that federal employees face with respect to the DRP and other departure incentives. One of these issues includes an unwritten rule where many agencies have been advising federal employees that if they take a DRP and then apply for OPM disability retirement, they may find themselves receiving a negative decision. There is nothing written about this issue yet, but federal employees should at least consider this possibility.

Quicker Processing by OPM

OPM also appears to be processing OPM disability retirement claims faster. While nothing has been specifically written about faster OPM processing times, we have received notes from several clients that disability retirement cases seem to be moving faster. OPM may have been given guidance to speed up the processing of disability retirement claims.

Seek Legal Guidance Before Filing a Disability Retirement Application

Given the unique criteria that OPM uses to decide OPM disability retirement applications, it is important to speak to experienced counsel before filing a claim. Getting legal advice early can help you decide whether or not a particular disability claim stands a good chance of being granted. Getting advice early can also help individuals gather important materials to support their OPM disability retirement claims before they apply. The process can be complex and is not as straightforward as OPM often describes.

Contact Us

Our law firm represents and advises federal employees in OPM disability retirement applications and reconsideration appeals. If you need legal assistance regarding a federal employment matter, please contact our office at (703) 668-0070 or our website to schedule a consultation.

Small Business Focus: Earn rewards by shopping small during National Small Business Week

By Sponsor
5% cash back rewards for purchases made within their neighborhoods

This article is sponsored by Arlington Economic Development.

This National Small Business Week, support small and local businesses and get rewarded for your purchases through Open Rewards. Launched in 2022 by BizLaunch, Open Rewards is an innovative platform, where shoppers can earn 5% in cash back rewards for purchases made at local businesses, shoppers can then redeem those rewards for purchases at other local businesses.

Since the program’s launch, the National Landing Business Improvement District, the Columbia Pike Partnership and Ballston BID have joined Open Rewards, giving shoppers an additional 5% in cash back rewards for purchases made within their neighborhoods. Additionally for May, shoppers can earn twice the rewards for shopping at Asian American, Native Hawaiian and Pacific Islander (AANHPI) businesses in National Landing.

Ready to start earning rewards?

Simply download the Open Rewards app from the app store, upload receipts for purchases at eligible businesses and earn your rewards.

Register Your Business

Many small businesses in Arlington are automatically enrolled in the program; however, if you’re a small business owner and want to be listed, sign up today. Promote your businesses’ participation in the program and download our ready-to-print flyer.

For more information about BizLaunch and how we support small businesses throughout the year, visit www.bizlaunch.org.

Just Reduced Properties in Arlington: May 7, 2025

By Sponsor

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 5, there are 224 detached homes, 34 townhouses and 228 condos for sale throughout Arlington County. In total, 46 homes experienced a price reduction in the past week, including:

2808 1ST Road 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.

Ask Eli: How much is an expensive home in Arlington?

By Sponsor

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: How much are Arlington’s most expensive homes?

Answer: The first $1M sale in Arlington (recorded in the MLS) was a 4,300 SF penthouse in a Rosslyn condo building, The Atrium, in 1996. Last year, 727 homes sold for $1M or more and there are currently six homes for sale with an asking price over $4M.

Arlington is a very expensive housing market by most measures, except for the “missing ultra high-end,” but just how much money does it take for a home to be considered expensive in Arlington?

Let’s look at how the price of an expensive home in Arlington has changed over the past 25 years. In the first chart, I define an expensive home as homes that fall in the top 10% of sale prices in a given year.

The most notable data point in these charts is that the average price of an expensive home increased by 89% from 1999 to 2004, compared to 38% from 2019 to 2024.

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

  • Rosslyn – 3BR/2.5BA/2,400sqft – Condo (1986) – 1530 Key Blvd Arlington VA 22209
  • Yorktown – 6BR/6.5BA/6,000+ sqft – Detached Single Family (2026) – N Greencastle St Arlington VA 22207
  • Arlington Ridge/Aurora Hills – 3BR/2.5BA/2,450sqft – Detached Single Family (1961) – S Grove St Arlington VA 22202
  • Ballston – 2BR/1BA/919sqft – Condo (2005) – 1001 N Randolph St Arlington VA 22201
  • Tara Leeway Heights – 7BR/7.2BA/7,500sqft/half acre/pool – Detached Single Family (2026) – 1500 N Harrison St Arlington VA 22205

Arts Focus: Music by the Metro returns to Clarendon for spring 2025

By Sponsor
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This column is sponsored by Arlington Arts/Arlington Cultural Affairs, a division of Arlington Economic Development.

Get ready to dance in the streets — Music by the Metro: Clarendon Concert Series is back for spring 2025.

This free outdoor concert series takes place every Thursday evening in May at 6:00 p.m. at Clarendon Metro Park, located at 3100 Wilson Blvd. Presented by the Clarendon Alliance, the series is co-sponsored by Comcast and Arlington Arts.

The curatorial collaboration between Arlington Arts and the Clarendon Alliance is one of many partnerships between Arlington Cultural Affairs and community groups, associations and business improvement districts. From the Lubber Run Amphitheater Summer Concert Series to the Columbia Pike Blues Festival and the Rosslyn Jazz Festival, the artists you see on stage are curated and supported by Arlington Arts.

Here’s what’s in store for this season’s lineup:

Zedicus
Thursday, May 1
Zedicus brings a high-energy blend of world music, reggae and jam band grooves. Based in the Washington, D.C. area, the band’s sound defies borders, fusing reggae, rock, alternative and global influences into an infectious and vibrant experience.

Mama Moon and the Rump Shakers
Thursday, May 8
A six-piece blues fusion ensemble from D.C., Mama Moon and the Rump Shakers have been shaking up the scene since 2021. Led by the barefoot blues sensation Mama Moon, the band delivers soulful performances full of flair, personality and reverence for blues traditions.

Kiti Gartner and the Drifting Valentines
Thursday, May 15
With a sound rooted in western swing, rockabilly and classic country, Kiti Gartner and the Drifting Valentines channel the spirit of 1940s Nashville, Sun Records and Bakersfield. The D.C.-based group brings nostalgia and rhythm to every performance.

Veronneau
Thursday, May 22
Led by Québécoise vocalist Lynn Veronneau and UK guitarist Ken Avis, Veronneau’s music blends bossa nova, French chanson and swing, sung in English, Portuguese, French and Spanish. The internationally recognized group has three Top 10 charting albums, and more than a million Spotify streams.

A rain date is reserved for Thursday, May 29. For full event details, visit the official Music by the Metro page.

About Arlington Cultural Affairs

Arlington Cultural Affairs, a division of Arlington Economic Development, delivers public activities and programs that foster a creative environment, encourage collaboration and reflect the diverse voices of the community. To learn more about upcoming events, public art and artist opportunities, visit arts.arlingtonva.us.

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