column

Open houses this weekend: March 28, 2025

By Sponsor
1/9

This recurring Open Houses 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 Val Connolly.

With the cherry blossoms in full bloom and perfect spring weather, it’s a great weekend to explore Arlington’s best open houses!

Whether you’re looking for a condo, townhouse, or a spacious home, these great finds are worth checking out. Don’t miss the chance to tour these beautiful properties while enjoying the season’s best!

Let’s take a look at some upcoming open houses, below.

Single Family Homes

Townhomes

  • 3239 S. Utah Street, Fairlington, 22206
    2 Beds/2 Baths — $620,000
    Open Sunday, 2-4 p.m.
    Presented by April Myers, RLAH @properties | Fully updated unit with lots of street parking
  • 2540 Fairfax Drive #2B, Clarendon, 22201
    2 Beds/2 Baths — $775,000
    Open Saturday & Sunday, 1-3 p.m.
    Presented by Rick Bosl, KW Metro Center | Rarely available. Amazing location accessible to Clarendon & Courthouse Metro

Condos

Want to beat the crowds? Let’s set up a private tour with Val Connolly of Eli Residential Group!

Let Eli and his 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.

Statutes of Liberty: DOJ to immigration lawyers — do as we say, not as we do

By Sponsor

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.

You should be investigated for filing frivolous lawsuits! No, you! No, you!

On March 22, 2025, the Trump administration released a memorandum entitled Preventing Abuses of the Legal System and the Federal Court (sic). This memorandum accuses immigration lawyers and law firms of malpractice and misconduct. For example, it asserts that:

  1. “The immigration bar, and powerful Big Law pro bono practices, frequently coach clients to conceal their past or lie about their circumstances when asserting their asylum claims.”
  2. Immigration attorneys violate the Federal Rules of Civil Procedure by filing cases “for improper purposes” including “to harass, cause unnecessary delay, or needlessly increase the cost of litigation.”
  3. Immigration attorneys engage in “frivolous, unreasonable, or vexatious litigation against the United States or in matters before executive departments and agencies of the United States.”

Given the breadth of this widespread (alleged) fraud and malpractice, the memorandum directs the Attorney General to prioritize enforcement of regulations governing attorney conduct and discipline, including referring attorneys for bar sanction, revoking security clearances, and terminating federal contracts with offending law firms.

We applaud this focus on enforcement of ethics rules. We have never filed a frivolous motion or a case unsupported by law, and we never will. We take our responsibilities as officers of the Court seriously, as all lawyers should.

In that spirit, we would like to bring to the attention of the White House and the Attorney General a few recent actions by the Department of Justice which deserve careful investigation and review.

  1. In January 2023, Donald Trump and his attorney, Alina Habba, were jointly subject to $937,989.39 in court-ordered sanctions. Federal District Court Judge Donald M. Middlebrooks found that Donald Trump had filed a “completely frivolous” lawsuit, “brought in bad faith for an improper purpose.” Judge Middlebrooks further found that Donald Trump’s lead attorney in the case, Alina Habba, had used “an abusive litigation tactic which amounts to obstruction of justice” — namely, filing a 193-page Amended Complaint with 819 paragraphs in it, which contained 14 counts, named 31 defendants, 10 of whom of which were John Does, and 10 ABC Corporations identified as fictitious and unknown entities. Judge Middlebrooks found that the claims were foreclosed by existing precedent and “no reasonable lawyer would have filed it.” Alina Habba has been nominated by the Trump administration to be the interim United States Attorney for the District of New Jersey — the top federal prosecutor in a very important district. We think that this nomination is not in the spirit of the March 22, 2025 memorandum discouraging vexatious litigation and unethical court filings, and we urge the White House to reconsider her appointment.
  2. In March 2025, Judge Boasberg of the U.S. District Court for the District of Columbia entered a Temporary Restraining Order which ordered the administration to not deport alleged members of a Venezuelan gang to El Salvador. The administration deported the them anyway. The Justice Department, acting through its attorneys, has failed to explain why it violated the District Court Boasberg’s Temporary Restraining Order. Violating judicial orders, it seems to us, falls squarely within the ambit of the Presidential Memorandum, which urges that lawyers pay special attention to the rules of professional conduct “in cases that implicate national security, [and] homeland security.”

As always, we are grateful for your questions and comments, and will do our best to respond.

Small Business Focus: State of GovTech 2025

By Sponsor
State of GovTech 2025

This column is sponsored by BizLaunch, a division of Arlington Economic Development.

Mark your calendars for June 17-18, because the State of GovTech 2025 is coming to Amazon’s HQ2 in Arlington.

This groundbreaking event, organized by CivStart in partnership with Arlington Economic Development, Technologists for the Public Good, the National League of Cities and e.Republic, promises to be a game-changer for local government innovation.

The State of GovTech 2025 will bring together the brightest minds and leading stakeholders in local government innovation — startups, tech leaders, investors, NGOs, academics and public officials. This event will redefine how technology can transform service delivery, making our communities stronger, safer and more thriving.

What to Expect at State of GovTech 2025

Cutting-Edge Technology: Discover emerging solutions through more than 20 fast-paced startup pitches judged by public and private sectors experts.

Market Intelligence: Stay ahead of the curve by learning about the latest tech trends in government. Hear from leaders about their challenges, visions and priorities, and gain the most in-depth understanding of the state and local government technology market available anywhere.

Problem-Solving Sessions: Engage in curated discussions and workshops that address critical issues in local governance, from digital transformation to equity and resiliency.

Networking Opportunities: Connect with a diverse range of innovators, including startups, government officials, investors, nonprofit experts and academic leaders. This is your chance to build meaningful connections and collaborate on advancing innovation in the public sector.

Why Arlington?

Hosting this event at Amazon’s HQ2 in the heart of Arlington, Virginia, next door to the nation’s capital leverages the region’s vibrant tech community and world-class infrastructure. We are confident that attendees will leave with fresh perspectives, meaningful connections and actionable strategies to drive impact in their communities.

For more information about the State of GovTech 2025, please visit www.civstart.org/state-of-govtech-2025.

Just Reduced Properties in Arlington: March 26, 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 March 24, there are 156 detached homes, 33 townhouses and 172 condos for sale throughout Arlington County. In total, 27 homes experienced a price reduction in the past week, including:

2109 Quebec 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: 2,058 Agents sold real estate in Arlington last year

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 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: How many different real estate agents are doing business in Arlington?

Answer: There were 2,189 real estate transactions in Arlington last year, totaling $1.97B in sales volume, very similar to last year’s totals of 2,239 transactions and $1.91B in volume.

There were 2,058 licensed real estate agents involved in at least one sale in Arlington in 2024, compared to 2,136 agents in 2023. Each transaction usually includes two real estate agents — one representing the buyer and another representing the seller.

I looked through the 2024 Arlington transaction data and pulled out some interesting highlights below. I removed a few agents whose business is all in-house sales (for a builder or building). There are some real estate teams that enter all sales under one agent’s name, so in these cases, individual numbers represent the production of many agents rolled under one agent’s name, but I don’t have transparency into that data to parse it. Here’s a link to an article I wrote in 2019 explaining how different agents/teams are structured.

NOTE: All data and rankings are based on sales entered into the MLS and does not include off-market sales, which may make up a larger percentage of some agent business and is not reflected in the table below

  • 65% of agents who did business last year in Arlington had just one sale in Arlington and accounted for 28% of the total sales volume
  • 6% (33) of agents handled 10+ transactions in Arlington
  • 3% (7) of agents handled 20+ transactions in Arlington
  • 1,336 different agents represented buyers, 4 represented 10+ buyers
  • 1,157 different agents represented sellers, 14 represented 10+ sellers
  • 20 agents handled 5+ buyer transactions and 5+ seller transactions
  • The top 10% producing agents in Arlington accounted for 31% of sales volume
  • The highest average sale price with at least three transactions in Arlington is Robert Hryniewicki with an average price of nearly $4.35M across 3 listings. The highest average sale price with at least ten transactions in Arlington is Sheri Grant with an average price of nearly $2M across 7 listings and 4 buyers.
  • Congratulations to Betsy Twigg for a second straight year with the highest sales volume in Arlington and to the Keri Shull Team for regaining their spot at the top of the total transactions ranking
*Chart does not include internal sales agents or off-market sales

Most studies suggest that consumers are less concerned with measures like sales volume and more focused on the strength of communication and trustworthiness of the agent they’re working with, but market expertise and experience are still important considerations.

Many people see the low barrier to entry for real estate licensing, and the resulting high volume of agents, as a negative, but it also means that you have a lot of choices as a consumer and, with some effort, can make sure that you’re working with somebody who provides the type of service you’re looking for and the experience to match.

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

  • Courthouse — 2 BR/2 BA/950 sq. ft. — Condo (2006) — 2001 15th Street N., Arlington VA, 22201
  • Courthouse — 3 BR/2 BA/1,400 sq. ft. — Condo (1992) — 1276 N. Wayne Street, Arlington VA, 22201
  • Arlington Ridge/Aurora Hills — 3 BR/2.5 BA/2,450 sq. ft. — Detached Single Family (1961) — S. Grove Street, Arlington VA, 22202
  • Yorktown — 6 BR/6.5 BA/6,000+ sq. ft. — Detached Single Family (2026) — N. Greencastle Street, Arlington VA, 22207
  • Highland Park/Overlee Knolls — 6 BR/5.5 BA/5,000+ sq. ft. — Detached Single Family (2025) — 22nd Road N., Arlington VA, 22205

Four fantastic home builders in Arlington

By Sponsor
1/4

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 Jean Ropp.

There are many fantastic home builders in the Arlington real estate market, today I am featuring just four of my favorites.

Building your dream home is one of the most exciting and significant decisions you will ever make. But before you start picking out paint colors or choosing countertops, there’s one crucial choice that lays the foundation for everything else: selecting the right home builder.

A quality home builder can make all the difference in ensuring your project goes smoothly, stays on budget, and results in a home that will stand the test of time and be the right fit for you and your family.

Below I will give some history and property examples for four of my favorite local builders who build a wonderful product (in my opinion.) I have also included their active listings, many of which are finished and available for private tours.

*It is rare for these builders to have completed homes available for tours simultaneously, as most new build homes are pre-sold.*

If you would like a private tour of any of these properties or are curious about these builder’s off market pipeline, please reach out to Jean Ropp at [email protected].

1. MR Homes

MR Homes Team Background:

“Owner, Matt Rzepkowski is a third generation custom home builder. A graduate of the University of Maryland, he spent summers in the family home building business alongside his father and grandfather. 

After working for a large, national home builder for many years and a small custom home builder in Northern Virginia, Matt opened MR Project Management, Inc. in 2008. Fine craftsmanship, attention to detail and personalized service are the hallmarks of Matt’s business. Dedicated to superior customer service, all work is guaranteed.”

MR Homes Active Listings

2. Cherry Hill

Cherry Hill Team Background:

“Since 2003, Cherry Hill has been dedicated to creating authentic, beautiful homes that stand out. With deep expertise in residential construction, we’ve built a reputation for offering a truly distinctive home building experience. The design team works closely with clients to refine every detail, while construction is carefully managed to meet the highest standards, ensuring projects are completed on time and within budget.

As the founder and lead builder, Craig oversees every project with a focus on quality and client satisfaction. His decades of experience in custom home building make him a trusted leader in the industry.”

Cherry Hill Active Listings

3. Classic Cottages

Classic Cottages Team Background:

“Classic Cottages, LLC is an experienced Virginia based Real Estate, Design and Construction firm that specializes in residential new construction in Northern Virginia. Founded in June 2010, Classic Cottages originally started in residential renovations and then transitioned over time to do 100% new residential construction which is where it stands today. Classic Cottages is passionate about building high quality homes that meet modern lifestyle needs.”

Classic Cottages Active Listings

4. McMullin Real Estate

McMullin Real Estate Team Background:

“For over 70 years the McMullin family has provided real estate services to the Washington D.C. metropolitan area. Beginning with James H. McMullin’s purchase of Real Estate Service Inc. (RESI) in 1946, the McMullin family has provided real estate sales, housing, office building construction, and industrial development. Through McMullin Real Estate, LLC, organized by James B. McMullin, we have continued our family’s real estate endeavors with an emphasis on residential in-fill development in the Washington D.C. metropolitan area. Our focus has exclusively been residential properties in recent years. We work to deliver high quality housing through our teams including long-term employees, third-party designers and engineers, and strong banking relationships.”

McMullin Real Estate Active Listings

Feel free to reach out to me for more details. I’d also be happy to share more about my specific experience with these builders, share client testimonials and look deeper into the right fit for you. Jean Ropp, [email protected].

Open houses this weekend: March 21, 2025

By Sponsor
2366 N. Oakland Street (Presented by Annabel Burch-Murton Compass)

This recurring Open Houses 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.

Hello warmer temperatures, great to see you! Early March every year, no matter the weather, the Arlington spring real estate market heats up.

Let’s take a look at some upcoming open houses, below.

Single Family Homes

Townhomes

Condos

Don’t wait for these open houses! Let’s schedule a tour. Jean of Eli Residential Group is free Friday, Saturday and Sunday from 9 a.m.-6 p.m. to set up a private tour that fits your schedule.

Let Eli and his 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.

Arts Focus: Synetic Theater brings timeless tale of The Immigrant journey from screen to stage

By Sponsor
1/4

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

Many classic films originated on the stage — from William Inge’s “Picnic” and Tennessee Williams’ “A Streetcar Named Desire” to Jerome Robbins’ “West Side Story.” But the opposite is true for Synetic Theater’s new production of “The Immigrant”, running through March 23 at Arlington’s Thomas Jefferson Community Theatre.

Directed by Paata and Irina Tsikurishvili, this new project is based on the classic 1918 silent comedy starring and produced by Charlie Chaplin. Centered on Chaplin’s iconic Little Tramp, it follows a newly arrived immigrant navigating the trials, adventures, mishaps, and high hopes of the American immigrant journey at the turn of the 20th century.

As a theater founded, led, and shaped by immigrant artists, Synetic sees this as the perfect opportunity to adapt, expand, and reimagine the story. With its signature blend of physical comedy, innovation, and heart, the company brings a fresh perspective to this cinematic classic.

“Our production goes beyond an adaptation of the 1917 film The Immigrant. It’s a theatrical love letter to Chaplin’s artistry, struggles, and humanity — a story of hope, disillusionment, and resilience, told through his signature lens of tragicomedy,” says Synetic’s artistic director Paata Tsikurishvili. “And in many ways, it feels like we are telling our own story. Like Chaplin’s immigrant, we arrived in a new country, faced uncertainty, and built something from nothing. His journey mirrors our own, making this production not just a tribute, but something deeply personal.”

Founded in 2001 by Georgian immigrants Paata and Irina Tsikurishvili, Synetic Theater has redefined storytelling in the Washington, D.C., area. The duo, who emigrated from Georgia in 1995, blends dance, theater, and film with Caucasus traditions and distinctly American styles. Their work has earned more than 100 Helen Hayes Award nominations, accolades from the American Theatre Wing, and the title of “Washingtonians of the Year” from “Washingtonian” magazine.

This production is presented with support from Arlington Cultural Affairs, a division of Arlington Economic Development, which delivers public activities and programs as Arlington Arts. Our mission is to create, support, and promote the arts, connecting artists and community to reflect the diversity of Arlington. For an array of activities across the visual and performing arts, please visit the Arlington Arts webpage.

Arlington audiences will have the first opportunity to see “The Immigrant,” which runs through March 23 at Thomas Jefferson Community Theatre, 125 South Old Glebe Road, in Arlington, Virginia.

A second staging will occur April 11–27 at Theater J in Washington, D.C. For more information or to purchase tickets, visit Synetic Theater’s website.

Just Reduced Properties in Arlington: March 19, 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 March 17, there are 151 detached homes, 34 townhouses and 169 condos for sale throughout Arlington County. In total, 30 homes experienced a price reduction in the past week, including:

4755 40th 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.

Ask Eli: How’s the market? DOGE shows up in supply

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 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: Have you seen the effects of the DOGE workforce and spending cuts showing up in the housing market data?

Answer: I’ll be answering “how’s the market” for you throughout the year while we absorb the effects of DOGE and the seesaw of critical decisions being made about Federal jobs and spending.

Headline Summary: Demand is down, inventory is up (clearly DOGE-related), but most of the D.C. area housing market is performing well for sellers because inventory levels are still well below current demand (in most sub-markets).

Now for those of you who want more than a one-sentence summary, let’s look at some of the underlying data that I’m watching and what it means for forecasting…

Demand is Down, Modestly

There is no doubt that demand is down, you can feel it in the market and see it in the data, but it’s a modest decrease and there are still plenty of motivated buyers across price-points and property types in the market.

You can see the drop in demand in the two charts below. Showings are trending lower year-over-year by about 10% (and last year was already well below average) and pending contracts have trended below last year’s numbers most weeks, despite this past week jumping to +1.5% year-over-year. While pending contracts are only marginally lower on the year, there are currently more homes for buyers to choose from (detailed in the next section) so contract activity to available supply (absorption) is much lower than last year, indicating lower demand than what we see in pending contracts data.

Weekly Showings
Weekly New Purchase Contracts

(more…)

Most and least expensive condos sold in Arlington (February 2025)

By Sponsor
1530 Key Boulevard #904

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 Carolanne Korolowicz.

Here in Arlington, real estate is a spectator sport. Let’s take a look at some of the most and least expensive condos sold last month (February 2025).

Most expensive condos sold

Least expensive condos sold

*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, please reach out to Carolanne Korolowicz.

Open houses this weekend: March 14, 2025

By Sponsor
1/3

This recurring Open Houses 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.

You may find a leprechaun at the end of a rainbow, but you’ll definitely find us at these open houses. Make sure to check out these gorgeous Arlington properties that are “green” to the market this weekend.

Let’s take a look at some upcoming open houses, below.

  • 4745 Little Falls Road, Country Club Manor, 22207
    4 Beds/3.5 Baths — $1,569,000
    Open Sunday, 2-4 p.m.
    Presented by Chris Wilkes, Washington Fine Properties | The contemporary-style living space with a soaring ceiling is show stopping
  • 5612 Williamsburg Boulevard, Williamsburg Village, 22207
    6 Beds/6 Baths — $2,250,000
    Open Saturday & Sunday, 2-4 p.m.
    Presented by Coral Gundlach, RLAH @properties | A farmhouse style outfitted with modern comforts — top-tier appliances to EV charging.
  • 6428 Langston Boulevard, East Falls Church, 22205
    6 Beds/5.5 Baths — $1,825,000
    Open Saturday, 1-3 p.m. & Sunday, 2-4 p.m.
    Presented by Keri Shull, EXP Realty | Built in 1930, the original stone work is gorgeous against the modern finishes.
  • 3829 N. Tazewell Street, The Glebe, 22207
    3 Beds/3.5 Baths — $1,075,000
    Open Saturday & Sunday, 12-4 p.m.
    Presented by Beth Ann Wilson, Samson Properties | This traditional style townhome is equipped with an elevator making for easy travel among all three floors.
  • 2700 13th Road S. #511 & 1300 S. Barton Street #337, Arlington Village, 22204
    1 Bed/1 Bath — $372,999 & $370,000
    Both Open Friday, 5-7 p.m., Saturday & Sunday, 2-4 p.m.
    Presented by Michelle Doherty, RLAH @properties | Friday’s Twilight “Block Party” Open will feature an array of beverages from The Little Well.
  • 2504 Fairfax Drive #14b, Barton Place, 22201
    2 Beds/2 Baths — $795,000
    Open Sunday, 12-2 p.m.
    Presented by Diane Lewis, Washington Fine Properties | Though a “condo”, a rare townhome-style property in Clarendon under $1M.
  • 2101 N. Monroe Street #208, Cherrydale, 22207
    2 Beds/2 Baths — $565,000
    Open Saturday, 1-3 p.m.
    Presented by Eli Tucker, RLAH @properties | Situated on a corner, the living space is surrounded by large windows overlooking the community patio —  natural light floods!
  • 2920 S. Buchanan Street #A1, Fairlington Villages, 22206
    2 Beds/2 Baths — $565,000
    Open Saturday & Sunday, 1-3 p.m.
    Presented by Libby Bish, Compass | A unique model in Fairlington sporting two floors, two entrances, multiple living spaces, a balcony & patio.
  • 1300 Crystal Drive #604S, Crystal Gateway, 22202
    3 Beds/2 Baths — $840,000
    Open Friday, 5-7 p.m., Saturday 11 a.m.-1 p.m.
    Presented by Alyssa Rajabi, Redin Corporation | This condo embodies Crystal City living. The primary suite overlooks views on the Potomac, while the balcony stretches along the entire length of the unit.

Want to beat the crowds? Contact me at [email protected] to schedule a private showing!

Let Eli and his 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.

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