column

Ask Eli: Q1 housing market shifts significantly, but…

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 did the Arlington and Northern VA housing market perform in the first quarter?

Answer: Remember two months ago when social media and various media outlets announced the DC area housing market was collapsing? I wrote at length why they were wrong then (link) and through the first quarter of 2025, they’re still wrong. There’s no doubt that the market is fragile and more favorable for buyers than it’s been in a while, but there is nothing in the data or my experience in the market to indicate anything extreme is happening.

The Q1 Market Shift is Significant

There is no doubt that we are seeing significant market shifts across the region – we can feel it within the industry and we can see it in the data (illustrated below). Within our team, we see the fragility of the market in real-time with some homes getting multiple offers and six figure escalations and others cutting prices after unexpected days on market, offering buyer incentives to put a deal together.

The two charts below show the year-over-year (YoY) quarterly change in the number of homes for sale in Northern VA and Arlington, over the last ten years. Q1 2025 was the largest YoY quarterly increase in the past decade and 5th largest for Arlington. The four quarters with a higher YoY quarterly increase in Arlington were driven purely by the historical surge of condos for sale in 2020 and 2021 in Arlington.

This is NOT a Fire Sale

One of the more ridiculous storylines floating around when DOGE started cutting federal jobs and spending was that everybody was putting their home up for sale and fleeing the area. That was objectively false then and it remains false as we collect more data.

According to Redfin’s Data Center for all US Metro areas, new listing volume in Q1 2025 was up 5.2% nationwide. Arlington County is up 5.5%, Fairfax County is up 8.3%, and Loudoun County is up 21.4%. I suspect that the higher increase in Loudoun is correlated to new Return-to-Office mandates, causing more homeowners to sell to shorten their commute.

Keep in mind that these YoY increases are coming from years if massive drops in new listing activity, so we are still seeing a small number of homes coming to market relative to the ten-year average. New listing activity in Loudoun County needed to increase by 76.1% YoY in Q1 2025 to match the listing activity from Q1 2018.

(more…)

Homes near Arlington’s best pools (and pools you can actually use)

By Sponsor
1/8

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 Val Connolly.

Spring is in full swing and the countdown to pool season has officially begun. ARLnow readers voted on their favorite swimming spots across Arlington, and whether you’re dreaming of strolling to your neighborhood pool or lounging in your own private oasis, I’ve rounded up some great real estate options to help you live your best summer life.

Important tip: Many of Arlington’s private community pools have multi-year waitlists (yes, years), and some even use lottery systems for new memberships — so living nearby doesn’t always mean instant access. But it does mean you’ll be first in line when your name finally comes up!

Overlee Community Pool

Overlee has 4 pools, a clubhouse and grounds for recreational swimming, beach volleyball, social events, and casual fun. Located in the Westover area, it’s surrounded by charming bungalows, parks, and coffee shops.

  • Need to know: Very competitive waitlist
  • Live nearby:
    • 1453 N Lancaster St — 5 Beds/5.5 Baths — $1,999,900
      Presented by Dean Yeonas, Yeonas & Shafran Real Estate, LLC

Donaldson Run Pool

This tucked-away gem in North Arlington is beloved for its peaceful setting, close-knit community, and park-like surroundings.

  • Need to know: Waitlist applies. Memberships here are practically heirlooms.
  • Live nearby:
    • 2664 Marcey Rd – 5 Beds/4.5 Baths – $2,800,000, Presented by Sahba Samimi, Right Address Realty
    • 3959 26th St N — 3 Beds/2 Baths – $1,249,000, Presented by Betsy Twigg, Corcoran McEnearney

Dominion Hills Pool

A longtime community favorite, Dominion Hills Pool has a friendly vibe and classic neighborhood energy. It’s a great fit for those looking for something a little more laid-back — with easy access to parks and trails.

  • Need to know: Waitlist still active, but membership turnover has been moving in recent years.
  • Live nearby:
    • 949 Patrick Henry Dr — 5 Beds/3.5 Baths – $1,600,000, Presented by Timothy Pierson, KW United
    • 869 Patrick Henry Dr — 4 Beds/2 Baths – $825,000, Presented by Jen Robeson, Real Property Management Pros

These Arlington Homes For Sale Come With Their Own Pool

Whether you’re planning ahead for next summer’s membership or ready to dive into a new home with a pool of your own, I’d love to help you find your perfect fit in Arlington. Feel free to reach out to Val Connolly.

Open houses this weekend: April 18, 2025

By Sponsor
1/10

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.

Between Easter celebrations, egg hunts, and sunny spring weather, this weekend offers the perfect time to explore a few open houses. Whether you’re searching for your first condo, a stylish townhouse, or your dream single-family home, here are some incredible properties worth visiting!

Condos

  • 1201 N Nash St #502, Rosslyn, 22209
    2 Beds/2.5 Baths — $1,625,000
    Open Saturday, 2–4 p.m.
    Presented by Coral Gundlach, RLAH @properties | Monument views in the heart of Rosslyn
  • 1800 Wilson Blvd #321, Rosslyn, 22201
    1 Bed/1 Bath — $495,000
    Open Saturday, 1–3 p.m.
    Presented by Eli Residential Group, Eli Tucker, RLAH @properties | Stylish and central with premium amenities
  • 3462 S Stafford St #B1, Fairlington, 22206
    1 Bed/1 Bath — $415,000
    Open Saturday, 1–3 p.m.
    Presented by Nancy Gabro, Keller Williams Chantilly Ventures | Fully updated and very spacious for a 1bedroom
  • 2016 N Adams St #701, Courthouse, 22201
    1 Beds/1 Bath — $315,000
    Open Sunday, 2–4 p.m.
    Presented by Jean Ropp, Eli Residential Group, RLAH @properties | Light-filled unit, $505 condo fee includes all utilities

Townhomes

Single Family Homes

  • 3830 30th Rd N, Bellevue Forest, 22207
    6 Beds/6.5 Baths — $2,849,000
    Open Saturday 1–3 p.m.
    Presented by Theresa Valencic, Long & Foster | New construction with a main-level suite, elevator shaft, and a dreamy screened-in porch with a gas fireplace
  • 607 N Hudson St, Lyon Park, 22201
    4 Beds/2.5 Baths — $1,795,000
    Open Saturday, 1–4 p.m.
    Presented by Paige Kellogg, Samson Properties | Main-level primary suite — a rare find
  • 2825 Lorcom Ln, Woodmont,  22207
    3 Beds/3 Baths — $1,795,000
    Open Saturday & Sunday, 11 a.m.–1 p.m.
    Presented by Ruth Boyer O’Dea, TTR Sotheby’s International Realty | Mid-century modern in a private wooded lot
  • 5921 16th St N, Westover, 22205
    6 Beds/3 Baths — $1,578,300
    Open Saturday, 1–3 p.m.
    Presented by Kathy Fong, KW Metro Center | Expanded Westover charmer with over 4,000 sqft of living space
  • 821 S Monroe St, Alcova Heights, 22204
    3 Beds/3 Baths — $950,000
    Open Saturday, 1–3 p.m.
    Presented by Chris Sutherland, RE/MAX Allegiance | Has a swimming pool!

Want to beat the open house crowds this Easter weekend? Let’s set up a private tour—reach out to Val Connolly of Eli Residential Group and let’s find your perfect home!

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.

Small Business Focus: Three entrepreneurs, three stories, one unforgettable conversation

By Sponsor
Brunch and Business

This article is sponsored by Arlington Economic Development.

Join Arlington Economic Development’s BizLaunch team for an inspiring event — Brunch and Business: AANHPI Leadership and Their Unyielding Resilience — that honors the grit, passion and resilience of Asian American, Native Hawaiian and Pacific Islander (AANHPI) small business owners who turned dreams into reality — right here in our community.

The event takes place on Monday, May 5, 2025, from 11:00 a.m. to 1:30 p.m. at Hyatt Regency Crystal City, located at 2799 Richmond Highway, Arlington, VA.

You’ll hear firsthand how three founders preserved their culture, pushed through barriers, and built businesses that serve, uplift and thrive. Whether you’re an entrepreneur, an ally or simply curious about the power of local stories, this is a moment to connect, celebrate and be moved.

AANHPI entrepreneurship has deep roots in U.S. history. As early as the 19th century, Bangladeshi, Chinese, Filipino, Japanese and Indian immigrants opened farms, restaurants and laundries in the U.S. — often while navigating exclusionary policies like the Chinese Exclusion Act of 1882 and the Immigration Act of 1924.

The tide began to turn with the Immigration and Nationality Act of 1965, paving the way for a new wave of AANHPI entrepreneurs who would shape industries from tech and healthcare to retail and beyond. Today, the AANHPI population makes up 12% of Arlington, 7% of the nation, and 10% of all small businesses in the U.S.

Their stories are about more than just business success — they’re about courage, culture and building a future for the next generation.

RSVP today to secure your spot at this inspirational event: https://www.arlingtoneconomicdevelopment.com/News-Resources/Events/Brunch-and-Business-AANHPI-Leadership-and-Their-Unyielding-Resilience.

About BizLaunch

BizLaunch is Arlington Economic Development’s small business and entrepreneurial support network. Whether you’re launching a new venture or growing an existing business, BizLaunch provides free resources, one-on-one counseling, and educational events to help you succeed. To learn more or schedule a consultation, visit www.arlingtoneconomicdevelopment.com/bizlaunch or email [email protected].

Just Reduced Properties in Arlington: April 16, 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 April 14, there are 171 detached homes, 30 townhouses and 217 condos for sale throughout Arlington County. In total, 33 homes experienced a price reduction in the past week, including:

1221 S Rolfe Street

Please note that this is solely a selection of Just Reduced properties available in Arlington County. For a complete list of properties within your target budget and specifications, contact Arlington Realty, Inc.

Ask Eli: Full recording of new build and renovation panel

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.

On March 11, I moderated a panel discussion featuring a custom home builder, architect, renovation specialist, and construction lender to help homeowners and buyers better understand what it takes to build a new home or take on a major renovation or addition.

Our conversation covered a wide range of practical topics, including:

  • The key phases, timelines, and costs of remodeling and new construction
  • The role of an architect vs. design-build firm, and how to engage each
  • How to finance construction projects, including options that preserve your current mortgage
  • Differences between spec, semi-custom, and fully custom homes
  • The economics behind large new builds, $/sqft expectations, and demolition costs
  • A breakdown of common project costs like kitchens, bathrooms, pop-tops, and additions
  • Navigating zoning, setbacks, and stormwater regulations
  • Insights on value-adding renovation choices and how to decide between building new vs. renovating

We also discussed real-world challenges, such as managing neighborhood concerns, understanding today’s material costs, and aligning expectations with reality throughout the process.

The entire panel is available on YouTube, linked here, or Podcast, linked here.

Our panelists were fantastic and shared wide ranging, in-depth answers to my questions, without the fluff you often get from panel discussions. The panel was made up of the following local experts:

  • Chad Hackmann, Regional Partner/Owner, Alair Homes Arlington
  • Matt Rzepkowski, President/Owner, MR Custom Homes
  • Tripp DeFalco, President/Owner, DeFalco Home Design
  • Brad Pace, Wealth Management Mortgage Banker and Construction Builder Specialist, US Bank

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

  • 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
  • Rosslyn 2BR/2BA/1,600sqft – Condo (1986) – 1530 Key Blvd Arlington VA 22209
  • Courthouse – 3BR/2BA/1,400sqft – Condo (1992) – 1276 N Wayne 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
  • Highland Park/Overlee Knolls – 6BR/5.5BA/5,000+ sqft – Detached Single Family (2025) – 22nd Rd N Arlington VA 22205

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

By Sponsor
1881 N. Nash Street #1404 | The Redux Group, EXP Realty

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 sold last month (March 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 for a similar condo, please reach out to Jean Ropp.

Open houses this weekend: April 11, 2025

By Sponsor
618 S Taylor Street S

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.

If you can manage to escape the Master’s viewing parties this weekend, check out these open houses!

Single Family Homes

Townhomes

Condos

Want to beat the crowds? Let’s set up a private tour with Jean 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: Immigrant, report for fingerprinting or don’t!

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.

On March 12, 2025, the Department of Homeland Security reactivated a long-dormant part of the United States Code – the Smith Act, also known as the Alien Registration Act of 1940.

The Smith Act required that all aliens in the United States register, and be fingerprinted, at a local post office. With war looming in 1940, the U.S. government was concerned about the presence of foreign nationals in the United States, and so it sought to collect information about those present.

Attorney General Robert Jackson promised immigrants that they would not be punished for registration – he stated, in a radio address, that those with “irregularity connected with their entrance” would “receive all consideration” for immigration relief if they registered, and the Justice Department followed through on that promise by waiving the deportation of thousands of registrants. After the war, the fingerprinting requirement fell into desuetude but was never removed from the ever-growing corpus of federal law.

The Trump administration, in Executive Order 14159 (“Protecting the American People Against Invasion”), directed the Department of Homeland Security to institute procedures to reactivate the Smith Act’s fingerprinting and registration requirement. On March 12, 2025, the Department of Homeland Security issued a regulation (technically, an Interim Final Rule) with the following requirements:

  1. All aliens 14 years of age and older who are not previously registered and fingerprinted must do so within 30 days of entering the country.
  2. Parents or legal guardians must apply for similarly situated alien children.
  3. Any similarly situated alien who turns 14 must register within 30 days.

The registration process starts online, with the submission of a new form (Form G-325R) followed by an appointment at a local application support center (ASC) for fingerprinting.

In theory, the registration process kicks off on April 11th – that’s tomorrow! – but we expect that the requirement, like so many other Trump administration immigration innovations, will be enjoined. On March 31, 2025, plaintiffs sued the Department of Homeland Security in the Federal District Court for the District of Columbia, seeking a preliminary injunction to prevent the new registration requirement from going into effect, and a declaration setting aside the new registration requirement as illegal.

In essence, the plaintiffs argue that the Trump administration failed to comply with the Administration Procedure Act, and, by that failure, is attempting to promulgate a highly consequential regulation illegally.

On Tuesday this week, Judge Trevor McFadden – a Trump-appointed federal district court judge – held a hearing to consider the request for a preliminary injunction. Press coverage of the hearing suggests that Judge McFadden was skeptical of the government’s position. He called the reinstitution of the fingerprinting requirement “a big switcheroo” and suggested that the government had “skipped a lot of steps” which might be required under the Administrative Procedure Act. Judge McFadden indicated that he will issue a decision on the preliminary injunction before the program goes into effect tomorrow.

We predict that that Judge McFadden will issue that injunction, and the new fingerprinting requirement will not go into effect pending further litigation. As so frequently, the Trump administration has chosen speed over efficacy in its federal litigation,

If the fingerprinting requirement goes into effect, it is not easy to say whether immigrants should register or not. We decline to take a general position here, because the answer will differ according to each individual situation. Many immigrants – including green card holders, those with pending asylum applications, those who have pending immigration court cases, and visaholders who were fingerprinted before arrival – do not need to register anyway under current rules. We advise anyone who thinks that they need to register to consult with an attorney first.

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

Arts Focus: Arlington Art Truck project helps you beautifully hand letter your family tree!

By Sponsor
1/4

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

Genealogy has become a national pastime — fueled by online tools like Ancestry.com and shows like “Finding Your Roots.” Now, Arlingtonians can dive into their own family history in a creative, hands-on way.

The Arlington Art Truck returns this spring with its first activation: HAND LETTERING A FAMILY TREE, led by Arlington-based calligrapher Felicia Brice McFail. This interactive experience blends art, history, and storytelling — inviting you to explore your roots while learning the basics of calligraphy.

Choose from beautifully illustrated family tree templates by Arlington artists Melanie Kehoss and Christiann MacAuley. Add in your family name(s) using your handwriting or our beginner-friendly calligraphy guide. As the final touch, Felicia will hand-letter your family name at the top, transforming your piece into a personalized work of art.

Arlington Public Library is the community partner for this activation. Library staff will be onsite to introduce you to the Charlie Clark Center for Local History and demonstrate how to access free genealogical tools at the library. Need a library card? You can sign up on-site.

Upcoming Art Truck Activations:

*Update — the Green Valley Farmers Market is cancelled for Friday, April 11 due to inclement weather*

  • Friday, April 11 | 4:00 to 7:00 p.m.
    Green Valley Farmers Market
    John Robinson Town Square, 2406 Shirlington Road
  • Sunday, April 13 | 9:00 a.m. – 1:00 p.m.
    Columbia Pike Farmers Market
    2820 Columbia Pike

The Arlington Art Truck will be popping up across the county through May 17, helping neighbors connect with their personal histories — and each other — through art and storytelling.

For updates and the full schedule, visit the Arlington Art Truck page on our website and follow along on Instagram.

Just Reduced Properties in Arlington: April 9, 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 April 7, there are 171 detached homes, 31 townhouses and 201 condos for sale throughout Arlington County. In total, 36 homes experienced a price reduction in the past week, including:

3722 N. Wakefield Street

Please note that this is solely a selection of Just Reduced properties available in Arlington County. For a complete list of properties within your target budget and specifications, contact Arlington Realty, Inc.

Ask Eli: Buyer Workshop and market conditions overview

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.

On Monday, April 28 I’ll be hosting another Ask Eli Home Buyer Workshop with a special focus on how federal job and spending cuts by DOGE are changing the local housing market. I’ll be joined by my business partner, Jean Ropp, and local Loan Officer, Matt Ropp, with Atlantic Coast Mortgage. Food and drinks will be provided!

The workshop is a free and will cover:

  • How federal job and spending cuts by DOGE are changing the local housing market
  • New(ish) laws affecting buyer agent representation and commission
  • How to use data and strategy to maximize your home purchase
  • How to use market trends to your advantage
  • The latest on interest rates and mortgage programs/products
  • Common mistakes to avoid and some tips for success

Who is it for?

  • Any buyer type from first-time buyer to experienced buyers
  • Ready to purchase now or planning 12+ months out
  • Home buyers in Northern Virginia, DC, or the Maryland Suburbs
  • You or anybody you know who would benefit

Where and When?

  • Monday, April 28 from 6-7:30 p.m.
  • Arlington Central Library (1015 N Quincy St), Bluemont Room

Registration is now open and space is limited. Click the graphic below to RSVP.

Ask Eli Buyer Workshop

Bring your appetite and your home buying questions! I’d love to see you there. Feel free to email me at [email protected] with any questions about the event.

View More Stories