column

Ask Eli: Elimination of government workforce & contracts effect on local real estate

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: Are the current and future cuts to government jobs and contracts by Trump/Elon Musk/DOGE negatively effecting real estate values and demand?

Answer: With recent announcements of government workforce and contract cuts, led by the Department of Government Efficiency (DOGE), Elon Musk, and the Trump administration, many are wondering how these changes impact the local D.C.-area real estate market. While uncertainty looms, making forecasting difficult, here’s what I’m seeing on the ground and what it could mean for buyers and sellers in 2025 and beyond.

I’m not going to rehash what’s happening in the federal workforce and contractor space because it’s 90% of the news cycle and you can find more detailed and current information across many news outlets, but personally, I’ve followed the excellent coverage of Arlington-based Axios.

Market Remains Strong…

I’ll cut to the chase — so far, in most sub-markets, my team and I have not seen many signals of demand dropping enough to have a measurably negative effect on real estate values. We have been involved in (on the buy and list side), and been privy to, numerous sales with competing offers, escalating prices, and stripped down/out contingencies that have all become the norm during the Q1/Q2 market. These examples have shown up across the Greater D.C. Area, in different property types (single-family detached, townhouse, and condo), and at various price levels (more on this later).

…Despite Less Market Demand & Intensity

During Q1 of each year, I look closely at the intensity of competition, not just the existence of competition. I define intensity by the percentage of properly marketed and priced homes that are getting multiple offers, the number of offers coming in (this is critical, especially for forecasting the Q2/Q3 market), and how much contract prices are escalating over prior year pricing. The structure of the real estate industry makes this difficult to measure accurately early in the year because it’s more anecdotal than scientific, but I get a feel for it by late-January/early-February and this year market intensity is down from this time last year (and the last five years). It’s hard to say how much of this can be attributed to persistently high interest rates vs the federal workforce cuts.

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The Nose That Knows: Prioritizing craft over recognition

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This column is written by the team at Arrowine & Cheese (4508 Cherry Hill Road). Sign up for the email newsletter and receive exclusive discounts and offers. Order from Arrowine’s expanding online store for curbside pickup or in-store shopping. Have a question? Email thenose@arrowine.com.

In Burgundy’s complex landscape of prestigious vineyards and celebrated winemakers, some of the most compelling stories come from dedicated vignerons who prioritize craft over recognition.

Laurent Pillot exemplifies this tradition, rarely leaving his village over two decades to ensure he never missed a crucial moment in his vineyards.

Now joined by his sons Romain and Simon, the Pillot family continues their meticulous approach to winemaking, earning a reputation for extracting exceptional quality from their parcels. Their 2023 Bourgogne Pinot Noir showcases the vintage’s much-praised characteristics: immediate charm, fresh fruit expression, and elegant structure.

The wine displays a deep ruby color and offers fragrant aromas of strawberry tarts and Bing cherries, accented by delicate violet notes. On the palate, it presents concentrated red fruit flavors balanced by subtle notes of toasted nuts, spice, and cherry pit. While immediately appealing, brief decanting reveals additional depth and complexity.

Wine critics have praised 2023 as an outstanding vintage for Burgundy’s entry-level wines, delivering both immediate pleasure and aging potential. The Pillots’ bottling, aged in stainless steel to preserve freshness and purity, exemplifies these qualities.

Available now at Arrowine, this release continues the Pillot family’s tradition of producing expressive Pinot Noir that punches above its price point. Previous vintages have consistently sold out within hours of release.

Close up of a glass of Pinot Noir red wine on a table (Photo by the blowup on Unsplash)
Shop The 2023 Bourgogne Pinot Noir

Legal Insider: Federal employees weigh options with federal employment resignations

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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 V. Berry, Esq

With the deadline approaching today (February 6, 2025) for federal employees considering whether to take up the administration’s offer to resign and get paid through the end of September (“Fork in the Road” email), many still have questions.

There have been multiple changes to the offer and proposed settlement terms over the last few days so employees accepting the deferred resignation are facing risks as to whether or not the program will work as planned.

Many federal employees offered the deferred resignation opportunity could benefit from it, but one of the problems is that the program has been rushed out too quickly. With the speed that the program was put in place, most federal employees have been confused about how it applies, whether they will have to do any work during the resignation period and whether it is binding. Most agency administrators have been unable to properly advise subordinate federal employees on what type of work they will have to do during the resignation period and many other questions.

One version of the Fork in the Road email suggests that vacations are an option, which is likely not the case. Federal employees can expect to work to some degree (or perhaps full time) from home if they accept the deferred resignation offer. We just don’t know what will happen.

The Reality of the Resignation Offer

We are advising federal employee clients to seriously consider the risks before accepting OPM’s deferred resignation offer. While the offer is appealing to many, it involves a leap of faith. If something goes wrong with the resignation offer in the courts, such as it is found to have not been appropriated correctly by Congress, or whether it complies with the Administrative Procedures Act and other laws, individuals could be left without any option to challenge the agreement. We wrote about these issues when it first came out.

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Arts Focus: The time to explore Arlington’s vibrant visual arts scene is now!

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

Arlington’s visual arts scene is thriving, with a growing array of galleries, maker spaces and museums showcasing diverse and thought-provoking works. From sculptural movement pieces and historical photography to a tribute to a pioneering fashion designer, local exhibitions reflect Arlington’s dynamic arts landscape.

Arlington Cultural Affairs, a division of Arlington County’s Arlington Economic Development Department, delivers unparalleled public arts programming for Arlingtonians, visitors and beyond. Our mission is to create, support and promote the arts, connecting artists and the community to reflect Arlington’s diversity.

Current Exhibitions

Nothing Personal: A Collaboration in Black and White 

January 31-May 3 | Mason Exhibitions Arlington | Virginia Square

This exhibition explores Nothing Personal (1964), a book collaboration between writer and Civil Rights activist James Baldwin and photographer Richard Avedon. The work juxtaposes celebrity culture with capitalism and racism’s corrosive effects.

Patrick Kelly: Nothing is Impossible 

Now through March 8 | Cody Gallery | Virginia Square

This exhibition celebrates Patrick Kelly, the late 1980s designer known for joyful, boundary-pushing fashion. Dubbed the “male Black Lucille Ball,” Kelly infused humor and playfulness into his work. The Cody Gallery presents more than 20 of his creations, courtesy of the Shaw-Holmes Collection.

Museum of Contemporary Art Arlington: Come Together in Movement and Light

Wednesday, February 12 | 6:30-8:30 p.m. | Innovation Studio + Store | National Landing

During her residency, Negar Ahkami will develop Y’All Go Rhythm!, an interactive installation inspired by Persian architectural patterns and the exuberant dance traditions of Iranian-American gatherings. Visitors are invited to move and dance within the space.

Bennie Herron: All of the Pieces Are Women 

Through March 1 | Fred Schnider Gallery | Virginia Square

Poet, painter and social advocate Bennie Herron explores identity and emotion through bold, fractured busts in his latest work. His paintings serve as an extension of his poetry, reflecting on the paradoxes of existence.

Explore Arlington’s galleries and experience the power of visual storytelling. For a full calendar of visual and performing arts events, visit arlingtonarts.org.

Just Reduced Properties in Arlington: February 5, 2025

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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 February 3, there are 100 detached homes, 30 townhouses and 127 condos for sale throughout Arlington County. In total, 14 homes experienced a price reduction in the past week, including:

912 S. Quincy 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: Arlington’s 2024 single-family market review

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 did Arlington’s single-family detached market perform in 2024?

Answer: Starting this week, you can find some of my upcoming pre-market listings at the end of my article. For more information about these listings or more pre-market listings, feel free to reach out to me at [email protected].

With even less available inventory in 2024 than in 2023, low supply levels drove the average price of a single-family detached (SFD) home in Arlington up by 6.8% to an average price of more than $1,450,000 while the median price increased by 5% to nearly $1,280,000. Despite the strong gains, this is the first time since 2019 that condo prices outpaced SFD prices. Last week we did a deep dive into the 2024 condo market, so this week we’ll dive into Arlington’s 2024 SFD market…

The data below looks at Arlington’s SFD market last year and the trends over the past five years. Most real estate data sets look at numbers based on the year a home sold/settled, but I prefer to look at data based on when a home went under contract because it gives a more accurate reflection of what was happening in the marketplace at the time the deal was agreed to. In past analysis, I have used “net” prices (sold price less seller closing cost credits), but due to MLS data changes, this data does not net out closing cost credits.

Supply Down, Prices Up

The available supply of SFD homes in Arlington continues sinking to new lows since 2022, putting immense upwards pressure on prices, despite lower demand. The result is an increase of 25.6% and 28% in the average and median price, respectively, of SFD homes in Arlington over the past five years.

  • The average price of a SFD home increased by 6.8% to over $1.45M. Removing new construction from the data, the average SFD resale price increased by 6.8% to nearly $1.33M.
  • The median price of a SFD home increased by 5% to over $1.28M
  • The average buyer paid 0.4% over the seller’s original asking price across all SFD homes, but for homes purchased within the first ten days on market (59% of all sales), the average buyer paid 4.2% over the seller’s original asking price
  • New builds sold for an average of $2.365M, 8.3% more than last year, but just a bit higher than in 2022
  • Just 6% of SFD homes sold for less than $800,000 and many of them will be torn down and replaced with a new home
  • 17% of homes sold for over $2M, while just 14% sold for $1.6M-$2M
  • In 2020, almost half of the homes sold were $800k-$1.2M, in 2024 just over 1/3 fell within that range
  • Homes with 3-5 bedrooms make up more than 84% of the homes sold
Single Family Market Review 2024
Distribution Of Single Family Detached Prices 2020-2024
Bedroom Count As Percentage Of Total Sales 2020-2024

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The Nose That Knows: Bordeaux’s lesser-known white wines

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This column is written by the team at Arrowine & Cheese (4508 Cherry Hill Road). Sign up for the email newsletter and receive exclusive discounts and offers. Order from Arrowine’s expanding online store for curbside pickup or in-store shopping. Have a question? Email thenose@arrowine.com.

While Bordeaux is famous for its red wines, the region’s white wines offer some of France’s most intriguing and overlooked values.

At Château de la Vieille Tour, the Boissonneau family has been crafting distinctive white wines since 1839, earning recognition as pioneers in organic viticulture with their certification in 2007.

Their 2023 Bordeaux Blanc exemplifies the complexity possible in the Entre Deux Mers region, located just two miles from the Garonne River. The wine brings together all four white varieties grown on the estate: aromatic Muscadelle provides floral notes, Sauvignon Gris contributes texture and ripe fruit character, Sauvignon Blanc adds vibrancy and complexity, while Semillon grounds the blend with depth and structure.

The resulting wine displays bright citrus and stone fruit characteristics, complemented by notes of white flowers, lime peel, and Granny Smith apple. A distinctive mineral character, reminiscent of wet stone and chalk, reflects the estate’s unique terroir.

This versatile white pairs naturally with seafood, particularly shellfish and white-fleshed fish, as well as grilled poultry dishes. The wine is available at Arrowine.

Celebrating with white wine (Photo by Matthieu Joannon on Unsplash)

Biz Talk: AED launches Arlington Tech Launchpad

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AED Launches Arlington Tech Launchpad

Arlington Tech Launchpad: A Global Invitation for Tech Founders to Thrive in Arlington

This article is sponsored by Arlington Economic Development.

Arlington, Virginia, continues to step up as a leader in tech innovation with the introduction of the Arlington Tech Launchpad, an ambitious program designed to attract tech founders from around the world to one of the most dynamic business hubs in the United States.

More than just a business destination, Arlington is a launchpad for success. With strengths in cybersecurity, artificial intelligence, aerospace, defense, machine learning, cloud computing, and big data, Arlington offers fertile ground for high-tech ventures. The Arlington Tech Launchpad aims to connect international and domestic founders to this vibrant ecosystem, making it easier than ever for companies to establish and grow in the U.S.

Arlington is home to a rapidly growing tech ecosystem. With global tech giants like Amazon, Microsoft, Boeing and Accenture calling it home, the region is quickly becoming a recognized hub for innovation, collaboration and growth. Through the Arlington Tech Launchpad, founders will gain access to the region’s extensive resources, business networks, and partnership opportunities — whether they’re entering the U.S. market for the first time or scaling an existing business.

Know a tech founder who could benefit from this program? Whether they’re based domestically or internationally, encourage them to seize this opportunity. Together, we can shape Arlington into a globally recognized tech hub and the premier destination for tech innovation.

“Arlington is committed to making our community even better by bringing new ideas and technologies that fuel growth and innovation. With the Arlington Tech Launchpad, we’re connecting global tech founders with our thriving business ecosystem, helping us stay at the forefront of progress and create more economic opportunities,” said Michael Stiefvater, Director of Business Investment at Arlington Economic Development.

The Arlington Tech Launchpad will host Discover Arlington: Virtual Business Engagement on February 26. Additionally, the exclusive Explore Arlington: 3-Day Immersion Program will provide up to 12 tech founders the chance to tour Arlington, engage with the local business community, and explore opportunities for funding, customer discovery, and partnerships from May 14–16, 2025.

With its diverse and welcoming community, robust infrastructure and extensive network of partners, Arlington is an ideal location for tech startups and established businesses to expand and thrive. The Arlington Tech Launchpad is dedicated to providing the tools, connections, and support necessary for companies to achieve success.

Stay up to date on the Arlington Tech Launchpad by subscribing to email updates, following Arlington Tech Launchpad LinkedIn or follow Arlington Economic Development on LinkedIn.

Just Reduced Properties in Arlington: January 29, 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 January 27, there are 100 detached homes, 24 townhouses and 119 condos for sale throughout Arlington County. In total, 7 homes experienced a price reduction in the past week, including:

1708 N. Stafford 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: Prices up! A 2024 condo market review

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 did Arlington’s condo market perform in 2024?

Answer: The condo market is usually pretty stable, without much appreciation, but as we closed out 2023, I was observing signs of upward price pressure in the condo market which turned into uncharacteristically strong price appreciation for Arlington condos in 2024. By the time I ran my mid-year condo market review in July, prices were up double-digits in many sub-markets. As is usually the case, things cooled off a bit in the second half of the year, but the strong gains mostly held with the average price of an Arlington condo 9.7% higher in 2024 than in 2023. Let’s dig into the 2024 condo market performance…

The data below looks at Arlington’s condo market, specifically multi-family condos, last year and the trends over the past five years. Most real estate data sets look at numbers based on the year a home sold/settled, but I prefer to look at data based on when a home went under contract because it gives a more accurate reflection of what was happening in the marketplace at the time the deal was agreed to. In past analysis, I have used “net” prices (sold price less seller closing cost credits), but due to MLS data changes, this data does not net out closing cost credits.

Condo Market Up Big, Two-Bedrooms Lead

A ton of condo inventory was unleashed into the market from 2020-2022 during the COVID years and it took a while for it to be absorbed, but by the end of 2023, inventory levels had dropped well below the ten-year average, setting up a strong year in 2024.

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Just Listed in Arlington: January 24, 2025

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Just Listed highlights Arlington properties that just came on the market. This biweekly feature is written and sponsored by Coral Gundlach Homes.

Hello Arlington!

Coral Gundlach here with Coral Gundlach Homes in Arlington. I’ve been an Arlington homeowner since 2001 and a Realtor since 2004. I love this real estate market, even though it has its challenges.

January is almost over and typical January homebuying behavior is back.

We are seeing lots of showings and plenty of homes getting multiple offers, as well as not a lot of new listings. This time of year Realtors tell every prospective seller to go ahead and list and they almost all wait. So I’ll say it again, unless you have a hard reason to wait, now is a great time to put your house on the market. 

Arlington county listings got 762 showings in the week ending January 19th, compared to 997 a year ago and only 759 last week, way up from 448 two weeks ago.  There were 26  purchase contracts compared to 28 last week.  

Let’s look at some current listing data, shall we? With the new year I am changing the format a bit. Organizing the numbers by how many listings under and over $500k, between $550,000 and $1,000,000 and between $1-2,000,000, then $2,000,000 and up. Townhouses refer to all attached structures that aren’t condo ownership.

There are 219 Active listings in Arlington, up  from 208 two weeks ago. Forty-eight of these were just listed or re-listed in the last week, barely up from 47 a month ago.

Of those Active listings:

Under $550,000

  • 78 Total
  • 77 are condos or co-ops
  • 1 is a townhouse (this is a steal!)
  • Median Days on Market for those units is 60

Between $551,000 and $1,000,000

  • 55 Total
  • 9 are townhouses
  • 13 are detached
  • 33 are condos
  • Median Days on Market for those is 36

Between $1,000,001 and $2,000,000

  • 51 Total
  • 11 of those are townhouses
  • 36 are detached 
  • 3 are condos

$2,000,000 and up

  • 34 Total
  • 3 are condos
  • 31 are detached
  • 0 townhouse

Contact Coral Gundlach Homes today at (703) 200-3631 or email [email protected] to talk more about buying or selling Arlington real estate.

This week’s Just Listed feature:

2501 N. Lexington Street, Arlington VA, 22207 — $999,990

2501 N. Lexington Street

This week’s featured listing is quite a deal! It is in the sought after and convenient Lexington Village neighborhood, with close proximity to District Taco, East Falls Church Metro and the Lee Harrison shopping center.

It is a charming stone Cape Cod style home that is warm and inviting with a gas fireplace and hardwood floors and an open updated kitchen and even has a garage. My prediction is this will go fast. Listed by Mark Middendorf with Long and Foster, it is open Sunday from 1-3 p.m.

Want to see more Just Listed properties? Interested in an Open House this weekend? We’re happy to show them to you privately! Contact Coral Gundlach Homes today.

Please note: While Coral Gundlach Homes provides this information for the community, they may not be the listing agents of these homes. Equal Housing Opportunity.

The Nose That Knows: Marche producer named Italy’s Winery of the Year

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This column is written by the team at Arrowine & Cheese (4508 Cherry Hill Road). Sign up for the email newsletter and receive exclusive discounts and offers. Order from Arrowine’s expanding online store for curbside pickup or in-store shopping. Have a question? Email thenose@arrowine.com.

In a surprising upset, Umani Ronchi — a family-owned estate from Italy’s Adriatic coast — has been named 2024 Winery of the Year by Gambero Rosso, Italy’s leading wine guide.

The prestigious award typically goes to renowned producers from Tuscany, Piedmont, or Sicily’s trendy Mount Etna region, making this recognition particularly significant for the Bernetti family’s operation in Marche and Abruzzo.

The award validates Umani Ronchi’s 65-year commitment to quality. Already ranked among Wine Spectator’s 34 Best Wineries of Italy in 2020, the estate continues pushing boundaries while maintaining accessibility across their portfolio.

Their 2023 “Podere” Montepulciano d’Abruzzo exemplifies this approach. Sourced from hand-harvested vineyards in northern Abruzzo’s Chieti and Teramo provinces, the wine foregoes oak aging to showcase the grape’s natural character. Wine critic James Suckling awarded it 92 points, praising its “vivid, bright and textured” profile with “aromas of dark cherries, blueberries and mild spices.”

Two bottles of wine (Photo by Rodrigo Abreu on Unsplash)

The winemaking team harvests each vineyard plot separately over three weeks, ensuring optimal ripeness. Aging occurs in stainless steel tanks rather than oak barrels, preserving the Montepulciano grape’s distinctive fruity intensity and approachability.

This food-friendly red is available at Arrowine, with special case pricing available through January! Its versatility makes it an excellent companion to classic Italian dishes from pasta Bolognese to wood-fired pizza.

Shop Arrowine Today
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