column

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.

Statutes of Liberty: New form versions, new lawsuits, oh my!

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.

The answer to every simple question in our immigration system is: There’s a form for that! Frequently, the answer to more complex questions is: There’s a stack of forms for that! These forms are provided by the immigration authorities, for the use of applicants for immigration benefits, and are updated occasionally to reflect changes in law and policy.

These form updates are usually quite ho-hum. USCIS issues a notice stating that a form has been updated, and gives immigrants (and their lawyers) a grace period during which both the old version of the form and the new version will be accepted. 

USCIS plays Three Card Monte with green card application forms. So fun!

In early March, the new administrative decided to Reinvent the Paradigm by issuing a large number of new form versions. These new form versions – which included big ones, like the application for a green card – were virtually identical to the old forms, other than removing language concerning “other gender identity.” But – and this is the key – the old forms were invalid as of the date of issuance of the new forms. No grace period, no transition. What happens if you mailed the form yesterday, and it’s still in transit? Well, it’s invalid today.

This maneuver released a live ferret into the office of every immigration lawyer in the country. We had to stop application packets en route to the post office, because we quite properly feared that the applications would be rejected (or, worse, denied) for failure to provide the correct form version. 

The American Immigration Lawyers Association (AILA) hit the roof, quite properly, over this, and filed a lawsuit. USCIS replied to the lawsuit by saying (1) “[W]hile no definite grace period is being provided, USCIS will exercise its discretion to not reject previous versions of forms that are submitted for a reasonable period after the new versions take effect” and then, (2) by adding a one-month grace period, retroactively, in response to the lawsuit being filed. Our reading of this is that the new political appointees at USCIS were simply not familiar with how the agency works, and so they didn’t think about the problem until someone sued them over it. Our sympathies go out to the poor AUSA who has to explain this chain of events to a grumpy federal judge.

The new one-month grace period has created needless problems – particularly for victims of crime, who will need to obtain new certifications from already overworked police departments and prosecutors – and was, in our view, needlessly stingy. Providing the usual three months of grace period would have allowed most pro se and represented applicants to complete the applications and file them, and would also have allowed the government to update its forms in response to its new policy directives.

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

Just Reduced Properties in Arlington: March 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 March 10, there are 139 detached homes, 25 townhouses and 165 condos for sale throughout Arlington County. In total, 18 homes experienced a price reduction in the past week, including:

1000 Patrick Henry Drive

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: Tax assessments vs market value (2024 sales)

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 do County assessed values for property taxes compare to actual market values?

Answer: In January, Arlington announced that residential property tax assessments increased by 3.7% across the county (changes to individual home/land values will vary significantly). This change is meant to align with the increase in market values of Arlington homes, but it falls below actual 2024 market performance for detached and condo properties (good for homeowners paying property taxes).

Tax assessed values remain well below actual market values for most homes in Arlington. In fact, 86.4% of homes sold in 2024 sold for more than their most recent tax assessed value. Nearly the same number of homes sold for 20% or more than their assessed value than those that sold for less than their assessed value.

Homes that sold in 2024 sold for an average of 9.7% (median 9.1%) above their most recent tax assessment.

Those who own homes in the 22205 and 22207 zip codes (most of North Arlington) benefit the most by underassessments, with the average 2024 sale coming in13.2% and 13% over their assessed value, respectively, which translates to under assessments of roughly $1,700 and $2,000 annually. Owners of detached homes and townhouses benefit more from underassessments than condo owners, with a 11.8% average under assessment compared to a 7.1% average difference.

If County assessments were representative of actual market values, the average Arlington homeowner would pay over $1,000 more per year in property taxes, so don’t forget to send the Department of Real Estate Assessments a thank you card!

The following chart shows how much more the average home sold for in 2024 compared to its most recent tax assessed value (note: I’ve done some data clean-up like removing sales of new homes where the assessed value is still based on the original home’s value).

If you believe that the County’s assessment of your home’s value is too high, you have the right to appeal the assessed value; the deadline is March 1 each year

If you’d like to discuss buying, selling, investing, or renting, don’t hesitate to reach out to me at [email protected].

Upcoming (pre-market) ERG Listings, Details and Additional Listings Available by Request

  • National Landing – 1BR+den/1.5BA – condo (2023) – 737 Swann Ave Alexandria VA 22301
  • Rosslyn – 2BR/2BA 1,050sqft – condo (2007) – 1800 Wilson Blvd Arlington VA 22201
  • Rosslyn – 1BR+den/1BA/900sqft – Condo (2007) – 1800 Wilson Blvd Arlington VA 22201
  • Courthouse – 2BR/2BA/1,100sqft – Condo (1992) – 1276 N Wayne St Arlington VA 22201
  • Courthouse – 3BR/2BA/1,400sqft – Condo (1992) – 1276 N Wayne St Arlington VA 22201
  • Arlington Ridge/Aurora Hills – 3BR/2.5BA/2,450sqft – Detached Single Family (1961) – S Grove St Arlington VA 22202

If you’d like a question answered in my weekly column or to discuss buying, selling, renting, or investing, please send an email to [email protected]. To read any of my older posts, visit the blog section of my website at EliResidential.com. Call me directly at (703) 539-2529.

Video summaries of some articles can be found on YouTube on the Eli Residential channel.

Eli Tucker is a licensed Realtor in Virginia, Washington DC, and Maryland with RLAH Real Estate, 4040 N Fairfax Dr #10C Arlington VA 22203. (703) 390-9460.

Back to the office: Arlington properties with an easy commute

By Sponsor
1/10

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.

Heading back to the office and feeling the commute creeping up on you?

Here’s the good news — Arlington offers the perfect spots for an easy commute. Whether you’re looking for a cozy condo or more space to stretch out, these turn-key homes make your transition easier than ever.

Here are a few listings that make for an easy commute:

Affordable studio within walking distance from the Rosslyn Metro, shopping and dining.

Prime location near Ballston Metro & vibrant city life — parking included!

Spacious den can serve as second bedroom, prime location, top amenities — walk to everything!

Located above the Hilton with direct Ballston Metro access. Sunroom with breathtaking views, perfect for an office.

Luxury new building with 10-ft ceilings, fantastic amenities with city views, and prime location just steps from Courthouse and Rosslyn Metro.

Perfect for those who prefer a townhouse over a condo — updated 3-level duplex in Penrose with private parking, minutes from the Pentagon and DCA.

Updated home with 2-car garage, private patio, and easy access to the Cherrydale Farmers Market. Convenient to major commuter roads and Arlington amenities!

Located in a quiet street just 2 blocks from the Ballston Metro and Ballston Quarter. Includes a 2 car garage.

Fully updated home with spacious outdoor area, walkable to Shirlington’s shops and dining. Easy access to 395, Pentagon, D.C., and public transit.

Charming gem in Lyon Park with amazing walkability and easy access to Metro — hard to find at this price for the location.

Turn-key home with outdoor space, situated on a spacious 7,883 sq. ft. lot backing to Fort Scott Park — close to DCA, Pentagon and Crystal City.

If you have any questions regarding these listings, or would like to schedule a private showing, please feel free to contact The Eli Residential Team or reach out to Val Connolly.

Open houses this weekend: March 7, 2025

By Sponsor
1/8

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 spring around the corner, it’s easy to daydream about sunny afternoons on the porch, coffee on the patio, fresh garden blooms, and strolls through your lovely Arlington neighborhood. If a home with great outdoor space is on your wish list, now’s the time to start looking.

Let’s take a look at some upcoming open houses in Arlington, below — your perfect spot might be waiting.

Single Family Homes

Townhomes

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.

View More Stories