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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

By Sponsor

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

Statutes of Liberty: Trump administration purports to abolish birthright citizenship by executive order

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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.

Meet Mr. Wong Kim Ark (Wong Kim Ark v. United States)

The Trump administration, as expected, released a raft of immigration-specific executive orders immediately upon assuming office.

We expected this, and postponed publication of our usual advertorial by a week so we could share information about the executive orders with you. We were surprised by the breadth and variety of the orders; they cover everything from birthright citizenship to end the COVID-19 vaccination requirement for green card applicants.

Rather than do a superficial summary of all of them, we want to focus on the most important orders, one at a time, and so we’ll start this week with what is, in our view, the most important of the Executive Orders — Protecting the Meaning and Value of American Citizenship, which purports to abolish birthright citizenship for the children of certain illegal immigrants.

First, what does the order say? It says that babies born on U.S. soil on or after February 19, 2025, are not US citizens if the baby’s mother (not father!) is unlawfully present or has temporary lawful status, and the baby’s father (not mother!) is not a US citizen or green card holder.

Here at Statutes of Liberty, we try to be measured in our analysis of changes to immigration law and policy. On this subject, it is difficult to maintain our equanimity, because this isn’t a close call — purporting to abolish birthright citizenship by executive order is ludicrous. It is already the subject of federal litigation, and we expect an injunction to be issued in short order.

When the Trump administration seeks to have the injunction quashed, the litigation may eventually proceed, through the appellate process, to the Supreme Court; and if it does, the administration will lose 9:0.

It has been settled Constitutional law since Wong Kim Ark v. United States that all those born in the United States, with the exception of children foreign diplomats (and, as a historical matter, members of certain Native American tribes) are United States citizens, because the Fourteenth Amendment to the United States Constitution states plainly that “[a]ll persons born or naturalized in the United States, and subject to the jurisdiction thereof, are citizens of the United States and of the State wherein they reside.”

No one seriously doubted at the time that this was the meaning of the Fourteenth Amendment. That includes, amusingly, one of the Justices who dissented in the case, Justice Harlan. Harlan worried aloud, in a lecture to law students, about large numbers of Chinese immigrants “root[ing] out the American population” in the West.

But he admitted, with admirable candor, that “[o]f course, the argument on the other side is that the very words of the Constitution embrace such a case” as that of Wong Kim Ark. The Constitution is unambiguous on the subject, as the Administration will find out in short order.

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

Small Business Focus: Insights from the Innovation Economy Podcast

By Sponsor
Insights from the Innovation Economy Podcast

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

In an era characterized by rapid technological advancements and shifting economic landscapes, the role of small businesses has never been more crucial.

They embody the spirit of entrepreneurship, foster local culture and contribute significantly to the economy, making them indispensable to the vitality of communities. These establishments are not merely places of commerce; they are integral to the social fabric, helping to create a sense of identity and cohesion among residents.

In this month’s podcast, host Susan Soroko interviews Alex Held, Small Business Manager with BizLaunch, a division of Arlington Economic Development. Throughout the episode, Susan and Alex discuss all things small business and entrepreneurship and explore how supporting small businesses is key to supporting the community itself.

As the new year begins, many businesses take this time to strategize, set goals and envision their growth. Alex highlights the resources BizLaunch offers to help businesses achieve their 2025 objectives, including new programming and upcoming events such as:

Additionally, Alex discusses small business trends in Arlington and shares insights on how startups can better manage risk and join the 50% of businesses that succeed beyond five years.

The Innovation Economy Podcast is available on Apple, Spotify, and other major platforms.

For more information about BizLaunch, visit www.bizlaunch.org.

Just Reduced Properties in Arlington: January 22, 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 20, there are 101 detached homes, 23 townhouses and 123 condos for sale throughout Arlington County. In total, 15 homes experienced a price reduction in the past week, including:

5200 Williamsburg Boulevard

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: DC area 2024 housing review and 2025 forecasts

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 the D.C. area market perform last year?

Answer: Most of the D.C. area housing market put forth a strong performance in 2024, which meant good times for sellers and harder time for buyers. One of the few exceptions was the Washington, D.C. condo market, which saw lower demand, increasing inventory, and downward pricing pressure.

D.C. Area Appreciation Almost Double National Appreciation

The average sold price of homes in the Greater D.C. Area increased by 6.7% in 2024, compared to the National average of 3.8% (lower by some sources), led by another year of strong price growth of detached single-family homes.

Over the past ten years, homes in the Greater D.C. Area have appreciated by an average of 4.6% with the last annual decrease coming in 2009.

How Much Did Homes Appreciate By The Year

Historically Low Numbers of Homes Traded Hands

Fewer homes have traded hands in the past two years than any other 24-month period in the last thirty years, despite the population and housing supply increasing significantly during that period. The number of homes sold in 2023 and 2024 are 24% and 22% lower than the ten-year average from 2013-2022.

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The Nose That Knows: Where Bordeaux meets the Rhône

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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.

Near the medieval city of Carcassonne in southwest France lies a wine region that breaks traditional boundaries.

Cabardès, influenced by both Mediterranean sunshine and Atlantic winds, stands as the only French wine appellation that requires winemakers to blend both Bordeaux and Rhône grape varieties in their wines.

This distinctive requirement produces wines that capture the elegance of Bordeaux and the generous fruit character of the Rhône Valley. One notable producer, Château Jouclary, has mastered this balance in their “Tradition” Rouge, a wine that demonstrates the unique potential of this under-the-radar region.

The 2021 vintage combines 30% Merlot and 30% Cabernet Franc with equal parts Syrah and Grenache, aged in concrete vats to preserve freshness and varietal character. The result is a deep ruby-colored wine offering complex aromas of blackberries and cherry, complemented by subtle notes of violets, herbs, and cocoa. The palate showcases the harmony between Bordeaux’s structural elements and the Rhône’s fruit-forward nature, with elegant tannins supporting layers of black and blue fruit.

While Cabardès remains relatively unknown compared to its famous neighbors, the region’s unique terroir and blending requirements are attracting increased attention from wine enthusiasts seeking new discoveries. Château Jouclary’s “Tradition” Rouge, priced under $20, exemplifies the exceptional value often found in France’s lesser-known appellations.

The wine is available now at Arrowine, where visitors can also explore other selections during weekend tastings!

Wine tasting (Photo by Khuc Le Thanh Danh on Unsplash)
Shop the Château Jouclary's "Tradition" Rouge
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