column

Neighborhood Spotlight: A global hub where business meets community

By Sponsor
Lida and Rakesh

Arlington has long stood out as a key player in the Washington, D.C. metro area, but what many may not realize is its unique allure for international residents.

This vibrant, diverse community offers a seamless blend of corporate energy and residential charm, attracting professionals, families, and students from all corners of the globe. Each of Arlington’s neighborhoods has its own distinct character, coming together to create a cosmopolitan yet accessible environment for the international community.

As a real estate professional with experience in guiding international clients, I’ve seen firsthand how Arlington’s neighborhoods offer a lifestyle that feels like home to people from all around the world. Let me take you on a journey through some of the key areas that make Arlington such a standout.

Clarendon: The Cultural Heartbeat

Clarendon is perhaps the most lively and energetic of Arlington’s neighborhoods, known for its eclectic mix of restaurants, cafes, and shops.

It is here where global cuisine and cultures merge, offering a culinary adventure that mirrors the diverse residents who call it home. You’ll find Vietnamese, Mexican, Italian, and Middle Eastern influences in just one walk down the street. International professionals and students gravitate toward Clarendon for its energetic nightlife, easy metro access, and welcoming vibe.

As someone who regularly works with international clients, I know how important it is for them to feel connected to their roots while also embracing new experiences. Clarendon’s vibrant street scene and festivals do just that, creating a community that celebrates diversity and inclusion.

Rosslyn: The Corporate Powerhouse

Known for its sleek skyscrapers and proximity to downtown D.C., Rosslyn is the epicenter of Arlington’s corporate pulse. Many international businesses and embassies set up headquarters here, thanks to its strategic location and seamless transit connections to the nation’s capital. The view of the Potomac River and Georgetown from Rosslyn’s high-rises is spectacular, offering an urban backdrop that’s attractive to global corporations and international professionals alike.

In my work with corporate clients, particularly those relocating from abroad, Rosslyn consistently stands out as a premier destination for those seeking professional growth alongside a polished living environment. Its international atmosphere makes it an easy transition for global citizens.

Pentagon City and Crystal City: The Emerging Tech and Defense Centers

Pentagon City and Crystal City are fast becoming synonymous with innovation and defense, particularly with the ongoing development of Amazon’s HQ2 and the National Landing initiative. This area attracts global talent in technology, defense, and aerospace, creating a modern, cutting-edge environment that appeals to international professionals seeking dynamic career opportunities.

Crystal City’s proximity to The Pentagon makes it a prime location for global diplomats, defense contractors, and government officials. In guiding international clients to Pentagon City and Crystal City, I often highlight their rapid growth and the exciting new opportunities that await as these neighborhoods continue to develop.

Cherrydale: Residential Tranquility with a Global Flair

On the quieter, more residential side of Arlington is Cherrydale — a neighborhood that balances tranquility with proximity to the bustling centers of Rosslyn, Clarendon, and Crystal City. Cherrydale is a hidden gem that appeals to international families seeking peaceful suburban life without sacrificing access to urban amenities.

Many of my international clients choose Cherrydale for its family-friendly environment, access to highly ranked schools, and the opportunity to settle in a neighborhood that offers both charm and convenience. The mix of classic architecture and green spaces provides a perfect setting for those looking to put down roots in a community that still offers global connections.

Arlington continues to attract a global audience because it offers the perfect mix of professional opportunity, cultural richness, and community spirit. From Clarendon’s international culinary scene and Rosslyn’s corporate prowess to Pentagon City’s innovative growth and Cherrydale’s family-friendly charm, Arlington truly has something for everyone.

As a real estate professional specializing in guiding international residents, I’ve experienced firsthand how these neighborhoods blend seamlessly to create a lifestyle that suits professionals, families, and students from all over the world.

Whether you’re crossing the Potomac River via the Key Bridge or exploring Arlington’s diverse communities, this area has a unique energy that resonates with people seeking a new place to call home.

Lida Rippe is a licensed real estate agent with McEnearney Associates in the Washington, D.C. area. For more information, contact Lida at 949-991-8898 or visit her website LidaRippe.com.

Lida Rippe | 703-899-5226 | [email protected] | LidaRippe.com | www.McEnearney.com

For 40 years, McEnearney Associates has been a premiere residential, commercial and property management firm with 11 offices located in the Washington metro region. With service excellence, hyper-local expertise, powerful data insights, innovative technology and cutting-edge marketing, McEnearney Associates have helped their clients make informed decisions on their most valuable real estate investments. There is an important difference at McEnearney: It’s not about us, it’s about you. To learn more, visit us at www.McEnearney.com.

Just Listed in Arlington: October 11, 2024

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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.

Fall continues to give us a more balanced market in Arlington. Houses are selling relatively fast, but buyers are getting some contingencies, and the bidding wars are less frequent and less intense. Sellers still have a slight advantage, but now is honestly a bit of a sweet spot for buyers. More inventory, slower pace, lower rates.

We will add some highest prices into the mix this week! Super exciting.

Here are the numbers as of the time of writing: Friday, October 11, 11 am.

  • All active listings in Arlington: 311 (up from 308 two weeks ago)
  • New Listings in the past week: 68 (up from 54 two weeks ago)
  • Under Contract/Pending in last week: 38 (down from 48)
  • Median Days on Market for Active Under Contract: 9 (down from 18 two weeks ago)
  • Median Days on Market for Pending: 6 (down from 9 two weeks ago)
  • All active detached listings: 112 (up from 107 two weeks ago)
  • New active detached listings: 25 (up from 16 two weeks ago)
  • All active townhouses, fee simple: 30 (up from 27 two weeks ago)
  • New active townhouses, fee simple: 12 (up from 7 two weeks ago)
  • All active condos/co-ops: 166 (up from 173 two weeks ago)
  • New active condos/co-ops: 31 (up from 30 two weeks ago)

Twenty-nine total properties closed in the last week, down from 31 two weeks ago. The median CDOM was 9, up from 6 two weeks ago, and the median original list price to sales price ratio was 100% and the average current list price to sales price ratio was also 100%, same as two weeks ago.

The highest priced new detached listing this week is $3,095,000 — a single family new construction home in Lyon Village. It has 6 beds, 5.5 baths and almost 5,500 square feet with a one-car garage.

The highest priced new townhome listing this week is $1,425,000 — a 2003 built townhouse in Bromptons at Courthouse, with 3 beds, 2.5 baths and slightly over 2,500 square feet.

The highest priced new condo listing this week is in Turnberry Tower in Rosslyn. Built in 2009, this is a 2 bed, 2 bath, 1,754 square foot unit on the 15th floor.

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:

2116 N. Brandywine Street, Arlington VA, 22207 — $720,000

2116 N Brandywine Street

Today’s featured listing is a charming and expanded townhouse in popular Glebewood Village. It is one of those rare townhomes with no HOA fees! This is a unique unit with a large sunroom addition with soaring ceilings off the back. It is listed by April Myers of RLAH @properties and will be open Saturday and Sunday at 2-4 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.

Statutes of Liberty: The asylum office is having a rough time

By Sponsor

This sponsored column is by Law Office of James Montana PLLC. All questions about it should be directed to James Montana, Esq. and Janice Chen, 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.

Here at Statutes of Liberty, we hate delays and we love data.

So, when we look at the latest data on the asylum backlog, we feel like the Roman poet Catullus: We hate and we love. Then, we feel compelled to explain. That, in a nutshell, is what these advertorials are here for.

A view from the foot of the mountain.

In this brief article, we’ll discuss both the nationwide asylum data and local data from our very own Arlington Asylum Office. The nationwide data is available here. The local data is known to us via discussions with other practitioners and generous disclosures by the Arlington Asylum Office.

Keep in mind that these are what immigration lawyers call affirmative asylum applications — applications made at the Asylum Office as a matter of choice. Defensive asylum applications which are made in Immigration Court before an Immigration Judge are a completely separate data set.

In total, USCIS’s Asylum Directorate completed 117,876 cases in FY2024 YTD. That’s the good news — savor it. The bad news is that 386,150 applications were received over the same period, so the backlog grew by more than 268,000 cases. More than two people are getting into the queue for every person who exits the queue. And, of course, one person applying for asylum often is the primary applicant for an entire family.

The backlog is simply enormous. It’s more than a million cases now — and, if it continues to grow by a quarter-million per year, people who are in the queue for an interview now simply won’t ever have their cases heard. (This view is shared both by both sides of the immigration debate.) In theory, at least, the system is LIFO: Last In, First Out, so the newest cases get heard first, and the older cases only get heard if more cases are adjudicated than received.

Asylum offices differ quite markedly across the nation in their productivity. New Orleans, for example, sometimes adjudicates less than a hundred applications per month; Miami averages just under three thousand applications per month. Our own Arlington Asylum Office — which covers an enormous geographical range, from the shores of Lake Erie in Western Pennsylvania, right down to the Alabama shoreline with the Gulf of Mexico — completed just under 1,500 cases per month during FY2024 YTD.

The Arlington Asylum Office has about 140,000 pending cases, and about eighty officers who are devoted to the affirmative asylum docket. That’s 1,750 cases per officer, with more coming in every day. Our experience is that an asylum interview generally takes about half a day to complete.

Assuming, optimistically, that an asylum officer can actually complete two cases per day, and assuming (falsely) that not a single new case comes in the door, the current staff would be able to clear the backlog in about four and a half years.

Unfortunately, about 4500 new cases come into the Arlington Asylum Office each month, so there’s simply no way that the Arlington Asylum Office can keep up with the new work, never mind start to chew through the backlog.

We have no policy recommendations to offer here. We’re just here to report the facts — and the facts are unsustainable.

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

Just Sold Condos in Arlington: October 10, 2024

By Sponsor

Each week, “Just Sold Condos” spotlights condos in Arlington that have sold over the previous week. The market summary is crafted by Rick Bosl, the Arlington Condo Expert, founder of ArlingtonCondo.com, and an agent with KW Metro Center. Contact Rick and make your next move the right move.

Welcome to Just Sold Condos in Arlington!

Last week there were 22 condos that went to settlement. The prices ranged from $320,000 for a 1 bedroom unit in Fairlington to $1,975,000 for a rare 4 bedroom unit at the Atrium.

Other notable sales include:

  • Four, 1 bedroom units sold at Clarendon1021 condo ranging in price from $481,000 to $510,000. That is almost 1% of available units at Clarendon1021. The total sales of all four units equals $1,965,000 and the square footage total is 2,987.

And

  • One, 4 bedroom unit at the Atrium sold for $1,975,000 with a total square feet of 2,785. This unit was a combination of two 2 bedroom units.

For more info on the sold properties, visit ArlingtonCondo.com Just Sold Condos page.

There were also 16 condos that didn’t sell and were removed from the market:

  • 2 listings were withdrawn
  • 2 listings were cancelled
  • 12 listings expired

The end of a month is the most common day for a listing to expire. Often, if the seller is really motivated, it will appear back on the market in a matter of days.

Market Conditions and Fall Through Rates

When buying or selling a home, most people expect that once a contract is signed, the deal is as good as done. However, this isn’t always the case. While most home sales proceed smoothly to closing, some contracts fall through due to a variety of contingencies.

Recently, in the Bright MLS service area, the number of contracts falling through has seen an increase, particularly in September. This rise in fall-through rates highlights the importance of being prepared for potential disruptions during a home sale transaction.

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Small Business Focus: Celebrating Hispanic Heritage Month with community and mentorship

By Sponsor
Brunch and Business

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

As we celebrate Hispanic Heritage Month, it’s time to recognize the incredible contributions of Latino-owned businesses across the United States.

This year’s theme, Building Our Future Together, reflects the power of unity, mentorship and community in business. At BizLaunch, we are proud to uplift the next generation of Hispanic entrepreneurs by fostering collaboration, providing essential resources, and emphasizing the transformative impact of mentorship.

The Growing Impact of Latino-Owned Businesses

The growth of Latino-owned businesses has been nothing short of extraordinary. According to the Stanford Latino Entrepreneurship Initiative, Latino-owned businesses contribute over $470 billion annually to the U.S. economy, with their numbers increasing by 44% over the last decade (Business Wire).

Today, there are approximately 5.1 million Latino-owned businesses in the U.S., showcasing their influence in industries like retail, construction, technology, and healthcare (SBA.gov). Latino entrepreneurs are not just building businesses; they are creating jobs, boosting local economies, and innovating across sectors.

However, despite this impressive growth, many Latino entrepreneurs still face challenges such as limited access to capital, mentorship, and networking opportunities. These barriers can stifle their potential. That’s where BizLaunch steps in.

BizLaunch: Empowering Latino Entrepreneurs

At BizLaunch, we don’t just believe in offering advice — we create connections. For years, we’ve been a hub for Latino entrepreneurs, helping them navigate the complexities of starting and scaling businesses. Whether it’s through our workshops, consultations, or networking events, we’ve built a community that fosters collaboration and long-term support.

We understand the cultural nuances and specific needs of Hispanic business owners. Our programs are designed to make entrepreneurs feel empowered, not overwhelmed. Through our mentorship initiatives, we connect up-and-coming business owners with experienced professionals who offer tailored guidance, share valuable insights, and, most importantly, open doors to growth.

Research shows that small businesses with mentors are five times more likely to succeed than those without one (SCORE, 2023) (SBA.gov). That’s why we emphasize mentorship as a critical tool for success. Through BizLaunch’s mentorship programs, Latino entrepreneurs gain access to experts who can help them refine their business plans, secure funding, and tap into new markets.

Additionally, we tailor our programs according to current market trends to ensure entrepreneurs stay competitive. For example, our LaTech program offers Latino tech entrepreneurs essential resources and mentorship to break into the ever-growing tech industry, bridging the gap between innovation and opportunity in the Latino community.

Building a Thriving Business Community

Latino entrepreneurs have always been known for their strong sense of community, and this is something we encourage at BizLaunch. We’re not just about individual growth — we’re about building a network where everyone can thrive together. Our events and initiatives provide a space for entrepreneurs to exchange ideas, share their challenges, and offer support. It’s in these spaces that innovation happens, partnerships are formed, and businesses flourish.

For a deeper look into how innovation can foster a sense of community, check out Natalia Micheletti of Pryze and her insights on building community through innovation in this podcast episode.

One of the highlights of this year’s Hispanic Heritage Month is Brunch and Business: Building Our Future Together. Hosted by BizLaunch, LEDC, and Arlington Public Libraries, and sponsored by Amazon and Hyatt Regency at Crystal City, this event is designed to bring Latino entrepreneurs together, offering both aspiring and established business owners the chance to network, learn, and grow. Whether you’re just starting out or have years of experience, this is your opportunity to build relationships that can propel your business forward while connecting with key industry leaders and fellow entrepreneurs.

This year’s distinguished panelists include Susana Flores from Communications Shop, Gerald Kierce from Trustible, and Giuseppe Lanzone from Peruvian Brothers, who will share their insights on building successful businesses and navigating the challenges of entrepreneurship.

Join Us in Building the Future

We invite you to celebrate Hispanic Heritage Month by being part of this growing community. Whether it’s seeking mentorship, becoming a mentor, or simply attending our brunch and business event, your involvement strengthens the Latino business community.

Together, we can continue building a future where Latino entrepreneurs thrive, supported by mentorship, collaboration, and a powerful network of like-minded individuals.

Save the date for Brunch and Business: Building Our Future Together and be part of something bigger — a vibrant community where we uplift each other and succeed together. Let’s celebrate Hispanic Heritage Month by committing to the success and future of Latino businesses.

Just Reduced Properties in Arlington: October 9, 2024

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 October 7, there are 132 detached homes, 38 townhouses and 153 condos for sale throughout Arlington County. In total, 33 homes experienced a price reduction in the past week, including:

2605 11th 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 we compare to faltering housing markets across the country

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: I have heard that inventory is building and the market is starting to favor buyers. Is that accurate?

Answer: I have preached for years the importance of caution and care when applying real estate data to your own decision-making. National real estate data is rarely useful, regional real estate data is sometimes useful, and even local data can be full of misleading conclusions.

It’s quite likely you’ve started to hear news and see data showing significant inventory build-up and markets shifting to favor buyers. We have seen modest market shifts in Northern Virginia, but nothing like what other regions of the country are experiencing, which is the source of most of the newsworthy reports you may see.

I recently came across this fantastic chart illustrating how housing market conditions are in different regions of the country. The bigger the green bar, the more favorable the market is for sellers, the smaller it is, the more favorable the market is for buyers.

Regional | In today’s resale housing market

Inventory Levels and Demand Drive Price Momentum

The green bars above illustrate demand levels against inventory and provides a good indication of how prices might react in the coming months/year, the charts below show how inventory levels have changed by state over the past 12 months and five years (pre-pandemic levels) and are also a good indicator of future price movement.

  • Sun Belt and Mountain West markets are seeing a faster return to pre-pandemic inventory levels
  • Many of the markets seeing the biggest buyer-favorable swings (more inventory) saw greater home price growth during the pandemic housing boom
  • Northeast and Midwest markets have lower levels of homebuilding (new supply)
Chart: ResiClub Source: Realtor.com

It’s Good to be in the DMV

Attom Data released a report on Sept. 6th analyzing 589 counties to determine the risk of a housing downturn based on:

  • % of homes facing possible foreclosure
  • underwater mortgages
  • % of income to buy
  • median sales price
  • local unemployment rates

The metropolitan areas around New York City, NY, Chicago, IL, as well as broad stretches of California, the Southwest, and Florida are considered most vulnerable to a housing downturn.

Virginia had eight of the least-at-risk jurisdictions, including Arlington County, City of Alexandria, Fairfax County and Loudoun County. This is the story of real estate ownership in the greater D.C. Metro area — we may lagged other regions in appreciation during the pandemic boom, but we can sleep comfortably now as many markets are facing a risky future.

Counties With Greatest Risk of a Housing Downturn. Source: ATTOM Data Solutions

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

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. 

Legal Insider: DOHA security clearance hearings

By Sponsor

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 Melissa L. Watkins, Esq.

Our lawyers represent individuals before the Defense Office of Hearings and Appeals (DOHA) in cases involving their security clearances.

It is important to have legal representation during the DOHA hearing process, which can be very similar to typical court proceedings. The following is the process that one might expect at a security clearance hearing before a DOHA administrative judge.

How DOHA Cases Usually Start

DOHA cases typically begin when a federal contractor, military, or federal employee receives a Statement of Reasons (SOR) from the Defense Counterintelligence and Security Agency (DCSA). In submitting their response, the individual will have the choice of having their case heard by an administrative judge at DOHA or reviewed based on the written record. The process varies a bit based on whether the individual is employed by the government or is a government contractor. However, when a choice is made, electing a hearing before a DOHA Administrative Judge is our usual recommended choice.

Differences Between Contractors and Federal Employees

There are differences in the DOHA process for government contractors, military personnel, and federal employees. For instance, DOHA decisions for government contractors are binding. For federal employees and military personnel, DOHA decisions are recommended, and they will then be reviewed by other agency personnel for final decision. A DOHA Hearing for federal employees and military personnel is also known as a Personal Appearance as opposed to a hearing. However, no matter what type of employee one is, the DOHA hearing process is pretty similar.

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Arts Focus: Moving Words Student Contest — ten winners’ poems on Arlington Transit Buses

By Sponsor
1/2

Ten talented student poets from Arlington Public Schools have been chosen as winners of the Moving Words Student Competition in 2024!

Out of 415 submissions from 266 students, these standout poems will soon be seen by thousands of Arlington commuters as they grace ART buses across the county from October 2024 through March 2025.  

Open to students of all ages, the competition invited submissions of short poems, 10 lines or fewer. Juror Simon Shieh handpicked the winners, whose poems will brighten the daily commutes with vibrant placards featured aboard local buses. The winning works will also be showcased on ArlingtonArts.org and archived on Arlington County’s CommuterPage.com.

This annual event, held each spring, is a collaboration between Arlington Cultural Affairs and the Arlington Public Schools Humanities Project, with support from Arlington Transit. The competition aligns with the Humanities Project’s Pick A Poet program, where professional poets visit APS classrooms to inspire students.

These visiting poets spark creativity, ignite intellectual curiosity, and encourage students to explore their own voices through poetry — culminating in the chance to be part of the Moving Words competition and have their work displayed all around the county.  

This is a celebration of local creativity and a unique way to make poetry a part of everyday life in Arlington! The main Moving Words Poetry Competition will be open for submissions during the month of November, with the winning poems installed from April through September. Bookmark the Moving Words page on the ArlingtonArts website and follow us on social media to get the latest updates!

Read the 2024 winning poems and honorable mentions.

2024 Moving Words Student Competition Winners 

  • “A Deer in Spring” by Hattie Montague (2nd Grade, Montessori Public School of Arlington) 
  • “Untitled” by Dhalia (5th Grade, Arlington Traditional School) 
  • “Untitled” by Juliette Ponteuf Warner (2nd Grade, Glebe Elementary School) 
  • “Untitled” by Lillian Brinkman (5th Grade, Arlington Traditional School) 
  • “Untitled” by Jimmy Daley (8th Grade, Dorothy Hamm Middle School) 
  • “Untitled” by Nina Jaeckel (8th Grade, Dorothy Hamm Middle School) 
  • “please leave a message after the tone” by Blue (8th Grade, Dorothy Hamm Middle School) 
  • “Untitled” by Ambika S. (8th Grade, Dorothy Hamm Middle School) 
  • “For the postponed” by Julian Osmanov-Fitzgerald (12th Grade, Wakefield High School) 
  • “Public Transit” by Samantha Phipps (10th Grade, Wakefield High School) 

2024 Moving Words Student Competition Honorable Mentions 

  • “London” by Alina Ahmad (2nd Grade, Campbell Elementary School) 
  • “Summer Stream” by Liana Mitchell (2nd Grade, Montessori Public School of Arlington) 
  • “Untitled” by Lucas Young (8th Grade, Dorothy Hamm Middle School) 
  • “Untitled” by Susannah Holt (8th Grade, Dorothy Hamm Middle School) 
  • “Untitled” by Marwa Marhrim (8th Grade, Dorothy Hamm Middle School) 
  • “Untitled” by Ella Schaufelberger (8th Grade, Dorothy Hamm Middle School) 
  • “Untitled” by Kira Kettler (10th Grade, Washington-Liberty High School) 
  • “Untitled” by Julian Osmanov-Fitzgerald (12th Grade, Wakefield High School) 
  • “Untitled” by Mauro Fonseca Urrutia (10th Grade, Wakefield High School) 

About Juror Simon Shieh

Simon Shieh is a poet, writer, and educator, and the author of Master (Sarabande Books, 2023). His poems and essays are published in Poetry, American Poetry Review, Best New Poets, Guernica, and The Yale Review, among others, and have been recognized with a National Endowment for the Arts Literature fellowship and a Ruth Lilly and Dorothy Sargent Rosenberg Fellowship from the Poetry Foundation. 

About Arlington Cultural Affairs

Arlington Cultural Affairs, a division of Arlington Economic Development, delivers public activities and programs as Arlington Arts. The division’s mission is to create, support, and promote the arts, connecting artists and community to reflect the diversity of Arlington.

Cultural Affairs provides material support to artists and arts organizations in the form of grants, facilities and theater technology; integrates award-winning public art into the County’s built environment; and presents high-quality performing, literary, visual and new media programs across the County. 

Just Reduced Properties in Arlington: October 2, 2024

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 September 30, there are 125 detached homes, 38 townhouses and 161 condos for sale throughout Arlington County. In total, 32 homes experienced a price reduction in the past week, including:

1615 S. Oakland 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: My reaction to the Missing Middle lawsuit ruling

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: What do you think about the ruling against Missing Middle? 

Answer: It’s a joke amongst realtors that if you want to do some business, go on vacation, and your phone will start ringing. I guess the same goes for me getting the Breaking News that Missing Middle/EHO has been overturned by Judge Shell as I head out of town. 

So instead of my planned article comparing our local/regional housing market to the rest of the country, I’m going to share my first thoughts on Missing Middle getting thrown out while I wait for my flight. 

Good Riddance Missing Middle (v1.0) 

I support the idea of bringing actual Missing Middle housing to Arlington by creating broader, more flexible zoning policy so the market can supply the type of housing we lack and the type of housing that’s in demand (3-4BR homes with ~1,500-3,000 sq. ft. and some yard space), but I did not support the version of Missing Middle/EHO in the recently overturned policy. 

Speaking purely from a housing market perspective (leaving aside my personal concerns as an Arlingtonian), I had two main issues with it: 

  1. It didn’t allow for the construction of the type/size of homes that I think are most in demand and missing from Arlington. It also didn’t properly incentivize construction of the type/size of homes allowed in the v1.0 policy that was closest to what was most in demand and missing from the Arlington market (duplex and three townhouse developments). 
  2. The policy did not properly incentivize the type/size of housing that most aligned to demand and missing supply so naturally, builders were incentivized for more density (4-6 unit multi-family units) and the result was the majority of units applied for/approved under Missing Middle were of the size and type that we currently have the most supply of… 1-2BR condos and apartments, which I wrote in Nov. 2023 meant that Missing Middle was not achieving its goals (and a failed policy) 

We got v1.0 wrong. I say v1.0 (my label, not the County’s) because I have no doubt our community and County Board will continue to work on v2.0 of Missing Middle/EHO to develop a more thoughtful policy. 

How We Can Get v2.0 Right 

There are tons of people more qualified to offer opinions on how to do Missing Middle right, but I’ll offer some here: 

  • Start with Honesty: Be honest about what we’re trying to achieve. Is it making Arlington housing more affordable? Then let’s talk about housing affordability and Affordable Housing, not Missing Middle. Is it about making North Arlington schools and neighborhoods more socioeconomically diverse? Then let’s have that conversation, not Missing Middle. But if the goal is allowing the market to build housing, that’s lacking in supply and high in demand, then let’s discuss a better implementation of Missing Middle housing. 
  • Build Actual Missing Middle: The v1.0 policy brought us too much of what we already had in high supply and not enough of what was actually missing from our market. Set a clear intention to bring certain types/sizes of housing to the market where there are currently gaps and work backwards to build a policy for the intended outcome. 
  • Engage the Builder Community: I can’t recall where I read it, but one of the most shocking things I learned was that the County was intentional about not giving the builder community (and those in similar fields, like local architects/engineers) a seat at the table in planning because they didn’t want to give the impression they were doing this to line builders’ pockets (though plenty accused the County of it anyway). The County must understand how their policy will be implemented by builders and work together with them to create a policy that properly incentivizes the market to build the desired product. 
  • Vary Zoning Policy by Location: Allow for higher density and smaller units (multi-family) primarily along high-traffic corridors like Glebe, George Mason, Carlin Springs, etc where redevelopment of old, obsolete housing is slower under the current single-family zoning. Strongly consider allowing/encouraging assemblages of adjacent lots along these corridors to promote a broader range of development (townhouses/duplex). Taper/adjust the zoning code to keep multi-family development where it makes sense (in Metro/walkable/commuter corridors) and do not allow multi-family style development inside neighborhoods. 
  • Increase Parking Requirements: The v1.0 policy required just .5 or 1 parking space per unit and was going to result in a problematic number of cars being parked on neighborhood streets; many of those streets were already near or at capacity for parked cars. Create policy that is realistic about the numbers of cars that people will have in new Missing Middle housing and make sure there’s space for most/all on site. 

This is far from an exhaustive list of priorities to consider in the next iteration of Missing Middle/EHO and doesn’t include significant ones, like infrastructure and environmental concerns. 

My Big Question Is… 

…What happens to the Missing Middle that has been approved or is under construction? There is no longer a zoning policy in place to for the County to issue a Certificate of Occupancy under and even if the County says they will honor approved permits, I imagine the neighbors will file suit and either prevent altogether or endlessly tie up the completion of a project in court. Get your popcorn ready… 

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

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. 

Just Listed in Arlington: September 27, 2024

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.

We are well into the fall market and interest rates are finally down!

The excitement of this has brought a few more buyers off the bench and homes are being shown more and going under contract faster than in August. There is also more inventory, as expected and as is usual this time of year. The new listings in August were quite slim.

Because I took a little hiatus from this column, there won’t be historical comparisons from two weeks ago. The detached listings continue to be light, and those continue to see the most demand. Most new inventory is in the condo/co-op segment.

Here are the numbers as of the time of writing: Friday, September 27, 11 a.m.

  • All active listings in Arlington: 308
  • New Listings in the past week: 54
  • Under Contract/Pending in last week: 48
  • Median Days on Market for Active Under Contract: 18
  • Median Days on Market for Pending: 9
  • All active detached listings: 107
  • New active detached listings: 16
  • All active townhouses, fee simple: 27
  • New active townhouses, fee simple: 7
  • All active condos/co-ops: 173
  • New active condos/co-ops: 30

Thirty-one total properties closed in the last week. Of those, the median CDOM was 6, and the median original list price to sales price ratio was 100% and the average current list price to sales price ratio was also 100%.

Showing time tracks showings on listings and compares them to the last week and the same week last year. These stats are from the week ending September 22. For Arlington county, there were 847 showings scheduled compared to 755 the week prior. Another interesting metric is how many homes had a price decrease, for that week ending September 22, 9.7% of Arlington listings had a price decrease, compared to 5.2% the same week last year and 4.8 one week ago.

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:

6705 Washington Boulevard #G, Arlington VA, 22213 — $850,000

6705 Washington Boulevard #G

Today’s featured listing is a fantastic all brick condo townhouse right by the East Falls Church Metro, listed by Ann McClure of McEnearney Associates. 6705 Washington Boulevard #G is a 3 level end unit, with 1836 square feet, 3 bedrooms, 2 full and 2 half baths and a fantastic fenced patio. It is loaded with updates, an open floor plan, and has an assigned parking spot.

The $445/month condo fee covers landscaping, pest control, trash collection, water/sewer, and snow removal. The location is awesome, across from the metro and just about a mile-ish to tons of shops and dining at Lee Harrison Center, Westover, and Falls Church City.

It is open on this Sunday, September 29 from 2-4 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.

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