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 Austen Soare, 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.

Alert commenters pointed out that our recent analysis of Project 2025’s immigration proposals suffered from a defect: Former President Trump has distanced himself from Project 2025.

In this advertorial, we’ll try to analyze his platform more directly, and then discuss practical issues with its implementation. (Our promised analysis of President Biden’s immigration proposals will come in a fortnight.)

Logistics really do matter. (This famous illustration of the size of Napoleon’s Grande Armee.)

The 2024 Republican Party Platform’s section on immigration is short enough to be printed here in full.

Begin Largest Deportation Program in American History

President Trump and Republicans will reverse the Democrats’ destructive Open Borders Policies that have allowed criminal gangs and Illegal Aliens from around the World to roam the United States without consequences. The Republican Party is committed to sending Illegal Aliens back home and removing those who have violated our laws. […]

Common Sense tells us clearly, in President Trump’s words, that “If we don’t have a Border, we don’t have a Country.” Restoring sensible Border Security and Immigration Policy requires many steps, all of which would have been and indeed were taken for granted by prior Generations as obviously necessary and good. We must secure our Southern Border by completing the Border Wall that President Trump started. Hundreds of miles have already been built and work magnificently.

The remaining wall construction can be completed quickly, effectively, and inexpensively. We must also vigilantly check those who enter our Country by other routes and ensure that no one can enter our Country who does not have the Legal Right to do so, and we must deport the millions of illegal Migrants who Joe Biden has deliberately encouraged to invade our Country. We will start by prioritizing the most dangerous criminals and working with the local police. We must not allow Biden’s Migrant Invasion to alter our country. It must not stand. Under the Trump Administration and a Republican Congress, it will be defeated immediately.

The platform calls forthrightly for the deportation of millions, so it’s worth considering how that would work in practice.

Question: How Many People Are We Talking About?

There are two unknowns here. The first is the number of unauthorized migrants in the United States; President Trump has offered an estimate of 18 million, with official records showing just north of 11 million, as of 2022.

The second unknown is how many people a Trump administration would actually target for deportation. The “largest deportation program in American history,” to date, was the remarkable Operation Wetback [1], through about 1-1.5 million Mexican nationals were deported by the federal government during the Truman and Eisenhower administration. Deporting the same number today would reduce the number of unauthorized migrants in the United States by about 10%.

Question: Do We Have the Resources to Do It?

Under current law, the answer is certainly not. The federal government funds 41,500 “beds” for detention of immigrants per day at the moment. It is common for migrants to remain detained for months while litigating their cases in immigration court. Assuming, optimistically, that the federal government could remove each detainee within 90 days, the throughput of the system would be 164,000 per year — not remotely fast enough to accomplish the Trump Administration’s goal.

Many commentators — some of whom, like ICE Director John Sandweg and DHS Secretary Napolitano, are former immigration officials in Democratic administrations — have pointed out that the current system could not produce millions of deportations. This is correct, as far as it goes, but if Congress actually passed enabling legislation to fund additional detention facilities, amended the Immigration and Nationality Act to restrict the due process rights of non-citizens, and funded the Immigration Courts sufficiently, higher numbers are certainly possible.

Question: What Would Happen in Federal Court?

The first Trump Administration did not have a notably good track record defending its immigration policies in federal court. A second Trump Administration, if it attempted a program of mass deportation, would face even more serious litigation challenges. Our best guess is that any program of mass deportations would be immediately enjoined in federal court.

This raises, of course, the question of whether a new Trump Administration would comply with judicial orders. We think there is reason to doubt that. If a second Trump Administration felt unconstrained by judicial review, and were able to obtain sufficient funding from a compliant Congress, a program of mass deportations is certainly possible.

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

[1] We regret the use of this term, which is an offensive slur, but include it as a matter of historical accuracy.


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 was a more normal week for condo sales after the shortened Fourth of July holiday. There were 24 sales during the week of July 8 to July 14.

There was one unit that closed over $1 million and that was at Rhodes Hill Square, 1418 N Rhodes Street #B126. Rhodes Hill Square markets itself as ‘city town homes’. The center building at Rhodes Hill Square is four stories with two, 2 level units stacked on top of each other. Most of the lower units include a patio while the benefit of the upper units are a private rooftop terrace.

Rhodes Hill Square

Two units sold at River Place — one of only two cooperatives in Arlington. River Place is unique in that the cooperative does not own the land the buildings sit on. The land lease is for 50 years and is set to expire in 2052. What happens then? That is the answer everyone wants to know.

Some basic stats for this week of sales:

  • Average price: $431,846
  • Median price: $419,900
  • Average days on market: 14 days
  • Median days on market: 8 days

For a complete list of sales visit ArlingtonCondo.com Just Sold Condos page.

A Tale of Two Cities

People often ask me how the condo market in Arlington compares to the condo market in D.C. Both are dense, urban areas that have a shared history.

Arlington was part of the original ten-mile square surveyed in 1791 for the Nation’s Capital. In 1847, at the request of the local residents, Congress retroceded Arlington to the Commonwealth of Virginia.

The Potomac River separates the two geographic areas but there is much more that separates the two markets. When comparing two markets, a few market stats I first look at are days on market (DOM), pricing ratios, and inventory levels. Let’s see how the two compare. I can hear some of you saying ‘but Arlington is a County not a city’. That is technically true, but stay with me here.

Days on Market

One key factor for any real estate market is how long properties stay on the market before being sold. This metric can indicate demand and the overall health of the market.

A detailed analysis of DOM can therefore provide insight into market trends. A decreasing DOM over time typically suggests a hot market with increasing demand and possibly rising prices. On the other hand, an increasing DOM might signal a cooling market, where properties take longer to sell perhaps due to economic factors, oversupply, or shifting buyer preferences. Monitoring DOM closely can help both buyers and sellers make informed decisions — buyers can gauge how aggressive they need to be in their offers, while sellers can set competitive prices to ensure faster sales.

Avg. Days on Market

In Arlington, condos typically spend around 20 days on the market before being sold. This relatively quick turnover suggests a strong demand and a competitive market.

In contrast, condos in Washington, D.C. have an average of 45 days on the market. For all of 2024 so far, condos in D.C. have consistently stayed on the market than compared to condos in Arlington.

Sale Price to Original Price Ratio

The sale price to original list price ratio, which takes into account any price reductions before the final sale. This ratio can provide additional context on how realistic initial price expectations are and how they align with market conditions as the listing goes through its lifecycle. This ratio serves as a marker for market competitiveness and seller pricing strategies. A high ratio suggests that the market is competitive, with buyers less likely to negotiate prices down significantly, often a sign of high demand and limited supply. For example, a market with a lower sale price to original list price ratio might suggest that initial pricing was overly ambitious or that market conditions have softened.

To read more go to A Tale of Two Cities.

Please note: While ArlingtonCondo.com provides this information for the community, they may not be the listing agent of these homes. Equal Housing Opportunity.


Understanding Cottage Food Laws

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

Ever wondered if selling homemade tamales, cakes, ice cream or other food items is allowed in Virginia according to state law? Generally, it’s not, but there are exceptions depending on the food item and its distribution.

Most foods sold to the public must be prepared in a commercial kitchen licensed and inspected by the state to ensure public health safety. This is because foods like meats, dairy and vegetables can carry foodborne illnesses. These commercial kitchens have strict controls on temperature, cleanliness, and storage and operators must be trained to prevent illness.

Learn more about obtaining a license for a Food Establishment, Mobile Food Unit or Temporary Food Establishment.

Recently, the Virginia General Assembly loosened regulations and introduced “Cottage Food Laws” allowing certain non-perishable foods to be made in private homes. Foods that don’t require time or temperature controls after preparation can be made at home.

These include:

  • Candies, jams, and jellies (non-acidic)
  • Dried fruits, herbs, and seasonings
  • Coated and uncoated nuts
  • Vinegar and flavored vinegar
  • Popcorn and popcorn balls
  • Cotton candy, dried pasta, and baking mixes
  • Roasted coffee, dried tea, cereals, trail mixes, granola, and baked goods
  • Prepared pickles and acidified vegetables with an equilibrium pH of 4.6 or lower

There are restrictions on where these homemade products can be sold. They can only be sold in person within Virginia to individuals for personal consumption — not for resale or consignment — and they aren’t eligible for online sales. They can be sold at the operator’s home, temporary events (up to 14 consecutive days) or farmers’ markets. Products must be labeled with the preparer’s name, address, phone number, processing date and the following statement: “NOT FOR RESALE — PROCESSED AND PREPARED WITHOUT STATE INSPECTION.”

Luckily, Arlington has an affordable and convenient food incubator space located on Columbia Pike, Kitchen of Purpose, where entrepreneurs who cannot manufacture foods under the Cottage Food Laws or don’t want to be limited in how they can sell their products can prepare food items safely. Additional resources and tools may also be available.

We know this can be a lot to take in but BizLaunch is here to help you every step of the way, from demystifying regulations to business planning, searching for space, marketing and pricing. Simply schedule your one-on-one consultation today, and we’ll help you navigate the intricacies of starting any business.

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


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 July 15, there are 130 detached homes, 39 townhouses and 154 condos for sale throughout Arlington County. In total, 30 homes experienced a price reduction in the past week, including:

18 N Garfield 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.


This regularly scheduled sponsored Q&A column is written by Eli Tucker, Arlington-based Realtor and Arlington resident. Please submit your questions to him via email for response in future columns. Video summaries of some articles can be found on YouTube on the Eli Residential channelEnjoy!

Question: What is the status of the Realtor commission lawsuits and the resulting changes?

Answer:

Lawsuit/Settlement Background

The residential real estate industry, nationwide, is in the process of transitioning to a new era of how Realtor commissions are structured, specifically the model for buyer agent compensation. The changes stem from the industry-wide settlement of multiple class action lawsuits and years of pressure from the DOJ, which I explained in depth in this article.

At the heart of the settlement is an issue with the model for buyer agent compensation in most real estate transactions. For decades, when a seller signed a listing agreement with a real estate agent to sell their home, it was common practice for them to agree to a fee that would be divided (usually evenly) between their agent and the agent who represented the buyer. The fee for the buyer’s agent gets entered into the MLS (database of record used by agents) and is enforceable by the MLS and local Realtor Associations.

No More Offers of Compensation for Buyer Agents

The judges in the class action lawsuits and the DOJ believe this practice was anti-competitive so a settlement was reached with the Realtor industry to decouple the seller agent and buyer agent commissions by preventing the advertising of offers of compensation to buyer agents via the MLS.

The settlement is explicit in eliminating offers of compensation to buyer agents in the MLS, but there is legal debate over whether the settlement prevents offers of buyer agent compensation off the MLS — the DOJ and many attorneys argue that the intent of the settlement is to eliminate all offers of compensation to buyer agent, via any channel not just the MLS.

(more…)


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.

Join us this Sunday, July 14 as we celebrate Bastille Day at Arrowine with a special French Wine Super Tasting and a pop-up tasting featuring Kingsbury Chocolates!

Stop in and sample the award-winning French wine selections of Elite Wines Imports. Selections include famous wines like Sancerre and Châteauneuf du Pape and other French wine regions like Burgundy, Bordeaux, Rhône Valley, Languedoc, and Loire Valley. There is no charge for this Super Tasting event, and tasting discounts are “ON,” so you can save on every bottle you try.

We will also have the Legendary Rob Kingsbury with his French-themed chocolate masterpieces to round off the celebration!

Bastille Day & Kingsbury Chocolates Tasting

Details

Time: 1-4 p.m. on Sunday, July 14
Place: Arrowine & Cheese
Reservations: Click the linked times below to respond and include the following information: Name(s), Email address, Number of people in your group, and when you like to attend: (a) 1-2 p.m., (b) 2-3 p.m., or (c) 3-4 p.m. We will confirm your reservation by email.

Timed Attendance — Sunday Super Tasting

We care and want to keep things moving as smoothly as possible. Sign up for your time slot below.

We look forward to seeing you on Sunday!
Doug Rosen


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 at Compass 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.

The numbers this week are starting to show a trend. We have increases in inventory in all segments. Fourteen more new listings than two weeks ago and the Under Contract/Pending listings are down to 35 from 46 two weeks ago. That is showing a general softening of the market. There are always exceptions, but these numbers should give frustrated buyers some hope and make sellers think twice about how to price their new listings. 

Here are the numbers as of the time of writing: Friday, July 12 at 11:15 a.m.

  • All active listings in Arlington: 301 (up from 291 two weeks ago)
  • New listings in the past week: 74 (up from 60 two weeks ago)
  • Under Contract/Pending in last week: 35 (down from 46 two weeks ago)
  • All active detached listings: 113 (barely down from 114 two weeks ago)
  • New active detached listings: 30 (way up from from 16 two weeks ago)
  • All active townhouses, fee simple: 41 (up from 32 two weeks ago)
  • New active townhouses, fee simple: 11 (up from 10 two weeks ago)
  • All active condos/co-ops: 149 (up from from 139 two weeks ago)
  • New active condos/co-ops: 32 (up from 31 two weeks ago)

The average cumulative days on market (CDOM) for both Active Under Contract and Pending sales went up to 41 from 29 two weeks ago. CDOM includes homes that were withdrawn and re-listed. Homes that went straight to Pending (meaning no contingencies) averaged 36 CDOM, up significantly from 12 CDOM two weeks ago, and those that went Active Under Contract (with contingencies ) had an average of 44 up a little from 41 CDOM.

Thirteen detached homes closed in the last week, compared to 18 two weeks ago. 

Average CDOM for the closed homes was 26 compared to 44 two weeks ago and they sold for an average of 98.2% of original asking price compared to 98.9% of original asking price two weeks ago, and 99.3% of current asking price compared to 101.9% of current asking price two weeks ago.  

As far as trends go, even though the CDOM is lower for sold homes than two weeks ago, the average list price to sales price ratio is down again. Not a lot, but it is something to keep tracking to see if this market keeps tilting ever so slightly to the buyers’ favor. 

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:

888 N Quincy Street, Unit 1407, Arlington VA, 22203 — $489,900

888 North Quincy Street Unit 1407

Today’s featured listing is a sunny and affordable one bedroom in the popular Residences at Liberty Center in the heart of Ballston, 888 N Quincy Street, Unit 1407, listed for $489,000 by Shawn Battle and Matt Leighton of Real Broker.

It has fabulous Ballston city views from the 14th floor and features significant updates such as a new HVAC, appliances, water heater all between 2022-2024. It also has hardwoods, balcony and a dedicated parking spot, in unit laundry — pretty much all the condo living must haves. Monthly fees are $521 and there is a one time capital contribution of $1,042. The fees pay for water and trash, and amenities like a security, gym, party room and rooftop pool. This is all walking distance to shops, dining and Metro. It is open Saturday, July 13 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! Click here or contact Coral Gundlach Homes.

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.


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 was a shortened week for condo sales with the Fourth of July holiday in the middle. Still, there were 14 condo closings in Arlington. Settlements typically only take place on non-holiday, weekdays.

The highest priced condo to close last week was Unit #1001E at Lexington Square (in the 3835 9th Street N building), which sold for $780,000. This was a 3 BR/2 BA corner unit with just over 1,252 sq. ft., one parking space and a storage unit.

On the other end of the spectrum, the least expensive condo to sell was actually a cooperative (aka co-op) — a studio at River Place in the north building sold for $140,000. The studio was only 425 sq. ft. but nicely updated. For a pied-à-terre or student housing, it works out just fine.

A few sales from last week:

  • Lexington Square — 3835 9th St. N #1001E, 22203 — $780,000
  • Atrium — 1530 Key Blvd. #927, 22209 — $535,000
  • West Village at Shirlington — 4111 S Four Mile Run Dr. #103, 22204 — $510,000
  • Colonial Village — 1913 Key Blvd. #11572, 22201 — $308,900
  • River Place — 1121 Arlington Blvd. #801, 22209 — $140,000

For a complete list, visit the ArlingtonCondo.com Just Sold Condos page.

Arlington is unique in that there are wide price ranges between neighboring buildings. In Rosslyn, you can have a studio at River Place selling for $140,000 just a few blocks away from a $4.75 Million condo at Turnberry Tower.

Last week also marks the end of the first half of 2024. What does the data say? Did you know ChatGPT 4.0 can now analyze spreadsheets? I exported all the 2024 condo listings from the first half and ran it through Chat.

I started with some basic stats that I could also verify (they do), like:

What are the average and median sales prices?

  • Average sales price: $546,350
  • Median sales price: $475,000

What is the average days on market?

  • 57 Days

What are the number of listings for each status?

  • Sold: 637
  • Active: 111
  • Under Contract: 82
  • Expired: 75
  • Cancelled: 30
  • Withdrawn: 25
  • Coming Soon: 3
  • Temporarily Off: 3

Then I got a little creative and this is where ChatCPT 4.0 really shines. I asked it to tell me the top 5 selling condo buildings based on sales price, days on market and the close/original price ratio. Only use buildings with at least 3 sales.

Here is what I got back:

Cambridge Courts

  • Average Sales Price: $331,000
  • Average DOM: 25.67 days
  • Average Close/Original Price Ratio: 1.051

Williamsburg

  • Average Sales Price: $646,633
  • Average DOM: 33.67 days
  • Average Close/Original Price Ratio: 1.031

Southampton

  • Average Sales Price: $698,125
  • Average DOM: 28.25 days
  • Average Close/Original Price Ratio: 1.025

Fairlington

  • Average Sales Price: $567,620
  • Average DOM: 35.34 days
  • Average Close/Original Price Ratio: 1.025

The Arlington

  • Average Sales Price: $417,100
  • Average DOM: 43.56 days
  • Average Close/Original Price Ratio: 1.022

Read more here to see what else Chat has to say about the first half of 2024.

Please note: While ArlingtonCondo.com provides this information for the community, they may not be the listing agent of these homes. Equal Housing Opportunity.


CP Movie Nights (Courtesy Columbia Pike Partnership)

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

The summer heat can be relentless day and night, but a brief respite is on the horizon!

If you’ve been hoping to get out for some fresh air, enjoy free films under the stars during Columbia Pike Movie Nights, Fridays and Saturdays from July 12 through August 24.

The series takes place at two locations: Fridays at Arlington Mill Community Center and Saturdays at Penrose Square. There’s something for everyone, from comedies and documentaries to musicals and adventure films!

This is the 13th season of free outdoor movies sponsored by the Columbia Pike Partnership. Opening weekend features “Hairspray” on Friday, July 12, at Arlington Mill and Dirty Dancing on Saturday, July 13, at Penrose Square. The following weekend will showcase “Vivo” on Friday, July 19, at Arlington Mill and Disney Pixar’s Coco on Saturday, July 20. Columbia Pike Movie Nights continue through August 24.

All movies begin at sunset (between 8 p.m. and 8:30 p.m.) and are shown in English with Spanish subtitles. Attendees are encouraged to bring their own chairs and blankets. Leashed pets are welcome, but alcohol is not permitted at either Arlington Mill or Penrose Square. In case of inclement weather, please check this page and our social media channels for updates around 3:30 p.m. on the day (s) of each screening.

For more information about Columbia Pike Movie Nights, visit the Columbia Pike website.


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 July 8, there are 126 detached homes, 34 townhouses and 137 condos for sale throughout Arlington County. In total, 19 homes experienced a price reduction in the past week, including:

3512 N Pocomoke 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.


This regularly scheduled sponsored Q&A column is written by Eli Tucker, Arlington-based Realtor and Arlington resident. Please submit your questions to him via email for response in future columns. Video summaries of some articles can be found on YouTube on the Eli Residential channelEnjoy!

Question: Do you think it is a good idea for our condo board to consider setting a cap on the number of units that can be rented at a given time?

Answer: One of the most common debates within condo buildings is whether an Association should limit the number of condo units that can be rented concurrently. There are some benefits of limiting the number of owners who can rent out their unit(s), but I think it’s the wrong decision for most buildings because it can hurt property values and is unnecessary, in most cases.

For the sake of clarity, when I refer to rental/investor units in a building, I am referring to individual unit owners renting their unit(s) out to tenants instead of occupying it themselves (they are considered investors).

Lending Misinformation

There is a lot of misinformation out there about how the number of rental units in a building effect the warrantability of a building (ability of future buyers to secure a mortgage). Here are the limits you need to be aware of:

  • Fannie/Freddie Loans: Conventional loans backed by Fannie Mae/Freddie Mac do not have any rental limits for primary and secondary home loans. They limited the number of rentals in a building to 50% for investor loans only.
  • VA (Veterans) Loans: No rental limits. The VA does not like seeing rental caps and may not approve a building for VA loans if they do have rental limits in place.
  • FHA Loans: FHA loans are restricted in buildings with more than 50% of units rented. FHA loans represent a small percentage of the loans written in this area.
  • Jumbo/Private Loans: High balance loans (over $970,800 loan amount), not insured by Fannie/Freddie, have a wide range of guidelines. Some have rental restrictions and others don’t, but in general jumbo/private loans tend to have more conservative lending guidelines and a higher chance of restricting a loan due to the number of units being rented. However, many banks will make exceptions, especially with higher (30%+) down payments and there are many alternative lending options in the jumbo/private arena a buyer can choose from.

Pro: Better Quality of Living

Owner-occupants generally invest more in their home, take better care of common areas, and take more pride in developing a strong social community. In small associations or those intent on maintaining a certain standard of living, quality of living may prevail over property value.

Cons: Buyer Turn-Off, Forced Sales

Many buyers want to keep their options open to renting a unit out after they are done using it as their primary residence and are turned off by the idea of a rental cap and plenty will not buy in a building if there is a cap, even if it’s unlikely to be reached. By turning otherwise motivated and qualified buyers away, you’re bound to hurt the market value of units in your building.

If a rental cap is reached and enforced, it can hurt market values even more because homeowners are forced to sell if they move out and a forced sale may result in a homeowner agreeing to take a worse deal when they would have otherwise chosen to rent the unit until they can sell into a strong market.

Track Rental Activity in Your Building

Even if you do not have a rental cap, it’s still important to track which units are being rented out. At a minimum, your Board/Management should receive a copy of each lease and keep a basic spreadsheet to be able to report on which units are being rented. In my experience, I have found that most buildings in Arlington settle into a rental percentage of 20-35%. In rare cases, I see higher rental percentages, sometimes exceeding 50%.

If you’re considering a rental cap, it’s important to know the current and historical trends for rental percentages, without a cap in place. It would be a big mistake to implement a rental cap that is at or above the “natural” rental percentage of your building because your community wouldn’t gain anything from it, but risks the downside of turning off potential buyers.

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 #10CA


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 Austen Soare, 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.

With the 2024 campaign in full swing, we want to provide ARLnow readers with overviews of both candidates’ proposals concerning immigration law and policy.

This week, we’ll review the Trump campaign’s (unofficial) immigration policy platform, as laid out in the Project 2025 Presidential Transition Project. We’ll first tell you what they say they’ll do — and then offer our educated guess about whether each candidate can actually deliver on their respective promises. Stay tuned next week for our review of the Biden Administration’s immigration policy platform — that is, of course, assuming that President Biden stays in the race.

Here we go again! (Photo from public domain, courtesy of Voice of America.)

First Proposal: Dismantle and Reconstitute the Department of Homeland Security as an Enforcement Agency

The Mandate for Leadership (MFL) starts with a simple proposal: break up DHS and reassemble it. In essence, the MFL envisions a new enforcement-focused agency with the following components (current departments at right, in parentheticals):

  • Customs and Border Protection (DHS)
  • Immigration and Customs Enforcement (DHS)
  • Office of Refugee Resettlement (Department of Health and Human Services)
  • Immigration Courts (Department of Justice)
  • Office of Immigration Litigation (Department of Justice)

The MFL suggests that the following agencies currently housed within DHS be split and reallocated as follows:

  • FEMA goes to the Department of the Interior
  • The U.S. Coast Guard goes to the Department of Justice or the Department of Defense
  • The Secret Service be split between the Department of Justice (protective operations) and the Department of the Treasury (counterfeiting and other financial crimes)
  • The TSA will be completely privatized

Congress would have to act for these recommendations to be put into action, so the plausibility of this reorganization depends on the composition of Congress.

We would like to note one item which hasn’t received enough attention: under this reorganization, all government components of the U.S. immigration courts — prosecutors, judges, and appellate litigators — would be subject to the authority of a single Cabinet-level official. This would help the Trump Administration to exert pressure on the immigration courts to serve as implementers of policy, rather than independent adjudicators of law.

Second Proposal: Eliminate T and U Visas

The MFL’s proposal for T and U Visas is simple: eliminate them, because “victimization should not be the basis for an immigration benefit.”

T visas, under the current law, are available for victims of human trafficking; U Visas, under current law, are available to victims of qualifying crimes (generally, serious felonies) who cooperate with law enforcement in the prosecution of the perpetrators.

The MFL proposes that S visas (currently designated for witnesses) be used as a substitute for U and T visas in the most serious cases. This would result in a quantitatively enormous reduction, because, under current law, S visas are restricted to 200 per year in ordinary criminal cases and 50 per year in terrorism-related cases. Under current law, 10,000 U Visas are available annually, and 5,000 T Visas are available annually.

Would this work? Probably yes, in practice. Although both T and U Visas are available as a matter of statute, a new Trump Administration could simply decline to issue them if Congress doesn’t cooperate with legislation.

Third Proposal: Delegate Border Shutdown Authority to the Secretary of Homeland Security

The MFL proposes that, “whenever the Secretary of Homeland Security determines that an actual or anticipated mass migration of aliens en route to or arriving of the coast of the U.S. presents urgent circumstances requiring an immediate federal response,” the Secretary may issue rules without following the ordinary requirements of the Administrative Procedure Act to prevent large numbers of people from crossing the border.

Would this work? Probably not over the long term. The Federal judiciary is generally skeptical of administrative rule-making outside the normal rule-making process. (This is how the Trump Administration’s attempt to repeal DACA was struck down by the U.S. Supreme Court.)

Fourth Proposal: Tighten Asylum Rules and Impose a Fee on Asylum Applications

The MFL proposes a large number of changes to current asylum law and practice, including eliminating the Particular Social Group ground for asylum, raising the credible fear standard to a much higher level, imposing a fee on all asylum applications, and codifying the previous Trump administration’s asylum bars and third-country transit rules.

Would these work? It’s hard to say, because each one is subject to separate potential legal challenges. In general, the proposed changes are incompatible with current U.S. law and treaty obligations, so these changes would, in the main, require an act of Congress.

There’s more — much more! — in the MFL. We encourage you to read for yourselves and make your own judgment about the immigration policies of a potential Trump Administration.

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


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