column

Biz Talk: AED announces round 2 of AIF grant awards

By Sponsor
AED’s Brandon Bedford congratulates Arlington Innovation Fund grantee Danya Sherman, Founder and President of KnoNap

This article is sponsored by Arlington Economic Development.

On Thursday, Arlington Economic Development (AED) was pleased to celebrate the latest recipients of Catalyst Grants from the Arlington Innovation Fund (AIF).

After a thorough review process, four Arlington-based startups were awarded $175,000 in grants. These companies have shown exceptional promise in innovation and potential for significant impact in their respective fields.

The Catalyst Grants from this round represent yet another significant investment in the growing tech-entrepreneur ecosystem of Arlington, further underscoring AED and the County’s commitment to supporting local innovation and fostering economic resilience. Funds awarded through the Catalyst Grant program can be used for any business operation expenses incurred by the startup. They may include adding employees, purchasing equipment, leasing office space, hiring consultants or advisors, etc.

“We are thrilled to support these pioneering companies in their journey to scale and innovate,” said Michael Stiefvater, Director, Business Investment Group. “Their commitment to groundbreaking solutions drives innovation within their industries and propels the economic growth and development of the entire Arlington community. By fostering such innovative enterprises, we are building a robust and resilient ecosystem that benefits all residents and businesses in Arlington.”

AED announced the inaugural group of Catalyst grantees in February. The four grantees from the second round are:

  • Data Parrot, AI company, enhances businesses’ understanding of customer data. Their platform transforms raw CRM (Customer Relationship Management) data into actionable insights, driving value through dynamic dashboards and strategic recommendations.
  • KnoNap is a health tech company dedicated to combating drink spiking with their innovative beverage drug test kits, drink covers and educational resources. Their comprehensive approach fosters better health and safety outcomes.
  • Pryze App, an HR-tech company, aims to increase productivity and retention among deskless workers. Their app incentivizes phone-free time and positive actions at work through automation and gamification.
  • SportAI democratizes analytics for fantasy sports and sports betting. Using neural network AI, their mobile app provides in-depth insights to help users make informed decisions without facilitating gambling.

Just Reduced Properties in Arlington

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 July 1, there are 129 detached homes, 38 townhouses and 137 condos for sale throughout Arlington County. In total, 34 homes experienced a price reduction in the past week, including:

5214 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: What does it mean to sell “as-is”?

By Sponsor

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 channel. Enjoy!

Question: I don’t want to do any work to my home when I sell it. Should I offer is “as-is”?

Answer: Happy July 4th week everybody! I hope your summer is off to a good start, despite the rough early heat wave.

Selling a property “as-is” in Northern Virginia carries a practical purpose and a technical definition, per the contract, that should be discussed between the buyer and seller.

Implied Definition

When you market a property as-is, you are implying that you will not negotiate with the buyer to fix or address anything, and the buyer should be prepared to take on the full risk of the property in its current condition. The buyer should agree to take the property in the condition it is in at the time of offer, without any inspections.

As-is doesn’t always mean the property has problems, sometimes it just means the seller wants nothing to deal with anything during the transaction, but sellers should understand that marketing a property as-is implies that there’s likely problems with the home and the market will usually price it accordingly.

Technical/Contractual Definition

In Northern Virginia’s Contingencies/Clauses Addendum, you’ll find a section for selling “as-is” which contains the following terms that can be individually selected for the contract:

  • Seller will not clean or remove debris. The standard is for the property to be free of trash/debris and broom clean.
  • The seller is not responsible for addressing any wood destroying insect/termite issues. The standard agreement requires the seller to pay for any damage from wood destroying insects.
  • The seller is not required to fix any Homeowners Association violations related to the physical condition of the property.
  • The seller is not responsible for providing working smoke detectors.
  • The seller is not responsible for compliance with notices of violation from local authorities.

It’s important to differentiate between marketing and communicating that a property is being sold as-is and actually selling it as-is using the proper contractual clauses to do so.

Who Uses As-Is?

It is common to see estate sales and homes that will be the targeted by investors (tear downs or flips) being sold as-is. In the case of many estate sales, the family member(s) who inherited the property may not live nearby, know anything about the condition of its systems, or want to be bothered by negotiations after a deal has been made.

Understand Your Choice

First and foremost, it’s important for a seller to understand the message they’re sending by marketing a property as-is. Most buyers will infer that the property has issues that will be passed onto them and will discount the value of the home accordingly. In many cases, I talk to homeowners whose home is in good condition, but they want to sell as-is simply because they don’t want to deal with inspection negotiations, repairs, etc. In this case, marketing a home as-is probably is not the right approach and a better approach would be communicating your expectations up-front with a buyer, without calling it as-is.

For buyers who come across an as-is sale, it’s important to ask the right questions. You’ll want to learn precisely what the seller’s intentions are with an as-is sale. For example, will they allow a pre-offer inspection or a void-only inspection after contract? Do they intend to address any HOA violations? Make sure that you are pricing/discounted the value of the home based on the seller’s actual intention and not based on your assumptions.

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

Just Listed in Arlington

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 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.

It is officially summer and people are on vacation and less focused on real estate. Almost all numbers are down, except overall actives are up. Single family homes are still typically selling fast for over asking but others are taking a bit longer. We are still tracking Under Contract/Pending sales in this column as well. 

Here are the numbers as of the time of writing: Friday, June 28 at 11:15 a.m.

  • All active listings in Arlington: 291 
  • New listings in the past week: 60 (same as 60 two weeks ago)
  • Under Contract/Pending in last week: 46 (down from 56 two weeks ago)
  • All active detached listings: 114 (down from 121 two weeks ago)
  • New active detached listings: 16 (down from 22 two weeks ago)
  • All active townhouses, fee simple: 32 (up from 29 two weeks ago)
  • New active townhouses, fee simple: 10 (up from 8 two weeks ago)
  • All active condos/co-ops: 139 (up from from 129 two weeks ago)
  • New active condos/co-ops: 31 (up from 28 two weeks ago)

The average cumulative days on market (CDOM) for both Active Under Contract and Pending sales in the past week held steady at 29. CDOM includes homes that were withdrawn and re-listed. Homes that went straight to Pending (meaning no contingencies) averaged 12 CDOM and those that went Active Under Contract (with contingencies ) had an average of 41 CDOM.

Twelve detached homes closed in the last week, compared to 18 two weeks ago. Average CDOM for the closed homes was 44 compared to 50 two weeks ago and they sold for an average of 97.5% of original asking price compared to 98.9% of original asking price two weeks ago, and 101.9% of current asking price compared to 99.4% of current asking price two weeks ago.

Last week I asked if this lower list to sales price ratio was a trend. It did dip again for original asking price but went up for current asking price. 

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:

3428 South Utah Street, Arlington VA, 22203 — $845,000

3428 South Utah Street

Today’s featured listing is a unique offering in beautiful Fairlington. The Dominion is a stunning 3 BD/3 BA model loaded with light and updates. If you want this treasured community with a bigger size, this 4 level beauty is one you should not miss. Listed by Lisa Dubois and Nick Mullen of ReMax Distinctive.

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.

Small Business Focus: Do I really need a home occupation permit? Absolutely!

By Sponsor
Do I need a home occupation permit?

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

Over the summer, we’re going to be doing a deep dive into the regulations many startups skip when starting their business. Last summer, we detailed one of the main regulations some startups forget, which is an Arlington Business License. Today, we’re going to highlight the other main regulation many Arlington’s independent consultants working from home forget which is a home occupation permit.

A home occupation permit is a requirement if you are using a residential address as your principal place of business. Many occupations are permitted by the home occupation permit such as accountant, consultant, engineer, artist and many others.

However, there are some occupations that are not permitted in residential areas such as antique shops, nursery schools, restaurant or tearoom, motor vehicle repair and more. The reason such occupations are not allowed is because many of these occupations would create nuisances in residential neighborhoods reducing the quality of life for the surrounding community.

A home occupation is fairly simple to obtain, simply fill out the Home Occupation Application in Permit Arlington, log in or create an account. Under the create drop down menu at the top, click zoning application and a list of different zoning applications will expand and select Home Occupation. To obtain a home occupation permit, the applicant must be an Arlington County resident, and a parking disclosure map is required for home occupation. Use the Parking Map tool to comply with this requirement.

While a particular occupation may be permitted under the Home Occupation Permit, we strongly encourage applicants to check their lease or condo documents to ensure their apartment or condo association allows residents to run a business out of their house before they apply for the Home Occupation Permit.

We know permitting and regulations can be overwhelming; however, we have the “easy button” at BizLaunch, and we can walk startups through all the regulations specific to their business. Simply schedule your one-on-one counseling appointment today with one of our three small business experts.

To learn more about BizLaunch and to take advantage of the many small business resources we offer, visit: www.bizlaunch.org.

Just Reduced Properties in Arlington

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 June 24, there are 124 detached homes, 40 townhouses and 137 condos for sale throughout Arlington County. In total, 30 homes experienced a price reduction in the past week, including:

3830 30th Road 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: Early signs of a market shift?

By Sponsor

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 channel. Enjoy!

Question: Are there any signs of the market slowing down?

Answer: As we know from previous columns, the second half of the year tends to be slower and less intense for buyers than the first half of the year. I think the second half of 2024 will bring a more significant second half slowdown than we’re used to (unless interest rates drop by 1% or more).

Prices Have Increased Significantly This Year

Despite lingering high interest rates, home prices have generally increased 5-10% in 2024 due to low supply and buyers accepting long-term high interest rates. Higher prices have been the result of ongoing competition amongst buyers and those buyers begrudgingly offering more to get into the undersupplied housing market. If demand tapers off and/or supply increases, leading to less competition, buyers will happily pay less than the prices we’ve been seeing in the first half of the year.

Below you can see the 5-10%+ year-over-year (YoY) increase in median and average prices for Northern Virginia and the Greater D.C. Area.

Med Sale $ – YoY% Change
Avg. Sale $ – YoY % Change

New Listing Volume Finally Trending Up

(more…)

Statutes of Liberty: Expanded parole in place program offers new avenue to permanent residency

By Sponsor

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

The Biden Administration announced a large amnesty program on Monday — the “New Process to Promote the Unity and Stability of Families.” The purpose of this article is to describe the program, advise prospective applicants of how to prepare for the program’s implementation and — no less importantly — to discourage potential applicants from paying anyone to apply for this today, because, as of this writing, the application window remains firmly closed.

Extra! Extra! Read All About It! (The 1992 Film Newsies)

What is the New Process to Promote the Unity and Stability of Families?

As we’ve discussed in prior articles, U.S. immigration law treats people very differently based on how they entered the United States. Those who enter with visas — even  if they later overstay those same visas — are allowed to apply for permanent residency if otherwise qualified; those who cross the border generally are not allowed to do so without first leaving the United States and attending an interview at a U.S. Embassy or Consulate abroad.

(more…)

Just Reduced Properties in Arlington

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 June 17, there are 137 detached homes, 35 townhouses and 126 condos for sale throughout Arlington County. In total, 29 homes experienced a price reduction in the past week, including:

258 N. Barton 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: Significant changes coming to local/regional real estate

By Sponsor

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 channel. Enjoy!

Question: I’ve been hearing about a lot of changes to real estate laws lately, can you explain what’s changing?

Answer: We have entered the transition period of significant changes to the operations of residential real estate across the entire country — led by the massive class action lawsuits and heavy hand (and opinions) of the Department of Justice over buyer agency commission. I wrote about these changes in this March article and will dedicate at least one or two more columns to them in the near future.

The commission-related changes will capture the most attention from consumers, agents, brokers, attorneys, etc but there are other unrelated changes being introduced this year that would normally be worthy of their own headlines, but are overshadowed by the commission storylines, so this week I’ll highlight three consequential upcoming changes that are important to recognize.

Negotiable HOA/Condo Three-Day Review Period

For years, Virginia law gave buyers purchasing a home in an Association three days to review the Association’s resale package/certificate (by-laws, budget, reserves, violations, etc) from the time it was delivered or three days from the purchase contract being ratified, if delivered on or before ratification. A buyer can void the contract at any time within this three-day review period, by delivering unilateral Notice to Void (yes, it can be used as a “get out of jail free card”). Other states have similar laws — D.C. is three business days and Maryland is seven days for condos and five for HOAs.

Last year, the governing code for the condo and POA/HOA resale disclosures, previously two separate codes, was combined into one code (linked here). When this happened, the requirement for a three-day review period was MISTAKENLY (at least, that’s what I’ve been told by attorneys in the know) deleted which led to a lot of confusion in the real estate community over whether the three-day Association review period could now be removed by the buyer and seller because it was no longer protected by Virginia law.

In response, the Northern Virginia Association of Realtors (NVAR) and most brokerages issued guidance saying that the review period should not be removed because it was untested legally and Virginia did not actually intend to delete that language.

(more…)

Neighborhood Spotlight: Let’s talk about the Go-Go George Community Day

By Sponsor
17th Annual Go-Go George Community Day

This is the 20th year anniversary of The Go-Go George Community Day which is organized and sponsored by Brother 2 Brother MC and J R Moore & Sons General Contractors Inc.

This day has become a beloved annual event for the past two decades. This event, founded with the noble intention of fostering community spirit and bridging generational divides, has consistently succeeded in its mission. With a focus on promoting unity and providing a safe space for all, this Community Day brings together residents to revel in the vibrant sounds of Go-Go music, indulge in delicious food, and cherish precious moments with family and friends.

Brother 2 Brother started Community Day in 2002. There were 2 years the event was not held because of covid and bad weather. This is their 20th year anniversary for this event. The name was changed to the Go-Go George Community Day to pay respect to the founder of Brother 2 Brother, Mr. George Long, who passed away in 2010. This event has been dedicated to this amazing man and carried on by his loved ones in his memory. 

The Go-Go George Community Day has been more than just an event: it’s a cornerstone of unity with the community. Through the tireless efforts of Brother 2 Brother MC and the generous sponsorship of J R Moore & Sons General Contractors inc., this gathering has evolved into a symbol of togetherness and celebration. As attendees gather at Drew Model Elementary on Saturday, June 29 from 2-8 p.m., they can expect not only an afternoon of live entertainment but also an opportunity to strengthen the bonds that de fine their shared sense of belonging.

Everyone is warmly invited to join the festivities at the 20th year anniversary Go-Go George Community Day this year. Whether you’re a longtime resident or new to the community, this event promises an experience filled with joy, laughter and the spirit of camaraderie. 

Let’s come together on June 29 to celebrate our community, honor its rich heritage, and create lasting memories that will resonate for years to come.

Connect with neighborhood expert Janel Moore to learn more about Arlington and other surrounding areas and events. 

Janel Moore | 703-587-0689 | [email protected] | www.Homeswithjanel.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

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 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.

Just Listed for this week as we march into summer brings even a mix of higher and lower inventory numbers compared to our last column. Congratulations to all the recent graduates of our local high schools! I know parents, students and teachers alike are proud of this class of kids who began high school on lockdown during 2020. It has been a relief to see them soar. It will be interesting to see how the end of school affects buyer and open house traffic this weekend. 

We continue to have an uptick in overall listings but new ones are down from two weeks ago in several categories. Single family homes are still typically selling fast for over asking but others are taking a bit longer. We will start tracking Under Contract/Pending sales in this column as well. 

Here are the numbers as of the time of writing: Friday June 14, 11:15 am.

  • All active listings in Arlington: 286 (up from 282 two weeks ago)
  • NEW Listings in the past week: 64 (down from 76 two weeks ago)
  • Under Contract/Pending in last week: 56
  • All active detached listings: 121 (up from 112 two weeks ago)
  • NEW active detached listings: 28 (up from 22 two weeks ago)
  • All active townhouses, fee simple: 29 (down from 33 two weeks ago)
  • NEW active townhouses, fee simple: 8 (down from 16 two weeks ago)
  • All active condos/co-ops: 129 (down from 142 two weeks ago)
  • NEW active condos/co-ops: 28 (down from 39 two weeks ago)

The data shows us that things are slowing a bit, but sellers still have an advantage and prices are strong. I like to focus on just the past week as that is the latest, rather than compiling a month ago, as our market is ever changing. The average cumulative days on market (CDOM) for both Active Under Contract and Pending sales in the past week are 29.

CDOM includes homes that were withdrawn and re-listed. Eighteen Detached homes closed in the last week. Average CDOM for the closed homes are 50 and they sold for an average of 98.9% of original asking price, 99.4% of current asking price. This is quite a drop in list to sales price ratio from the previous two weeks. Is it a trend? Only time will tell. 

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:

812 S. George Mason Drive, Arlington, VA 22204 — $1,075,000

812 South George Mason Drive

Today’s featured home is a fantastic remodeled Dutch Colonial in Barcroft in South Arlington. 812 S. George Mason Drive, is a 4 bedroom/2.5 bath home built in 1979 and is over 3200 square feet. The gleaming white kitchen is remodeled and ideal for cooking and entertaining. The home is bright and open with so many details like recessed lights and solid hardwood floors. It is listed by my colleague Casey O’Neal with Compass and is open Saturday from 1-3 p.m. and Sunday from 2-4 p.m. Offered at $1,075,000.

*These numbers do not include The Jefferson, a 55 plus community in Ballston. Between research and publication, some numbers may change.

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.

View More Stories