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Arts Focus: Celebrate women in the blues at Columbia Pike Blues Festival this Saturday

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

The event that “Arlington Magazine” calls “Arlington’s best block party,” the 27th annual Columbia Pike Blues Festival takes place on Saturday, June 15 (1-8:30 p.m.), celebrating women in the blues with an all-woman-fronted lineup headlined by New York Blues Hall of Fame inductee Bette Smith.

“The New York Times” had this to say about this year’s headliner, “Bette Smith moved effortlessly across the stage wearing a tight holographic vinyl dress and five-inch-heeled thigh-high boots, strutting like Tina Turner.”

Get an advanced taste of Smith’s third album, Goodthing (Kartel Music Group), with Grammy-winning UK producer Jimmy Hogarth. The lineup of all-woman-fronted bands continues with:

  • Three-time Blues Foundation Awardee Eden Brent
  • Mama Moon & the Rump Shakers
  • The Stacy Brooks Band
  • The Honey Larks (Carly Harvey, Jenny Langer and Holly Montgomery)

Bring your whole family to this free event spanning three blocks at the intersection of S. Walter Reed Drive and Columbia Pike in Arlington.

The Columbia Pike Blues Festival draws thousands of blues fans to the Pike each year. Now in its 27th Year, the Columbia Pike Partnership presents the event in collaboration with Arlington Arts. Click here for the complete schedule and detailed Columbia Pike Blues Festival information.

Here’s a preview of this year’s lineup:

Bette Smith — 6:35 p.m.

New York Blues Hall of Fame inductee Bette Smith returns with her third studio album — Goodthing — a triumphant injection of soul music and gospel into rock & roll. Produced by Grammy-winning producer Jimmy Hogarth (Amy Winehouse, James Bay, Paulo Nutini, Sia), the album showcases Bette Smith’s penchant for anthemic, feel-good Soul Rock carried by her signature raspy, soulful vocals inspired by legends Tina Turner, Aretha Franklin and Etta James. The album sees her sound scale new heights and builds on the accolades she received on 2017’s debut Jetlagger and 2020’s The Good, The Bad, and The Bette. Smith’s tremendous range and power combined with her infectious energy to solidify her position as a dynamic rising force in soul music.

Eden Brent — 5 p.m.

Three-time Blues Foundation Awardee Eden Brent is a modern-day piano-pounding, juke-joint hollering powerhouse of American music. A legendary performer and southern songwriter, she spent the first two decades of her career under the tutelage of Abie “Boogaloo” Ames, before winning the Blues Foundation’s Blues Challenge and bouncing onto the international scene. Since then, she has earned steady honors, three Blues Music Awards among them. Her new album Getaway Blues presents nine original songs recorded in London with a four-piece band and will be officially released on June 21, 2024. Laid down in London. Mixed up in Memphis. Made in Mississippi.

Mama Moon & The Rump Shakers — 3:40 p.m.

Infusing a distinctive creativity into the blues genre, this dynamic six-piece blues fusion ensemble honors its soulful roots while crafting a unique musical identity. At the helm is Mama Moon, renowned as D.C.’s “Goddess of the Blues.” The band claimed the title of 2022 DC Blues Society “Battle of the Bands” champions and made it to the semi-finals of the prestigious 2023 International Blues Challenge in Memphis, TN. Currently in the throes of crafting their debut EP, the band is deeply immersed in the rich tapestry of Washington, D.C.’s lively music scene.

The Stacy Brooks Band — 2:20 p.m.

Winner of the DC Blues Battle of the Bands, The Stacy Brooks Band has competed in the 30th Annual International Blues Challenge in Memphis (2014) and the International Blues Challenge in Memphis (2012). She has been nominated multiple times as “Best Female Blues Vocalist” by the Washington Area Music Association. Brooks has shared the stage with numerous greats, including: Bobby Parker, Eddie Shaw, Sugar Blue, and opening for the legendary Buddy Guy at his Chicago club.

The Honey Larks — 1 p.m.

Featuring Carly Harvey (D.C.’s Queen of the Blues), Jenny Langer (Blues Hall of Fame) and Holly Montgomery (Blue Elan Records). In 2020, these three best friends shared their love of the blues in a virtual concert in the absence of live concert opportunities during the pandemic. What was intended to be a fun, one-off show turned into a female super-group with fans requesting more.

Bette Smith — I’m A Sinner (official video)

Eden Brent — Getaway Blues (official video)

Legal Insider: Virginia severance agreement negotiations

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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 John V. Berry, Esq

Our Virginia employment lawyers represent Virginia employees in severance agreement negotiations. Severance agreements are contracts that govern an employee’s departure from an employer. It is important to have counsel when an employee is faced with leaving an employer and needs to negotiate a resolution. We provide legal advice and representation to employees seeking the best possible severance agreement terms.

Severance Negotiations in Virginia

Severance is not required under Virginia law. However, severance agreements may be offered by an employer in any number of situations. The employee may be facing termination and the employer may want to resolve all outstanding issues before they leave. Severance agreements are also sometimes offered to employees who are laid off or facing retirement. If an employee is let go but not offered a severance agreement, hiring counsel can often prod the employer to offer a severance agreement. In some cases, the severance agreement process can be resolved through simple talks between your lawyer and the employer’s lawyer.

Common Severance Agreement Terms

While severance agreements typically involve the payment of a monetary sum to a departing employee, there are many other terms to consider. Some of the possible terms to consider in a Virginia severance agreement may include, but are not limited to, the following:

  • Financial payments, tax consequences, and timing of severance payments
  • Continuation of employment benefits (e.g. health, life, disability)
  • Rights to unemployment compensation
  • Claims to be waived (wrongful termination, discrimination, whistleblowing)
  • Confidentiality clauses
  • Non-Disparagement clauses
  • Re-employment possibilities
  • Non-Compete clauses
  • Stock provisions
  • Preservation of trade secrets
  • How references will be handled
  • Recommendation letters
  • How disputes are handled

When signing a severance agreement, an employee is required to give up important rights. Before signing such an agreement, the employee should consult with an attorney to discuss the rights that he or she may be waiving and the terms included. Hiring counsel can help negotiate the best severance resolution possible.

Contact Us

We offer a full set of legal services to protect your rights in the severance agreement negotiations process in Virginia. To schedule an initial consultation with one of our Virginia severance agreement lawyers, please contact us at (703) 668-0070 or by visiting our website.

Biz Talk: AED launches #LaTech — a new community for Latino tech entrepreneurs

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Written by Adriana Bonilla, Assistant Director for Business Development, Arlington Economic Development.

In an exciting move to foster innovation and collaboration, Arlington Economic Development’s (AED) Business Investment Group and BizLaunch, in partnership with the Latino Economic Development Center (LEDC) have officially launched #LaTech, a groundbreaking community dedicated to Latino tech entrepreneurs.

The initiative aims to create a dynamic and vibrant community where talented tech professionals from the Latino community can share knowledge, explore partnerships and connect with other key players in the industry. #LaTech is open to Latino tech entrepreneurs from any location, with activities anchored in Arlington, one of the top tech hubs in the United States.

The vision for #LaTech is to cultivate a space where Latino entrepreneurs can thrive and contribute significantly to Arlington’s economic growth and beyond. The community is designed to attract top tech talent from Latin communities and backgrounds globally, providing a supportive environment for collaboration and impactful partnerships.

This initiative is part of Arlington’s broader strategy to enhance the tech landscape in Arlington and create opportunities for diverse groups to engage and succeed — the latter of which is in direct alignment with Arlington’s RACE and overarching equity initiatives.

The launch event, held on May 30, convened an initial group of Latino tech entrepreneurs. The discussion focused on the needs, successes and opportunities within the tech space and highlighted key challenges and areas for growth.

Given its proximity to Washington, D.C., the presence of tech giants and high-growth companies of all sizes and its diverse international community, Arlington is uniquely positioned as a strategic location for this initiative. Arlington’s deep commitment to diversity, equity, inclusion and fostering sustainable business models makes it an ideal home for #LaTech. Participants at the launch event emphasized the importance of networking, access to investor capital and mentorship as crucial factors for their success. The vibrant tech ecosystem in Arlington will undoubtedly provide fertile ground for these entrepreneurs to flourish.

As part of the ongoing efforts to build this community, #LaTech is hosting its next event on July 25, from 4 to 6:30 p.m. Hosted by Unstuck Labs and Pryze, the event will take place at 1700 N. Moore Street, 16th Floor, Arlington, VA 22209. Register today to get more information as it is announced.

As #LaTech moves forward, the community is set to become a beacon for Latino tech entrepreneurs in the United States, offering a platform for growth, collaboration and success.

Ready to be part of this innovative community and/or drive your tech venture to new heights?

Contact AED’s Business Investment Group today to learn more about how you can get involved with #LaTech and explore the myriads of opportunities available. Your journey toward tech success and impactful partnerships begins here!

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 10, there are 146 detached homes, 35 townhouses and 141 condos for sale throughout Arlington County. In total, 30 homes experienced a price reduction in the past week, including:

945 N Lebanon 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: When do you pay capital gains tax on property sale?

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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: Do I need to purchase another home after I sell my current home to avoid paying taxes?

Answer: I often talk with people who conflate two different real estate tax concepts — the capital gains exemption and the 1031 exchange. A misunderstanding of these two very different concepts can lead to improper planning and avoidable mistakes so I’ll spend this week’s column helping you understand the difference.

One is for Primary Residence, One is for Investment Properties

The most basic difference is that the capital gains exemption applies specifically to the sale of a current or former (see details below for former) primary residence and the 1031 exchange applies specifically to the sale of an investment property.

One Requires the Purchase of Another Property, One Does Not

I often hear people mix-up what they have to do with the proceeds of a real estate sale to qualify for the tax benefit. To benefit from a 1031 exchange (investment property) you must purchase another like-kind investment property soon after the sale is completed. The benefits of the capital gains exemption are earned at the time of the sale, regardless of what you do with the proceeds or if you ever buy another property again.

Capital Gains Exemption on the Sale of a Primary Residence

The capital gains exemption allows homeowners to exclude a significant amount of profit from the sale of their primary residence. For single filers, up to $250,000 of capital gains can be excluded. For married couples filing jointly, the exclusion amount doubles to $500,000. The gain is calculated by subtracting your cost basis for the property (original purchase price, capital improvements, selling costs) from the sale price.

Qualifying Criteria

  • Ownership/Use Test: The home must have been your primary residence for at least two out of the last five years before the sale. These years do not need to be consecutive. In practice, that means that if you decide to rent your home after moving out, you’ll lose the capital gains exemption if you rent for 3+ years.
  • Frequency: This benefit can be claimed once every two years.

Special Considerations

  • Partial Exclusion: If you don’t meet the full criteria for the ownership/use tests, you might still qualify for a partial exclusion under certain circumstances, such as a change in employment, health issues, or unforeseen circumstances.
  • Home Office Deduction: If you’ve claimed a home office deduction, you’ll need to account for that portion of your home’s value separately when calculating your gain.
  • Improvements and Selling Costs: Keep records of any home improvements and selling costs, as these can be added to your cost basis, reducing your capital gain.

1031 Exchange on the Sale of an Investment Property

While the capital gains exemption is for primary residences, the 1031 exchange is a powerful tool for real estate investors. Named after Section 1031 of the Internal Revenue Code, this strategy allows investors to defer paying capital gains taxes on investment properties when they reinvest the proceeds into a like-kind property.

Qualifying Criteria

  • Like-Kind Property: The properties involved in the exchange must be of like-kind, which generally means they are both investment or business properties. The definition of like-kind is quite broad, allowing for flexibility in the types of properties exchanged.
  • Timing:
    • Identification Period: You must identify potential replacement properties within 45 days of selling your original property.
    • Exchange Period: The purchase of the replacement property must be completed within 180 days of the sale.
  • Use of Intermediary: You must use a qualified intermediary to handle the transaction. This intermediary facilitates the exchange by holding the proceeds from the sale of the original property and using them to purchase the replacement property.

Special Considerations

  • Depreciation Recapture: When you eventually sell the replacement property without another 1031 exchange, you will owe taxes on the depreciation taken on the original property.
  • Higher Basis: By deferring taxes, your basis in the new property will be lower, which could result in higher capital gains taxes when you sell it in the future.
  • Estate Planning: Heirs can benefit from a stepped-up basis to the market value at the time of the owner’s death, potentially eliminating the deferred gains.

Consult a Tax Professional

It’s important to consult with a tax professional to ensure you understand the tax implications or benefits of keeping or selling property, especially during or after significant life events like a divorce or death. A tax professional can provide tailored advice and help you navigate these complex rules, ensuring you make the most financially advantageous decisions.

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

Statutes of Liberty: New Biden asylum executive order — it’s kabuki, folks

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

Kabuki is a form of Japanese theater, in which actors — through exaggerated gestures, colorful costumes, and dramatic recitation — convey a story to their audience. It is a high art form.

Kabuki is also a derisive term for Washington posturing, in which politicians — through exaggerated gestures, colorful costumes, and dramatic recitation — convey a story to their audience. It is a low art form.

The new Biden executive order, which purports to ‘secure the border,’ is the second kind of kabuki. It says a great deal and conveys a story, but means very little.

Kabuki is a high art form, but it should have no place in our politics.

First, we’ll tell you what it says, and then, we’ll tell you what it (probably) doesn’t mean.

On June 3, 2024, President Biden signed A Proclamation on Securing the Border, which suspended entry into the United States by noncitizens unless certain conditions are met. Those conditions are, roughly, as follows:

  1. The suspension is in effect as of June 5, 2024.
  2. If the Secretary of Homeland Security determines that the average number of ‘encounters’ at the border over a rolling seven-day period is less than 1,500 per day, then the suspension shall be discontinued.
  3. If the Secretary of Homeland Security determines that the average number of ‘encounters’ at the border over a rolling seven-day period is greater than 2,500 per day, then the suspension shall be reimposed.
  4. The proclamation does not apply to green card holders, trafficking victims, visitors to the United States who hold valid travel or employment visas, or holders of other lawful immigration documentation.
  5. The proclamation does not apply to unaccompanied alien children (UACs) who are traveling from countries other than Mexico and are traveling without a parent or guardian.
  6. The proclamation does not apply to any noncitizen who is permitted to enter by the Secretary of Homeland Security, acting through a CBP immigration officer, due to operational considerations at the time of the entry or encounter that warranted permitting the noncitizen to enter.

If a noncitizen crosses the border anyway, and applies for asylum, he is ineligible for asylum, unless:

  1. He faced an acute medical emergency at the time of apprehension, or had a family member who did, or,
  2. He “faced an imminent and extreme threat to life or safety, such as an imminent threat of rape, kidnapping, torture, or murder” or, again, had a family member who did.
  3. He was a victim of human trafficking.

Now, here’s why the executive order is likely to be meaningless in practice.

The Exceptions Swallow the Rule

Exception #2, above (“imminent threat of rape, kidnapping, torture, or murder”) covers a very large number of asylum claims. Border officials will be unable to prevent asylum applicants from applying for asylum if they claim to be subject to this exception, and many (quite obviously!) will claim as much.

Condition #6, above (“any noncitizen who is permitted to enter by the Secretary of Homeland Security… due to operational considerations”) vests the Secretary with effectively full authority — as immigration restrictionists have pointed out — to suspend the suspension. The Secretary has already used his authority quite expansively with respect to the use of humanitarian parole. He may do so again in this new context.

The Executive Order Will Be Enjoined

In November 2018, President Trump issued a very similar executive order. It was enjoined. The Biden Administration is not stupid. They know that civil libertarians will sue, and they know that a similar injunction is likely to follow.

Why, then, issue the executive order? It’s kabuki. The Biden Administration wants the electorate to think that it is taking firm action on the border. When immigration restrictionists react to your immigration proposal by telling you that it is unworkable, and advocates of increased immigration react to your proposal by telling you that it is unworkable, you should worry about your proposal’s practical effects — if practical effect is your goal. If you want to send a message through theatrical gestures, on the other hand, such criticism rather misses the point.

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

Small Business Focus: Celebrate Pride in Arlington with BizLaunch!

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Bruch and Business Taking Pride in LGBTQ+ Spaces

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

June is LGBTQ+ Pride Month, and Arlington offers several exciting ways to celebrate throughout the month.

Since the 1800s, LGBTQ+ spaces have existed across the United States in major cities, often operating in the shadows. These spaces have served as vital gathering places for the community to connect and live authentically. Unfortunately, many LGBTQ+ spaces have recently faced threats, including bomb threats, vandalism and other attacks.

In honor of the entrepreneurs and small businesses creating inclusive, safe spaces for the community, BizLaunch proudly invites you to Brunch and Business: Taking Pride in LGBTQ+ Spaces on June 11 at 11 a.m.

Join us for a panel discussion featuring entrepreneurs and small businesses fostering safe spaces in Northern Virginia. Enjoy drag performances by DeeDee Amor Dior and a delightful brunch from Freddie’s Beach Bar & Restaurant — Northern Virginia’s longstanding “straight-friendly” gay bar.

Meet our distinguished panelists for the June 11 program:

This event is proudly sponsored by the Hyatt Regency Crystal City at Reagan National Airport in partnership with Arlington Economic Development’s BizLaunch division.

Can’t make it to the Brunch and Business event but want to show your pride this month? Celebrate Pride in Arlington with additional events organized by The Polished Kreative, the team behind the 2024 Arlington Pride Festival:

  • Arlington Pride Ho-Down Party — June 15: A community dance party featuring a live tribute to Beyoncé’s “Cowboy Carter,” performed by local drag sensation Elektra g.
  • Arlington Pride Speed Dating — June 17: Hosted by D.C.’s most eligible single, Alex Held, this event is perfect for LGBTQ+ singles looking to mingle and find love.
  • Arlington Pride Drag Pageant & After-Dark After-Party — June 21: Hosted by Drag Superstar Shi-Queeta Lee, the 2nd Annual Arlington Pride Drag Pageant will highlight the talents of local drag entertainers. Stay for the rooftop vibes at Clarendon Ballroom during the Arlington Pride After-Dark After-Party.
  • Third Annual Arlington Pride Festival — June 29: Join us at Long Bridge Park in National Landing for a celebration, diversity and love-filled day. This free event promises a fantastic gathering featuring local talent, delicious food and vibrant entertainment.

BizLaunch proudly supports the small businesses in Arlington that are dedicated to creating and sustaining safe, inclusive spaces for all Arlingtonians year-round. Aligned with Arlington’s equity initiatives, BizLaunch is committed to fostering an environment where all businesses and businessowners can thrive. We wish you a joyful and vibrant LGBTQ+ Pride Month. For more information about BizLaunch, 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 3, there are 148 detached homes, 35 townhouses and 136 condos for sale throughout Arlington County. In total, 26 homes experienced a price reduction in the past week, including:

5149 11th Street S.

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: Understanding the mortgage process — tips from pre-approval to closing

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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: Can you provide an outline of the mortgage process for homebuying?

Navigating the mortgage process can feel daunting, especially if you are a first-time homebuyer or if it’s been a while since your last purchase. Understanding each step can help ensure a smooth journey from pre-approval to closing.

This week I enlisted Jake Ryon of First Home Mortgage ([email protected]) to help me outline the mortgage process from start to finish. I have worked with Jake for many years and highly recommend him.

Step 1: Pre-Approval

Before beginning your search for a new home, you’ll want to get pre-approved for a mortgage. Pre-approval provides you with a clear understanding of your budget, identifies any issues or surprises in your financials, and demonstrates to sellers that you are a serious buyer. Here’s what goes into a pre-approval:

  • Credit Check: Your credit score significantly influences your loan terms. This is classified as a “hard” credit check, but you can have multiple lenders run your credit within 14 days and it’ll count as just one hit on your credit score.
  • Documentation: Be prepared to provide proof of income (such as pay stubs and tax returns), employment history, and assets (such as bank statements).
  • Debt-to-Income Ratio: Lenders want to ensure you can manage your mortgage payments alongside your other debts. Strive to keep your debt-to-income ratio below 43%.

Step 2: Making an Offer

Once you have found a suitable property, it’s time to make an offer. You will submit your pre-approval letter along with your offer so that the seller knows you can afford to make the purchase you’re offering to make. Having a thorough pre-approval and a lender who is available to speak with the seller’s agent about your qualifications makes a big difference in how your offer is considered by the seller.

Step 3: Loan Application

After your offer is accepted, you will officially apply for your mortgage. Here’s some of what to expect:

  • Complete the Application: Despite being pre-approved, you will need to provide updated documentation and complete a full loan application.
  • Home Appraisal: The lender will order an appraisal to verify that the property is worth what you’ve offered to pay. If the home appraises for less than the purchase price, you may have to increase your downpayment if you do not have the protection of an appraisal contingency.
  • Title Search: A title company will conduct a title search to ensure there are no issues with the property’s title, confirming it can legally be transferred to you.
  • Homeowners Insurance: You are required to obtain a minimum level of homeowners insurance to qualify for your loan.
  • Condo/HOA Approval: If you are purchasing in a condo or homeowners association, the lender will request specific information from the association to ensure it is warrantable.

Step 4: Underwriting

During underwriting, the lender’s team reviews your entire file. They will verify your income, assets, debts, and credit history. Additional documents may be requested during this stage, and it is important to respond promptly to avoid delays.

Step 5: Closing Disclosure

Three days before closing, you will receive a Closing Disclosure (CD). This document outlines the final terms of your loan, including your interest rate, monthly payments, and closing costs. Carefully review the CD and compare it to your original Loan Estimate to ensure accuracy.

Step 6: Closing

Closing day is when the transaction is completed. Here’s what to expect:

  • Sign Documents: You will sign numerous documents, including the mortgage agreement and deed of trust.
  • Pay Closing Costs and Downpayment: Be prepared to pay your downpayment and closing costs, which typically range from 2-3% of the purchase price in Northern Virginia. These costs include title fees, loan origination fees, transfer taxes, and tax escrows.
  • Deed Recording: Once all documents are signed by both parties and the funds are received, the title company will record the deed at the local courthouse and the transaction will be official.

Tips for a Smooth Process

  1. Stay Organized: Keep all your documents in one place and respond promptly to any requests from your lender.
  2. Maintain Your Credit: Avoid making large purchases or opening new credit accounts during the mortgage process.
  3. Communicate: Maintain open communication with your lender and real estate agent. If you have any questions, do not hesitate to ask.

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

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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 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.

Hello ARLnow readers. Just listed for this week brings more inventory and longer days on market.

Typically we see an uptick in listings after Memorial Day but we also often see a decrease in buyer activity. This creates a more balanced market which is what we need here. Buyers still don’t have many homes from which to choose, but it is getting better every week.

Here are the numbers as of the time of writing Thursday, May 30 at 3 p.m. 

  • All active listings in Arlington: 282
  • New listings in the past week: 76
  • All active detached listings: 112
  • New active detached listings: 22
  • All active townhouses, fee simple: 33
  • New active townhouses, fee simple: 16
  • All active condos/co-ops: 142
  • New active condos/co-ops: 39

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.

This week we will focus on Detached. The average cumulative days on market (CDOM) for both Active Under Contract and Pending sales in the past week are 33. CDOM includes homes that were withdrawn and re-listed. Fifteen Detached homes closed in the last week. Average CDOM for the closed homes are 20 and they sold for an average of 106.1% of original 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:

6701 25th Street North, Arlington VA, 22213 — $1,370,000

6701 25th Street North

It is loaded with charm! Four bedrooms, 2.5 baths, offered at $1,370,000. Originally built in 1923, it has those pre-war details like tall ceilings and rich pine wood flooring, plus it was transformed in 2007 with an addition that created a more modern floorplan with a main-level family room, breakfast nook, mud room, and primary suite.

It has a generous yard, with tons of space in front and a nice private back with a spacious deck. The location cannot be beat. It is just a block from two parks: Tuckahoe and Charles Stewart, .7 of a mile to Williamsburg Shopping Center, and W&OD Trail, and a mile to Falls Church City, and is only .6 of a mile from EFC Metro.

It is open Saturday and Sunday from 2-4 p.m.

*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.

Arts Focus: Jump-start June at Lubber Run Amphitheater and Columbia Pike Blues Fest!

By Sponsor
1/3

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

The sound of summer is here in Arlington with free outdoor concerts and a music festival kicking off over the next three weekends!

The Lubber Run Amphitheater Free Summer Concert Series kicks off on Friday, June 8 (continuing June 14 through August 2), and the 27th Annual Columbia Pike Blues Festival takes place on Saturday, June 15!

Free Summer Concerts at Lubber Run Amphitheater
June 8-August 2

“Magical… gives everybody the joy!” is how Billboard magazine describes Joslyn & The Sweet Compression, the fast-rising, funk-soul sensations kicking off the free Lubber Run Amphitheater Summer Concert Series at 8 p.m. on Saturday, June 8. The series resumes the following Friday with Ethio-Soul singer Munit Mesfin (June 14), D.C. salsa stalwarts Rumba Club (Saturday, June 15), and an 11 a.m. family performance by the Arlington Children’s Chorus (Sunday, June 16).

The concerts continue through August 2 with an array of music ranging from the Arlington Philharmonic (Sunday, June 23), Blues favorite Anthony “Swamp Dog” Clark (Friday, July 12) and Veronneau (Saturday, July 20). Bring a picnic, add family or friends and season with a summer of free concerts at Lubber Run Amphitheater!

Presented by Arlington Arts in collaboration with the Arlington County Department of Parks and Recreation and with the collaboration of the Lubber Run Amphitheater Foundation, the Lubber Run Amphitheater Concerts take place on Fridays, Saturdays and Sundays, June 8 through August 2. Concert times are 8 p.m. on Fridays and Saturdays, with Sunday morning family performances beginning at 11 a.m.(unless otherwise noted), three of which are co-presented with Arlington Public Library.

The Lubber Run Amphitheater is nestled within the Arlington Forrest neighborhood, at N. Columbus Street and 2nd Street North. Click here for the complete schedule and detailed information, directions and info about the Lubber Run Concert Series!

Joslyn & the Sweet Compression — Honey, Be

Columbia Pike Blues Festival
Celebrating Women in the Blues
Saturday, June 15 1-8:30 p.m.

The event that Arlington Magazine calls “Arlington’s best block party,” the 27th annual Columbia Pike Blues Festival takes place on Saturday, June 15 (1-8:30 p.m.), celebrating women in the Blues with an all-woman-fronted lineup headlined by New York Blues Hall of Fame inductee, Bette Smith. Get an advance taste of Smith’s upcoming third album, Goodthing (Kartel Music Group), with Grammy-winning UK producer Jimmy Hogarth.

The lineup of all-woman fronted bands continues with: three-time Blues Foundation Awardee Eden Brent, Mama Moon & the Rump Shakers, The Stacy Brooks Band and The Honey Larks (Carly Harvey, Jenny Langer and Holly Montgomery). Bring your whole family to this free event covering three blocks at the intersection of South Walter Reed Drive and Columbia Pike in Arlington.

The Columbia Pike Blues Festival draws thousands of blues fans to the Pike each year. Now in its 27th Year, the event is presented by the Columbia Pike Partnership in collaboration with Arlington Arts. Click here for the complete schedule and detailed information about the Columbia Pike Blues Festival.

Bette Smith — Goodthing (official video)

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 May 20, there are 140 detached homes, 28 townhouses and 134 condos for sale throughout Arlington County. In total, 19 homes experienced a price reduction in the past week, including:

2310 N Van Buren Court

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.

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