At the July 22, 2024, regular meeting, the Arlington County Board took action to close the Observation Deck at 1201 Wilson Blvd. in Rosslyn.
The Observation Deck will officially close on July 31, 2024. This closure marks the acceleration of a major reinvestment in Rosslyn Gateway Park during a transformative period for the Rosslyn community.
CoStar Group, a leading global provider of online real estate marketplaces, information, and analytics, purchased 1201 Wilson Blvd., a 560,000-square-foot office building known as Central Place Tower, in February 2024.
CoStar Group Funds Significant Investment in Rosslyn Gateway Park
As part of the economic development deal, CoStar Group will pay Arlington $13,951,900 to significantly expedite the redevelopment of Rosslyn’s Gateway Park, accelerating its completion by nearly a decade. This investment will transform Gateway Park into a vibrant, multifunctional public space and world-class destination that is a central anchor for the Rosslyn community.
The redevelopment of Gateway Park, led by Field Operations, the same group of designers responsible for Met Park, will introduce new amenities, green spaces and recreational opportunities, creating a welcoming environment for all.
A New Outlook for Rosslyn
In the CoStar Group deal, Arlington County recognized a unique and impactful opportunity to marry Rosslyn’s community benefits with significant economic gains. CoStar Group initially considered Arlington due to its prime location and premier trophy building in the heart of Rosslyn.
Throughout the site selection process, CoStar Group discovered more about Rosslyn’s business HQ-friendly environment as well as Arlington’s highly skilled workforce, accessibility to two international airports, strong Metro system, high quality of life and dynamic urban centers — key factors that ultimately influenced the company’s decision to purchase the building.
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 22, there are 136 detached homes, 35 townhouses and 145 condos for sale throughout Arlington County. In total, 25 homes experienced a price reduction in the past week, including:
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 channel. Enjoy!
Question: How has the Arlington housing market performed in the first half of 2024?
Answer: Sometimes the market surprises you (read: me) and the first half of 2024 was one of those times. After a relatively tame 2023 and prolonged high interest rates, I expected to see fairly stable pricing until rates dropped. By the second week of January, it was clear that buyers had other ideas, and I saw most homes in Northern Virginia selling for 5-10% more than they had in 2023 with intense competition.
How the Data is Organized
For my mid-year reviews, I like to compare the first half of the year to the same period (first half) of prior years, rather than comparing the first half of the current year to the full year in prior years. We tend to see a much stronger market (higher demand, more competition) in the first half of the year than the second half, so I feel like this approach gives us a more apples-to-apples comparison.
It’s also important to note that the data I use is based on homes that went under contract in the first half of the year because it’s more reflective of actual buying activity during that period; as opposed to looking at homes that closed in the first half of the year, but may have gone under contract many months prior during different market conditions.
Strong Price Growth and Competition
Across all property types, average home prices in Arlington increased by 6.8% in the first half of 2024 compared to the first half of 2023.
Let’s look at the performance of Arlington’s single-family home (SFH) market in the first half of 2024 compared to the previous four years:
Join us this Saturday, July 20 at 1 p.m. as we cut a magnificent 175-pound wheel of Emmental Francais straight from the caves of Master Affineur Hervé Mons!
This behemoth of deliciousness is made from unpasteurized cow’s milk and aged in the Mons’ Family Caves.
Come and taste the freshest and finest Emmemtal Francais you will ever find stateside. This delicious cheese from the Rhône Alpes is natural for sandwiches, melting and making fondue.
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
The Merit Systems Protection Board (MSPB) is an appeals forum for federal employees and former federal employees to challenge various types of federal agency actions, such as serious disciplinary actions (adverse actions), retirement appeals, whistleblower matters and other types of cases.
The most usual type of appeal for federal employees involves filing an appeal over a serious disciplinary action, such as removal from the federal service.
During an appeal a federal employee can choose to be represented by an attorney. That said, the federal agency on the other side will be represented in the appeal by an attorney. This article discusses some of the reasons for retaining an attorney familiar with the MSPB process to assist you in an appeal. In other words, the reasons why it is important for a federal employee to retain an MSPB attorney. Here are some reasons why it is important for a federal employee to retain an MSPB lawyer for their appeal.
Federal Agencies Treat MSPB Cases Differently When an Employee Has an Attorney
One of the reasons why it is important to have an MSPB experienced attorney representing a federal employee is that it will very likely make a difference in how the federal agency treats the MSPB appeal at issue. Federal agencies allocate their attorney resources first to cases where an individual has retained an attorney. Those cases tend to get the most attention because there are attorneys on both sides of the appeal.
In other words, where an appellant has their own attorney, the federal agency involved will focus more on that individual’s appeal merely because they have an attorney. This focus can help to resolve MSPB appeals earlier in the process.
The MSPB Process is Much Like a Civil Action
One of the most important reasons why it is important to have an attorney represent a federal employee in the appeals process is the fact that it is a very serious type of appeal, very similar to being involved in a civil lawsuit. There is a general misperception that the process is designed for an employee to effectively represent themselves.
An MSPB appeal functions much like a civil court case where there is discovery, the taking of depositions and the filing of briefs. As a result, representing yourself in this type of case is very difficult. It is often the case where federal employees discover this too late and we are contacted after discovery deadlines have passed which can make appeals much more difficult to prevail in and/or settle. It is important to have an MSPB attorney early in the process. Additionally, there are often legal arguments and filings required by an administrative judge that really require an attorney.
Increase the Chances of Settlement
Federal employees who retain attorneys in the MSPB process are more likely to resolve their MSPB appeals. Part of the calculation by federal agencies, in determining whether or not to settle MSPB cases, has to do with risk. Federal agency attorneys evaluate the risk of losing an appeal (a risk which increases when an employee has an attorney), but also other types of risks including the risk of adverse information being disclosed through discovery.
Individuals without counsel can run across difficulties such as how to format discovery requests or take depositions which can limit the amount of critical information uncovered in an appeal. This can decrease the chances of settling an MSPB appeal. MSPB lawyers are also able to understand and work out the legal terms of a settlement agreement with federal agency counsel to minimize risk and to attempt to ensure compliance with settlement agreements.
It is Difficult for an Employee to Represent Themselves at a MSPB Hearing
One of the most important reasons for having an attorney represent an appellant in an MSPB appeal is the difficulty for a federal employee in presenting their own case at the MSPB hearing. MSPB hearings typically involve presenting opening and closing statements, presenting and questioning witnesses, cross-examining witnesses and making legal objections to evidence.
It is also difficult for a federal employee to question themselves in a case, and their testimony as a result often takes the path of a statement which can have limitations. Having an MSPB lawyer assist them can help lead them through what can often be difficult testimony. We often have federal employees come to us following the filing of an MSPB appeal because they didn’t realize how complex the process could be. It is best to secure MSPB representation as soon as possible for federal employees.
If you are in need of advice regarding MSPB appeals, please contact our office at 703-668-0070 or through our contact page to schedule a consultation.
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.
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.)
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.
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.
Please note: While ArlingtonCondo.com provides this information for the community, they may not be the listing agent of these homes. Equal Housing Opportunity.
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.
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.
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.
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:
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 channel. Enjoy!
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.
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.
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.
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.
