Arlington, VA

Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Andors Real Estate Group.

Good morning, Arlington. Did somebody say POOLS?

Pools in Arlington get mixed reactions from the buying public. If you’ve got one at your home and plan to sell, now is the time. We’ve long described pools as net-neutral — and even occasionally a detractor to a home, based on feedback from the public most broadly. Of course, some absolutely love them and feel they are a huge plus. A couple of the homes I’m featuring this week have very nice pools, so be sure to check them out! Let me know whether you think a pool at a home in Arlington is a positive feature or just a plain hassle.

Pick of the week: 526 24th Street S., Arlington, VA 22202 — $1,150,000

You’ll absolutely love this expanded and charming 1925 Sears Craftsman! The timeless floor plan has been further opened and expanded for today’s living, and the location is unparalleled. Three levels, over 2,000 square feet of finished living space and a detached two-car garage are just some of the many things worth mentioning. This home features a large family room addition with an entire wall of windows, a chef’s kitchen and loads of natural sunlight, as well as a hardscaped and landscaped flat 6,345-square-foot lot. Find me here this Saturday and Saturday from 1-4 p.m. for an in-person open house.

Sellers listed 99 homes for sale this past week, seven fewer than the week before! Purchasers did their best to keep up with the sellers and ratified 82 contracts; 36 of the homes that went under contract were on the market for seven days or less.

This week, there are 452 available properties for sale throughout all of Arlington and across all property types. 117 are detached homes.

There are 51 townhomes/semi-detached homes currently for sale, and condominiums make up 284 of the available units in Arlington.

A quick comparison to last year: For the same week, sellers listed 42 homes and buyers ratified 39 contracts. There were also only 225 available properties for sale this week last year.

The average list price for currently available properties is $825,855 and the median is $568,950. Currently available properties in Arlington have an average of 62 days on market (DOM) and a median of just 33.

Click here to search currently available Arlington real estate. If you see a home you’re interested in purchasing, give us a call.

Call the Andors Real Estate Group today at 703-203-1117 to talk more about buying or selling Arlington real estate. Below are eight new listings I think you might like to check out:

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Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Andors Real Estate Group.

Good morning, Arlingtonians, and welcome to Just Listed!

For two weeks in a row now, mortgage rates have remained under 3%. This is welcome news to buyers who were starting to feel the squeeze over the past couple of months as rates ticked up. With rapidly rising prices in available properties for sale, interest rates dropping helps keep them within reach. My quick survey of a few of the local lenders I work with indicates they believe rates will continue a modest downward trend into the summer months.

Pick of the Week: The Andors Real Estate Group is proud to have just listed 501 S. Highland Street, Arlington, VA 22204 — $829,900.

This stunningly updated Arlington bungalow is now one-of-a-kind! An amazing kitchen renovation last year by local contractor C. Hughes Contracting perfectly meshes a modern European kitchen with Arlington charm. Inviting front porch, an open floor plan on the main level, spacious bedrooms and a picture-perfect backyard make this home one you won’t want to miss. A lower level with a second kitchen can serve as an income-generating portion of the home or allow for a multi-functional space for whatever your needs may be. There are three bedrooms, two full bathrooms and about 1,800 square feet of finished living space. Find me here this Saturday and Sunday, 1-4 p.m. for an in-person open house.

Sellers listed 106 homes for sale this past week, 40 fewer than the week before! Buyers worked hard to keep pace and ratified 87 contracts, a decline of 28 from the week before. 46 of the homes that went under contract were on the market for seven days or less.

This week, there are 453 available properties for sale throughout all of Arlington and across all property types — 116 are detached homes. There are 42 townhome/semi-detached homes currently for sale, and condominiums make up 295 of the available units in Arlington.

A quick comparison to last year: For the same week, sellers listed 54 homes and buyers ratified 47 contracts. There were also only 242 available properties for sale this week last year.

The average list price for currently available properties is $809,861 and the median is $569,900. Currently available properties in Arlington have an average of 62 days on market (DOM) and a median of just 35.

Click here to search currently available Arlington real estate. If you see a home you’re interested in purchasing, give us a call.

Call the Andors Real Estate Group today at 703-203-1117 to talk more about buying or selling Arlington real estate. Below are eight new listings I think you might like to check out:

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Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Andors Real Estate Group.

As I write this, always the day before you read it, it’s a chilly Thursday morning, and it feels like winter again. Read more below and you’ll see the housing market doesn’t agree — the real estate market is not hibernating even for one day! Sellers seem to finally be getting on board with selling their homes.

New inventory is the toughest to get in Arlington. Homes are often selling well above list price in just seven days or less, so this is not where you’ll find a bargain. In fact, more often than not, these homes are selling at an emotionally charged high price and as a strict result of supply/demand — as opposed to their fair market value (based on standard measures such as recent comparable sale, or even price/sf). While that isn’t something all buyers are willing, or able, to participate in, it has lasting effects for all buyers and sellers. Today’s home selling 10% over list becomes next month’s sold, settled, comparable property. From there, similar homes will now list closer to that price, rapidly bringing up the price floor for a given neighborhood, subdivision or property type.

If you’re a purchaser seeking a bargain, believe it or not, they still exist! The fastest way to find one is to sort your search by days on market and find homes selling outside of the average, presently sitting at 65 days. Perhaps that home has a mismatch — either the price, the location or the condition are not in alignment — and therefore the market has continued to pass it by. There is a strong negative correlation between days on market and list price to sales price ratio. This means that as days on market continue to climb, the expected percentage a seller will receive of their original asking price will decrease. Sometimes these homes are in less desirable locations relative to others, or they need cosmetic, structural or systems/infrastructure work, and a buyer may have the potential for some “sweat equity.” Keep in mind, right now, many materials costs are up substantially, decreasing the rate of return one can expect from taking on these projects.

Sellers listed 146 homes for sale this past week, up 10 from the week before. Buyers came out in force this week and ratified 115 contracts in the same timeframe — 27 more than the week prior. 72 of the homes that went under contract were on the market for seven days or less — incredible!

This week, there are 438 available properties for sale throughout all of Arlington and across all property types. 107 are detached homes, just 10 less than last week. Last week’s bump of 25 extra detached homes sold super-fast!

There are 42 townhomes/semi-detached homes currently for sale, and condominiums make up 289 of the available units in Arlington.

A quick comparison to last year: For the same week, sellers listed 60 homes and buyers ratified 45 contracts. There were also only 239 available properties for sale this week last year.

The average list price for currently available properties is $825,644 and the median is $589,450. Currently available properties in Arlington have an average of 65 days on market (DOM) and a median of just 35.

Click here to search currently available Arlington real estate. If you see a home you’re interested in purchasing, give us a call.

Call the Andors Real Estate Group today at 703-203-1117 to talk more about buying or selling Arlington real estate. Below are eight new listings I think you might like to check out:

2211 N. Kensington Street
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Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Andors Real Estate Group.

Good morning, Arlington, and welcome to JUST LISTED! If you’re reading this with your morning cup of coffee, I thank you for including this in your morning routine. If you’re not an early riser, I’m glad you scrolled down this far!

No surprises this week — the heat of real estate in Arlington is not just hot, it’s on fire! As you’ll see later in the column, we dramatically outpaced the same week last year, and week-over-week from last week is way up as well. With the warm weather now here to stay, military PCS orders rolling out and the end of school in sight, the primary market movers are now in place for the spring.

PICK OF THE WEEK: 1017 16th Street S. Arlington, VA 22202 — $1,450,000

A one-of-a-kind architectural gem designed by John Burke of Studio Twenty Seven Architecture in Washington D.C.! This like-new 2013 custom-build features stunning design, incorporating soaring ceilings, bamboo flooring, a functional floor plan and energy-efficient living with a geothermal HVAC system.

Find four bedrooms, two full and one half bathrooms, with an optional third full bathroom in the basement. A main-level owner’s suite provides a private oasis with spa-like en-suite bathroom. A large carport, spacious basement with fantastic head height, and a large, flat landscaped 7,957 square-foot lot truly completes this amazing, move-in ready home.

Find me here hosting open houses this weekend — Saturday, April 17, and Sunday, April 18, from 1-4 p.m. Covid protocols apply.

Sellers listed 136 homes for sale this past week, up 40 from the week before! Buyers came out in force this week and ratified 88 contracts in the same timeframe — 29 more than the week prior. 50 of the homes that went under contract were on the market for seven days or less.

This week, there are 458 available properties for sale throughout all of Arlington and across all property types; 117 are detached homes, a whopping 25 more than last week. This is great news for the buyers out there who have been feeling like they can’t get into a detached home.

There are 42 townhome/semi-detached homes currently for sale, and condominiums make up 299 of the available units in Arlington.

A quick comparison to last year: For the same week, sellers listed 44 homes and buyers ratified 39 contracts. There were also only 232 available properties for sale this week last year.

The average list price for currently available properties is $821,311 and the median is $575,000. Currently available properties in Arlington have an average of 62 days on market (DOM) and a median of just 30.

Click here to search currently available Arlington real estate. If you see a home you’re interested in purchasing, give us a call.

Call the Andors Real Estate Group today at 703-203-1117 to talk more about buying or selling Arlington real estate. Below are eight new listings I think you might like to check out:

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Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Andors Real Estate Group.

Last week I wrote about Easter being a busy week in real estate. While it was true this year, it was slower than surrounding weeks, comparatively speaking.

Plenty of real estate transactions occurred, including abundant “bidding wars,” but the numbers softened by 20% to 30% in some of the key metrics I measure weekly.

We had fewer new listings, fewer ratified contracts, and available inventory increased. It’s too early to tell, but I’m sure this won’t be a lasting trend — demand is simply too high!

Arlington’s small geographic area is largely made up of detached homes, and these homes are the most in demand by a wide margin. We’ve got virtually no new land available for large-scale developments, so this is a matter of scarcity, even if sellers of existing homes decided to list their properties in large numbers.

Developers can certainly go vertical where zoning allows, but there is no shortage of available condominiums to purchase.

I expect land value to continue to increase at a rapid pace in the short- and mid-term, all while the average stock of housing continues to age. Smaller, older homes are on the chopping block as builders continue to work in the upper price brackets, despite the desire of many to call the smaller houses their home. The economics of Arlington real estate has developers continuing to produce a steady stock of new homes for sale, but the prices are multiples above the average resale in Arlington.

Sellers listed 96 homes for sale this past week, down 12 from the week before, while buyers ratified 59 contracts in the same timeframe — 37 fewer than the week prior; 28 of the homes that went under contract were on the market for seven days or less.

This week, there are 427 available properties for sale throughout all of Arlington and across all property types — one more to choose from compared to last week. Of these, 92 are detached homes — making up just 21% of the available inventory. There are 46 townhome/semi-detached homes, and condominiums make up 289 of the available units in Arlington, or 67%.

A quick comparison to last year: For the same week, sellers listed 60 homes and buyers ratified 38 contracts. There were also only 239 available properties for sale this week last year.

The average list price for currently available properties is $808,341 and the median is $575,000. Currently available properties in Arlington have an average of 67 days on market (DOM) and a median of just 35.

Click here to search currently available Arlington real estate. If you see a home you’re interested in purchasing, give us a call.

Call the Andors Real Estate Group today at 703-203-1117 to talk more about buying or selling Arlington real estate. Below are eight new listings I think you might like to check out:

1026 21st Street S.
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Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Andors Real Estate Group.

Good morning, Arlington, and happy Friday!

With another busy week for buying in selling in Arlington behind us, expect the pace to stay pretty brisk, at least until school gets out for the summer. We usually see a brief break the first and second week after school gets out as people head to beaches or other vacation spots. Perhaps this year will be even greater a slowdown since many will be taking some of their first vacations in a year or more.

Interestingly enough, we’ve also always observed that Easter weekend is a very busy real estate weekend. Many people love to visit open houses, especially when family is in town, so traffic is always up. That seems to almost double if we get lucky enough to have nice weather Saturday and/or Sunday.

Sellers listed 108 homes for sale this past week, while buyers ratified 96 contracts — 39 of those were on homes just listed within the past seven days.

This week, there are 426 available properties for sale throughout all of Arlington and across all property types, three less to choose from compared to last week.

There are 89 detached properties available for sale throughout all of Arlington, 43 townhome/semi-detached homes, and condominiums make up 294 of the available units in Arlington.

A quick comparison to last year, for the same week, sellers listed 59 homes and buyers ratified 45 contracts. There were also only 204 available properties for sale this week last year

The average list price for currently available properties is $804,879 and the median is $549,900.

Currently available properties in Arlington have an average of 65 days on market (DOM) and a median of just 30.

Click here to search currently available Arlington real estate. If you see a home you’re interested in purchasing, give us a call.

Call the Andors Real Estate Group today at 703-203-1117 to talk more about buying or selling Arlington real estate. Below are eight new listings I think you might like to check out:

628 24th Street S.
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Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Andors Real Estate Group.

Arlington, it’s 5:30 a.m. Do you know where your house is? It’s going up… in value, that is!

We’ve talked about property taxes before, but they’re worth another mention. With this type of aggressive price increases in residential real estate this year, coupled with declines in value for commercial property due to vacancy, we’re in for a big change next year. I expect Arlington will increase assessments, rates or both as they’ll need to make up for missing revenue. We saw some substantial increases for 2021, and that is not likely to subside for 2022. Hopefully Arlington will instead choose to decrease spending. Otherwise Arlington continues to price out modest- to middle-income residents who can’t afford the homes or the taxes.

Over the past 30 days, 269 homes closed in Arlington, and the average sales price to list price ratio was just over 100%. One home, a semi-detached property, sold for 17.47% above asking price — WOW!

Sellers listed 101 homes for sale this past week, while buyers ratified 89 contracts — 42 of those were on homes just listed within the past seven days.

This week, there are 429 available properties for sale throughout all of Arlington and across all property types — 12 more to choose from compared to last week.

There are 91 detached properties available for sale throughout all of Arlington. There are 41 townhome/semi-detached homes. I’m not sure if there will come a time when I tell you that condos don’t account for the lion’s share of our inventory, but for now, there are 297 units to choose from.

A quick comparison to last year, for the same week, sellers listed 79 homes and buyers ratified 58 contracts. There were also only 211 available properties for sale this week last year. We’re way above pace and that’s likely due to the fact that most of the pandemic jitters have shaken out of the market.

The average list price for currently available properties is $773,112 and the median is $560,000.

Currently available properties in Arlington have an average of 67 days on market (DOM) and a median of just 30. These numbers are staying pretty consistent; the average has crept up a couple days for the past few weeks as condos sit on the market. In Arlington, across almost all price points, if the home doesn’t sell in the first two to three weeks, a price reduction may be necessary. Since the market moves daily, newer inventory will come and go while older inventory gets stale. By the time days on market hits the median, the likelihood of getting 99%+ of asking price is substantially diminished.

It’s going to be a busy weekend for open houses in Arlington. I expect to see the crowds checking out some of the brand-new offerings.

Click here to search currently available Arlington real estate. If you see a home you’re interested in purchasing, give us a call.

Call the Andors Real Estate Group today at 703-203-1117 to talk more about buying or selling Arlington real estate. Below are eight new listings I think you might like to check out:

3416 17th Street S.
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Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Andors Real Estate Group.

Hello, Arlington!

Holy mortgage rates rising! As conviction sets into markets about rising inflation, this is pushing the 10-year treasury yield upward, taking mortgage rates with it. Rates for a 30-year fixed-rate mortgage are the highest they’ve been in 11 months. Still, with rates in the low 3% range, this will continue to keep many buyers interested in a home purchase.

Sellers listed 120 homes on the market this past week, while buyers ratified 91 contracts. A whopping 51 of those were on homes just listed within the past seven days.

This week, there are 417 available properties for sale throughout all of Arlington and across all property types, three fewer homes than last week.

At just 77 detached properties available for sale, down 11 from last week, the bidding wars and stiff competition aren’t going anywhere anytime soon. There are 37 townhomes/semi-detached homes to choose from in Arlington, and condos remain extremely plentiful, with 303 currently on the market.

Condo prices are stagnant and are spending much more time on the market than detached/attached dwellings. This can mean there may be a deal to be had and potentially no competition. Contrast this with trying to purchase a newly listed detached home and you’re almost guaranteed to pay multiple percent above list price and have to waive some or all of your contingencies.

A quick comparison to last year, for the same week, sellers listed 84 homes and buyers ratified 52 contracts. There were also only 202 available properties for sale this week last year.

The average list price for currently available properties is $739,181 and the median is $509,000.

Currently available properties in Arlington have an average of 65 days on market (DOM) and a median of just 30.

Click here to search currently available Arlington real estate. If you see a home you’re interested in purchasing, give us a call.

Call the Andors Real Estate Group today at 703-203-1117 to talk more about buying or selling Arlington real estate. Below are eight new listings I think you might like to check out:

Just Listed: 3524 8th Street N.
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Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Andors Real Estate Group.

Good morning, Arlington, and happy spring!

In the past week, the price escalations have crept up to new highs, and the buyers who aren’t ratifying contracts are sincerely disheartened. It’s hard to determine exactly how many homes are ending up with multiple offers, but it’s well over 50% of the homes that sell within their first week in the market.

The Andors Real Estate Group debuted two properties in the past week that have each escalated 10% above listing price as a result of multiple offers. In the first case, that translated to over $100,000 more than the seller was asking for and, in the second, over $80,000!

Sellers put 122 homes on the market this past week, another huge uptick from the 98 homes last week and 75 homes listed the week prior. Buyers ratified 80 contracts this week, and more than half (44) of those were on homes just listed within the past seven days.

This week, there are 420 available properties for sale, an increase of 42 from the week prior.

Single-family inventory jumped from 72 to 88 available properties, while there are 41 townhome/semi-detached homes to choose from. Condos continue to make up the lion’s share of available options in Arlington with 291 to choose from as of today.

A quick comparison to last year, for the same week, sellers listed 93 homes and buyers ratified 68 contracts. There were also only 182 available properties for sale — 238 less than we have today!

The average list price for currently available properties is $753,491 and the median is $508,500.

Currently available properties in Arlington have an average of 64 days on market (DOM) and a median of just 29!

Click here to search currently available Arlington real estate. If you see a home you’re interested in purchasing, give us a call.

Call the Andors Real Estate Group today at 703-203-1117 to talk more about buying or selling Arlington real estate. Below are eight new listings I think you might like to check out:

Just Listed — 5820 5th Street S.
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Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Andors Real Estate Group.

Good morning, Arlington!

The market is moving fast, as expected! With that in mind, some changes can happen pretty quickly and catch participants off guard. The day-to-day things that come with writing offers, such as pre-inspections becoming almost entirely mandatory in this market, are not a new development. Nor is the waiving of appraisal contingencies or other buyer tactics to stand out amongst the competition. Some less conspicuous things can sneak up on buyers or sellers — today, interest rates get an honorable mention…

Mortgage rates just broke above the 3% mark for the first time since July 2020! It’s important to note that this is still a historically low rate and your buying power is still substantially larger than what was normal, even just a year ago. With that noted, those who are particularly rate-sensitive will wish they bought sooner. This type of movement — almost 50 basis points since just earlier this winter — can decrease buying power by 5% percent or more. It’s hard to understate just how important that is, especially considering escalations frequently exceed 5% in Arlington. If you’re a buyer, you need to check back in with your lender to confirm you’re still shopping in a price range you can afford. With rates rising and prices rising, it’s not hard to get priced out, even just over a week’s timeframe.

Now, to dig into the numbers… and at risk of sounding like a broken record… inventory is low, demand is high, and frustration abounds, mostly on the buyer side of the table (and buyer-agent, as well).

Now, for this week’s Just Listed numbers…

Sellers put 98 homes on the market this past week, a huge uptick from the 75 homes listed last week. Buyers ratified 66 contracts this week, and 35 of those were on homes just listed within the past seven days.

This week, there are 378 available properties for sale, an increase of 15 from the week prior. There are just 72 single-family homes to choose from, and only 32 townhouses/semi-detached. Condos continue to make up a large majority of available inventory, with 274 available condominiums for sale.

A quick comparison to last year, for the same week, sellers listed 68 homes and buyers ratified 46 contracts. There were also only 171 available properties for sale — 203 less than we have today!

The average list price for currently available properties is $733,723 and the median is $495,000.

Pick of the Week — The Andors Real Estate Group is proud to have JUST LISTED 5724 3rd Street S. Arlington, VA 22204 — $774,000. You can find me there this Sunday from 1-4 p.m. for an in-person open house with appropriate COVID protocols in place.

Click here to search currently available Arlington real estate. If you see a home you’re interested in purchasing, give us a call.

Call the Andors Real Estate Group today at 703-203-1117 to talk more about buying or selling Arlington real estate. Below are eight new listings I think you might like to check out:

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Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Andors Real Estate Group.

Good morning, Arlington! I hope you’ve been enjoying this beautiful weather as much as I have!

Sellers put 75 homes on the market this past week, a bit of a pullback from the 91 homes last week. Buyers ratified 61 contracts this week, and 28 of those were on homes just listed within the past seven days.

This week, there are 363 available properties for sale, a decline of two from the week prior. There are just 67 single-family homes to choose from and only 28 townhouses/ semi-detached. Condos continue to make up a large majority of available inventory, with 268 available condominiums for sale.

This same week in 2020, sellers listed 67 homes and buyers ratified 53 contracts.

The average list price for currently available properties is $721,808, and the median is $495,000.

This week, The Andors Real Estate Group is proud to have JUST LISTED two great Arlington homes for sale. You can find us at both properties Saturday and Sunday from 1-4 p.m. for in-person open houses with appropriate COVID protocols in place.

2511 S. Grant Street, Arlington, VA 22202 — $1,045,000

Charming, expanded Tudor with amazing potential that’s perfectly situated at the corner of 26th and Grant Street on a private 6,612-square-foot corner lot. You’ll find a beautiful brick and slate patio, secluded outdoor hot tub and a separate in-law suite with bathroom, bedroom and kitchenette. This home boasts five bedrooms and five full bathrooms and has multiple sunrooms and spaces to flex as a home office, playroom, or other ways to customize to your needs.

827 25th Street S., Arlington, VA 22202 — $1,095,000

Deceptively spacious, this 5 BD/5.5 BA expanded and fully renovated Cape Cod is a hidden gem! Driveway parking, a flat 6,873-square-foot lot, main level master suite and a huge deck in the rear make this home check all the boxes. Enormous basement has two bedrooms, two bathrooms and a large kitchenette that might be used for income potential or a multigenerational space.

Click here to search currently available Arlington real estate. If you see a home you’re interested in purchasing, give us a call.

Call the Andors Real Estate Group today at 703-203-1117 to talk more about buying or selling Arlington real estate. Below are eight new listings I think you might like to check out:

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