92°Partly Cloudy

by Jackie Friedman — July 22, 2016 at 12:15 pm 0

It’s supposed to be a hot one this weekend so why not stay inside and look at some homes? There will be lots of open houses in both North and South Arlington this Saturday and Sunday.

Check out our recently-relaunched real estate section for a full listing of open houses this weekend. Here are a few highlights:

Exterior (Front) -1800 Key Boulevard
1 Bed/1 Bath Condo
Agent: Amanda Carter
Listed: $285,000
Open: Saturday from 1-3 p.m.

 

2102 QUINCY STREET2102 Quincy Street South
3 Bed/2.5 Bath Condo
Agent: M. Delia Hankin
Listed: $458,000
Open: Sunday 1-4 p.m.

 

Exterior (Front) -

3327 Kemper Road
2 Bed/2.5 Bath Condo
Agent: Patricia Brosnan
Listed: $599,000
Open: Sunday 1-4 p.m.

 

2674 Upshur Street

2674 Upshur Street North
3 Bed/3 Bath Single Family Detached
Agent: David Lloyd
Listed: $859,900
Open: Sunday 1-4 p.m.

 

Exterior (General) -

1820 Herndon Street
3 Bed/ 2.5 Bath Single Family Detached
Agent: Billy Buck
Listed: $1,500,000
Open: Saturday 1-3 p.m.

 

Real estate agents, if you don’t see your listings in our real estate section shoot us an email and we’ll let you know what your office needs to do to get listed.

by ARLnow.com Sponsor — July 20, 2016 at 6:00 pm 0

Address: 1145 S. Lincoln Street
Neighborhood: Douglas Park
List Price: $824,995
Open House: Sunday, July 24 from 2-4 p.m.

Take a look at this stunning and luxurious end-unit townhome built in 2015 by NV Homes.

This 4-bedroom, 3.5-bath property boasts gleaming wide-plank hardwood floors, a gourmet kitchen with huge island, recessed lighting throughout, elegantly tiled bathrooms, a two-car garage, a rooftop terrace, dual-zone HVAC, high-end energy-efficient appliances and many more luxury touches throughout.

Located in the vibrant Columbia Pike corridor, the property is close to D.C. and is steps away from shopping, dining, playgrounds, dog parks, public transportation and bike trails. Walkscore.com has given it a walk score of 87 and a bike score of 79. You must check out this gorgeous property. Visit our open house on Sunday, July 24, from 2-4 p.m.

MLS Property Information Link: http://mrislistings.mris.com/DE.asp?k=5149173XDRD4&p=DE-335634920-388

Picture Slide Show: https://www.youtube.com/watch?v=pJ4Hq04lB34

Agent Information:

Ryan Rice
Rice Properties Group @ Keller Williams Capital Properties
(571) 212-8339
[email protected]
www.ricepropertiesgroup.com

by ARLnow.com Sponsor — July 19, 2016 at 6:00 am 0

Orange Line Living logo3% off the list price guaranteed or we pay you the difference in cash and if you don’t love your new home we will buy it back or sell it for free for 12 months exclusive to event attendees only*

The Orange Line Living and Keri Shull Team are hosting a Free Home Buyer Seminar on July 25th.

The event will have specialists on hand, including lenders and buyer agents, to give you an overview of the buying process. Not only will you get a complete home buying overview but you will learn our valuable home buying strategies that will save you 3% or more when you purchase along with ways to get the best mortgage.

The Orange Line Living and Keri Shull Team together have helped over 200 families purchase homes in 2015. Together, they are the #1 real estate team in Arlington and #1 real estate team in Virginia by volume. Also, not forgetting to mention top 5 in the D.C. metro area as well. Their aim is to help even more families find their dream home in 2016 and you have the opportunity to be one of those people.

Details

When: July 25, 2016 from 6pm-8pm
Where: Optime Realty, 1600 Wilson Blvd, Suite 101, Arlington, VA 22209
Cost: Free
Parking: Validated Parking or Street Parking
Food: Appetizers and Drinks
Contact: [email protected] or call 571-969-7653

Space is limited so you don’t miss out. To register, go to www.vipbuyerseminar.com or email [email protected].

*terms and conditions apply

by ARLnow.com — July 15, 2016 at 12:45 pm 0

With high temperatures in the 90s this weekend, it’s going to be another scorcher. You know what else is hot? The Arlington real estate market — and our new real estate section.

Check out our recently-relaunched real estate section for a full listing of open houses this weekend. Here are a few highlights:

AR9668760 - Exterior (Front)1515 Arlington Ridge Road
2 Bed / 2 Bath Condo
Agent: Louis Andors
Listed: $484,000
Open: Sunday from 1-4 p.m.

 

AR9664070 - Exterior (Front)1300 Crystal Drive
2 Bed / 2.5 Bath Condo
Agent: Linda Joy Wilson
Listed: $599,900
Open: Sunday from 12:30-2:30 p.m.

 

1116-ohio1116 N. Ohio Street
3 Bed / 3 Bath Single Family Detached
Agent: David Lloyd
Listed: $699,900
Open: Sunday from 1-4 p.m.

 

AR9694397 - Exterior (Front)2245 John Marshall Drive
5 Bed / 5.5 Bath Single Family Detached
Agent: Nina Koeppen
Listed: $1,599,900
Open: Sunday from 1-4 p.m.

 

Real estate agents, if you don’t see your listings in our real estate section shoot us an email and we’ll let you know what your office needs to do to get listed.r

by ARLnow.com — July 14, 2016 at 8:45 am 0

Flower in Rosslyn

Man Arrested for Upskirt PhotosUpdated at 10:35 a.m. — Arlington County Police yesterday arrested a man who allegedly took photos up a woman’s skirt as she was on the Courthouse Metro station escalator. The man smashed his phone after he was confronted by the woman and some passersby surrounded him to stop him from leaving. [NBC Washington]

Virginia on Best States for Business Ranking — Virginia is losing ground on CNBC’s Best States for Business rankings, placing No. 13 this year after being No. 5 in 2013. Some blame economic conditions caused by military and federal budget cuts. CNBC said high costs and “weak infrastructure” hurt the Commonwealth’s standing. Virginia did, however, rank No. 2 on a cumulative Best States for Business list from over the past 10 years. [Richmond Times-Dispatch, CNBC]

Lots of $1 Million Home Sales — There were 53 properties in Arlington that sold for more than $1 million in June. All but four of those properties were single family homes. [InsideNova]

Pokemon Lure at Food Truck Event — The Crystal City Business Improvement District is getting in on the Pokemon Go craze. The BID says it’s placing a Pokemon “lure” at its Food Truck Thursday event today. [Twitter]

Coming Soon: ARLBBQ — Later this month ARLnow will be hosting our first “ARLBBQ,” featuring free beer, food and games for all in attendance. The event is taking place outside on the 16th floor loft of The Bartlett in Pentagon City. Want an invite to this RSVP-only event? You’ll need to subscribe to our email newsletter.

Photo by Jackie Friedman. Crystal City BID is an ARLnow.com advertiser.

by ARLnow.com Sponsor — July 12, 2016 at 11:00 am 0

Ask Eli banner

This regularly-scheduled sponsored Q&A column is written by Eli Tucker, Arlington-based Realtor and Rosslyn resident. Please submit your questions to him via email for response in future columns. Enjoy!

Question: When making an offer to buy a home and the listing agent says that there is another bid in for the same home, can I get proof of that bid?

Answer: The short answer is no. There’s no way to get absolute proof of another offer (except when an Escalation Addendum is used, which I’ll address later), but there are strategies to help determine how legitimate the claim is.

Ask Questions

There’s a myth that agents aren’t allowed to disclose the details of an offer to another agent when, in fact, it’s perfectly legal unless the seller declines it in the listing agreement (rare). When I’m told about another offer, my first reaction is to ask questions about the competing offer’s terms, how/when the seller will make a decision, and anything else that’s relevant to the offer. In most cases, I’m able to advise my client with a high level of confidence whether or not the other offer is legitimate and the appropriate response.

Situational Awareness

Here are a few factors you can look at to determine the likelihood of multiple offers:

  • Days on Market: The highest chance for multiple offers is on/after the first weekend a property is listed, with the likelihood decreasing with each week that passes, and significantly after the first 3-4 weeks.
  • Price: If you think the list price seems below market price, you’re probably not the only one. In some cases, agents price a home to encourage multiple offers. If the deal seems too good to be true, be prepared to compete.
  • Rarity: The more rare the home is, the higher the likelihood of multiple offers. A 1BR/1BA 750sqft condo in Ballston for $425,000 is probably not going to generate competing offers, but a Lyon Village colonial with wrap-around porch, open floor plan, and 20,000 square foot flat lawn w/ privacy fence probably has a few buyers who have been waiting for 6-12 months for a home like that to hit the market.

Of course, multiple offers can come at anytime. I once had a listing that had one offer in over a year and then ended up with two offers on a random Monday. I couldn’t explain it and it was certainly an interesting conversation with the two agents who submitted offers.

Risky Business

Made up offers are a lot less common than you’d imagine because most agents understand how much riskier it is to negotiate using a fabricated offer instead of negotiating through strong counter offers and honest negotiations. The risk comes from the number of buyers who have no interest in getting involved in a competitive offer situation and will withdraw or stop negotiating when they find out about a competing offer. The risk of losing one legitimate offer to a fake one keeps most agents honest.

Escalation Addenda Work

If you doubt the merits of a competing offer, but want to keep yourself in contention if the offer is legitimate, an Escalation Addendum may be the best way to proceed. If the seller chooses to ratify your offer using an escalated sales price through the Escalation Addendum, they must provide “a complete copy of [the] other offer used to justify the escalated sales price.” For a more detailed explanation of Escalation Addenda, see my previous article for ARLnow.

Have you ever sniffed out a fabricated offer during the negotiation process? Have you ever incorrectly assumed an offer was fake and lost a home you really wanted?

If you’d like a question answered in my weekly column, please send an email to [email protected]. To read any of my older posts, visit the blog section of my website at http://www.RealtyDCMetro.com.

Eli Tucker is a licensed Realtor in Virginia, Washington DC, and Maryland with Real Living At Home, 2420 Wilson Blvd #101 Arlington, VA 22201, (202) 518-8781.

by ARLnow.com Sponsor — July 5, 2016 at 3:30 pm 0

Ask Eli banner

This regularly-scheduled sponsored Q&A column is written by Eli Tucker, Arlington-based Realtor and Rosslyn resident. Please submit your questions to him via email for response in future columns. Enjoy!

Question: I haven’t accumulated enough savings for a 20% down payment, but want to take advantage of low interest rates and stop paying rent. I’ve been told that some of the lower down payment mortgage options include Mortgage Insurance, but don’t fully understand the concept and whether it’s the right decision. Can you provide some insight and explain the pros/cons?

I’ve received a few questions over the past month about mortgage insurance and decided to enlist the expertise of a veteran mortgage advisor, Troy Toureau of McLean Mortgage for this week’s column.

What is mortgage insurance?

Mortgage insurance is offered by either the government or private insurance companies to enable lenders to offer smaller down payments on loans. Before mortgage insurance existed, many had to pay a minimum of 20% down to purchase a home, which made homeownership unaffordable for many Americans. Mortgage insurance covers lenders for losses up to a certain amount if a borrower defaults on their mortgage.

There are two types of mortgage insurance available:

  1. FHA mortgage insurance: FHA is a government program, which requires a down payment of as little as 3.5% of the sales price, and mortgage insurance is required on FHA mortgages, regardless of the amount of down payment.
  2. Conventional mortgage insurance: Conventional mortgages are home loans that are not insured or guaranteed by the government, as in the case of the FHA mortgage example. Many conventional loans are sold to Fannie Mae or Freddie Mac and thus follow these entities “conforming” guidelines.

Conventional or private mortgage insurance enables lenders to offer conventional loans with a minimum down payment of 3.0% to 5.0%. Most 3.0% down conventional mortgages are restricted to low-to-moderate income borrowers.

What is the cost of mortgage insurance?

The cost of mortgage insurance will vary greatly, depending upon several factors:

  1. The mortgage insurance alternative selected
  2. The amount of the down payment
  3. The type of the mortgage such as a 30-year or 15-year loan
  4. The qualifications of the borrower, especially the credit score
  5. Whether the mortgage is an FHA or conventional loan

In addition, depending upon the alternative selected, the cost of mortgage insurance can be an upfront fee, an additional monthly payment, or financed into the loan amount or interest rate. Or the cost may be represented by some combination of these alternatives.

(more…)

by ARLnow.com — July 1, 2016 at 9:00 am 0

Cranes and storm clouds (photo courtesy @TheBeltWalk)

Barcroft Fourth of July Parade — The annual Barcroft neighborhood Fourth of July parade will take place Monday at 10 a.m. “Decorate your bikes and wagons, put on a costume or build a float and come march from the Community House to Barcroft Elementary,” organizers wrote. “Stay for a potluck picnic and performance by the Banjo Man.” [Arlington Events]

Real Estate Section Returns — After a six month absence, ARLnow has relaunched our Arlington-specific real estate section. Browse local homes for sale, rentals and open houses (there aren’t many this weekend). We’re still working out some bugs, so let us know if you find any. Real estate agents, if your listings aren’t there shoot us an email and we’ll let you know what your office needs to do to get listed. [Arlington Real Estate]

Summer of Savings — Want to get 25 percent off at a local 4.5 star Yelp-reviewed restaurant? Want other exclusive local discounts and offers? If so, be sure to subscribe to our daily Afternoon Update emails today. Starting this weekend, email subscribers will be receiving some great, curated deals from local businesses. [Email Subscription]

Arlington Considering WWI Commemoration — Arlington County officials are considering options for an official, local World War I commemoration. Such a commemoration would mark the 100th anniversary of the conflict, which ended in 1918. [InsideNova]

Photo courtesy @TheBeltWalk

by ARLnow.com Sponsor — June 30, 2016 at 8:00 am 0

A realtor is not a salesperson. They’re a matchmaker. They introduce people to homes, until they fall in love with one. Then they’re a wedding planner. ~ Unknown Author

Ann Wilson and the Ann Wilson Homes Team are honored to be named a “Best Residential Real Estate Agent” and “Best Real Estate Producer” in the D.C. region by Washingtonian Magazine. Just 101 realtors were selected for the 2016 Best Agents List, which recognizes overall customer satisfaction and service excellence.

The Top Producers List is based on 2015 sales volume and recognizes individuals, teams and groups who meet the set level of sales excellence. This is the Ann Wilson Team’s second year in a row on both lists. She and her team are part of Keller William’s Arlington office.

“I am so proud of our amazing team, who were instrumental in earning this great honor,” Ann Wilson said. “We are also lucky to work with the best clients imaginable – it’s a joy and a privilege, and being recognized for our work is just a double bonus,” Wilson adds.

The secret to the team’s success is its commitment to the Arlington community, where Wilson and her team members have lived for more than 20 years.

“We raised our kids here, sent them to the County schools, served on PTA’s, volunteered with sports teams and other community groups. We know first-hand which homes are located near the Metro, what all of the schools are like, where the dog parks are, and where to find the best cup of coffee. And we can tell you all the reasons why you should live in Northern Virginia!

The Ann Wilson Team provides honest advice and creative solutions, offering a wide range of services including complimentary home staging for all sellers. The team uses state-of-the-art technology that exposes sellers’ homes to millions of potential buyers.

“We stay on top of the Arlington and Northern Virginia housing market,” Wilson points out. “We have proven marketing strategies that get homes sold quickly and make transactions seamless.”

“We believe there is a perfect home for every buyer and a great contract waiting for every seller,” Wilson adds. “Seeing our clients’ excitement when the offer is accepted on their perfect house gives us sheer joy. A match made in heaven: that’s what it’s all about for us.”

The preceding post was written by Karen Bate and sponsored by Ann Wilson Homes Team.

by ARLnow.com Sponsor — June 21, 2016 at 12:45 pm 0

Ask Eli banner

This regularly-scheduled sponsored Q&A column is written by Eli Tucker, Arlington-based Realtor and Rosslyn resident. Please submit your questions to him via email for response in future columns. Enjoy!

Question: Our neighbor recently turned their backyard into an outdoor living space and most nights the family and dog are outside making a racket. Do you have any advice to quiet them down? How will this impact our resale value?

There’s no great solution to dealing with noisy neighbors, especially if they’re not explicitly breaking county ordinances, like throwing a rager at 2 a.m., that ACPD or Code Enforcement can enforce. In most situations, these are your best steps…

Step 1: Try to be neighborly

Your neighbors may not know they’re bothering anybody, so kindly make them aware. If you’re comfortable doing it in person, drop by their house one evening with some treats for the kids and appeal to their pathos by letting them know you’re a light sleeper with an early morning start. Maybe they can cut their evenings short by an hour or tone down the games they’re playing. If you don’t feel comfortable making an appearance, drop some treats off with a letter expressing the same message. The key here is to not storm over in the middle of the evening demanding them to quiet down.

If it works, the next week, send a nice thank you note saying how much you appreciate it and you’re glad you have such great neighbors.

Step 2: Notify your Association

Many Arlingtonians live within an Association (condo or HOA) with specific quiet hours. Each Association handles and enforces complaints differently, but most will first ask if you’ve attempted to resolve the issue yourself first. As a member of my condo board, I can speak first-hand to the difficulty of proving and enforcing noise violations, but generally a formal notice from the Association of a complaint is enough to get a noisy neighbor’s attention and encourage a behavior change. The majority of people do not want to be bad neighbors.

Step 3: Call the Police (but please don’t) or Code Enforcement (business hours)

Calling the police should be reserved for the absolute worst cases where county law or ordinances are clearly being broken. I would not recommend involving the police in your situation and, remember, police cannot enforce Association laws (private). There’s no coming back from calling the cops on somebody and it’s an easy way to make matters worse, especially if steps one and two weren’t followed first.

  • Arlington Max Noise Levels (pg 5): note: “Daytime” means the local time of day between the hours of 7:00 a.m. and 9:00 p.m. on weekdays and between the hours of 10:00 a.m. and 9:00 p.m. on a Saturday, Sunday, legal holiday
  • Zoning Boundaries (referenced in above noise doc)
  • Arlington Noise Control Site (links to detailed maps of major zoning areas like Rosslyn, Clarendon, and Pentagon City at the bottom)
  • Who to call/when

Will it Impact Resale Value?

I highly doubt your noisy neighbors will impact the value of your home. Most buyers visit a home once or twice for maybe 20-30 minutes before making an offer, so the nuisance would have to present itself during that small window of time and occur in a way that makes the potential buyer think that it’s a regular occurrence that will negatively impact their enjoyment of the property. In your case, a potential buyer (likely a family, based on the info you provided me) may even consider it a positive factor to hear children playing in the neighborhood.

For most of us Arlingtonians, we live on top of each other and don’t get to pick our neighbors. Can any of the readers share a story or strategy they’ve used to successfully manage noisy neighbors?

If you’d like a question answered in my weekly column, please send an email to [email protected]. To read any of my older posts, visit the blog section of my website at http://www.RealtyDCMetro.com.

Eli Tucker is a licensed Realtor in Virginia, Washington DC, and Maryland with Real Living At Home, 2420 Wilson Blvd #101 Arlington, VA 22201, (202) 518-8781.

by ARLnow.com Sponsor — June 21, 2016 at 6:00 am 0

Orange Line Living logo3% off the list price guaranteed or we pay you the difference in cash and if you don’t love your new home we will buy it back or sell it for free for 12 months exclusive to event attendees only*

The Orange Line Living and Keri Shull Team are hosting a Free Home Buyer Seminar on June 27.

The event will have specialists on hand, including lenders and buyer agents, to give you an overview of the buying process. Not only will you get a complete home buying overview but you will learn our valuable home buying strategies that will save you 3% or more when you purchase along with ways to get the best mortgage.

The Orange Line Living and Keri Shull Team together have helped over 200 families purchase homes in 2015. Together, they are the #1 real estate team in Arlington and #1 real estate team in Virginia by volume. Also, not forgetting to mention top 5 in the D.C. metro area as well. Their aim is to help even more families find their dream home in 2016 and you have the opportunity to be one of those people.

Details:

When: June 27, 2016 from 6-8 p.m.
Where: Optime Realty, 1600 Wilson Blvd, Suite 101, Arlington, VA 22209
Cost: Free
Parking: Validated Parking or Street Parking
Food: Appetizers and Drinks
Contact: [email protected] or call 571-969-7653

Space is limited so you don’t miss out. To register, go to www.vipbuyerseminar.com or email [email protected].

*terms and conditions apply

by ARLnow.com Sponsor — June 17, 2016 at 1:00 pm 0

3210 1st Road N.
Neighborhood: Ashton Heights
List Price: $1,835,000
Open House: Sunday, June 19 from 1-4 p.m.

Unmistakably Morris Day!

Four bedroom, 4 baths and ½ bath custom built home with 12 foot ceilings. Luxury dream kitchen has a 9×4 foot island, built in wine chiller and ample storage space. French doors with screened in mahogany porch. Finished basement for use as man cave with built in kegerator, gym or playroom. Top level loft for private retreat, teen escape, private office/studio.

Please contact Alyssa Cannon for details.

Alyssa Cannon
McEnearney Associates, Inc.
[email protected]
703-585-8167

by ARLnow.com Sponsor — June 17, 2016 at 6:00 am 0

Just Listed banner

Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Team Cathell, “Your Orange Line Specialists.”

Arlington’s real estate market is easing into a summer mode. Activity this week slowed from last week. Some 70 new listings came on the market, while only 63 properties went under contract. Of those sold, 45 had been on the market for more than a week.  Many of them were on the market for more than 100 days which has helped to clear out some stale inventory. That has raised the average days on market to 47.

Good news for buyers. The Federal Reserve this week decided not to raise short term interest rates.  Although those rates are not directly linked to long term mortgage rates, the Fed’s announcement did influence the mortgage markets and rates dropped 5 basis points to 3.7% for a 30-yr fixed rate loan, the lowest rates in 3 years.

Click to see all the fresh new inventory in MRIS and call Team Cathell (703-975-2500) when you find a home you like.

by ARLnow.com Sponsor — June 15, 2016 at 8:00 am 0

Just Reduced banner

Each week, “Just Reduced” spotlights properties in Arlington County whose price have been cut over the previous week. The market summary is crafted by licensed broker Aaron Seekford of Arlington Realty, Inc. GET MORE out of your real estate investment with Aaron and his team by visiting www.MrArlington.com or calling 703-836-6116 today!

Please note: While Aaron Seekford provides this information for the community, he is not the listing agent of these homes.

A reduced price is only the beginning.

Each week, I bring you a snapshot of the Arlington County homes that are itching to be sold, among many others in the very same boat. While these homes stand out in terms of aggressive price maneuvering, their “For Sale” price is really only a starting point.

From there, you need an agent who will advocate on your behalf and ensure you are truly getting the most bang for your buck. It takes a certain level of meticulousness to get the job done. And with that being said, I’m always happy to talk with you about how to GET MORE out of your transaction – starting with the list price and well through closing!

As of June 11, there are 259 detached homes, 64 townhouses and 350 apartments for sale throughout Arlington County. In total, 43 homes experienced a price reduction in the past week.

Here is this week’s selection of Just Reduced properties:

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 Aaron Seekford.

by ARLnow.com Sponsor — June 10, 2016 at 12:00 pm 0

4311 40th Street N.
Neighborhood: Golf Club Manor
List Price: $874,900

This Golf Club Manor gem offers tons of living space and light. Fully updated gourmet kitchen, two main level bedrooms or have a home office. Inviting master retreat with cathedral ceilings and skylights. Just outside is a true nature lover’s dream with mature trees and beautifully landscaped fully fenced back yard, a fun sport court, patio and built in gas grill. Unbelievable North Arlington location, just one light to D.C.!

Contact Keri Shull for details.

The Keri Shull Team
Optime Realty
(703) 570-6458
www.KeriShull.com

×

Subscribe to our mailing list