Arlington, VA

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. Enjoy!

Question: What recommendations do you have for somebody just beginning to consider building a home?

Answer: If you’re considering building a home and looking for a great educational opportunity, I’d like to invite you to a walk-through with the builder of a home that’s currently under construction (3196 N. Pollard Street). The builder, James McMullin, is a 3rd generation Arlington home builder. At the end of July, he’s offering two educational walk-throughs for small groups during the framing stage of construction to provide a peek behind the walls.

If you’re interested in attending, please email me at [email protected] (I promise you won’t get spammed with marketing!).

I sat down with James McMullin to outline the key phases of building a new home from acquisition through post-completion, along with some helpful tips at each stage.

Lot Acquisition

  • You can do this yourself or through a builder. A key competitive advantage for builders is a pipeline of quality lots.
  • If you acquire your own lot and find yourself in competition, it’s important to understand what type of offer terms you’re up against. Builders frequently offer existing homeowners months of free rent-back.
  • If you acquire a lot, make sure you establish a relationship with a builder before making an offer so they can provide necessary feedback on the feasibility of building the home you want either before making an offer or after (Study/Feasibility Study).
  • There are special loan programs available if you plan on acquiring your own lot. Troy Toureau ([email protected]) of McLean Mortgage is an excellent resource for construction loans.
  • Cost: Lots in Arlington are currently selling from $500,000 for less desirable lots/locations to well over $1,000,000.

Planning/Design

  • Designing the floor plan and elevations (exterior design) can be fun for some, but it’s easy for people to let this process drag on for months if they’re indecisive or unprepared.
  • Having a great architect who understands your vision and current home design trends is critical.
  • Full custom vs semi-custom: A fully custom home is designed from scratch to suit your tastes and will take much longer and cost much more in design fees. A semi-custom home uses a pre-designed floor plan and elevation template and you make small adjustments to suit your taste.
  • Cost: Semi-custom homes often range from zero design cost to a few thousand dollars, while fully custom homes usually cost tens of thousands in design fees.

Permitting

  • In Arlington, you will submit plans for County review/approval including demolition, building (architectural) and civil (engineering) before any work can begin.
  • It usually takes four months for permits to be approved by the County, assuming everything is submitted correctly.
  • Cost: Permit fees vary based on a number of factors but will generally be $25,000 + for new construction.

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Address: 5711 15th Street N.
Neighborhood: Westover
Listed: $875,000
Open: Sunday, July 12 from 1-4 p.m.

Light fills the inviting space of this updated pre-war Colonial just a few blocks to Westover Village. The renovated kitchen opens to the dining area and features crisp white cabinets, marble countertops, backsplash and breakfast bar. An atrium door opens to the driveway, making it convenient to bring groceries directly into the home.

Just off the kitchen is a den with doors leading to the patio and level, fenced, rear yard. Mature trees, shrubs and perennials ensure shady spots for play, gardening, sports and outdoor dining. Woodburning fireplace in the living room, refinished wood floors on two levels and fresh paint throughout enhance the home’s appeal. Upstairs, there are three bedrooms, and the second bedroom has wainscoting detailing. The renovated hall bathroom completes this level.

In the lower level, there are built-ins in the large rec room, and a den with door to the side yard. The renovated bathroom on this level allows the area to be used for a private guest space.

Enjoy Westover Village’s shops, restaurants, library, the legendary Ayer’s Hardware Store, Sunday’s farmer’s market, easy access to the bike path, and four parks. McKinley, Swanson and Yorktown schools. A home in pristine move-in condition and an exceptional location.

Listed by:
Betsy Twigg
McEnearney Associates
703-967-4391
[email protected]
betsytwigg.com

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Looking for a home? There are plenty of houses and condos open for viewing this weekend.

Check out the Arlington Realty website for a full list of homes for sale and open houses in Arlington. Here are a few highlights:

2538 N. Greenbrier Street
5 BD/6 BA single-family home
Agent: Exp Realty, Llc
Listed: $1,745,000
Open: Virtual Tour/Sunday 2-4 p.m.

 

3801 Washington Boulevard
4 BD/4 BA single-family home
Agent: Weichert Realtors
Listed: $1,450,000
Open: Virtual Tour/Sunday 2-4 p.m.

 

6325 19th Street N.
5 BD/3 BA, 1 half bath single-family home
Agent: Avery-Hess Realtors
Listed: $1,075,000
Open: Virtual Tour/Saturday 1-3 p.m.

 

5072 37th Street N.
4 BD/2 BA single-family home
Agent: Compass
Listed: $949,000
Open: Virtual Tour/Sunday 1-3 p.m.

 

6227 19th Street N.
4 BD/2 BA single-family home
Agent: Condo 1, Inc
Listed: $825,000
Open: Sunday 2-4 p.m.

 

1111 19th Street N. #1503
2 BD/2 BA condo
Agent: Long & Foster Real Estate, Inc
Listed: $725,000
Open: Sunday 1-3 p.m.

 

3600 S. Glebe Road #428W
1 BD/1 BA Condo
Agent: Weichert Realtors
Listed: $499,900
Open: Sunday 2-4 p.m.

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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 had a fantastic Fourth of July weekend. Perhaps you heard many more ‘private’ fireworks this year than in years past just as I did. We thoroughly enjoyed the flyovers — what a treat!

As anticipated, it was a slow week for Arlington real estate — one of just a few weeks each year where we can expect volume to decrease significantly — this year it was down about 50% from the week prior.

Sellers listed some 79 properties for sale this week while buyers ratified just 47 contracts, 20 of which were on properties listed since just last week. This leads to a bit of extra inventory this week, but rest assured, buyers will do their part this week and we’ll see new contracts up a good bit next week. We may also see more price reductions than usual as a result of days on market creeping up a bit in the short term.

That could spell opportunity for some on the buy side — my recommendation: Try to scoop it up before the price reduction; reductions can result in a renewed interest and even spark bidding wars on a not-so-new property. If you see a property that’s been on the market for 14-21 days, there’s a good chance it’s due for a price reduction to stay relevant, especially if sellers keep adding 70+ listings per week.

There are currently 309 homes for sale in Arlington, 30 more than last week. 136 are detached homes, 24 are townhouses/semi-detached and 149 are condos. Average days on market (DOM) is 49 and median DOM is 28.

The median list price of currently available properties is $899,900, while the average is $1,078,621. This is now the third week in a row that median price has stayed below $1M! Median price keeps moving lower as the homes priced below $1M continue to sell at a much brisker pace than those priced above.

Last year for the same week, sellers listed 34 homes and buyers ratified 38 contracts — historically a slow week for real estate. This year though, we had twice the amount of new inventory come online.

Click here to search currently available Arlington real estate. Call the Andors Real Estate Group today at (703) 203-1117 to talk more about buying or selling Arlington real estate. Below are eight homes that are new this week that I think you might like to check out.

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Address: 1001 N. Vermont Street #414
Neighborhood: Ballston | Westview at Ballston Metro
Listed: $489,900
Open: Open Virtual Tour

Welcome to unit 414 at Westview Condominium, a 2 bedroom, 1 bath with over 950 square feet of living space including the sunroom. The unit went through a major renovation in 2016 starting with the wire brushed oak hardwood floors throughout the entire condo.

The kitchen was remodeled with new white, showcase cabinets, granite counters & Whirlpool stainless steel appliances. From the living room, sliding glass doors open to the large sunroom with new windows, making it a true four season space. The bathroom has a new tile floor, a re-glazed bathtub and a vanity with granite counters. The bedrooms are located on opposite sides of the living space, both with hardwood floors and the master with a large walk-in closet.

The unit comes with 1 prime parking space on P2, #1089. Westview is located in the heart of Ballston, just 2 blocks to the Ballston Metro and a quick stroll to the Ballston Quarter, shops, restaurants, parks and everything Arlington has to offer.

Listed by:
Shawn Battle
Orange Line Condo | Century 21 Redwood Realty
703-999-8108
[email protected]
OrangeLineCondo.com

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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.

How will the D.C. area housing market respond to the pandemic?

There are certainly a variety of opinions and theories emerging, but some key facts remain intact.

Whereas some cities are heavily reliant on specific industries (e.g. Las Vegas with hospitality), the D.C. area is anchored by jobs in a variety of industries. In addition to comparitively high salaries and low unemployment rates, this will help the D.C. area market in the long run.

According to the recent Resilient and Vulnerable Cities Report by Unison, D.C. is listed among the most resilient cities in the United States, in addition to Boston and New York, in terms of being poised to weather the COVID-19 storm.

Amid this broader optimism, it’s still important to weigh the individual factors that may influence or impact a transaction. When you’re ready to chat through your scenario(s), the time-tested team at Arlington Realty, Inc. is open ears.

And now on to this week’s Just Reduced figures.

As of July 6, there are 154 detached homes, 30 townhouses and 164 condos for sale throughout Arlington County. In total, 23 homes experienced a price reduction in the past week:

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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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. Enjoy!

Question: Do you expect Arlington to suffer from an urban migration to less populous areas due to COVID-19?

Answer: There has been no shortage of articles written about COVID’s impact on desirability of urban living and areas like NYC and SF have already seen drops in demand. I wrote a couple of weeks ago that demand (measured by absorption rate) in Arlington seemed to be tapering slightly, while increasing across Northern Virginia. This could be a sign that some buyers are choosing more distant/less populous communities, but it could also be a result of how little inventory there is and how quickly prices have gone up.

I don’t think we’ll know how COVID will impact long-term demand in Arlington until we see whether or not it results in substantial changes to where/how people work. Most people I’ve spoken to don’t know whether their employers will make permanent changes to telework schedules or flex hours, or whether they will return to their pre-COVID work routines once life returns to normal.

Commute times are a top-three consideration for most Arlington residents so it’s hard to argue that a trend towards 50% or more telework days per month won’t reduce housing demand in Arlington. The next decade is also likely to bring major improvements to autonomous driving and the commuting experience which will allow some to bear longer commutes by increasing productivity during the drive.

But just how much would net demand change? I can also see a scenario where Arlington residents who leave for more space and/or less expensive housing are replaced by new residents from cities like D.C., NYC, or SF looking for a better balance of urban and suburban life.

Major shifts in telework and commuting may reduce long-term demand for Arlington housing, but I think it’s far from a doomsday scenario where the bottom drops out of the market. Commuting is still just one factor of a much larger set of needs and wants that Arlington offers its residents so it’s more likely to result in tapered housing appreciation over the long-term, rather than negative growth.

Let’s check back in on this in 2025 to see how we’re doing…

If you’d like a question answered in my weekly column or to set-up an in-person meeting to discuss local real estate, please send an email to [email protected]. To read any of my older posts, visit the blog section of my website at www.EliResidential.com. Call me directly at (703) 539-2529.

Eli Tucker is a licensed Realtor in Virginia, Washington D.C., and Maryland with RLAH Real Estate, 4040 N. Fairfax Dr. #10C Arlington, VA 22203, (703) 390-9460.

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Address: 3401 N. Kensington Street
Neighborhood: Crescent Hills
Listed: $1,725,000

Nearly new home with four finished levels and over 6,000 square feet of well designed space. Wide front porch ushers one into a light filled foyer with a traditional living room to the right and dining room to the left.

The butler’s pantry between the dining room and the kitchen has glass display cabinets and under-the-counter cabinets for linen and dinnerware. A triple window over the kitchen sink highlights the expansive island with seating area. Just off the kitchen is a big walk in pantry and a breakfast room opening to the mudroom and oversized two car garage.

Adjoining the kitchen is a home office  with built-in and separate entry to the driveway. A coffered ceiling and stone fireplace enhance the family room which also has a door to the grilling deck and patio.

Upstairs, the principal bedroom has a Juliet balcony and space for a seating area and desk. A big walk in closet and private bathroom complete the suite. The second bedroom has a walk in closet and en suite bathroom with oversized shower. The large third and fourth bedrooms provide areas for desk and bookcases. A shared bath between the rooms has a double bowl sink and separate toilet and bathtub area. Also on this level is the laundry room with cabinets and hamper space.

The top floor has a big loft area with window seating, fifth bedroom and bathroom. Dormered ceilings add architectural interest to this private space. What a great spot  for a home office, distance learning college student or pampered guest.

The expansive lower level rec room divides into spots for media, music, hobbies, exercise and play. The sixth bedroom, bathroom and large storage room complete this level.

Discovery, Williamsburg, Yorktown schools.

Listed by:
Betsy Twigg
McEnearney Associates
703-967-4391
[email protected]
betsytwigg.com

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Address: 1300 Army Navy Drive #225
Neighborhood: Horizon House (Pentagon City)
Listed: $329,900
Open: By Appointment

This is a 900-square foot one-bedroom condo with brand new Cyrus vinyl plank flooring, a renovated bathroom and excellent natural light!

The residence has a separate dining area that is spacious and can fit a large dining room table. The kitchen comes equipped with newer stainless steel appliances along with excellent counter and cabinet space. There is even enough room for a table in the kitchen.

The living room receives excellent natural light from the floor-to-ceiling double-pane sliding glass doors and the doors lead out onto the balcony. The bathroom was renovated recently and features modern tile work and a sleek vanity. The owner’s bedroom has two huge closets and also has balcony access. The property also comes with a reserved parking spot. The condo fee includes all utilities!

The community is located just steps to Pentagon Row, Pentagon City Metro and National Landing. Residents at Horizon House enjoy a 24/7 front desk concierge, outdoor pool, tennis court, almost seven acres of landscaped grounds and a rooftop deck with incredible views of Washington D.C.

Contact Matt Leighton or your buyer’s agent for more information or to set up a showing.

Listed by:
Matt Leighton
Century 21 Redwood Realty
703-472-0574
[email protected]
TheMattLeighton.com

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Looking for a home? There are plenty of houses and condos open for viewing this weekend.

Check out the Arlington Realty website for a full list of homes for sale and open houses in Arlington. Here are a few highlights:

209 N. Fillmore Street
6 BD/5 BA, 1 half bath single-family home
Agent: Keller Williams Realty
Listed: $1,499,000
Open: Virtual Tour/Sunday 1-4 p.m.

 

1607 11th Street S.
4 BD/3 BA, 1 half bath single-family home
Agent: Rlah Real Estate
Listed: $1,100,000
Open: Sunday 2-4 p.m.

 

4838 1st Street S.
4 BD/4 BA single-family home
Agent: Keller Williams Realty Falls Church
Listed: $860,000
Open: Virtual Tour/Sunday 12-2 p.m.

 

1021 N. Garfield Street #1030
1 BD/1 BA condo
Agent: Keller Williams Realty
Listed: $750,000
Open: Virtual Tour

 

1111 19th Street N. #1805
1 BD/1 BA condo
Agent: Re/Max Realty Services
Listed: $535,000
Open: Virtual Tour

 

900 N. Stafford Street #1406
1 BD/1 BA condo
Agent: National Realty, Llc
Listed: $425,000
Open: Sunday 1-4 p.m.

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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.

Happy Fourth of July to all you Arlingtonians!

Thank you for being regular readers of my Just Listed column, and I hope you have a fantastic long weekend — you all deserve it! We know it will be a weekend filled with fun and hope everyone will do their part to follow appropriate precautions and keep Virginia out of the news for increasing COVID-19 cases.

ARLnow is moving up Friday’s column’s to Thursday for this week only, so the data is from a slightly shorter week.

This coming week is likely to follow historic trends in terms of housing and be a slower one — possibly a blessing in disguise for buyers who are trying unsuccessfully to buy a piece of Arlington real estate. Buyers — if you’re struggling and attempting to go at this on your own, please give us a call at (703) 203-1117 and let our team get to work for you. We’ve got a proven, winning track record in Arlington and are glad to share our success with you.

Sellers listed some 67 properties for sale this week while buyers ratified 61 contracts, 31 of which were on properties listed since just last week.

There are currently 279 homes for sale in Arlington; 15 less than last week, the first drop we’ve had in months. 123 are detached homes, 22 are townhouses/semi-detached, and 134 are condos. Average days on market (DOM) is 44 and median DOM is 30.

The median list price of currently available properties is $949,999, while the average is $1,115,105. Two weeks in a row now that median price has stayed below $1M, and the week before that it was just barely above at $1,005,000.

Last year for the same week, sellers listed 77 homes and buyers ratified 65 contracts. At this pace, inventory will continue to drop modestly as it did this week — further stressing our approximately one month of inventory, near a record low.

Click here to search currently available Arlington real estate. Call the Andors Real Estate Group today at (703) 203-1117 to talk more about buying or selling Arlington real estate. Below are eight homes that are new this week that I think you might like to check out.

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