Arlington, VA

Morning Notes

Coronavirus Outbreak at Marymount — A COVID-19 outbreak has been reported at Marymount University in Arlington. “Initially, cases were identified over Columbus Day weekend and we’ve seen a decline in the total number of cases since October 21,” university spokesman Nicholas Munson told Patch. “To date over the more than two-week period, 31 students have tested positive.” [Patch]

New Charges Against Arlington Resident — “Prosecutors in Cuyahoga County, Ohio, on Tuesday unveiled 15 felony charges against a pair of right-wing operatives over a recent robocall aimed at discouraging minority voters from casting their ballots by mail, similar to an indictment filed earlier this month by authorities in Michigan… The Ohio robocall claimed to be the work of the 1599 Project, an outfit that Burkman and Wohl run out of Burkman’s home in Arlington, Virginia.” [StateScoop]

Missing Middle Housing Event Tonight — “The Missing Middle Housing Study will explore how new housing types could help address Arlington’s shortfall in housing supply and gaps in housing choices. All members of the community are invited to virtually attend the study’s kick off” from 7-9 p.m. tonight. [Arlington County]

Home Sale Prices Still Going Up — “The housing market in Arlington County, Virginia, is not cooling off, with sales and prices showing among the biggest gains in the nation in September. The median price of what sold in Arlington County last month was $710,000. That’s the highest county-level median price in Northern Virginia, and up 21% from last September.” [WTOP]

Library Pumpkin Decorating Winners — “We are thrilled to have received 42 pumpkin submissions for our first virtual Pumpkin Decorating Contest! It was hard to choose the winners, as we adored so many. Thank you for submitting, attending the virtual decorating programs and carving out fun with the folks at the library!” [Arlington Public Library]

Local Lawyer Pens New Novel — “By day, Jim Irving is a sixty-something, buttoned-up attorney, a partner in a prestigious Northern Virginia law firm. By night, he is a writer tapping into his past experiences as a private eye and criminal lawyer. In his debut novel, Friends Like These: A Joth Proctor Fixer Mystery, the first in a planned trilogy, Irving draws heavily on his Arlington environs in crafting the adventures of his protagonist.” [Washington Independent Review of Books]

Rosslyn Outdoor Coworking Space Update — “Arlingtonians have about a month left to enjoy outdoor office space provided by the Rosslyn Business Improvement District (BID). The space, dubbed O2, was created after the pandemic pushed employees out of their cubicles and into their home offices… Reservations are free of charge and can be made on the O2 website. Masks are required for entry and tables are six feet apart.” [WDVM]

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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.

Halloween is upon us, guys and ghouls.

In case you’ve totally been slacking on a Halloween costume this year, perhaps this friendly reminder will help nudge you to the costume store or send you rummaging around your residence for some inspiration.

After all, Halloween is this Saturday, October 31!

Yes, we are the first to admit that this has been a wild year that has certainly impacted so many of us. But, Halloween is always a wonderful time to unwind a bit, whether you choose a spot to celebrate out and about or at home.

Regardless, here is to a safe and happy Halloween! And, once you’re done celebrating and dressing up like Carole Baskin, a mail-in ballot or whatever your heart may desire, the team at Arlington Realty, Inc. is here to help you achieve your real estate dreams.

Now on to this week’s Just Reduced figures.

As of October 26, there are 171 detached homes, 50 townhouses and 368 condos for sale throughout Arlington County. In total, 56 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: We just finished out home inspection and are a bit overwhelmed by the list of recommended repairs. How do we know what to ask for and what’s reasonable to expect from the seller?

Answer: As we head into the colder months and the market slows down a bit, buyers will start picking up more leverage to include home inspection contingencies with the right to negotiate, not just the right to void. I thought it would be helpful timing to revisit some tips, applicable for buyers and sellers, on home inspection negotiations.

Inspection negotiations can be frustrating for both parties so it’s helpful to establish some ground-rules heading into negotiations. Unless you’re buying a new home, you should expect the inspection to turn up at least a handful of items and you’ll need to quickly and reasonably determine which items are the responsibility of the seller or buyer.

What Is A Home Inspection?

After ratifying (signed by both parties) a contract to purchase a home, most buyers will hire a home inspector to inspect the entire home and produce a report of any issues/risks, from foundation cracks to missing door stops.

Depending on the contract terms, the buyer usually has the right to negotiate for repairs or credits, based on the results of the inspection, and the right to void if an agreement can’t be reached OR no negotiation period, just a right to void (aka a Pass/Fail Inspection). In either case, if the buyer voids under the terms of the inspection contingency, they will receive their full deposit back.

What Should You Look For?

In my opinion, the goal of an inspection is to ensure that the property is in the condition both sides expected while negotiating the purchase price. Items that have a material impact on the value of the home should be on the table for negotiation.

Generally, you can divide findings into big-ticket items that impact the value of the home and must be addressed and smaller punch-list items that are good housekeeping practices. The big-ticket items I look for during an inspection are:

  • Structural Flaws
  • Water Penetration
  • Safety Hazards
  • Inoperability (e.g. AC not working)

System Life Expectancy

You should also determine the age of major systems like the roof, windows, appliances, HVAC and water heater prior to making your offer, and verify these are accurate during the inspection. Make sure you’re clear on the projected life expectancy of these systems while you’re negotiating the purchase price and factor this information into your offer. You’ll have a tough time convincing most sellers they’re on the hook for crediting you the cost of a 17-year-old water heater if that information was made available prior to your offer, assuming the system is working.

What Can You Ask For?

Negotiations can include all sorts of solutions, but most frequently the conversation is about whether a seller will handle the repairs or provide the buyer a credit (against closing costs) instead. Often times an inspection agreement includes both — a credit for some items and a request to fix/replace others. Sellers must use licensed contractors and provide works receipts for any work they do.

In general, if something you’re asking for involves personal preference or you want to have control over the quality of the result, it’s best to ask for a credit and handle it yourself. For example, if the deck is falling apart and needs to be replaced, you don’t want the seller managing the design and construction of a new deck so ask for a credit for the replacement cost and make sure you’re getting the deck you want.

Inspections Don’t Need To Be Contentious

Inspections are one of the most common points of contention between buyers and sellers, but with the right preparation and expectations going in, it can be a smooth process that both sides are happy with. Like the negotiations you had on the sale contract, the inspection period is also a negotiation that requires both parties to be understanding and reasonable to reach a win/win.

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: 1401 Oak Street, Unit 608 
Neighborhood: The Weslie | Rosslyn
Listed: $1,750,000

Spectacular two-level condo with a 180-degree view of the magnificent Washington, D.C. cityscape.

Enjoy entertaining family and friends in this elegant 2118 square foot condominium featuring soaring 13 ft ceilings, a full wall of windows with sliding glass door that leads out to the spacious balcony, offering sweeping views along the Potomac, from Arlington to Alexandria. You will be front row for the fireworks, spring blossoms, fall foliage and picturesque sky views.

This home is perched on the hill behind Iwo Jima, overlooking the magnificent monuments, Kennedy Center, bridges into the city, and planes taking off and landing at Reagan National.

The open floor plan on the main level features a formal living room with built-in bookcases, a formal dining room, and an open kitchen with granite countertops and stainless steel appliances. The elegant primary bedroom suite has a Juliet balcony with amazing views, walk-in closet with built-in organizers, and spa bath offering a soaking tub, separate shower and double vanity. The upper level is complete with its own entrance, two additional bedrooms and a full bath. Enjoy the private elevator entrance to the upper level, and shared vestibule entrance on the main level which is unique to these units.

This unit also features assigned garage parking, a storage unit and easy temporary guest parking in the front of the building. The Weslie provides full-day concierge service, 8 a.m.-12 p.m., for excellent security, and helps with visitors and packages. The premium location allows you easy commuter access to D.C., Arlington and Alexandria as well as all the restaurants, shopping and entertainment these areas have to offer.

Listed by:
Steve Wydler
Wydler Brothers of Compass
703-348-6326
[email protected]
wydlerbrothers.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:

3325 N. Kensington Street
7 BD/7 BA, 1 half bath single-family home
Agent: Frankly Real Estate, Inc.
Listed: $2,050,000
Open: Saturday 1-2 p.m.

 

2567 Military Road
6 BD/5 BA, 1 half bath single-family home
Agent: Keller Williams Realty
Listed: $1,499,500
Open: Sunday 1-3 p.m.

 

4030 24th Road N.
3 BD/2 BA, 2 half bath single-family home
Agent: Washington Fine Properties
Listed: $1,150,000
Open: Sunday 1-4 p.m.

 

5017 13th Street N.
4 BD/2 BA, 1 half bath single-family home
Agent: Cottage Street Realty, Llc.
Listed: $979,000
Open: Saturday 1-3 p.m.

 

1220 N. Fillmore Street Ph#202
2 BD/2 BA, 1 half bath condo
Agent: Kw United
Listed: $809,000
Open: Sunday 1-3 p.m.

 

3800 Lee Highway #408
2 BD/2 BA condo
Agent: Keller Williams Realty
Listed: $719,000
Open: Saturday 1-4 p.m.

 

1000 N. Randolph Street #204
2 BD/2 BA condo
Agent: Samson Properties
Listed: $628,000
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.

Construction seems to be constant in Arlington, and it has only ramped up during the pandemic. Who would have thought?

Of course, there is constant road work and commercial construction, but I’m talking about residential. The pandemic has fueled tremendous increases in home projects, from small remodels to tear-downs and rebuilds. Just take a look at Home Depot — their stock is higher now than it was mid-March and shows no signs of slowing.

Further, despite their best efforts, Home Depot is out of many appliances, bathroom vanities and other items due to unprecedented demand. Also, lumber is running about triple the usual cost due to high demand and some supply constraints. It may be years before it comes back down.

Homeowners who are electing to stay put and renovate, instead of sell and buy a larger home are one of the many supply constraints we have on available Arlington homes. That statement doesn’t totally apply to condos, and that’s one of the reasons we have so many available. In a condo, you can update a bathroom, but you can’t add a floor, bump out a side addition or expand your master suite. This poses additional issues if you’ve found yourself working next to your spouse at the kitchen table, across from your two home schooling children!

The good news for those of you who already own Arlington real estate is that every time your neighbor makes upgrades, it has a positive impact on the value of your home, even if you don’t lift a finger. Remember though, appreciation isn’t 100% earned, you have to maintain and work for some of it to stay at par with an ever shifting and upgrading class of homes in your area.

This past week in Arlington, sellers listed some 70 properties for sale while buyers ratified 55 contracts. 16 of the ratified contracts were on homes listed just within the past week.

There are currently 541 homes for sale in Arlington, 1 less than last week. 139 are detached homes, 51 are townhouses/semi-detached, and 351 are condos.

Average days on market (DOM) for currently available homes is 50 and median DOM is 33. The median list price of currently available properties is $590,000, while the average is $776,411. Last year for the same week, sellers listed 65 homes and buyers ratified 60 contracts.

Click here to search currently available Arlington real estate — if you see a home you’re interested in purchasing, we’d love to help!

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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Morning Notes

Crystal City Parking Lot Staying Put — “Crystal City has been a scalding hot market for new development ever since Amazon.com Inc. moved in — but one well-positioned lot will continue to sit empty for the foreseeable future. Gould Property Co., which owns a small parking lot at 2661 S. Clark St., filed a request with Arlington County last month asking for permission to maintain the property as surface parking through early 2026.” [Washington Business Journal]

Westover Apartment Building Named — “Kathleen Sibert, who led the Arlington Street People’s Assistance Network (A-SPAN) from 2008 until earlier this year, will remain a permanent part of the organization through a facility named in her honor… Located in Westover, Sibert House is designed to provide permanent-supportive housing and a foundation to help individuals achieve better health, overcome substance abuse and mental illness, obtain job security, and attain their goals.” [InsideNova]

Schools Also Facing Budget Gap — “Superintendent Durán said that APS is facing an estimated budget gap at this time of between $24 million and $31 million. The APS budget gap continues to fluctuate and is based on continued unknowns including more possible revenue loss, more possible savings and more costs as APS works to return students to in-person learning while continuing to provide distance learning. The school district is examining its current practices and reviewing the budget.” [Arlington Public Schools]

Arlington Water Facts — “In a year, Arlington residents use some 8 billion gallons of water. That’s about a trillion 8-ounce glasses of the stuff. Clean, safe and always at the ready.” [Twitter]

Real Estate Costs on the Rise — “Not only are home prices on the rise across the Washington area; the average cost on a per-square-foot basis continues to grow, too… In Virginia, Arlington led the pack, with its average per-square-foot cost of $455 up 4.4 percent from $436.” [InsideNova]

Real Estate Firm Opening Second Office — “McEnearney Associates is excited to announce a new office location in the heart of Clarendon in Arlington, Virginia located at 3033 Wilson Boulevard… This will be McEnearney Associate’s second office location in Arlington.” [Press Release]

Airport Concession Sales Way Down — “Roughly 33 concessionaires were open at Reagan and 44 at Dulles, or just over 40% of all shops in the two airports… the shops that are open are still struggling with very low foot traffic and a customer base that is spending less than normal. Sales per passenger were down 20% at Reagan National and 22% at Dulles in August compared to the same month of 2019.” [Washington Business Journal]

Arlington Early Voting on Irish TV — “Irish TV RTÉ was in Courthouse filming the early voting for the election.” [@Irelands4Courts/Twitter]

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Address: 888 N. Quincy Street #1406
Neighborhood: Ballston | The Residences at Liberty Center
Listed: $595,500
Open: Saturday, October 24 and Sunday, October 24 from 2-4 p.m.

Imagine waking up every morning and watching a gorgeous sunrise over Washington, D.C. from your 14th floor balcony.

At the Residences at Liberty Center unit 1406, this can be your every morning. This amazing 1 Bedroom + Den/1 Bathroom Hamilton Model in the heart of Ballston has a beautifully updated kitchen with granite counters, a breakfast bar accented by pendant lighting, and a stunning view enjoyed from almost every room in the condo.

To the left of the kitchen is an open den with built in cabinets, perfect for your home office. The breakfast bar overlooks the dining and living areas with hardwood floors, fresh paint and sliding glass doors that open to a balcony with monument views. The Owner’s Suite is filled with natural light, has two custom closets, and an en suite bathroom with a granite top vanity and a soaking tub/shower. The unit also comes with one prime parking space and an extra storage unit.

The Residences at Liberty Center is a luxury building with breathtaking rooftop views, a rooftop fitness center, an outdoor rooftop pool, a community room and a 24-hour concierge. Located in the heart of Ballston, this Arlington condo is just steps to the Ballston Quarter with dining, shops, nightlife and everything we love about Arlington.

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.

There are plenty of ways that folks volunteer and make a difference in Arlington County each and every day.

If you’ve been waiting for the perfect day to try out something new, this Saturday (October 24) is Make a Difference Day. Amid the pandemic, some volunteer activities have certainly changed to adhere to the current climate.

But, then again, what hasn’t been changed a little in recent times? The bottom line is that many organizations still need volunteers and, for some, now more than ever.

Among the many awesome tools in our community, Volunteer Arlington has some stellar online resources and tools. On its site, individuals and groups can be matched with volunteer opportunities, nonprofits can post their needs and businesses can sign up to make an impact.

Have fun making a difference this Saturday (and beyond), folks!

For decades, the team at Arlington Realty, Inc. has been engrained in the local community. We want to see it thrive. When you’re ready to embark on a real estate journey of your own, we’re excited and ready to help.

Now on to this week’s Just Reduced figures.

As of October 19, there are 170 detached homes, 58 townhouses and 372 condos for sale throughout Arlington County. In total, 46 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: We are looking forward to buying our first home in 2021. Do you have any recommendations on how we should start the home buying process?

Answer: Google “home buyer tips” or “what to know before buying a home” and you’ll find plenty of advice on the topic, so I’ll include some suggestions I don’t see on most of those lists and also put my own spin on others that you have heard before.

Weighted Criteria

It’s easy to come up with 3-5 things that are most important to you, but challenge yourself early to come up with 12-15 things that are important to you. Then give yourself 100 points and allocate points to each based on how important they are to you and you’ll end up with a weighted criteria list to help you focus your search and objectively compare properties.

If you want to take it to the next level, bring your weighted criteria list with you on showings and score each house out of the total points allocated to it.

Length of Ownership

This is one of the most important conversations to have with yourself/your partner. You should focus on the following:

  1. Likely length of ownership
  2. Difference in criteria for a 3-5 year house vs a 10-12+ year house
  3. Difference in budget requirements for a 3-5 year house vs a 10-12+ year house

Appreciation is not guaranteed and difficult to predict, but the value of longer ownership periods is undisputed. One way longer ownership adds value is the potential for eliminating one or more real estate transactions, and the associated costs (fees, taxes, moving expenses, new furniture, etc) and stress that comes with moving, over the course of your lifetime.

If you have an opportunity to significantly increase your length of ownership by stretching your budget, it’s often justifiable. On the other hand, if your budget or future plans restrict you to housing that’s likely to be suitable for just 3-4 years (and buying now still makes sense), it’s generally better to stay under budget.

Influencers (not the Instagram ones)

Family, friends, colleagues… they’re all happy to offer opinions and contribute to your home buying process, but the input can be overwhelming and unproductive if you don’t set boundaries. Try to determine up-front who you want involved in the process and how you’d like them to be involved.

Think about how you’ve made other major decisions in life — what college to attend, what kind of car to buy, where to get married, whether to change jobs — and if you’re the type of person who likes input from your friends and family, you’ll likely do the same when buying a house. Plan ahead with those influencers so their input is productive.

Does Your House Exist?

Before jumping too far into the search process, spend a little bit of time searching For Sale and Sold homes on your favorite real estate search website/app to see if the homes selling in the area you want and within 10% of your upper budget are at least close to what you’re looking for. If not, spend some time adjusting price, location and non-critical criteria to figure out what high-level compromises you’ll need to make and then compare those compromises to your current living situation and/or continuing to rent.

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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:

1835 N. Kirkwood Place
4 BD/3 BA, 1 half bath single-family home
Agent: Ttr Sotheby’s International Realty
Listed: $1,995,000
Open: Sunday 2-4 p.m.

 

1881 N. Nash Street
2 BD/2 BA, 1 half bath condo
Agent: Washington Fine Properties, Llc.
Listed: $1,675,000
Open: Sunday 2-4 p.m.

 

3311 20th Street N.
4 BD/3 BA single-family home
Agent: Compass
Listed: $1,129,000
Open: Saturday 2-4 p.m.

 

1418 Rhodes Street N. #115
2 BD/2 BA, 1 half bath condo
Agent: Compass
Listed: $980,000
Open: Saturday 3-6 p.m.

 

2126 N. Tazewell Court
3 BD/3 BA, 1 half bath villa/townhouse
Agent: Cathedral Realty, Llc.
Listed: $795,000
Open: Sunday 12:30-3:30 p.m.

 

820 N. Pollard Street #603
2 BD/2 BA condo
Agent: Century 21 Redwood Realty
Listed: $669,500
Open: Sunday 11 a.m.-2 p.m.

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