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 is customary to leave behind when we sell our house? Is there anything we have to leave or take?

Answer: The answer to this question varies by state/region so it’s important to understand what’s customary or required in your area. Throughout the entire DMV (D.C., Maryland, Virginia) it’s customary to leave/convey all appliances, anything fixed to the home (e.g. light and plumbing fixtures) and take electronics or anything not attached to the home (e.g. free-standing shelves).

Fortunately, the Northern Virginia sales contract has a section dedicated to what conveys, including a yes/no option for the 30+ items below:

Around here, it’s customary for the items listed above to convey if they’re present, so if you intend to take any of them with you, such a washer/dryer, you should be sure to let your Agent and potential buyers know ahead of time.

In addition to some of the obvious conveyances like landscaping, carpet and heating/cooling systems there are some not-so-obvious items that convey unless stated otherwise.

Those include light fixtures (chandeliers), attached shelving and wall mounts for electronics. The electronics (and wiring) themselves do not convey, so in practical terms — the TV comes with you but the wall-mount stays.

Other Tips/Grey Areas

You do not have to remove nails and other hardware used for hanging photos and other personal items. In fact, if you do remove them, you’ve technically changed the condition of the home and can be held responsible for patching and painting.

You are responsible for leaving the property “broom clean.” Broom clean is a bit of a grey area, but it surely means you do not have to hire a professional cleaning service or scrub the grout. Regardless of what the contract says, I always recommend sellers use an altered version of a common axiom and convey their home in the condition and cleanliness that they’d like a home to be conveyed to them.

You are also responsible for leaving the home “free and clear of trash and debris” which certainly means not leaving junk in the attic, clothes in the closet, or food in the refrigerator but it’s common (and generally appreciated) to leave behind extra matching paint, extra tiles or floor boards and other items used to for replacement or repair.

It’s generally a good idea to run these items by your buyer first, before leaving them behind, so you don’t get a call 30 minutes before   closing to haul away a bunch of stuff they don’t want.

Price and contingencies generally command all of the attention in contract negotiations, but ensuring you’ve accurately documented what conveys also deserves your attention to avoid a major disagreement in the last hour.

If you have any other questions about what’s customary when selling a home in Northern Virginia or the great D.C. Metro area, feel free to email me at [email protected].

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 Real Living At Home, 2420 Wilson Blvd #101 Arlington, VA 22201, (202) 518-8781.

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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:

3305 N. Albemarle Street
4 BD/4 BA, 2 half bath single-family home
Agent: Washington Fine Properties, Llc
Listed: $1,799,000
Open: Sunday 2-4 p.m.

 

329 N. Edison Street
5 BD/3 BA, 1 half bath single-family home
Agent: Local Expert Realty
Listed: $1,125,000
Open: Sunday 12-2 p.m.

 

4576 26th Street N.
3 BD/2 BA, 1 half bath single-family home
Agent: Long & Foster Real Estate, Inc
Listed: $875,000
Open: Sunday 1-3 p.m.

 

2001 15th Street N. #1410
2BD/2 BA condo
Agent: Kw Metro Center
Listed: $734,900
Open: Sunday 2-4 p.m.

 

5922 4th Street S.
3 BD/1 BA single-family home
Agent: Kw Metro Center
Listed: $629,900
Open: Sunday 1-4 p.m.

 

4819 28th Street S, B
3 BD/2 BA single-family home
Agent: Kw Metro Center
Listed: $469,900
Open: Sunday 1-4 p.m.

 

4500 S. Four Mile Run #114
2 BD/2 BA condo
Agent: Avery-Hess Realtors
Listed: $339,900
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 Team Cathell, “Your Orange Line Specialists.”

Arlington’s summer real estate market continues at a strong pace with both buyers and sellers performing well.

Home sellers listed 61 properties this week, and buyers ratified 53 contracts. Some 29 of those contracts were on homes listed for a week or less. The average days on market has shifted slightly to just 18. These are strong numbers for a summer market.

But below the calm steady surface of the housing market lies powerful currents that could greatly affect home sales. Amidst signs of a slowing U.S. economy, The Fed has been under pressure by the administration to cut rates as an economic stimulus.

The Fed met on Wednesday and announced it was holding firm with no rate cuts in sight, opting to play a wait and see approach based on economic growth changes. And Fannie Mae this week lowered its projections for economic growth in 2019 and 2020 which it believes could raise mortgage rates later this year.

Trade wars and weakening consumer and business confidence are cited as the main causes for slowing economic growth. The weak jobs reports for the last several months have added to the concerns.

These dynamics will influence mortgage rates, and mortgage rates have a powerful influence on our housing market as does consumer confidence.

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

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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 licensed broker Aaron Seekford of Arlington Realty, Inc. GET MORE out of your real estate investment with Aaron and his team by visiting www.arlingtonrealtyinc.com or calling 703-836-6116 today!

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

The Northern Virginia Association of Realtors is feeling pretty bullish about home prices this year. How bullish, you ask?

Well, according to a June 12 press release, the organization has updated its 2019 forecast, projecting median prices of homes to increase by 17.2 percent this year in Arlington County. Its prior forecast projected a year-over-year increase of 5.1 percent.

Folks, these are truly incredible times to own property in Arlington County and if you’ve been sitting on the sidelines, it’s time to explore your options. Yes, the inventory is limited, but there are still solid deals to be found and strong negotiations to take place.

When you’re ready to roll on your home-finding journey, let’s make it happen. Our team will always help you GET MORE out of your transaction.

As of June 17, there are 157 detached homes, 17 townhouses and 111 condos for sale throughout Arlington County. In total, 19 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 Aaron Seekford.

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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’re hoping to do some major landscaping work over the next year and would like your thoughts on what we should focus on that will also be good for resale.

Answer: Now is a great time to start planning a landscaping redesign project for next year’s warm weather. If you’re preparing for a sale, small improvements to your yard can be just as valuable as updates to the inside of your home.

I sat down with local landscaping expert and long-time Arlington resident, Jeff Minnich (you should see his yard!) of Jeff Minnich Garden Design, to discuss smart ways to boost the outdoor appeal of your home before listing it and talked about some of the landscaping trends he sees in Arlington.

High ROI Landscaping For Resale

  • DAPPR: Define bed edges, Add fresh mulch, Pull the weeds, Prune the bushes and Remove dead leaves.
  • Lawn is King: Tall Fescue grass works the best in Arlington. The best time to seed your lawn is March, April and September. Water 1-2x per week. Give it about a month to grow.
  • Blast of Color: Azaleas are beautiful around here in April and May. Pansies are good options fall thru spring. Geraniums are great in the summer.
  • Grand Entrance: Your front door is a focal point — hit it with a fresh coat of paint or replace all together. Power wash your driveway and walkways. Flagstone aka Pennsylvania Bluestone offer great value if you need to replace or add a walkway (also perfect for patios).
  • Create a Scene: Help potential buyers picture themselves relaxing in their future yard by staging an area of your yard with chairs, table, umbrella, hammock, lemonade pitcher, etc.
  • De-clutter: Just like you removed personal items from inside the home, put things like statues and lawn gnomes away.
  • Condos too: If you have some outdoor space (balcony, patio, etc) pot some plants (see Blast of Color) and stage it (see Create a Scene).

Landscaping For Personal Enjoyment (not everything needs to be done with ROI in mind)

Trends:

  • Outdoor living spaces are the biggest trend in Arlington. This includes kitchens, fire pits, entertainment areas and lighting.
  • Hydrangeas and other “old fashioned” shrubbery are back in style. Dogwoods and azaleas are always trendy in Arlington.

Approaching a landscaping project:

  • Step 1 Hardscaping — Install patios, walkways, living spaces, water features, etc. This can cost anywhere from $10,000-$25,000+
  • Step 2 Sheds and Storage — Establish space for these items next
  • Step 3 Plantings — Work from biggest (trees) to smallest (flowers)
  • A full project usually takes 1-3 months to complete
  • There’s no such thing as maintenance-free

Thank you Jeff for all of your great advice. To learn more about Jeff or see examples of his work, please visit his website or send an email to [email protected].

Jeff received his horticulture degree, with an emphasis on landscape design and nursery management, from Virginia Tech. His garden design/build firm, Jeff Minnich Garden Design, Inc. takes the client from initial design concept through the completed garden design. Enjoy the wonderful colors of his personal Arlington garden at 2268 N. Upton Street.

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]idential.com. 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 Real Living At Home, 2420 Wilson Blvd #101 Arlington, VA 22201, (202) 518-8781.

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Address: 409 N. Frederick Street
Neighborhood: Bluemont
Listed: $1,379,500
Open: Saturday, June 15 and Sunday, June 16 from 1-4 p.m.

This 3-level, 5 BD/4.5 BA hardiplank/brick single-family home features recent kitchen upgrades and more!

4 bedrooms, 3 full baths and laundry room with cabinet storage, granite counter and utility sink are located on the upper living level. The 600 sq. ft. master suite features a walk-in closet and en-suite bathroom with a 2-person jetted tub, shower with built-in bench and sep. quartz vanities.

The 5th bedroom is located on the lower living level along with the 2nd washer/dryer, rec. room with walk-out, storage and full bath. The spacious lower level is an ideal play area or great for entertaining guests with a fully-equipped granite wet bar.

Cozy up in the family room with a stacked stone gas burning fireplace or impress family/friends in the gourmet chefs kitchen featuring a walk-in pantry, built-in wall oven/microwave, white/grey granite countertops with raised serving bar, marble backsplash and butler’s pantry.

A commuters delight! Less than 1 mile from the Metro, Ballston Quarter and shopping. Ample street parking available plus a 2-car attached garage and 4-car driveway parking. Prime location in the Bluemont neighborhood close to excellent schools!

Listed by:
George Clark
Long & Foster Real Estate, Inc
703-556-8600
[email protected]
www.longandfoster.com

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Welcome to New Homes, a biweekly column highlighting the new construction real estate market, written by Conor Sullivan and Dave Moya of Three Stones Residential at Keller Williams Realty. We are here to share our experience and expertise in lot acquisition, financing and construction of custom homes. 

First, we need to understand who the top builders and influencers are that are reshaping our communities…

Deciding to build your own custom home does not need to be scary, nor does it have to be stressful. However, it does mean you will have to make a ton of decisions from insulation type to lighting fixtures, door trim, and dozens of other areas. That is why finding the 3 “R” are critical to success and happiness when building a new home.

Right Builder, Right Time, Right Lot.

Here are five reasons to build, not buy, your next home:

  1. Get What You Want — When you build your own home, you are involved from the ground up, choosing the style, colors, size of your home, the number of bedrooms, etc. to create the home you have been dreaming of.
  2. Walk Into Equity — When you are able to find your own lot and hire a custom home builder with an average profit margin, you typically walk into immediate equity in the home once it’s completed.
  3. New Home Smell And Warranties — Nothing beats the feeling of driving a car nobody else but you have owned, with that new car smell. The same applies for a house: building a new home typically means less repairs and maintenance which can save both time and money.
  4. Green Features — Homes that are more than 10-15 years old did not always have features that took the environment into mind. When you build your own home, green features could be added easily, and with some builders come standard.
  5. Location, Location, Location — The most important term in real estate! When looking to build your own home, it is generally easier to find the location or neighborhood you want to live in, and build the home you want.

Without further ado, here are some current options for buying new homes in Arlington:

Three Stones Residential specializes in matching home owners with the right builder and lot location. If you have any questions about new homes or builders that you’d like us to highlight please email us at [email protected].

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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:

3818 Stafford Street N.
5 BD/4 BA, 1 half bath single-family home
Agent: Washington Fine Properties, Llc
Listed: $2,250,000
Open: Sunday 2-4 p.m.

 

5260 25th Road N.
5 BD/4 BA, 1 half bath single-family home
Agent: Redfin Corporation
Listed: $1,044,900
Open: Saturday 1-4 p.m.

 

4500 41St Street N.
3 BD/3 BA single-family home
Agent: Long & Foster Real Estate, Inc
Listed: $940,000
Open: Sunday 1-4 p.m.

 

2702 Lee Highway 3B
2 BD/2 BA, 1 half bath condo
Agent: Long & Foster Real Estate, Inc
Listed: $789,000
Open: Sunday 12-2 p.m.

 

658 15th Street S. #A
3 BD/2 BA, 1 half bath condo
Agent: Century 21 Redwood Realty
Listed: $640,000
Open: Sunday 1-4 p.m.

 

4132 36th Street S.
1 BD/2 BA condo
Agent: Ttr Sotheby’s International Realty
Listed: $424,900
Open: Saturday 12-2 p.m.

 

1121 Arlington Boulevard #808
1 BD/1 BA condo
Agent: Fairfax Realty Select
Listed: $174,000
Open: Saturday 2-4 p.m.

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Morning Notes

Ribbon Cutting for Revamped Rosslyn Safeway — “Safeway will unveil renovations to its Rosslyn store at 1525 Wilson Boulevard in Arlington, VA, with a ribbon-cutting ceremony scheduled for 10 am on Friday, July 12.” [Press Release]

More on Real Estate Boom Forecast — “Real estate agents and local economists said inventories are so sparse that some popular Zip codes in Arlington and Alexandria show no homes for sale at all. They added that investors are pouring into the market, looking to turn homes into rental properties.” [Washington Post, InsideNova]

Acosta Signs Books in Clarendon — CNN correspondent Jim Acosta showed up to an sparsely-populated Barnes and Noble store in Clarendon for a “surprise signing” of his book “The Enemy of the People: A Dangerous Time to Tell the Truth in America.” [Twitter]

Workers Vote for Strike at DCA — “On June 12, airline food workers who prepare, pack, and deliver food and beverages served onboard American Airlines flights departing from Reagan National Airport voted 100% to strike when released by the National Mediation Board.” [Press Release]

New Local Store at DCA — “The District of Columbia Department of Small & Local Business Development (DSLBD) and the Metropolitan Washington Airports Authority (MWAA) today celebrated the grand opening of the Made in DC retail pop-up at Reagan National Airport, providing a new national and international presence for local makers and small business owners.” [Press Release]

ARLnow’s Press Release Section — For the next week, we’re experimenting with posting press releases directly on a special section of our site. Let us know what you think. [ARLnow]

Photo by Vernon Miles

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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 Team Cathell, “Your Orange Line Specialists.”

Arlington’s real estate market continues at a strong summer pace and more good news landed on Arlington’s doorstep this week.

Sellers listed 72 homes this week, and buyers ratified 64 contracts. Some 34 of those homes sold within a week. This pushed the average days on market down to just 14. With only 241 homes actively for sale, and at this pace of absorption, Arlington’s inventory rate has again dropped below one month’s supply.

The exciting news is that Virginia Tech announced this week that it is opening a new “Innovation Campus” for graduate students near Amazon’s HQ2 locations. The VA Tech campus will be just over Arlington’s border by the Regal Theatres in Potomac Yards in Alexandria.

When completed in 10 years, it will accommodate over 1,000 masters and doctoral students. Like HQ2, this will undoubtedly have a major impact on the local area’s economy, demand on housing and new business growth.

This week saw a surge in new mortgage applications both for purchase and refinance. Refinance applications were up 97% from a year ago, and purchase applications were up 27%. Mortgage professionals recommend locking in your interest rate right away as rates could start to go back up.

The Federal Reserve has hinted its concern about disappointing jobs reports and the effects of trade wars on economic growth. It has indicated it may reduce its short-term bank rate later this year to invigorate growth. A slowing economy may push mortgage rates higher.

The 30-yr fixed rate remains at 3.82% according to Freddie Mac but could start inching upward as soon as close of business today. So, check with your lender and considering locking in before rates change.

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

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Every week the Eli Residential Group scours our network for pre-market or off-market homes to give home buyers and investors access to properties they can’t find anywhere else online.

If you are interested in a property you see here, have specific needs you cannot find on the market or would like your pre-market or off-market property featured for a half million local readers on PoPville or ARLnow, please click here to contact us.

1,425 sq. ft. 2 BR+Den/2 BA Condo in Clarendon
Description: Truly a rare find. A 1,425 sq. ft. top-floor condo with two bedrooms + den and two full baths in a 2010 boutique building two blocks from the Clarendon Metro on a quiet residential street.

Hardwood through out, upgraded selections, balcony and open floor plan. Includes one assigned, covered parking space + street permit for parking in front of the building. Nearby parking for rent as well. Condo fee <$500/month includes everything except electricity.
Price: TBD

One-Bedroom Condo in Heart of Clarendon
Description: One bedroom, open concept condo at The Phoenix (1020 N. Highland Street) in the heart of Clarendon. A WalkScore of 94 means you’re blocks from the Metro and all the bars, restaurants and retail Clarendon offers.

Minutes from Ballston Quarter, Amazon HQ2 and National Airport. Updates will include new hardwood floors, fresh paint and new appliances. Unit conveys with one garage parking space. Building amenities include 24-hour front desk, pool and gym.
Price: Mid $400s

***Contact us for property photos and additional details***

To view all of our pre-market and off-market properties, visit the pre-market section of our website. We add new properties every week.

The Eli Residential Group is a real estate team with RLAH Real Estate, 2420 Wilson Blvd #101 Arlington VA 22201 (703) 390-9460. Office locations also include Dupont Circle, Georgetown, H Street and Chevy Chase. Contact the team directly at [email protected].

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