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.
We celebrated one big-time holiday this past Sunday (Mother’s Day!). And now, we have another big one coming up on Saturday.
The third Saturday of May is Armed Forces Day. It’s a time to pay tribute to the women and men who are currently serving or have served. Whereas Veterans Day honors our vets and Memorial Day honors those lost, this is a unique annual opportunity to give even more of heroes a salute.
So, whether that equates to a big hug, a call, a note or something in between, Saturday is the big day.
On the military front and knowing we live in a significant region for the military, we’ve helped countless military families with their real estate needs throughout the decades. If and when we can help make your real estate dreams a reality, we’re here for you.
In the meantime, THANK YOU! And now on to this week’s Just Reduced stats…
As of May 10, there are 155 detached homes, 64 townhouses and 321 condos for sale throughout Arlington County. In total, 40 homes experienced a price reduction in the past week, including:
- 5624 34th Street N., 22207 — NOW: $2,049,000 (Reduced $46,000 on 5/8)
- 224 N. Nelson Street, 22201 — NOW: $1,775,000 (Reduced $75,000 on 5/8)
- 808 N. Kenmore Street, 22201 — NOW: $1,549,000 (Reduced $101,000 on 5/7)
- 2516 1st Road S., 22204 — NOW: $1,499,000 (Reduced $191,000 on 5/8)
- 1111 19th Street N. #1603, 22209 — NOW: $718,000 (Reduced $22,000 on 5/7)
- 1021 N. Garfield Street #321, 22201 — NOW: $519,900 (Reduced: $10,000 on 5/6)
- 2101 N. Monroe Street #412, 22207 — NOW: $410,000 (Reduced $10,000 on 5/6)
Please note 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.
The blue of the Potomac. The green of the parks. The vibrant colors of over 100 one-of-a-kind boutique shops, fine dining restaurants and award-winning craft breweries. Old Town Alexandria is a kaleidoscope of life.
And just blocks away from those parks, the waterfront, and the shopping and dining are the luxury townhomes of Abingdon Place. Nestled into Old Town North, this tucked-away community of 19 townhomes feels like a private hideaway.
Each home at Abingdon Place thoughtfully melds the elegance of Old Town Alexandria’s distinctive traditional architecture with the comforts of modern design. Rooms illuminate with light from the energy-efficient windows. High ceilings (10-foot on the main level) give your home a truly grand feeling. Standard private elevators connecting all four levels tie the whole home together.
Thoughtful finishes and features accentuate open-concept living and exceed your expectations in how elegant your home can be. Coupled with the convenience of living so close to everything, it’s easy to see what makes the Towns of Abingdon Place in Old Town North right where you want to be!
Our two furnished models are now open. Book your private appointment or just stop by during our office hours Friday through Monday, 11 a.m. to 5 p.m.
The Towns of Abingdon Place: 4 levels, 3 to 4 bedrooms, 3.5 to 4.5 bathrooms, 2-car garage in Old Town North Alexandria. From the low $1.5 millions.
New models have recently been released for sale! Contact us today and find the layout that’s the right fit for you.
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: A friend of mine found a house off-market through their neighbor. Do you have any data that shows how many homes get sold before ever hitting the market?
Answer: Most people assume that there are a lot more pre-market and off-market home sales than there really are. The data I used to determine likely pre/off-market activity suggests that only about 4-5% of Arlington homes sell without being listed first.
However, within that 4-5%, you have a wide range of circumstances that cause homes to be sold pre/off-market that aren’t really part of the “standard” sale process, including tenants buying from their landlords, investor deals, custom homes, new construction condos, deals between neighbors/family/friends and others. In this case, I’m loosely defining the “standard” sale process as a homeowner who begins the process of preparing their home for sale with the intention of offering it to the public.
So, the actual percentage of “standard” sales that follow a more traditional sales process that end up selling pre/off-market is likely much lower and probably closer to 1-3% of total sales.
To come up with my pre/off-market estimates, I looked at the number of sold (Arlington) homes in the MLS that had zero days on market and the number of homes with zero and one days on market. A home with zero days on market was almost certainly sold pre/off-market and a portion of homes with one day on market were sold pre/off-market, but it’s impossible to tell from the data how many of those were pre-market versus how many were listed and the seller accepted an offer on the first day.
Not every pre/off-market sale gets entered into the MLS so those sales won’t show up anywhere in my data; however, I think this dataset gets us pretty close.
The chart below shows the percentage of homes each year that sold with zero or zero/one days on market.
Changes in Pre/Off-Market Rules
You’ll notice from the chart that there was a steady rise in pre/off-market deals through 2019, followed by a quick reduction in those deals since 2020.
For years prior to 2020, in order to gain a competitive advantage, agents and brokerages were creating their own “shadow” pre/off-market listing platforms/feeds that circumvented the cooperative agreements established through the MLS.
In the fall of 2019, Bright MLS (our regional MLS) announced major changes to protect the cooperation agreements of the MLS and required a home to be entered into the MLS within one business of any public marketing or advertising (for sale sign, social media, email blasts, mailers, website, etc.). Since this announcement, the number of pre/off-market deals have dropped substantially, for the betterment of both buyers and sellers, in my opinion.
I wrote about these rule changes in more detail and explained the MLS/Bright MLS concepts further in this October 2019 column.
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 DC, and Maryland with RLAH Real Estate, 4040 N Fairfax Dr #10C Arlington VA 22203. 703-390-9460.
At ProMD Health, you can look younger and feel younger with carefully placed dermal fillers that’ll help give your skin a natural lift and contour.
Treatment areas include the mid-face/cheeks, lips, under eyes, jawline, nasolabial folds (smile lines), nose (non-surgical nose job), chin (non-surgical chin augmentation), temples and more. Check out the before and after gallery.
Now through the end of the month, ProMD Health is offering the following filler special:
- $200 off two syringes of any filler
- $300 off three syringes of any filler
- $400 off four syringes of any filler
- $500 off five syringes of any filler
Appointment space is limited. Call 410-449-2060 to learn more or to schedule your appointment.
This special expires May 31, 2021. No prepayments. Valid only while appointments last. Must purchase a minimum of two syringes of filler to receive discount. May not be combined with any other discounts. Other terms and conditions may apply.
This neighborhood is at the heart of one of Virginia’s busiest cities — so how does it remain completely quiet? Join the Keri Shull Team as we share everything you need to know about the Waycroft-Woodlawn neighborhood of Arlington, Virginia!
And, as always, if you have any questions about Arlington real estate, please contact the Keri Shull Team, the #1 top-selling real estate team in the Washington, D.C. area.
NoVA’s Serene Secret
Waycroft-Woodlawn is a serene, suburban neighborhood in Arlington, located just north of the Ballston-Rosslyn Corridor. It’s beloved for its quiet streets, access to D.C. and abundance of beautiful flora.
Due to the tranquil atmosphere and strong community ties, most of the unique things to do in Waycroft-Woodlawn are events hosted by the Civic Association. However, residents can also access dining, entertainment and shopping all throughout the D.C. area thanks to the neighborhood’s proximity to I-66 and the Metro.
A Truly Close Community
Despite being so close to the bustling urban center of Ballston, this locale is a pocket of tranquility. The tree-lined streets and community spirit are protected and upheld by the Waycroft-Woodlawn Civic Association, an organization of community members dedicated to keeping residents safe and happy. Plus, the tight-knit community comes together regularly to host community parties and events — these are the perfect chance to befriend your neighbors or enjoy some family fun throughout the year!
Getting Around Arlington
There is not a Metro stop named for Waycroft-Woodlawn, but that doesn’t mean that residents are out of luck when it comes to public transit.
The neighborhood sits just to the north of the Orange and Silver Lines of the D.C. Metro system. The Ballston-MU Metro station is just a few blocks away from Waycroft-Woodlawn, meaning home owners can easily access the rest of D.C. and NoVA by foot or bike.
If you would rather travel by car, Waycroft-Woodlawn also offers convenient access to some of the main throughways in the D.C. area. I-66 borders the neighborhood on the southern edge, while Glebe Road marks the eastern border of Waycroft-Woodlawn.
Finally, this neighborhood is notable for having great access for cyclists. With a Bike Score of 82, most commutes and daily errands can be accomplished via bike. This is great news for people looking to live on a budget in the Washington D.C. area or skip D.C.’s infamous traffic.
Making the Most of Waycroft-Woodlawn
Home values in Waycroft-Woodlawn are very strong, and the neighborhood is currently seeing appreciation in price, overall. With the trajectory of the housing market in Arlington trending upward, this means purchasing a home in Waycroft-Woodlawn could be a wise financial move for many people.
The properties for sale in Waycroft-Woodlawn offer a nice blend of architectural styles. There are around 500 homes in the neighborhood, many of which were built in the mid-20th century. These houses include classic examples of Cape Cod homes, ramblers, colonials, cottage-style houses and more. There is truly something for everyone in this neighborhood!
Unlike some other neighborhoods near the Orange Line, most of the residents of Waycroft-Woodlawn own their homes. Homeownership is an attractive prospect in this neighborhood for many reasons. Even in Northern Virginia, it’s hard to find a neighborhood that blends peaceful tranquility with urban convenience as well as Waycroft-Woodlawn does.
Finding a Home in Waycroft-Woodlawn
At the Keri Shull Team, we have hundreds of off-market properties that you cannot find online or anywhere else… and we want to give you priority access to these homes before they even go on the market!
The market is red hot in Waycroft-Woodlawn right now, with lots of new construction homes going up in the area, so if you want to find a home in this neighborhood, you need to have every advantage that you can get!
And if you are selling a house in Arlington, it’s more important than ever to make sure you are taking the proper precautions to protect your investment. The best way to do that is to speak with a top-tier real estate agent and create a completely customized home selling strategy.
So what are you waiting for? Just click here to schedule a time for a free, no-pressure consultation with one of our Real Estate Needs Analysts!
This sponsored column is written by Todd Himes, beermonger at Arrowine (4508 Lee Highway). Sign up for the email newsletter and receive exclusive discounts and offers. Order from Arrowine’s expanding online store for curbside pickup.
This week I was lucky enough to find myself over at Nationals Park to watch a game and, for professional purposes, to have a hot dog and beer.
It wasn’t my first trip to the stadium this year, but it was the first time I sat up in the newly reopened 300 level, which was much closer to where I’d say my usual seats are (also from where I saw T-Swizzle back in 2015.) However, the closest District Drafts stand was all the way down by the 100s, and because this beer purchase was for Professional Research Purposes™, I made the walk down and back up, which gave me time to think about sessionable beers.
Session beers are hard to nail down in an exact definition. Originating in British and Irish drinking culture, these beers are characterized by being low in ABV (at Arrowine, we’re aiming for sub 5%) and high in flavor and refreshment. You might find stories of workers being allowed drinking “sessions” while working, a “session” meaning anytime you get together to have more than one beer. And you might think that concept exists so ubiquitously that it doesn’t need to have its origins pinpointed. For many folks in the U.S., before the growth of craft beer in America, this is what all beers were. Even now many of the imperial stout and double IPA drinkers I know will reach for light lagers when extended days of drinking are on the docket.
The walk back up the twisting switchback ramp was even more inspiring with a Port City Optimal Wit and a Right Proper Raised by Wolves in hand. My wife and I always toast Opening Day with an Optimal Wit, since the story goes that it was Port City’s Bill Butcher who did some heavy lobbying to get the District Drafts stands into the park. Plus, it is a delightful beer that I could drink anytime, anyplace. The Raised by Wolves stands out as being packed with flavor, extremely aromatic and, because I had sessions on my mind, the 5% ABV really swayed me. Maybe it was because it was a weeknight. Maybe it was because I was ordering the 23-ounce large size of each. Or maybe it was because of the time I spent this week tagging items in our online store to build out the session beer section of our website. Whatever the reasons, drinking something delicious but not Barrel-Aged-Imperial-Coffee-Marshmallow delicious was the raison d’etre.
Never really going out of style, the concept has made many a push in my time of beermongering. You have a strong British influence that was present in corners of the aughts, the rise of session IPAs that followed the “extreme beer” era and even now the number of large craft producers introducing low calorie, sub-4% IPAs geared toward expanding the audience of craft. Add on top of that the rise of craft lagers that are following the hazy IPA wave that has been washing over the industry, and we might be poised to enter a session renaissance.
If you’ve got a favorite sessionable beer, drop a comment below and look out for it possibly coming to our shelves.
Address: 3959 26th Street N.
Neighborhood: Donaldson Run
Open: Sunday, May 9, 1-4 p.m.
Located on a quiet cul-de-sac, this newly renovated home is well sited on an 8,900-square-foot lot backing to trees. Add a second floor or expand from the back to take advantage of the beautiful, level lot.
A door from the driveway opens directly into the new kitchen, which features white cabinets, quartz countertops and stainless appliances. More storage is available in the adjoining pantry. The focal point of the living room is the wood-burning fireplace, while the dining room is separated from the kitchen by a versatile breakfast bar. Three bedrooms are on this level along with a newly renovated bath with a deep tub, large vanity and additional built-in storage. Gleaming wood floors, double pane windows, fresh paint and lighting give the home a polished look.
High ceilings and tall windows in the lower level make the rec room inviting for media, play, sports and games. With a fully renovated bath on this level, the rec room doubles as a private space for a guest or distance learner. A second room may be used as a home office, workshop or gym. Additional storage is in the large laundry and utility room, and the extra fridge offers you the needed room after a Target run. Coretec LFV flooring provides a durable surface, particularly as the basement opens directly to the new patio and yard with new landscaping.
Walk to Donaldson Run Rec Association’s pool and tennis courts along with Potomac Overlook Regional Park organic garden, picnic pavilion, summer programs for children and scouts, and nature trails with room to roam.
Looking for a home? There are plenty of houses and condos open for viewing this weekend.
3534 N. Somerset Street
6 BD/9 BA single-family home
Open: Sunday, 2-4 p.m.
3188 Key Blvd
3 BD/3 BA, 1 half bath single-family home
Agent: Houwzer Realtors
Open: Saturday, 1-4 p.m.
1700 Clarendon Blvd #157
2 BD/2 BA, 1 half bath condo
Agent: TTR Sothebys International Realty
Open: Sunday, 2-4 p.m.
432 N. Nelson Street
4 BD/3 BA single-family home
Agent: Keller Williams Realty
Open: Saturday and Sunday, 1-3 p.m.
3406 Military Road
5 BD/3 BA single-family home
Agent: Keller Williams Realty
Open: Saturday and Sunday, 2-4 p.m.
4121 11th Place N.
3 BD/3 BA townhome
Agent: Cottage Street Realty
Open: Saturday, 12-2 p.m.
3543 S. Utah Street
2 BD/2 BA townhome
Agent: Bluestone Realty
Open: Sunday, 1-3 p.m.
Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Andors Real Estate Group.
Good morning, Arlington. Did somebody say POOLS?
Pools in Arlington get mixed reactions from the buying public. If you’ve got one at your home and plan to sell, now is the time. We’ve long described pools as net-neutral — and even occasionally a detractor to a home, based on feedback from the public most broadly. Of course, some absolutely love them and feel they are a huge plus. A couple of the homes I’m featuring this week have very nice pools, so be sure to check them out! Let me know whether you think a pool at a home in Arlington is a positive feature or just a plain hassle.
Pick of the week: 526 24th Street S., Arlington, VA 22202 — $1,150,000
You’ll absolutely love this expanded and charming 1925 Sears Craftsman! The timeless floor plan has been further opened and expanded for today’s living, and the location is unparalleled. Three levels, over 2,000 square feet of finished living space and a detached two-car garage are just some of the many things worth mentioning. This home features a large family room addition with an entire wall of windows, a chef’s kitchen and loads of natural sunlight, as well as a hardscaped and landscaped flat 6,345-square-foot lot. Find me here this Saturday and Saturday from 1-4 p.m. for an in-person open house.
Sellers listed 99 homes for sale this past week, seven fewer than the week before! Purchasers did their best to keep up with the sellers and ratified 82 contracts; 36 of the homes that went under contract were on the market for seven days or less.
This week, there are 452 available properties for sale throughout all of Arlington and across all property types. 117 are detached homes.
There are 51 townhomes/semi-detached homes currently for sale, and condominiums make up 284 of the available units in Arlington.
A quick comparison to last year: For the same week, sellers listed 42 homes and buyers ratified 39 contracts. There were also only 225 available properties for sale this week last year.
The average list price for currently available properties is $825,855 and the median is $568,950. Currently available properties in Arlington have an average of 62 days on market (DOM) and a median of just 33.
Click here to search currently available Arlington real estate. If you see a home you’re interested in purchasing, give us a call.
Call the Andors Real Estate Group today at 703-203-1117 to talk more about buying or selling Arlington real estate. Below are eight new listings I think you might like to check out:
- 3835 9th Street N. #306E, Arlington, VA 22203 — $489,900
- 3412 S. Stafford Street, Arlington, VA 22206 — $619,900
- 3 S. Montague Street, Arlington, VA 22204 — $685,000
- 2000 N. Illinois Street, Arlington, VA 22205 — $845,000
- 3212 N. Glebe Road, Arlington, VA 22207 — $1,150,000
- 526 24th Street S., Arlington, VA 22202 — $1,150,000
- 5859 26th Street N., Arlington, VA 22207 — $1,695,000
- 3534 N. Somerset Street, Arlington, VA 22213 — $2,995,000
Not everyone has the time or resources to commit to a full master’s degree program. Some may already have a master’s and are just looking for a narrow update on a current skill set. For these reasons, Virginia Tech’s 100% online Master of Information Technology (VT-MIT) program now offers professionals the option to earn a graduate certificate in 10 specialized IT subject areas:
- Big Data
- Business Data Analytics
- Cybersecurity Management
- Cybersecurity Policy
- Cybersecurity Technologies
- Health Information Technology
- Information Systems Design
- Information Technology Management
- Internet and Network Technologies
- Software Development
“Leaders can find a certificate that speaks exactly to their professional needs without having to commit several years to pursuing a master’s degree,” says Barbara Hoopes, Associate Professor of Business Information Technology at Virginia Tech.
In fact, nine of the ten certificates require just three courses, so professionals can earn a certificate in as little as 12 months as a part-time student.
Because the certificate courses are the same as those offered through the full degree program, students can apply their certificate courses toward their master’s if they decide to pursue the degree in the future.
Learn more about the fully online graduate certificates and master’s degree at an upcoming online information session:
The Arlington real estate market was busy in April. Throughout the month, we highlighted dozens of recently sold properties in the area.
Taking a look back, there were 620 homes listed for sale, including 232 new listings in the past four weeks, according to Homesnap. There were 319 sales, and the median sales price was $667,000.
A few of the most expensive homes sold in April are below.
- 1881 N. Nash Street #2309 — 3 BD/3.5 BA condo — $2,580,000
- 3131 N. Abingdon Street — 4 BD/4.5 BA single-family home — $2,500,000
- 5300 31st Road N. — 5 BD/5.5 BA single-family home — $2,280,000
- 3614 27th Street N. — 4 BD/4.5 BA single-family home — $2,250,000
- 1901 N. Oakland Street — 6 BD/5.5 BA single-family home — $2,199,000
- 5139 15th Street N. — 5 BD/5.5 BA single-family home — $2,037,916
Image via Google Maps