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. Video summaries of some articles can be found on YouTube on the Eli Residential channel. Enjoy!

On Tuesday, April 9, I’ll be hosting another Ask Eli Home Buyer Workshop with my business partner Jean Ropp and local Loan Officer, Jake Ryon, with First Home Mortgage. Food and drinks will be provided!

The workshop is a free and will cover:

• How to use data and strategy to maximize your home purchase
• How to use market trends to your advantage
• The latest on interest rates and mortgage programs/products
• Common mistakes to avoid and some tips for success

Who is it for?

• Any buyer type from first-time buyer to experienced buyers
• Ready to purchase now or planning 18-24 months out
• Home buyers in Northern Virginia, D.C., or the Maryland Suburbs
• You or anybody you know who would benefit

Where and When?

• Tuesday, April 9 from 6-7:30 p.m.
• Arlington Central Library (1015 N Quincy St), Bluemont Room

Registration is now open and space is limited. Click the graphic below to RSVP. Bring your appetite and your home buying questions! I’d love to see you there. Feel free to email me at [email protected] with any questions about the event.

If you’d like a question answered in my weekly column or to discuss buying, selling, renting, or investing, please send an email to [email protected]. To read any of my older posts, visit the blog section of my website at EliResidential.com. Call me directly at (703) 539-2529.

Video summaries of some articles can be found on YouTube on the Eli Residential channel.

Eli Tucker is a licensed Realtor in Virginia, Washington DC, and Maryland with RLAH Real Estate, 4040 N Fairfax Dr #10CA

Just Listed highlights Arlington properties that just came on the market. This biweekly feature is written and sponsored by Coral Gundlach Homes.

Hello Arlington!

Coral Gundlach here with Coral Gundlach Homes at Compass in Arlington. I’ve been an Arlington homeowner since 2001 and a Realtor since 2004. I love this real estate market, even though it has its challenges.

Happy Easter weekend to all who celebrate!

Sometimes sellers choose to not list this weekend and the numbers this week do reflect that. I think if people are house hunting they probably will go on Easter but understand that many people want to spend the day at home, which could make showings of occupied homes inconvenient. What do you think? Is Easter weekend an okay time to list?

As of today (Friday, March 29 ) there are 191* listings Active in Arlington, not all of those are new. Of those 191, 41 were either listed or re-listed in the last week. 

Detached listings:

• There were only 18 new detached homes listed this past week for a grand total of 83 active. Sellers — where are you? There are buyers here waiting! 12 went under contract in the last week so at least we listed a few more than we sold. 
• The lowest price was a 2 bedroom, 1 bath 936 square foot home in Barcroft for $725,000. The highest was a recently reduced 5 bedroom, 6 full, 2 half bath new construction 7,220 square foot contemporary in Shirley Woods. Re-listed at $3,695,000 from $3,994,000.

Townhouse listings:

There are only 3 recently listed, active non-condo townhouses in Arlington, and only 12 active at all. They range from a $725,000 1,584 square foot, 2 BD/2 BA with a garage in Columbia Square to a $1,175,000 4 BD/3 BA and 2 half bath, 2,108 square foot townhome with a garage in Ballston. 

6 townhouses went under contract in the last week as well, so that shows us we still are listing fewer than are selling in this category. If you have a townhouse to sell, go for it!

Condos and Co-ops:

There are 19 newly listed Active condos/co-ops, 93 overall on the market. In the past week, a whopping 30 went under contract! The lowest price newly listed condo is a 550 square foot 1 BD/1 BA in Horizon House, near Pentagon City. It is $245,000 and has fees of $652.22 per month. 

The highest newly listed condo is a 2,039 square foot 2 BD/2 BD in Turnberry Tower in Rosslyn, asking $1,790,000 with fees of $1,955 per month.

Contact Coral Gundlach Homes today at (703) 200-3631 or email [email protected] to talk more about buying or selling Arlington real estate.

This week’s Just Listed features:

6938 27th Street North, Arlington VA, 22213 — $1,050,000

The one we are featuring today is 6938 27th Street North — an updated rambler with an open flow in the smallest and most northwest zip code, 22213. This area is walkable to East Falls Church metro, Falls Church City, W&OD trail, Tuckahoe Park, Williamsburg Shopping Center and is a quick ride to many places with easy access to 66 and 495. This is a 4 bedroom, 2 bath 2,173 square foot home on a 10,332 square foot lot. It is listed by Ameila Robinette of NOVA House and Home and is open Sunday, March 31 from 2-4 p.m.

As always if you’d like to see any of these, or get any additional market data, feel free to reach out!

*These numbers do not include The Jefferson, a 55 plus community in Ballston. Between research and publication, some numbers may change.

Don’t miss this Thai two-for-one on protein and tea! Discover the new bar and sushi!

For those who missed the news, Thai Select, one of Arlington’s finest Thai restaurants, has expanded its indoor seating and added a sushi bar and a full drinks bar to its location, which is convenient to Rosslyn and Courthouse. 

The expansion has not diminished the charm of the restaurant and the owners would like you to come inside to see for yourself. To that end, for a limited time, those dining in will enjoy two buy-one-get-one-free opportunities:

• Buy one entrée, noodle dish, or curry with either minced chicken or minced beef and get a second one — or a similar one — free.
• Enjoy a flavorful and refreshing Thai iced tea and get the second one free.

The BOGO begins Monday, April 1 (no fooling!) and ends on Monday, April 15.

The BOGO is good only for those enjoying the new dining-in experience at lunch or dinner, from 11 a.m. to 9 p.m. daily. Reservations are recommended. (Lunch boxes and combo meals not included in the BOGO.)

Thai Select boasts a full and affordable menu of Thai delicacies, ranging from traditional appetizers and soups and salads to main courses including curries, noodles, and fried rice you might not find elsewhere in Arlington (basil fried egg, for instance). Vegan and vegetarian options abound, and there is a kid’s menu.

Thai Select is at 1713 Wilson Boulevard in Arlington, in the Colonial Village Shopping Center between Rosslyn and Courthouse. Call 703-567-7527 or 703-566-2082; text 551-282-9495 and 551-282-9595 or email thaiselectrestaurant@gmail.com for reservations. Hours are from 11 a.m. to 10 p.m. daily.

Make a Reservation Today!

George Mason University’s new Fuse at Mason Square in Arlington, is poised to become a 345,000-square-foot collaborative and digital innovation space in the heart of the Rosslyn-Ballston Corridor.

“As Mason expands in Arlington, Fairfax, and Prince William counties, Fuse is a groundbreaking project that is redefining the modern university’s role in catalyzing business and talent growth in the region,” says Liza Wilson Durant, Mason’s associate provost for strategic initiatives and community. “With it, we are one step closer to having a destination to collaborate with partners on development of new technologies.”

Tenant occupancy is scheduled to begin in August 2024. Once open, Fuse at Mason Square will transform the innovation landscape in the region, with opportunities for students, researchers, and commercial partners to be part of an immersive atmosphere of ideation and innovation.

The opening of the building aligns with Mason’s mission of propelling Northern Virginia’s transition into a global technology hub. Fuse will also expand research opportunities at Mason, which is already classified as a top research institution by the Carnegie Classification of Institutions of Higher Education.

“Fuse will hit the mark on so many levels,” Wilson Durant says. “It will be at the nexus of all Mason does in digital innovation.”

Learn More!

This sponsored column is by Law Office of James Montana PLLC. All questions about it should be directed to James Montana, Esq., Doran Shemin, Esq., Janice Chen, Esq., and Austen Soare, Esq., practicing attorneys at The Law Office of James Montana PLLC, an immigration-focused law firm located in Falls Church, Virginia. The legal information given here is general in nature. If you want legal advice, contact us for an appointment.

USCIS’s fees for most applications are increasing on Monday, April 1st.

This article is a PSA on how not to pay more for the same service. Green card application fees are increasing from $1,760, for an ordinary marriage-based case, to $3,005! We addressed this in additional detail in February, but today, we’re here to talk mechanics.

1. Don’t file if you aren’t eligible…

If you file for a benefit, and you don’t qualify, you’ll eventually find yourself in immigration court facing deportation. That will cost you many, many thousands of dollars, and several years of sleepless nights. So, if you aren’t sure that you’re eligible, don’t file!

2. If you are eligible, file at the right address…

It isn’t obvious where to file these things! If you’re filing a green card application, start here, and work your way through the options to find the correct address for you.

3. Enclose a check or money order…

Make your check or money order out to “U.S. Department of Homeland Security.” Don’t make it out to “DHS” or “USCIS” or anything else. (Here are detailed instructions on how to make out your check)

Can you pay by credit card instead? Yes, using Form G-1450. We don’t generally recommend that.

4. In the correct amount…

The correct amount depends on the application. The current fee schedule (valid through March 31st) is eleven pages long. The new fee schedule, valid from April 1, 2024 on, is forty-five pages long.

5. And get a postmark!

USCIS says: “We will use the postmark date of a filing to determine which form version and fees are correct, but will use the received date for purposes of any regulatory or statutory filing deadlines.” Okay! Go to a U.S. post office, as late as Saturday morning, and ask for a physical postmark. Pay for a service, like Ground Advantage or Priority Mail, which allows for tracking of your package.

As always, we welcome your comments and will do our best to respond.

Schedule your tour today to see The Grace and Reva residences in National Landing.

Located in the heart of the neighborhood’s vibrant food scene on Crystal Drive, these two residential communities aim to bring elevated urban living to the area with some of the D.C. region’s best views. 

The Grace and Reva, developed by JBG SMITH, offer luxurious apartment living in one of the region’s newest urban areas, each boasting the upscale amenities modern apartment dwellers count on with two distinct mindsets.  

The Art Deco and Mid-Century Modern design of The Grace elevates expectations and is defined by elegance, beginning with the sophisticated and carefully curated amenities of the studios, one-, two- and three-bedroom residences, up to a collection of exceptional penthouses.

Common areas of The Grace include a state-of-the-art fitness center, large resort style pool, multiple rooftop lounge areas with skyline views of Washington, D.C. and the Potomac River, co-working spaces and on-site parking. Visit their website to browse all of The Grace’s services and amenities.

Reva is a state of mind. This community is designed to revive, renew, and rejuvenate residents by providing a sense of comfort and sanctuary. A collection of studios, one- and two-bedrooms, complimented by penthouse apartments, provide a level of luxury living in National Landing like never before. Residents can enjoy the sundeck and pool on the 22nd floor with an expansive view of Arlington. They can also enjoy the stunning fitness center with private yoga room, the rooftop terrace and lounges, and breathtaking views of D.C.’s monuments. Visit their website to browse all of Reva’s services and amenities.

Whether connecting with friends, family, coworkers or neighbors, both The Grace and Reva communities are centrally located to experiences indoors or al fresco in National Landing. The buildings are located directly across the street from the Crystal City Metro station, two blocks to the future pedestrian bridge to Reagan Airport, and surrounded by popular neighborhood dining attractions such as Water Park, Michelin star-rated Chef Enrique Limardo and Seven Reason Group’s Surreal at Dining in the Park, and Amazon HQ2’s Metropolitan Park.

Interested in leasing a brand-new apartment at The Grace or Reva? Call the dedicated leasing team at (866) 730-9548 for more information, or schedule a tour directly from the website.

This column is sponsored by Arlington Arts/Arlington Cultural Affairs, a division of Arlington Economic Development.

Arlington, known for its vibrant cultural scene, offers numerous ways to embrace National Poetry Month every April. From captivating public art installations to engaging poetry competitions, Arlington is alive with literary fervor.

Here are two fantastic ways to immerse yourself in the celebration:

Moving Words Poetry Competition

In its 25th season, the Moving Words Poetry Competition transforms Arlington Transit (ART) buses into rolling galleries of verse. From April to September, commuters encounter poems by local talents instead of traditional advertisements, enriching their daily journeys with literary beauty. Sponsored by Arlington Transit and the Arlington Cultural Affairs Division, this initiative spotlights the profound impact of poetry in everyday life. This year’s winning poets include:

• “Appreciation Uninterrupted” by Ife Al-Din (Washington, D.C.)
• “AM Chorus” by Sidnitra Bates (District Heights, MD)
• “Do Me A Favor” by Angie Blake-Moore (Alexandria, VA)
• “Ordinary Miracles” by Jessica Browne-White (Arlington, VA)
• “Practice” by Marc Drexler (Gaithersburg, MD)
• “I pray often” by Michaela Gooding (Arlington, VA)
• “A Beginner’s Guide to Tasting Antidepressants” by Jennifer Koiter (Washington, D.C.)
• “Songs Unsung” by Rebecca Leet (Arlington, VA)
• “2 HAIKU” by Susan Russo (Arlington, VA)
• “A Month After My Dad Died, I Dream of Him” by Courtney LeBlanc, Poet Laureate (Arlington, VA)

The Poet is “IN”

Experience poetry firsthand at public events throughout Arlington during National Poetry Month. Notable regional poets set up pop-up booths reminiscent of the iconic “The Doctor is ‘IN'” from Peanuts cartoons. These poets craft personalized poems on the spot, free of charge, for participants. Catch them at the following locations:

• April 13 (3-5 p.m.): EarthFest 2024 at Arlington Mill Community Center
• April 21 ( 11 a.m.-5 p.m.): Earth Day Every Day on Langston Boulevard
• April 27 (1-3 p.m.): Walter Reed Community Center

Celebrate the beauty and power of poetry with Arlington’s rich array of events and initiatives this April. For more information on these and other National Poetry Month events, visit our website.

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.

As of March 25, there are 105 detached homes, 20 townhouses and 130 condos for sale throughout Arlington County. In total, 16 homes experienced a price reduction in the past week, including:

• 2361 N. Edgewood Street, 22207 – NOW: $3,500,000 (Reduced: $250,000 on 3/19)

• 3201 N. Wakefield Street, 22207 – NOW: $2,795,000 (Reduced: $100,000 on 3/20)

• 5301 26th Street N., 22207 – NOW: $1,199,000 (Reduced: $30,000 on 3/20)

• 809 N. Barton Street, 22201 – NOW: $890,000 (Reduced: $100,000 on 3/22)

• 3409 Wilson Blvd. #302, 22201 – NOW: $699,000 (Reduced: $11,000 on 3/23)

• 2024 S. Oakland Street, 22204 – NOW: $607,500 (Reduced: $8,000 on 3/24)

• 2819 S. Woodrow Street #B, 22206 – NOW: $525,000 (Reduced: $15,000 on 3/22)

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.

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. Video summaries of some articles can be found on YouTube on the Eli Residential channel. Enjoy!

Question: How close are the County’s tax assessments to actual market values?

Answer: In January, Arlington announced that residential property tax assessments were increasing 3.2% across the entire County (this is overall, changes to individual home/land values will vary significantly). This change is meant to align with the increase in market values of Arlington homes, which based on my latest review of market performance for detached and condo properties, an overall 3.2% increase is accurate. Despite an accurate overall assessed value increase from 2023 to 2024, tax assessed values remain well below actual market values for most homes. In fact, 81% of homes sold in Arlington in 2023 sold for more than their most recent tax assessed value (notably, this is the exact same percentage as in 2022).

Arlington homes that sold in 2023 sold for an average of 10.2% (median 9%) above their most recent tax assessment.

Homeowners who own homes in the 22205 and 22207 zip codes (most of North Arlington) benefit the most by underassessments, with an average difference between 2023 sold prices and their most recent tax assessments of 16.5% and 16.2%, respectively, or over $160,500 and nearly $186,000, respectively. Owners of single-family homes and townhouses (13.2% average difference) benefit more from underassessments than condo owners (6.5% average difference).

If County assessments were representative of actual market values, the average Arlington homeowner would pay over $800 more per year in property taxes, so don’t forget to send the Department of Real Estate Assessments a thank you card!

The following chart shows much more the average home sold for in 2023 compared to its most recent tax assessed value (note: I’ve done some data clean-up like removing sales of new homes where the assessed value is still based on the original home’s value):

If you believe that the County’s assessment of your home’s value is too high, you have the right to appeal the assessed value; the deadline is March 1 each year.

If you’d like to discuss design trends, buying, selling, investing, or renting, don’t hesitate to reach out to me at [email protected].

If you’d like a question answered in my weekly column or to discuss buying, selling, renting, or investing, please send an email to [email protected]. To read any of my older posts, visit the blog section of my website at EliResidential.com. Call me directly at (703) 539-2529.

Video summaries of some articles can be found on YouTube on the Eli Residential channel.

Eli Tucker is a licensed Realtor in Virginia, Washington DC, and Maryland with RLAH Real Estate, 4040 N Fairfax Dr #10CA

Located in what some might call “the heart of Arlington,” Ashton Heights is a leafy green enclave with an eclectic mix of historic to brand new homes only steps from amenities in Clarendon and Ballston. Founded more than 100 years ago, Ashton Heights is bounded by Wilson Boulevard, 10th Street North, North Irving Street, Arlington Boulevard and Glebe Road.

Mosaic Park

The park is filled with exciting features including a multi-purpose court, rain garden, flexible-use lawn area, and a children’s play area, complete with a colorful climbing wall. Natural landscaping includes 144 newly planted trees and an array of attractive pollinator plants. Mosaic Park’s entryway and an interactive water feature are both illuminated with sustainable LED lighting. 

Gumball Park

While only a third of an acre, kick back and relax on a bench for a rest while you walk through and explore Ashton Heights.

Museum of Contemporary Art at The Arlington Arts Center

Since the 1970s, the Arlington Arts Center has been housed in the historic Maury School located in Ashton Heights. It’s a private, nonprofit contemporary visual arts center dedicated to presenting and supporting new work by regional artists in the mid-Atlantic States. 

The Maury School 

The building has been home to the Arlington Arts Center, which offers art classes, exhibitions and provides studio space for local artists. The Clarendon School opened its doors in September 1910 with seven teachers and 298 students in grades one through six. It served as the Clarendon community’s only elementary school for the next 63 years. In 1944, the name was changed to Matthew Maury School, in keeping with a statewide effort to rename schools in honor of native Virginians. A Clarendon community landmark, the school was renovated to become the home of the Arlington Arts Center in the late 1970s.

Jason Surbey | 703-731-8610| [email protected] | jasonsurbey.com | McEnearney.com

McEnearney Associstes — Arlington

Links & Recommendations

• Ashton Heights Civic Association
• Mosaic Park
• Gumball Park
• Museum of Contemporary Art
• Historic Maury School
• Mario’s Pizza House

Address: 1805 Crystal Drive #317S
Neighborhood: Crystal Park
Type: 1 BR, 1 BA condo — 855 sq. ft.
Listed: $420,000

Noteworthy: Eminently walkable, high end renovations, full service building

**Seller is offering $10,000 closing cost credit to buyer**

Brimming with light and renovations, this home features fresh paint, wood floors, and stylish details. The kitchen has white Crystal Current cabinets, granite tops, KitchenAid range, microwave, fridge with icemaker, Bosch dishwasher, Miele washer and dryer, and pantry. Crisp white tile, with classic black accents, a large vanity and a linen cabinet are in the appealing bathroom. The bedroom has three closets and space for work out equipment or a desk.

A door from the living and dining room opens to the expansive balcony with skyline view. The condo has a garage and storage space and is located in the full service, pet free Crystal Park with pool, gym, patios for grilling, and gathering spaces. Walk to Metro, restaurants, grocery stores, bike path, Long Bridge Rec Center and indoor pool.

Easy access to airport, Pentagon, Washington, military, government, and business centers and a good reverse commute to Tysons, Dulles Airport and tech center.

A pristine home in an enviable location.

Listed by:
Betsy Twigg — McEnearney Associates
[email protected]
(703) 967-4391