Author: ARLnow.com Sponsor

Just Reduced Properties in Arlington

By ARLnow.com Sponsor

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.

The pandemic is affecting what folks are looking for in a new home.

According to a recent Homes.com survey of 1,000 respondents who purchased a home during the pandemic, 40% said that COVID-19 changed the features they desired.

As for the biggest change in attitudes?

Well, more and more people are looking at adding a home office space and want more square footage in general, knowing that things have generally trended toward a work-from-home-friendly environment.

On the ground here in Arlington Country, we know that the pandemic has affected each and every person or family differently. But, just as before, the team at Arlington Realty, Inc. is well equipped to help folks navigate the climate and find the perfect home, condo or townhome..

When you’re ready to discuss your needs — pre-, during or post-pandemic — we’re ready to roll on your behalf. And now on to this week’s Just Reduced figures.

As of September 14, there are 157 detached homes, 41 townhouses and 291 condos for sale throughout Arlington County. In total, 44 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.

Ask Eli: The Shifting Condo Market

By ARLnow.com Sponsor

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: I’ve seen a lot more condos come to market and also some staying on market longer than before, is that part of a larger trend in the condo market?

Answer: In July, I predicted there would be a surge in housing inventory that was held off the market this spring because of COVID. That has proven to be moderately correct for single-family housing and very accurate for condos. The market has had no trouble absorbing the extra single-family housing, albeit with less competition than before, but the condo market has not absorbed the extra inventory and has undergone a significant shift in the last two months.

In short, listing volume for Arlington condos reached historically high levels in July and August, absorption (demand) is down, and months of supply is the highest it’s been since the fall of 2017.

Historically High Listing Volume

July (253 listings) and August (229 listings) had the 5th and 13th highest months for listing volume in the last ten years. Prior to this year, the top fifteen months for condo listing volume fell in April or May (peak demand offsets higher listing activity), with the exception of June 2015. This is the first time that the number of condos listed in July or August has ever exceeded 200.

Pre-Amazon HQ2 Demand

Since Amazon announced plans for HQ2 in November 2018, condo demand was through the roof with 15 straight months of more condos going under contract than listed for sale (over 1.0 in the chart below), beginning January 2019. Absorption levels, a strong indicator of demand, are now more reflective of 2016-2017 which brought very little real appreciation in the condo market.

Monitor Months of Supply

The Months of Supply metric combines inventory levels and rate of absorption (supply and demand). It measures how long it would take to sell out of existing inventory given the current pace of sales. Most housing economists say that ~6 months of supply is needed for a well-balanced housing market, a number we’ve never come close to in Arlington.

Given that it takes ~6 months of supply for a balanced market, Arlington is still very much a seller’s market, but nowhere close to what it’s been over the last two years. In August, Months of Supply exceeded 2.25, higher than it’s been since October 2017 (2.32). Compare that to December 2018 — March 2020 with an average of .67 (just over two weeks of supply) and high of .88, and it becomes clear why many buyers and sellers are experiencing a different market now than they were as recently as June.

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RSVP Catering Introduces New ‘Work Day Menu’ for Contactless Home Delivery

By ARLnow.com Sponsor
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Now that back to school, back to work and back to the “new normal” is in full swing, home cooks and their families are practicing flexibility in their daily routines — and that includes meal times.

RSVP Catering, one of the region’s premier catering services, is also practicing flexibility: The longtime events catering firm is now offering a carefully curated menu of prepackaged meals — from breakfast and snacks to dinner and dessert — for contactless home delivery.

The new Work Day Menu brings to your door the sophisticated and creative quality of meals diners could only experience at weddings, corporate events and galas in the “old normal.” Those who are exhausted by the lack of variety and flavor in their meals will find RSVP Catering’s choices to be flavorful, healthy and an enjoyable relief from the quarantine routine.

High-end does not mean high-priced, and RSVP Catering goes the extra mile to make their home delivery service affordable: There are no minimums for orders placed from the Work Day Menu and no delivery fee ($5) for orders of five or more items.

At-home diners can enjoy dishes they might not have had the time or wherewithal to create themselves, such as smoked salmon, chorizo couscous grain bowl, or French toast casserole for breakfast. Lunch might be a roasted eggplant and spinach sandwich, brisket banh mi, or caprese sandwich made with heirloom tomatoes and arugula. Dinner entrees include salads and grain bowls, beer braised short ribs, New England cod and smoked cauliflower steak.

There also are large assortments of snacks, sides and desserts.

Those are just a few of the offerings from the new home-delivery menu at RSVP Catering. Accommodations can be made for vegans, gluten-free and nut allergies.

To learn how to order your first meals with RSVP Catering, see their website, email at [email protected], or call 703-573-8700.

Live Your Best Jewish Life in NoVA

By ARLnow.com Sponsor

We know that Northern Virginia is a big place and finding your people can be hard. Throw a pandemic into the mix and the isolation and lack of community can sometimes feel overwhelming.

That’s why we are excited to announce that GatherDC, the one-stop-shop for young professionals in their 20s and 30s looking to live their best Jewish life, is coming to Northern Virginia! GatherNoVa can help you connect to all things Jewish in the region — from jobs, housing, community, synagogues, rabbis, Jewish food, events and more!

To get started, sign up today for a free virtual coffee meet-up with a GatherNoVa ambassador who can plug you into all of the Jewish people, places, and activities of interest to you. Plus, after your chat, Gather NoVA will send you a complimentary bag of Commonwealth Joe Coffee so you can keep your buzz going.

Sign up today and start connecting to Jewish Life in your neighborhood! Oh, and while  you’re there, be sure to check out GatherDC’s High Holiday Guide & Experiences!

Cents of Community: Is it Time to Refinance Your Home Loan?

By ARLnow.com Sponsor

This monthly column comes from the Arlington Community Federal Credit Union as part of their mission to financially empower the community. Credit unions are not-for-profit member-owned cooperatives and anyone who lives, works, worships, volunteers, goes to school, or does business in Arlington, Falls Church, Alexandria, or Fairfax County is eligible to join ACFCU.*

Your mortgage and home equity products are likely some of your biggest expenses.

With rates being low, many people are finding that it’s a good financial decision to refinance to meet their financial goals. If you’ve been thinking about refinancing, here are some reasons to contact your financial institution:

  • You’re ready to consolidate your home loans: If you obtained a first mortgage and an equity loan to purchase your home, you may be able to refinance the two loans into one and lower your overall monthly payments. Equity loan rates tend to be higher than first mortgage rates so you may save on total interest paid over the life of the loan.
  • Cash out refinance: Use the equity in your home to pay for major expenses like home improvement, college, vacations or to pay off higher interest rate credit card debt.
  • Lower rate and lower payments: Refinance to a lower interest rate to reduce monthly payments and the overall amount of interest paid over the life of the loan.
  • Shorten term: To build equity faster, reduce interest paid over the life of the loan. If you’ve owned your home for several years, it may be possible to shorten your term and keep about the same monthly payment.
  • Change your product: Many people refinance from an adjustable rate mortgage (ARM) to a fixed rate product.  ARM rates are typically lower and are popular for getting into a home for the lowest monthly payment. However, with an ARM loan, your interest rate and resulting monthly payment will fluctuate over the life of the loan. Many people choose to refinance to a fixed rate mortgage to not have to worry about the interest rate and payment amounts changing.

If you’re ready to explore refinancing, reach out to a financial institution. ACFCU’s real estate team is here to listen and advise you on your best options.

*Equal Housing Lender. Membership eligibility requirements apply. Federally insured by NCUA.

Neighborhood Spotlight: The Best Tacos in Arlington

By ARLnow.com Sponsor

This content was written and sponsored by The Keri Shull Team, Arlington’s top producing residential real estate team.

Sometimes, nothing hits the spot quite like a taco. Classic, convenient, and always delicious, these cantina treats are a favorite for a reason — but who serves up the best tacos in Arlington? In this week’s Neighborhood Spotlight, join Peter Applegate, Caitlin Kamerman, and Drew Carpenter of the Keri Shull Team as they take you 3 of our favorite taquerias in Arlington!

Do you have a restaurant, bar or entertainment spot that you’d like for us to highlight in a future Neighborhood Spotlight post? Just let us know in the comments — we’d love to check it out!

Now, let’s get right into it and talk about the contestants!

Tortas Y Tacos La Chiquita

Located on Columbia Pike — just down the road from Bob & Edith’s Diner and right next door to the Arlington Cinema & Drafthouse — is a hidden gem for authentic tacos in Arlington. Tortas Y Tacos used to be a food truck in the area, but they opened up a storefront about 3 years ago and have been slinging salsa there ever since.

In addition to their authentic tacos, Tortas Y Tacos also serves — as the name implies — torta sandwiches, as well as quesadillas and other iconic street fare.

If you are looking for the classic Mexican taco, with soft corn tortillas, a variety of tender meats, and a zesty squeeze of lime on top of cilantro and onion, then this might be the spot in Arlington.

Tacos El Chilango

There’s no simpler taco experience than the one you get at Tacos El Chilango. The unassuming food truck is parked in Rosslyn, right by Arlington Boulevard. When you approach (with cash in hand — no plastic at this spot!) the menu might seem surprisingly simple.

Just tacos. Take your pick of beef, pork, chicken, sausage, lengua or a mix. It’s $2.50 per taco, and they come to you on a paper plate to eat there or as you walk.

And they are absolutely incredible.

Just like Tortas Y Tacos, this food truck boasts truly authentic Mexican tacos, with tender meats double wrapped in corn tortillas and topped with onions, cilantro, and your choice of salsas.

Plus, with plenty of room to space out, sanitizer options from the owner, and its prime location near Rosslyn and Court House, Tacos El Chilango is a great option for takeout food in Arlington — especially on a lunch break!

Taco Rock

If you are craving a unique twist on the classic cantina formula, then you should stop by Taco Rock, just a few blocks away from the Keri Shull Team’s office near the Rosslyn Metro stop.

Taco Rock absolutely blows away the competition when it comes to menu size and presentation. The eatery offers 23 varieties of tacos — including speciality items like sushi-inspired tacos and a cubano sandwich inside a tortilla — as well as a wide selection of empanadas, ceviche, burritos and other tex-mex offerings.

If you stop by Taco Rock, either to dine in or take out, make sure to try one of their signature drinks, too! In particular, we loved their speciality margaritas, which pair perfectly with the unique flavors of the tacos.

The Verdict

The truth is, it’s hard to compare these places! Tortas Y Tacos and Tacos El Chilango lean heavily on tradition and authenticity, whereas Taco Rock tries its hand at innovation with unique fillings and attractive presentation.

When it comes down to it, though, our agents selected Tortas Y Tacos La Chiquita as the top taco in Arlington. The combination of biting hot sauce, perfectly crafted tortillas, fall-off-the-bone tender meats, and authentic flavor is simply unbeatable in our eyes!

When it comes to tacos, you trust the experts, right? Well, the same is true when getting ready to buy or sell a house now … and no one has more expertise than the Keri Shull Team! So if you are interested in living in Arlington, Washington D.C., or anywhere else in the DMV, just click here and schedule a time for a free Consultation with one of our local experts!

Your Beermonger: The Best Beer I Ever Had

By ARLnow.com Sponsor

This sponsored column is written by Steve Quartell, 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.

A fair amount of people can probably guess what makes a good beer. Quality ingredients, technical skill, patience, a little creativity helps of course, but what about the best beer you ever had?

What makes a beer reach that level of greatness? Sure — it had to be a beer of some quality to begin with, but it’s like a good run, or a good meal, or a good — you get it. So many things come together for that perfect beer drinking experience. Location, some place new, some place familiar, the vibe, music or nature? Could be solitude, could be with friends, could be with thousands of strangers and one special person.

Some of my best beers? A lot of them have been some of the most simple beers. Zeroing in on a home brew recipe I’d been working on for years over several batches — that was a pretty good beer, it was a simple but good wheat beer but the build up, the anticipation and the satisfaction with every sip — superb

Enjoying my grandfather’s favorite amber lager out of a frosted mug around Christmas… that is definitely a top 5 beer — one of those “you’re in the grown-ups club” moments that tend to happen around the holidays and maybe a couple months before statute…

I’ve had the pleasure and privilege of sipping on the national beer of Cuba, Cristal — a pale but malty lager with imported Czech hops — while laying on the wall of a Spanish Fort in Havana while a local wailed Hendrix from his guitar as the sun went down… that was a pretty darn good beer.

But none of those were the best beer I ever had. Best beer I ever had, I’m not sure if I’ll ever have again. For years, I’ve told this story hoping someone like-minded would know what I was talking about, but to no avail.

The best beer I ever had… Was Zwickl Rot. Yeah, you see how that’s not helpful right?

We were on vacation in Vienna, the first time I’d been to Europe and it was a near literal midsummer night’s dream, perfectly warm and sunny with a few clouds as we went from afternoon into early evening — we came upon a festival in the Rathausplatz.

I made my way up to a beer truck and decided, with my limited German, to order the beer on offer I recognized the least — “zwei Zwickl Rot bitte.”

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Open Houses in Arlington This Weekend

By ARLnow.com Sponsor

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:

6625 24th Street N.
5 BD/3 BA, 1 half bath single-family home
Agent: Long & Foster Real Estate, Inc.
Listed: $1,349,500
Open: Virtual Tour

 

2415 2nd Street S.
5 BD/4 BA, 1 half bath single-family home
Agent: Ttr Sotheby’s International Realty
Listed: $1,199,000
Open: Sunday 1-3 p.m.

 

1418 N. Rhodes Street B414
2 BD/2 BA, 1 half bath condo
Agent: Pearson Smith Realty, Llc
Listing: $967,000
Open: Sunday 1-4 p.m.

 

1703 S. Walter Reed Drive
4 BD/3 BA, 1 half bath villa/townhouse
Agent: Compass
Listed: $850,000
Open: Sunday 1-3 p.m.

 

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

 

900 N. Stafford Street #2228
2 BD/2 BA condo
Agent: Weichert Realtors
Listed: $619,900
Open: Virtual Tour

 

4612 28th Road S. #C
2 BD/1 BA condo
Agent: National Realty, Llc
Listed: $409,900
Open: Sunday 2-4 p.m.

Just Listed in Arlington

By ARLnow.com Sponsor

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.

Just throw caution to the wind?

Well, over the past 30 days, there have been almost 70 homes in Arlington selling for 2% or more over list price. Crazier still, some of these sold 5%, 10%, 15% and even 18% over list price. 25% of homes sold in Arlington over the past month sold for 2% or more over ask, and the running average is 101% with a median of 100% sale price to list price ratio. Buyers, prepare yourselves to get out of your comfort zone if you’d like to call Arlington home.

I’ve said it about half a dozen times this year, but mortgage rates have hit another all-time low! We’re seeing most new mortgages start with a 2 in Arlington, and more and more buyers are electing to put less money down to further leverage the bank. Nationally, purchase demand is up 25% year over year — it’s going to be a busy fall!

Arlington numbers are up… like way up! We’re looking at over 100% increase for new inventory compared to last year — even though late summer is a historically slow time for new listings.

This past week in Arlington, sellers listed some 92 properties for sale while buyers ratified 55 contracts. 21 of the ratified contracts were on homes listed just within the past week.

There are currently 428 homes for sale in Arlington, 42 more than last week. 116 are detached homes, 32 are townhouses/semi-detached, and 236 are condos. Average days on market (DOM) for currently available homes is 48 and median DOM is 30. Condo inventory makes up for 61% of the available housing inventory in Arlington at present. Condo absorption is only making up about 50% of ratified contracts, explaining the continued increase in availability.

The median list price of currently available properties is $642,000, while the average is $881,281. Last year for the same week, sellers listed 44 homes and buyers ratified 45 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.

Boring Title: Bridges To Independence Charity Golf Tournament

By ARLnow.com Sponsor

Title insurance is boring, but Allied Title & Escrow is here to decode the jargon and make it (somewhat) more interesting. This biweekly feature will explore the mundane (but very necessary!) world of title insurance while sharing interesting stories of two friends’ entrepreneurial careers.

This week, we wanted to bring awareness to an awesome charity golf tournament here in Arlington!

Please join us on Monday, October 5 at Army Navy Country Club — Arlington for a COVID-19 friendly day of golf!

Not only will this be a great day on the links at one of the region’s best private golf courses, but you’ll join title sponsors Orange Theory Fitness and Allied Title & Escrow LLC to help raise money for Bridges To Independence. Every player out there and every sponsor we can get helps Bridges to lead their clients out of homelessness and into permanent, stable housing.

During registration, please make sure to purchase your mulligans, hand wedges and more! Feel free to email us with any questions.

To register, click here!

Have questions related to title insurance? Email Latane and Matt at [email protected]. Want to use Allied Title & Escrow when you buy a home? Tell your agent when you buy a house to write in Allied Title & Escrow as your settlement company!

Listing of the Day: 1908 N. Underwood Street

By ARLnow.com Sponsor
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Address: 1908 N. Underwood Street
Neighborhood: East Falls Church
Listed: $1,898,648
Open: Sunday, September 13 from 1-3 p.m. at Richmond Model (2230 N. Kensington Street)

Just listed in East Falls Church! Local builders Classic Cottages and Backyard Cottages team up together to bring you a one-of-a-kind property featuring Classic Cottages’ popular Richmond Model (5 Beds, 4.5 Baths, 5,026 Finished Sq. Ft.) as well as a detached accessory dwelling unit (ADU) which includes a private bedroom, full bath, laundry, kitchen and living room (558 sq. ft).

This home has everything you’ve been looking for, including a main level home office with beautiful no-grid French doors and large windows for an abundance of natural light! There is plenty of play space between the open concept sunroom just off the spacious great room as well as the large lower level entertainment room featuring a complete wet bar perfect for entertaining.

In addition to the eat-in kitchen island that can accommodate seating for four, there is also a breakfast nook that can accommodate additional seating (up to 6) for everyday living. A convenient mud room sits off the gourmet kitchen as a casual entry from the rear deck.

Don’t miss out on the opportunity of making this unique property yours today! Make this home your own by choosing the finishes that matter the most to you from cabinetry color and countertop selections to hardware, plumbing and lighting fixtures. You can also choose your hardwood floor stain color, and interior and exterior paint colors!

Want to learn more? Join Classic Cottages at its Richmond Model Open House (2230 N Kensington Street) this Sunday, September 13 from 1-3 p.m. to tour the floor plan, meet the builder, ask questions, and learn how you can customize this home to suit your everyday lifestyle wants and needs!

Please note, the listed property is currently under construction and available for customization. If you wish to walk the homesite, please email [email protected] to schedule an appointment. Expected delivery is spring 2021.

Schools: Tuckahoe Elementary School, Swanson Middle School, Yorktown High School

Listed by:
Michelle Lynch
Classic Cottages Realty LLC
433 E Monroe Avenue
Alexandria, VA 22301
Phone: 571-366-3324
[email protected]
www.ccottages.com

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