Author: ARLnow.com Sponsor

Ask Eli: Arlington 2018 Real Estate Review — The Amazon Impact

By ARLnow.com Sponsor

This regularly-scheduled sponsored Q&A column is written by Eli Tucker, Arlington-based Realtor and Rosslyn resident. Please submit your questions to him via email for response in future columns. Enjoy!

Question: What impact has Amazon HQ2 had on the Arlington Real Estate market so far?

Answer: For those keeping score, this is Part Four of my Four-Part series reviewing the 2018 Arlington Real Estate market and Part Two of my ongoing look at the impact Amazon is having on our market… I’m sure you care.

Over the last three weeks I looked at how the Arlington market for detached single-family homes, condos and townhouses/duplexes did in 2018. Now we’ll dig into the impact of Amazon’s HQ2 announcement.

Key Dates

On Saturday, November 3 the Washington Post broke news that Amazon HQ2 was in final discussions with Crystal City and by Monday, November 5, the impact on property values was all over the national news. Late on Monday, November 12, the Wall Street Journal reported the decision was final, and the next day, it was confirmed by Amazon.

Top Three Takeaways

  1. Massive Loss of Inventory:From the time the Washington Post broke the news on November 3 until now, the amount of homes to go under contract increased by nearly 17% from the same period over the last four years.The amount of new inventory to hit the market during that time decreased nearly 25%. The result being a net loss of 157 homes available for sale during a time when we usually have a net gain in inventory due to lower demand.
  2. No Time To Wait: 30% of homes listed since November 3 went under contract in five days or less. Of the 410 homes listed for sale since November 3 that are under contract or closed, they averaged just 17.5 days on market which is 3x faster than the average time properties spent on the market the rest of 2018.
  3. Prices Are… Down?: In order to draw a high level of confidence in a data set, data scientists generally recommend collecting at least 30 samples.With 350 sales (samples) of Arlington homes having gone under contract since November 3, you’d think that I’d be confident in the conclusion highlighted in the data set below which shows a decrease in the average sold price of Arlington homes that went under contract from November 3 to January 28.

This is a perfect example of data not correlating to reality and a good time to stress the importance of not using one or two data readings, especially average sold price, to drive your decision-making on a purchase or sale.

The reason average prices are down over this period isn’t because the Amazon announcement or because historically low supply and historically fast sales are magically making real estate less expensive.

It’s simply because we’ve had a higher volume of less expensive real estate sell during that period, thanks to a spike in investor activity since the announcement.

I can assure you that based on what my clients, both buyers and sellers, are experiencing in the market over the last three months that prices are up and competition is fierce in Arlington and the surrounding Northern Virginia communities.

The big question heading into the spring, which usually brings out the strongest buyer demand, is whether or not we will see a spike in new inventory coming to market from owners seeking to take advantage of low inventory or whether new inventory will remain at historically low levels because as owners hold out for potentially larger returns once Amazon starts hiring.

Look out for an inventory progress report from me in a few months!

If you are planning to buy or sell in 2019 and want an in-depth analysis of how Amazon HQ2 and the current market conditions will impact you, don’t hesitate to reach out to me at [email protected].

If you’d like a question answered in my weekly column, 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 Real Living At Home, 2420 Wilson Blvd #101 Arlington, VA 22201, (202) 518-8781.

Legal Review: Should the Census Include a Citizenship Question? The Supreme Court Will Decide

By ARLnow.com Sponsor

By Immigration Attorney Mario A. Godoy of Godoy Law Office

The U.S. Census is an important document filled out by every person in America.

The census results not only tell lawmakers how many people are in the country, but it also determines the number of seats held in the House of Representatives by each state.

The census is taken once every decade and as the time approaches for the next one, President Donald Trump has made one significant change that some say is simply continuing his war on immigration.

The Trump administration now wishes to include a question about citizenship on the 2020 census. If this is allowed, along with filling out information such as a name and income levels, a person will also have to state if they are a citizen or a legal or illegal immigrant. Last month, a New York federal judge, Judge Jesse Furman, struck down the ruling, saying it would negatively affect too many states.

Now, it’s up to the Supreme Court to decide if they want the question included.

“This will do nothing but keep non-citizens from taking part in the upcoming census,” says Mario A. Godoy of Godoy Law Office. “That not only means the census results in 2020 are going to be inaccurate, it also means several states will lose seats in the House, along with losing federal funding.”

The state that has the most to lose in terms of seats within the House is California, which would be a major blow to Democrats. When making his ruling on the issue, Judge Furman also states that eight other states, along with D.C., would feel the negative impact. These include Illinois, Massachusetts, Maryland, New Jersey, New Mexico, New York, Oregon and Washington.

If the citizenship question is allowed on the census, it will be the first time since 1950 that the document asks for this information. However, after Justice Brett Kavanuagh was confirmed to sit on the Supreme Court in the fall of 2018, conservatives currently hold the majority on the bench. That majority likely means that the Supreme Court will overturn Judge Furman’s decision.

Legal Insider: Whistleblower Claims in Virginia

By ARLnow.com Sponsor

This is a sponsored column by attorneys John Berry and Kimberly Berry of Berry & Berry, PLLC, an employment and labor law firm located in Northern Virginia that specializes in federal employee, security clearance, retirement and private sector employee matters.

By John V. Berry, Esq.

We represent employees in Virginia who have been terminated in retaliation for whistleblowing. Whistleblower cases are unique and present their own unique challenges.

Employees are advised to seek counsel as early in the process as possible if they believe that they have been terminated (or will be terminated) in retaliation for whistleblower activities.

Whistleblower Law in Virginia

In Virginia, if a whistleblower reports alleged wrongdoing or states that they intend to report it, this can subject the employer to a civil lawsuit for retaliation if it falls under certain criteria. While Virginia is an at-will state, and employees may be fired for any reason or no reason at all, exceptions can apply.

In the past 30 years, exceptions to this general rule have started to emerge in Virginia. One such exception involves employee termination in retaliation for whistleblowing.

The Virginia courts carved out this exception to the at-will doctrine in the 1985 case of Bowman v. State Bank of Keysville. Other rules on whistleblowing can apply to federal employees and state or local employees. This article focuses on private company employees in Virginia.

What Kind of Retaliation is Covered?

An employer may not terminate an employee for reporting an issue that relates to the public policy of Virginia. An employee has a potential claim for wrongful discharge when the basis for the discharge violates public policy.

In order to determine what constitutes public policy, Virginia courts have pointed to statutes to determine if an issue has been endorsed by the state (e.g., the right to collect unemployment compensation benefits if eligible) or prohibited (e.g., criminal laws prohibiting perjury).

Example: Employer is sued for a personal injury by a shopper in their department store. Employee Jim Smith is a witness to the injury. The employer asks the employee to lie in court so that they won’t be liable. Mr. Smith refuses to lie in court. Employee A testifies truthfully and is then fired.

Statutory Whistleblower Retaliation in Virginia

In addition to the exceptions carved out by the Virginia courts, the Virginia General Assembly has passed specific statutory protections for certain activities. Employees who engage in protected activities under laws in certain areas are also protected from retaliation. These include asbestos, lead, and home inspection contractors; occupational safety and health issues; and workers’ compensation.

However, because the Virginia assembly has not passed a general whistleblower protection statute, most workers have to rely on the exceptions carved out by the courts to pursue a whistleblower claim. The courts in Virginia have seen an increase in the number of these types of cases in recent years.

I believe that more cases will expand this doctrine as Northern Virginia grows and exerts influence in Richmond for these types of employment protections.

The most usual remedies for Bowman Whistleblower claims can include:

  • Reinstatement
  • Damages
  • Lost Benefits
  • Attorneys fees

Conclusion

If you are in need of employment law advice representation, please contact our office at 703-668-0070 or through our contact page to schedule a consultation. Please also visit and like us on Facebook or Twitter.

The Chew: How To Help Stray Cats During The Winter

By ARLnow.com Sponsor

The following bi-weekly column is written and sponsored by Bark + Boarding, which provides a heart-centered and safe environment for your pets. Conveniently located at 5818-C Seminary Road in Bailey’s Crossroads, Bark & Boarding offers doggy daycare, boarding, grooming, walking and training services, plus in-home pet care.

Winter brings below-freezing temperatures and icy or snowy conditions, and for stray cats this can pose a potentially deadly problem.

Cats’ fur can only keep them so warm, but there are plenty of ways you can help. If you’ve seen a stray cat hanging out in your neighborhood, don’t assume it is able to take care of itself or that someone else will help it. There are a few simple steps you can take to help these animals.

Provide Food and Water

Leaving out food and water for cats is helpful for several reasons. Besides the obvious of keeping the cats fed, it also keeps them from consuming scavenged food or water that might make them sick.

It also means they don’t have to roam as far looking for food, which can lead to them getting hurt by a cars, predators or other dangers. Wet food requires less energy to digest, leaving more energy to keep warm, but it is also in danger of freezing.

Serve it in a plastic bowl and warm up the food before putting it out to help prevent this. If it keeps freezing, switching to dry food is always better than nothing.

If you put food out at the same time each day, you create a schedule that the cats can come to expect, meaning that both the food and the animals spend less time in the cold.

To keep water from freezing, use bowls that are deep rather than wide, and place it in sunlight. Avoid using a metal bowl, and adding a pinch of sugar lowers the freezing point of water, ensuring it stays liquid longer.

To take extra caution, you can spray insulation foam into the underside of plastic feeding dishes and water bowls. Another solution is to place a microwaveable heating pad under the bowls, and you can even make your own heating pad using a sock filled with rice.

Make a Shelter

Creating a shelter doesn’t need to be expensive or time consuming. A few modifications to something as simple as a heavy cardboard box make a perfect place for cats to sleep.

Raise the bottom of the box a couple inches above the ground so it doesn’t get soggy, and cover the top with plastic, such as a garbage bag, to protect from the elements. Cutting a hole in a plastic storage bin is also an easy way to create a shelter. Generally, a good size is about two feet by three feet, and 18 inches tall.

Smaller spaces keep the heat close and allow the cats to lay next to and on top of each other to share heat. The door should only be large enough for a cat, about six to eight inches. Adding a flap is a good way to keep out ice and rain and keep in heat.

Straw is by far the best choice for bedding in a shelter. Blankets, towels and even hay will absorb moisture and then potentially freeze, providing no help at all. Straw will help insulate the cats while staying dry.

Be sure to shovel snow away from the entrance so it doesn’t pile up too high and prevent the cat from entering or exiting.

Practice Winter Safety

There are a few things you can do around your house to help keep stray cats safe. One is to check under your car before starting it and driving away. Animals are often drawn to the heat emanating from the car, and may be curled up underneath to stay warm.

Don’t use antifreeze in areas that are accessible to cats, as consuming it can be lethal. Similarly, be sure to use a pet friendly ice melt to melt snow.

Trap-Neuter-Release

Possibly the best thing you can do for the feral cats in your area is something often referred to as TNR: trap, neuter, release. Trapping cats and giving them to an animal shelter may just add to an already overcrowded shelter, and, depending on where you live, may just lead them to be euthanized.

Neutering or spaying the cats and then releasing them allows them to continue to live as they like, while also limiting the population. Spaying and neutering also improves cats’ overall health.

Contact your local shelter for more information on how best to do this in your area.

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:

3546 N. Utah Street
5 BR/4 BA, 1 half bath single-family home
Agent: Howard Brock Realty Company, Inc.
Listed: $2,100,000
Open: Sunday 2-4 p.m.

 

2203 19th Court N.
4 BR/3 BA, 1 half bath villa/townhouse
Agent: TTR Sotheby’s International Realty
Listed: $1,170,000
Open: Sunday 2-4 p.m.

 

1600 Clarendon Boulevard W212
1 BR/1 BA condo
Agent: Optime Realty
Listed: $749,000
Open: Sunday 2-4 p.m.

 

2200 N. Westmoreland Street #312
2 BR/2 BA condo
Agent: Sweet Homes America Incorporated
Listed: $605,000
Open: Saturday 1-4 p.m.

 

2104 S. Nelson Street
3 BR/1 BA, 2 half bath single-family home
Agent: Re/Max Allegiance
Listed: $489,000
Open: Sunday 1-3 p.m.

 

1121 Arlington Boulevard #939
1 BR/1 BA condo
Agent: Long & Foster Real Estate, Inc.
Listed: $143,900
Open: Sunday 1-4 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 Team Cathell, “Your Orange Line Specialists.”

It doesn’t seem like it when you look outside, but Arlington’s Spring real estate market is already here.

Eager buyers snatched up 42 homes this week with ratified contracts, several in bidding wars. Some 14 of those homes sold within seven days on the market and sellers listed 38 homes.

Inventory remains very low, and lack of good options is probably holding back a lot of buyers.

Mortgage rates fluctuated based on bond market activity this week but ended up unchanged at 4.5% for a 30-year fixed rate with no points. The National Association of Realtors (NAR) this week report that the number of home sales in 2018 was down nearly 11% from 2017, but home prices still inched upward.

Going into 2019, the biggest factor to affect our housing market will be affordability, according to Freddie Mac. Affordability is a combination of:

  • Rising mortgage rates which erode a buyer’s purchasing power
  • Rising home prices which results from buyer pressure due to low inventory
  • Lack of wage growth to equal or surpass inflation rate

Basically, buyers are getting squeezed by rising home prices, rising mortgage rates and stagnant income. Freddie Mac expects 2019 to see a slight increase in the number of home sales and number of loan applications for purchase. But that’s based on sustained economic growth at its current pace. Everything will change if our economy starts to slow in 2019.

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

How To Experience France This Summer Like a Local

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If you’ve ever wanted to go to France, or if you’ve already been, you probably dream of quaint villages, hot crepes, sipping espresso, exploring narrow streets and immersing yourself in history and folklore.

You dream of biting into fresh pastries, indulging in cheese and wine, trying to speak French and marveling at the Mont St Michel. You imagine walking in the footsteps of artists like Van Gogh and Monet, discovering relics from Roman times, seeing the Normandy beaches of D-Day and hearing the stories of courage, touring luxurious chateaus and making friends with locals.

These activities are part of the everyday life of the French and now there is a way to authentically experience it all as if you lived there, all while avoiding the crowds.

For the past 4 years local Arlington based tour company TripUSAFrance has been making those dreams come true for hundreds of travelers. Owner, French ExPat and main tour guide Julia Girard-Gervois followed her passion for French culture and tourism and started the business with the goal of enabling travelers to experience the best of France like she does.

She crafted two tour programs so far that each highlight the best of the regions they showcase. They are collecting rave reviews on TripAdvisor and Facebook. Tourists have said they love getting amazing regional food at handpicked restaurants, the small group dynamic (no more than 14 travelers per tour), getting to mingle with locals, amazing off-beaten path sites, fun activities and being treated like friends with the personal service and care that Julia and her father Stephane bestow on each person on the tour.

For an affordable price that includes everything but airfare, you can be whisked away on a trip that brings to life the France you’ve always imagined. Book your trip online at www.tripusafrance.com. Private tours also available by request.

Healthy Paws: What Is That?! Third Eyelid

By ARLnow.com Sponsor

Editor’s Note: Healthy Paws is a column sponsored and written by the owners of Clarendon Animal Care, a full-service, general practice veterinary clinic and winner of a 2017 Arlington Chamber of Commerce Best Business Award. The clinic is located 3000 10th Street N., Suite B. and can be reached at 703-997-9776.

A few weeks ago we started a new series in our column aptly named, “What Is That?!.” Our goal is to shed light on some of the anatomical oddities that veterinarians are frequently asked about.

This week we’d like to highlight the third eyelid, which is also known by its proper, and much harder to pronounce, name — the nictitating membrane. Although this is a normal structure in every dog and cat, you shouldn’t really notice it at all unless there’s something wrong.

The third eyelid is a smooth fold of tissue tucked into the inner corner of the eye, beneath the lower eyelid. Despite its inconspicuous existence, it serves three important roles that are vital for eye health.

First, it offers the eye protection by being a physical barrier in harsh weather and mechanically clearing debris off the cornea. Second, the gland of the third eyelid is a major contributor to tear production. If this structure is damaged, the eye’s ability to produce tears is diminished leading to an irritating medical condition called dry eye. Finally, the third eyelid is home to a portion of the body’s lymphoid tissue, serving an immune function.

So what does it mean if the third eyelid is elevated? Well, it depends. Let’s start with an easy one first. The third eyelid normally covers the surface of the eye when a dog is asleep. As they wake up, it may stay in this position for a short period of time.

You’ll see something similar after sedation or anesthesia. What’s important to note in these cases is that the third eyelid will return to its normal position once the pet is fully awake.

But what does it mean if the third eyelid continues to be prominent long after the dog is clearly awake? In these cases, there may be an underlying medical cause. Although the list of potential causes is long, they can be split into the overly simplified categories of “eye problems” and “not eye problems.”

The most common “eye problem” occurs when the tear-producing gland of the third eyelid prolapses — you might hear this called cherry eye. Tumors or cysts of the third eyelid can look similar. And ultimately, a wide range of conditions that cause ocular pain or inflammation can lead to an elevated third eyelid.

Outside of the eye, any illness that causes severe dehydration or drastic weight loss could be the culprit by causing the soft tissues behind the eye shrink, sinking the eye backwards. And sometimes the third eyelids are elevated just because the dog is generally not feeling well.

Ultimately, there are a dizzying number of conditions to consider — and if your pet has an elevated third eyelid it’s best sorted out by a veterinarian.

Our hope is that this article encourages you to take a good, long look at your pet’s eyes and get familiar with what’s normal. Because in order to recognize something abnormal, you need to know what’s normal first!

Arts Focus: Connecting Artists & Community

By ARLnow.com Sponsor
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This column is written and sponsored by Arlington Arts / Arlington Cultural Affairs, a division of Arlington Economic Development.

By Michelle Isabelle-Stark, Director at Arlington Arts

2018 included many positive changes to Arlington’s economic and cultural profile, most dramatically the Amazon decision to bring its HQ2 to “National Landing” (Crystal City, Potomac Yard and Pentagon City).

The arts in Arlington are also experiencing many changes and Arlington Arts staff used this year as an opportunity to evaluate our mission, programs and our organization. Our take-away was a clear message proclaiming our main contribution to Arlington as “creating, supporting and promoting the arts, by connecting artists and community to reflect the diversity of Arlington.”

This mission embodies our new innovative arts delivery method with more emphasis on bringing artists and resources directly to you in the places you live, work and play.

We were excited to launch the Arlington Art Truck mobile artist-in-residence program, funded by the National Endowment for the Arts, and introduce our Award Winning First Fridays: Groovin’ on the Pike Concert Series at Columbia Pike Branch Library.

Over 6,000 people interacted with our Arlington Art Truck artist activations, creating unique artwork in parks, schools, farmers markets and festivals. At each activation, County and nonprofit partners were paired with the artist to provide the public with important information about services that were in some way connected to the content of the art project, establishing the Arlington Art Truck as a new method to increase and diversify civic engagement.

In 2019, we’re expanding our model of artistically enhanced civic engagement by continuing to pursue an affordable housing initiative for creatives with Artspace. The Arlington Art Truck will partner with the Solid Waste Bureau and EcoAction Arlington to raise community awareness about conservation and consumption issues.

We will undertake several ambitious public art projects, including commemorating Arlington’s civil rights past, placing public art along the National Landing transit corridor and further integrating public art into civic and private projects with a revised Public Art Master Plan.

I encourage you to check out the debut issue of our quarterly Arlington Arts e-Magazine. The four articles celebrate Arlington Arts success in connecting arts and community through our support of resident artists and ensembles, including Arlington Arts Center and the Arlingtones.

Arlington Arts has also been successful by collaborating with local businesses and residents through our partnerships with organizations such as the Columbia Pike Revitalization Organization and the Rosslyn BID.

Arlington Arts programs book artists for major events such as the Columbia Pike Blues Festival and the Rosslyn Jazz Festival. This years Jazz Festival featured Grammy award winning and nominated acts such as Cory Henry & the Funk Apostles and Cuba’s Orquesta Akokan.

You can read my full article and learn more about the arts in your community in the Arlington Arts e-Magazine!

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 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.

Brrrr. It’s warmed up a little, but still… brrrr. Speaking of brrrr, we had a nice little snowstorm here recently, didn’t we?

Based on how this winter is shaping up, this may not be our last encounter with Old Man Winter. So, before the next wave of snow hits us, here are a few things to check out on your home to ensure it wasn’t damaged from our last storm and is ready for the next:

Trees and branches — If they’re lying around, it’s time to pick them up (you’re welcome, neighbors). You’ll also want to take a look at any higher, dangling branches which could easily become a hazard with the right wind gust.

Your roof(s) — How’d it hold up? If there are any cracks or holes that have developed, it’s time for a fix. It’s also wise to remove any remaining ice from gutters as it can clog everything up.

Your chimney — Is there any damage externally or internally? Any blockages can potentially lead to a fire or smoke in your home.

Here’s to hoping you and your home stay safe out there. And if it is a new home you seek here in early 2019, our team is all ready to help you GET MORE out of your transaction.

As of January 21, there are 110 detached homes, 14 townhouses and 97 condos for sale throughout Arlington County. In total, 11 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.

Ask Eli: Arlington 2018 Real Estate Review — Part 3 of 4

By ARLnow.com Sponsor

This regularly-scheduled sponsored Q&A column is written by Eli Tucker, Arlington-based Realtor and Rosslyn resident. Please submit your questions to him via email for response in future columns. Enjoy!

Question: How did the Arlington real estate market perform in 2018 and what do you expect in 2019?

Answer: Over the last two weeks I reviewed how the detached single-family market and condo market fared in 2018 and this week we’ll take a look at the 2018 performance of Arlington’s townhouse and duplex market. Next week we’ll close out the four-part series with a detailed look into the data following Amazon’s HQ2 announcement.

Limited Price Growth, Strong $/SQ. FT. Growth

With prices surging in the detached single-family market in 2018 and in the condo market during the first half of 2018, one would expect a spike in townhouse prices.

In reality, North Arlington prices increased by a meager .8% over 2017 and dropped by 3.9% in South Arlington for an overall 2.5% increase in the average net sold price of an Arlington townhouse/duplex. If we drill down a bit further into the data, it turns out that all of the growth occurred in the 2nd half of 2018 in North Arlington.

How does .8% growth and a 3.9% loss equal an overall 2.5% increase in pricing?

Fair question… it’s because the volume of more expensive North Arlington homes increased significantly from 2017, and the volume of South Arlington homes dropped significantly from 2017. This caused North Arlington’s .8% to contribute much more heavily in the overall pricing.

Sold price doesn’t tell the entire story though. When I looked at $/sq.ft. (using above-grade square footage, no basements), I saw a different story unfold in 2018 with 5.3% growth across Arlington — 4.9% in South Arlington and 2.2% in North Arlington.

Couple this data point with the fact that South Arlington townhomes sold three weeks faster than North Arlington’s in 2018 and South Arlington buyers negotiated .4% less off the original asking price than North Arlington buyers, I predict that the South Arlington townhouse market is poised for significant growth in 2019.

What’s the difference between what you get in North Arlington and South Arlington? Quite a lot when it comes to the townhouse market. The average North Arlington townhouse has 2,100 sq.ft. above-grade and was built in 1988 while the average South Arlington townhouse has just 1,250 sq. ft. and was built in 1960.

2018 Arlington Townhouse Market Highlights

  • The median net sold price increased by 2.6% to $546k.
  • The average buyer could only negotiate 1.2% off the original asking price, which is less than what condo and detached single-family buyers were able to negotiate last year.
  • The average 2 BR sold for $483k, the average 3 BR sold for $753k and the average 4 BR sold for $906k.
  • The 531 sales in 2018, two-thirds of which were in South Arlington, came in just below the 559 in 2017.
  • If you are looking for a townhouse built since 2000, be prepared to spend over $1M. The average net sold price in 2018 was just over $997k.

Inventory has been slowly trending downward over the last five years, but like everything else in Arlington, has reached an all-time low since the Amazon announcement.

Prior to December, the lowest average monthly inventory over the last five years had been 15 (Jan ’18) and 19 (Feb ’16) and December ’18 averaged just 10 homes available. As of January 21st there are 15 on the market.

Up next week… a similar look at the impact Amazon’s decision had on the Arlington market!

If you’d like a question answered in my weekly column, 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 Real Living At Home, 2420 Wilson Blvd #101 Arlington, VA 22201, (202) 518-8781.

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