Author: ARLnow.com Sponsor

Ask Eli: Missing Middle series — initial thoughts

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

Question: What effect do you think Missing Middle will have on the Arlington housing market and community?

Answer: As expected, Missing Middle (MM) aka Expanded Housing Options (EHO) passed unanimously on Wednesday March 22. In short, the new zoning laws will allow development of 2-6 units on any lots previously designated exclusively for one (single-family detached) unit, effecting a majority of Arlington, if certain minimum lot size/requirements are met. Here’s a link to Arlington’s press release with details.

TL;DR Video Summary (2:52)

There is so much to digest, investigate, and learn about what MM means for the Arlington community and housing market that will come together in the coming weeks, months, and years as we determine the best implementation of the new zoning code, learn more about how the County will permit MM housing, and most importantly, analyze how the market will respond to different MM products in different parts of the County.

Results will be positive for some, maddening for others. Some results will be expected and others a complete surprise. Over time, slowly, Missing Middle will change our community…but that’s the point.

I will dedicate many posts here to Missing Middle in the coming weeks, months, and years and would love to hear from you (homeowners, renters, investors, architects, community activists, and on) about what you’re seeing and learning as we go.

To kick things off, I’ll share some initial thoughts on the zoning details and answer some questions I’ve received.

What are the highlights?

The code requirements I find most relevant to how MM will be implemented are:

  • MM is allowed in all residential single-family zoning districts (R-5, R-6, R-8, R-10, R-20) on conforming lots, meaning the lot meets the minimum size (total SqFt and avg width), with the exception that R-5 lots must be at least 6,000 SqFt instead of 5,000
  • Same set-backs and coverage requirements apply as previous/existing requirements for single-family development so the maximum building envelops will be similar to what you see now for most new single-family construction
  • Gross Floor Area (GFA), the total floor area (measured from exterior walls) less any garage space, maximums are determined by project density (
  • number of units) and type (e.g. townhouse vs multi-plex) and will limit how big a project can be, even if the lot coverage and set-backs would allow for larger development (this effectively caps enormous development on large lots).

Where will MM be built?

Much of Arlington’s single-family housing was built prior to the 1960s and has been the target of builders and homeowners to tear down and build new homes for years. Missing Middle housing will follow a similar pattern of replacing existing older homes with new development.

We will likely see a concentration of MM development along transit corridors like Rosslyn-Ballston, Columbia Pike, Washington and Langston Blvd, and National Landing (Crystal/Pentagon City area) where multi-plexes (3-6 unit buildings) can sell for a premium, but MM development will also happen in neighborhoods outside of transit corridors, likely in the form of 2-3 unit offerings.

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ADU: A viable solution for housing challenges?

By ARLnow.com Sponsor
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The Arlington County Board approved zoning changes to accommodate “missing middle” housing units, such as duplexes, triplexes, and small multi-family buildings, in areas designated for single-family homes.

While some argue that this addresses exclusionary zoning and promotes affordable housing, others question the benefits to communities and housing diversity.

Unlike “missing middle” housing units, accessory dwelling units (ADUs) have the potential to help address housing problems while also taking into account the concerns of both supporters and opponents of “missing middle” housing. ADUs offer homeowners flexibility in using them for personal or rental purposes, increasing housing supply, and preserving neighborhood character.

As constructive dialogue among stakeholders is essential for incorporating ADUs into local policies, Aroom steps in to provide a seamless solution for modern backyard studios and ADUs. Our designs, crafted by world-class architects, offer unique spatial experiences that can quickly and efficiently add space to your home.

Aroom streamlines the entire process, from design and permitting to manufacturing and collaborating with local contractors.

You can choose from our range of models, such as the 216 sq. ft. Model 21 for remote work or play, or the 560 sq. ft. Model 56 ADU, perfect for housing family members or generating rental income. We currently serve clients in D.C., Virginia, and Maryland, and we will continue to support local communities as they adapt to the evolving housing landscape.

Here is some helpful information about ADUs for your local region.

We have a showroom can in Fairfax, Virginia and you can book a tour on a need basis. If you are interested in scheduling a virtual consultation before visiting, please click here to schedule a session.

Check out our intro video! We are also offering 10% discounts on all units by March 31st. Contact us at [email protected] and visit our website at www.aroomstudio.com.

Small Business Focus: Red Bean Harvest LLC

By ARLnow.com Sponsor
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Many of us use coffee to perk ourselves up on a slow day, whether for the taste or the energy.

Regardless of how we use coffee, many drink it with friends, family, or on a date to lighten the mood. Despite knowing the benefits of our favorite coffee, do we know where it comes from and the provider’s history?

That was the question that sparked the curiosity of Maria Martinez and Maximilian Ilea, owners of Red Bean Harvest in Arlington; this small business imports authentic Colombian coffee from various regions of Colombia and focuses on offering its customers an exceptional customer experience. The business works in collaboration with coffee growers in Colombia to select high-quality beans and ensures that every coffee bean sold has the best possible flavor.

“We work directly with farmers to ensure that all our specialty coffee comes with a hundred percent traceability guarantee. In addition, we embrace certifications such as Fairtrade, Rainforest Alliance, UTZ, and Organic to help reduce food waste and make that cup of coffee more enjoyable,” Maria said.

Another important aspect of this business is its commitment to sustainability. Red Bean Harvest cares about the environment and works to minimize its impact on the planet. It uses recyclable and compostable materials for wrappers and other disposable products. Red Bean also ensures that it buys coffee beans from suppliers who use sustainable cultivation and production practices. Consequently, a unique and delicate marmalade is made from the coffee skin so that coffee farmers can reduce food waste and make the process more sustainable.

Before opening the business in Arlington, Red Bean Harvest sought help from BizLaunch en Espanol for guidance on fulfilling the county requirements and complying with all the regulations. Since Red Bean Harvest is a home-based business, it needed to have a website and e-commerce. Thus, BizLaunch helped Red Bean Harvest create those platforms through ReLaunch to expose its business to a new target market.

“BizLaunch has been an incredible help, for which we are very grateful for the exposure that Red Bean Harvest has received. This year we will start selling at events during spring, summer, and fall, and very soon at the Columbia Pike Farmers Market,” Maria said.

Red Bean Harvest products focus on offering their customers an exceptional coffee experience with high-quality beans, expert preparation, sustainability, and accessibility.

If you would like more information about Red Bean Harvest, visit www.redbeanharvestcoffee.com, or learn more about BizLaunch en Español resources.

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. 

As of March 20, there are 124 detached homes, 30 townhouses and 141 condos for sale throughout Arlington County. In total, 12 homes experienced a price reduction in the past week, including:

5704 11th Road N.

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 real estate market whiplash is crazy

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

Question: How much has the market changed in the last six months?

TL;DR (0:56)

Answer: Sometimes I write columns for myself as the audience, this is one of them… I hope some of you find it as interesting as I do!

Four months ago, you couldn’t watch/read the news without hearing about the collapsing real estate market but by late January, it was obvious that low supply would prevent that from happening. Demand even prevailed through February rate spikes because 2023 was the first year that new listing volume in February was lower than January.

Market Whiplash from Q4 ’22 to Q1 ’23

It’s normal for the market to slow in Q4 and pick back up in Q1, but the change in market conditions from Q4 2022 to Q1 2023 was the most significant on record.

To get a sense of just how much of a shift we experienced between Q4 and Q1, I compared the key performance metrics of Net Sold (sold price less seller credits) to Original Asking Price percentage and the percentage of homes going under contract within ten days. I also compared all property types, condos, and detached/townhouse/duplex. Here are the highlights:

  • Buyers lost about 6.3% of negotiation leverage on non-condos since Q4. I think that percentage accurately represents how much the market value of most non-condo properties has changed in just a few months.
  • The performance data for non-condos is surprisingly similar for Q1 ’23 and in Q1 ’22, despite 2022 being the hottest market we’ve ever experienced.
  • Market pace in Q4 was really slow, with less than 1/3 of non-condos going under contract within ten days. In Q1 that number has jumped to almost 71%.
  • The condo market in Q1 ’23 is notably more competitive than it was in Q1 ’22, despite last year’s favorable market conditions (low rates). It took buyers a while to put the pandemic-led resistance to condos behind them, but it’s now clear that condo demand has returned.

Looking ahead, it doesn’t seem like there’s any supply relief in sight, with new listing activity trending at 10-20+ year lows so even moderate demand will create upwards pressure on prices and a fast-paced market. However, you can expect demand to ease up as summer approaches and you can always count softer demand in Q4.

If you’d like to discuss 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 #10C Arlington VA 22203. (703) 390-9460

Neighborhood Spotlight: Let’s talk places to watch March Madness

By ARLnow.com Sponsor

Truly, it’s the most wonderful time of the year, and I am not talking about St. Patrick’s Day, the start of Daylight Savings, or even the cherry blossoms.

It’s the beginning of March Madness, and I could not be happier! I love my birthday and celebrating the holidays, but man… March Madness is my top level. Started in 1939, this is the 84th year of the Dance, and while the original winning team, the Oregon Ducks, may not be competing this year, there are many more schools still in contention. Lots of alumni from all 64 teams will want to watch the games, and luckily Arlington has plenty of neighborhood places to go grab a bite and a beverage and watch some of the action!

Quinn’s on the Corner — This dog friendly (on the patio) cozy corner bar in Rosslyn is ready for March Madness! Try the delicious taco trays or fish and chips from the all-day menu, or champagne and avocado toast during brunch.

Carpool — Are you looking for “no pretense, no attitude, just good old-fashioned camaraderie?” Carpool is your place to go. After a 4 year run in Fair Lakes, Carpool is back home in Arlington! Fans will find 25 televisions and over two dozen beers on draft. Too nervous to watch the games? Enjoy the ivy covered patio, billiards tables, darts and multitude of pinball machines.  

Dudley’s Sport & Ale — Welcome to the largest sports bar in Northern Virginia. This Shirlington behemoth bar has a 20-foot projector split screen and over 40 televisions to capture all of the excitement and madness of the tourney. There’s also an enormous party rooftop where you can enjoy the springtime temperatures.  

Clarendon Ballroom — Shake your shamrocks at biggest St. Paddy’s Day + March Madness celebration in Clarendon on Saturday, March 18 (today). The beer will be flowing, the NCAA games will be showing, and in-between you’ll have bands, DJs, drink specials, giveaways and a full buffet! The main floor and rooftop will both be showing the games alongside all the St. Paddy Day shenanigans. So grab your friends and get your FREE tickets now to enjoy the first Annual Irish Madness Fest!

L.A. Bar & Grill — This Columbia Pike barroom (whose initials are short for “Lower Arlington”) is a neighborhood gathering spot located in the basement of Columbia Pike  proper. Not upscale, this top rated D.C. area dive bar serves reasonably priced beer and cocktails, as well as really great food. Catch the games on any of nine high-definition flat-screen TVs. 

Thirsty Bernie’s — Located in the Glebe Lee Shopping Center, this neighborhood bar and grill offers 15 televisions for your sports viewing pleasure. Enjoy one of the many beers on tap and some delicious German inspired cuisine!

There is so much more to discover in Arlington! Connect with me to learn more!

Colleen Wright | 703-887-1410 | [email protected] | homeswithcolleenwright.com | www.McEnearney.com

McEnearney Associates — Arlington Office

Links & Recommendations

For 40 years, McEnearney Associates has been a premiere residential, commercial and property management firm with 11 offices located in the Washington metro region. With service excellence, hyper-local expertise, powerful data insights, innovative technology and cutting-edge marketing, McEnearney Associates have helped their clients make informed decisions on their most valuable real estate investments. There is an important difference at McEnearney: It’s not about us, it’s about you. To learn more, visit us at www.McEnearney.com.

The Nose That Knows: Can we talk?

By ARLnow.com Sponsor

This column is written by the team at Arrowine & Cheese (4508 Cherry Hill Road). Sign up for the email newsletter and receive exclusive discounts and offers. Order from Arrowine’s expanding online store for curbside pickup or in-store shopping. Have a question? Email thenose@arrowine.com.

Can we talk?

This column is an advertisement and an instrument to generate interest and, hopefully, revenue. But it’s more than that to me. For those of you who know me, my work, and Arrowine, you know I hate bu**sh**.

I’m no spring chicken, and the reality of turning sixty-five this June boggles my mind and scares me in many ways. So I ask myself that age-old question, where did the years go? My father used to say, “one day, you are going to wake up, look in the mirror, and not recognize who you’re looking at!” And that day has come and in spades.

That leads me to my next rant, retirement. And do what? Play golf? Move to the beach, or heaven forbid Florida? I sooner walk in front of a bus. I can’t afford to retire, anyway. Part of it is my fault. And let’s not forget the last three years have been unmitigated hell. Doing the right thing can be expensive. It can drain your bank account but not your conscience.

Thankfully, COVID-19 is waning, but it sure is alive and well with me. And it’s just the beginning. We are witnessing the largest shifting and realignment of the post-Great Depression economy. Just look around you. How many businesses failed? How many people lost their jobs and everything at no fault of their own? It was an economic Tsunami. And let’s not mention over one million Americans died before their time. So what did we as a nation and society learn from this? Not much, and it scares the hell out of me.

In my naivety, I thought it might bring our fractured nation closer. Our differences would pale in comparison to saving lives and respecting our neighbor’s health and well-being. But it did exactly the opposite!

A pandemic is inconvenient, expensive, and a first-rate pain in the ass. We didn’t ask for this! But science is science, one plus one equals two, and yes, we did land on the moon. So in a crisis, in a war, you do what you must do, not what is expedient or easy.

You do what is right, what is moral, and honorable because anything less is undignified and selfish. I will have to work a bit longer or maybe until I drop, but that’s how it is.

Arrowine isn’t my work. It gives me purpose and pleasure. It is who I am, and I love it! There are days, weeks, months, and years of aggravation, challenges, frustrations, and uncertainty, but it’s who I am. G-d and my loved ones give me strength, but you motivate me. So, thank you for that.

In return, I promise to give you my very best, I sincerely thank you for sticking by us through thick and thin, and I sincerely appreciate it.

That leads me to what matters, the future. We have looked long and hard at what we were doing and how we did it. With the help of our entire staff, we are retooling, refining, and re-creating Arrowine. So we are getting rid of what didn’t work to add value to your shopping experience and to ensure that we are a part of this community for many years to come. Our best is yet to come!

Thank you for reading this,

Doug Rosen, Shem Hassan, Ayet Boudjellal, and the entire Arrowine team

Thank you (Photo by Alexas Fotos on Unsplash)

The future of car care is here: $20.23 oil change, valet pick-up, charming people

By ARLnow.com Sponsor
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We could tell you how great CarCare To Go is. We could tell you about how they are transforming the way people care for their cars with free valet pick-up and return from home or work, how they combine the full service of a dealership with a uniquely transparent and convenient process.

We could even tell you about their $20.23 introductory synthetic oil change offer. (Yes, they are THAT confident in their service and no, there is no catch.)

But rather than take our word for it, listen to what your neighbors are saying. (Oh, and you can see more reviews here.)

“Are you kidding me? This is the best thing ever. Picked my car up at work, sent me notifications to let me approve or decline different services so I wasn’t shocked come ticket time and then they dropped it off a few hours later all clean! I’m obsessed, I haven’t stopped talking about y’all. Thank you!” — Julie S.

You’ll wonder why you ever took care of your car any other way. Learn more about CarCare To Go here.

Statutes of Liberty: Tax season and immigration — so much overlap!

By ARLnow.com Sponsor

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., and Laura Lorenzo, 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.

In the spirit of the 2023 tax season, we would like to tell our loyal readers about the role taxes play in our immigration system, and give some very general (non-legal) advice on the topic.

For some people, tax season is exciting because that refund check will be arriving in the mail soon. For others, tax season is a dreadful moment of reckoning with Uncle Sam. If you or someone you know is going through some type of immigration process, the feelings may be mixed.

Taxes come into play in various contexts within our immigration system. Here are the most common scenarios:

  • Proving that a person trying to help a family member immigrate makes a sufficient amount of money, such that the immigrant will not become reliant on the government for survival.
  • Proving that an applicant for naturalization is of good moral character because she is up-to-date with her taxes and, if she owes taxes, she is current on a payment plan with the relevant tax authority.
  • Proving that a person has been in the United States for a certain period of time.

To begin, let’s review the first scenario. When a U.S. citizen or lawful permanent resident has filed a petition on behalf of a relative, eventually the immigration authorities will request something called an Affidavit of Support.

The Affidavit of Support is a government form, Form I-864. The I-864 is a three-way contract between the petitioner, the immigrant, and the government. The petitioner must show their income and/or assets are sufficient to support the immigrant such that the immigrant will not become reliant on government benefits. In return, the government will give the immigrant a green card.

To determine the amount the petitioner must make, we look to the I-864P, which is a chart that shows the minimum threshold of income based on household size and the Federal Poverty Guidelines. The household size includes the petitioner, her spouse, any dependent children, anyone else they have sponsored for a green card who is not a U.S. citizen, plus the immigrant currently seeking the green card.

Apart from listing the petitioner’s actual annual income, the Affidavit of Support requires that the petitioner disclose her total income as listed on her federal tax return for the last three years, if she has filed. A copy of the most recent filing, along with all W-2s or 1099s, must also accompany the Affidavit of Support as proof of income. Some petitioners also submit recent paystubs if they have recently received a salary bump or proof of significant assets if their actual income from work is on the low side.

If the petitioner cannot satisfy the requirements, then the petitioner can use a joint sponsor to help. The joint sponsor has to meet the same requirements as the petitioner based on the joint sponsor’s household size. The joint sponsor must also submit his most recent tax return.

Scenario number two is also common. When a person with a green card applies to become a U.S. citizen, the form, which is called the N-400, asks if the applicant has always filed his taxes since receiving his green card. The government also asks whether you owe the federal, state, or local government any taxes.

Why do the immigration authorities care so much? It’s because Congress made it a requirement that an applicant show he is a person of good moral character if he wants to become a U.S. citizen. That determination is influenced by following rules, including filing taxes every year, when required, and paying any taxes owed. USCIS, the agency that handles citizenship cases, is not totally unreasonable; those with large tax debt can still satisfy the good moral character requirement if they can show they are on a payment plan with the relevant tax authority and have been making their payments as required under the agreement.

Scenario three is a little less common but still quite important. In various types of immigration cases, proving that the applicant has been residing in the United States for a certain period of time is essential. One of the best ways to do this is to provide copies of federal tax returns that were filed during the relevant period of time. That way, the applicant shows that she was in fact in the United States and working. A lot of these cases also require a showing of good moral character, so filing and paying taxes helps out with that requirement, too!

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Arts Focus: The Arlington theater scene

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

Arlington has one of our region’s most vibrant theater scenes. The next several weeks offer a number of opportunities to step-out and enjoy a wide range of theater offerings right here in Arlington!

Chalice Theatre: The Pirates of Penzance

Now through March 18 | Unitarian Universalist Church of Arlington | Barcroft

No matter if you are the Very Model of a Modern Major General or simply a Poor Wand’ring One in search of some quality entertainment, this production offers fun and foolishness for audiences of all ages, along with gorgeous music and memorable banter.

Avant Bard: Julius Caesar
Now through April 1 | Gunston Theatre II | Long Branch Creek

Join Avant Bard as they explore Kathleen Akerley’s modernization of Shakespeare’s Julius Caesar with an ensemble of seven actors. Witness a dismantling of the classic story that asks what determines historical outcomes: the ambition and speeches of a few or the shifting personalities and demands of the citizenry? Video and contemporary text will place this question squarely in post-2016 America.

Synetic Theater: Beauty and the Beast
Now through April 2 | Synetic Theater | National Landing

Synetic Theater’s Beauty and the Beast draws on the darkness and sensuality of the original French novel, La Belle et la Bête, and the 1946 Cocteau film of the same name. Told through the vengeful narration of a handsome Prince’s first love, Synetic’s dark and mystical take on the fairy tale explores and challenges the dynamics of love and power as it asks the question, “who is worthy of true love?”

Signature Theatre:

Pacific Overtures
Now through April 9 | Signature Theatre |Shirlington

A stunning exploration of tradition and transformation based on historical events.

In 1853, after 200 years of stability, Japan faces an American expedition determined to open the “floating kingdom” to trade. The isolationist island’s reckoning with the unwelcome western influence is brilliantly illuminated through a kaleidoscope of stories about sailors, samurai, “someone in a tree” and two friends who choose radically different paths. This innovative epic of East meets West is one of Sondheim’s most ambitious and rarely produced musicals.

Selling Kabul

Now through April 9 | Signature Theatre |Shirlington

A suspenseful drama about family and sacrifice from an exciting new voice.

In 2013, a sister secretly shelters her translator brother from an increasingly powerful Taliban while he awaits the ever-delayed arrival of a promised American visa. On the eve of his son’s birth, the walls begin to close in, threatening him, her and everyone they love in a heart-racing exposé with devastating echoes to the present day. Breathtaking and unpredictable through the final curtain, this unflinching exploration exposes the human toll of American withdrawal.

For more information about these and other theater presentations, as well as dance, music and the visual arts, visit ArlingtonArts.org.

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. 

As of March 13, there are 125 detached homes, 26 townhouses and 142 condos for sale throughout Arlington County. In total, 14 homes experienced a price reduction in the past week, including:

2900 2nd Street S

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.

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