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 is not the listing agent of these homes.

We’re gearing up for a holiday weekend! And, this isn’t just any holiday.

On behalf of our team, we offer the sincerest gratitude to our military families and — on this Memorial Day — those who gave everything to protect and enrich our beautiful country.

Arlington County is rich in military history. I’ve had the genuine pleasure of working with so many military families over the decades, whether relocating, renting short term or finding the home of their dreams. I can truly say that I’ve been inspired by each and every military member that I’ve represented.

So, again, thank you to those who gave everything. You are the ones who have kept the American Dream alive.

As of May 21, there are 215 detached homes, 51 townhouses and 254 condos for sale throughout Arlington County. In total, 49 homes experienced a price reduction in the past week.

Here is this week’s selection of Just Reduced properties:

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.


The following was re-posted from the Envescent website. Envescent provides IT services to ARLnow.com.

We are extremely excited and honored to announce that Envescent has received the prestigious Best Technology Small Business award from the Arlington Chamber of Commerce on Wednesday, May 2.

Our company was among many amazing local Arlington businesses whom were chosen during what was described as a very competitive selection process.

According to the Arlington Chamber of Commerce, the main criteria for selection was providing an excellent customer experience, strong growth, environmental sustainability and stability. We are both thrilled and deeply grateful to be recognized for the achievements we’ve made as a company.

The award ceremony was held at the Key Bridge Marriott in Rosslyn. Envescent’s founder, Alexander Chamandy, accepted the award with a speech thanking our clients, our team, The Arlington Chamber of Commerce and Arlington County for Envescent’s past and current success.

We firmly believe that our success and this recognition of our company is directly related to putting our clients first. Winning this award has further strengthened our ambition to grow, improve our company and to do even more to give back to our local community.


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: We purchased our home a long time ago and cannot remember how closing costs are distributed between buyers and sellers. Can you explain who pays closing costs in a home sale and which terms are negotiable?

Answer: Certain fees and taxes vary by state and locality, but it is customary in Virginia, D.C., and Maryland for each side to cover the taxes and fees associated with their portion of the transaction and the seller to pay the commission to both the broker/agent representing them and the broker/agent representing the buyer.

Sellers pay about .25% of purchase price, plus whatever commission they’ve agreed to, in closing costs. Buyers pay about 2.5-3% of purchase price in closing costs. I’ll detail the standard closing costs on each side of a home sale for transactions in Arlington VA:

Sellers

All of the fees/taxes listed below are automatically deducted from the buyer’s payment so you do not pay any of these out-of-pocket, except for the resale package if your home is part of an HOA or condo building.

  • Commission: Sellers traditionally cover the commission for their representing broker/agent and offer a commission to the buyer’s representing broker/agent. As with every industry, rates vary by provider and type of service.
  • Title Fees: This covers the legal review and preparation of the sale documents and usually runs about $500-$1,000.
  • Transaction Taxes: Arlington charges sellers a Grantor’s Tax and Congestion Relief Tax totaling .25% of purchase price.
  • Prorations: You may owe or be credited property taxes or HOA/Condo fees, based on the status of your tax payment.
  • Resale Package: If your home is in an HOA or condo building you are required to provide the buyer with a resale package including by-laws, reserve balance, Association inspection, etc.. This fee varies by community but is usually $100-$250.

Buyers

All of the fees/taxes listed below are included in your costs due at closing (day of purchase), except the appraisal, inspection costs and in some cases a condo questionnaire, which are all paid out-of-pocket while you’re under contract. (more…)


By Washington State Family Law Attorney Scott T. Ashby of Ashby Law, PLLC.

The Uniform Laws Commission (ULC) has released its updated version of the Uniform Parentage Act. The 2002 version of this Act had been adopted by 11 states in the Union; however, that version of the law used gendered pronouns and took the approach that marriage was only between one man and one woman.

The Supreme Court’s decision, along with advances in reproductive technology, led the ULC to make several changes to the Act.

Washington State adopted the 2002 Act and has since become the first state to enact the revised version. The primary changes are:

Removal of Language Assuming Marriage Only Between Men and Women

“The previous law used gendered pronouns – man and woman, she and he – because the law at the time indicated that marriage was between a woman and a man, and therefore all of the laws related to parentage assumed one man and one woman would be parents,” said Scott T. Ashby, a divorce attorney with Ashby Law, a Washington State law firm. “With the Supreme Court ruling any law that bars same sex marriages unconstitutional, laws like this are likely unconstitutional as well.”

The ULC, Ashby said, decided that it needed to update the act to ensure states had a corrected version that would not run afoul of the Constitution. However, Ashby added, “it is still up to the states to adopt the updated version.” (more…)


New, modern condos in Del Ray?

It’s a rare opportunity. And it’s one that has home shoppers flocking to Del Ray Place, a new building rising up at 1800 Mount Vernon Avenue in one of Alexandria’s most sought-after neighborhoods.

Just weeks after the Grand Opening of Del Ray Place, developer Brookfield Residential has announced that more than 50% of the residences have already sold.

Demand became clear during the Grand Opening event held recently at nearby Junction Bakery & Bistro. Hundreds of interested home shoppers formed a line outside the restaurant hoping to have first pick of residences.

Home shoppers acted quickly to claim select 2-bedroom and 1-bedroom residences. A good selection of modern 1-bedroom residences remain, perfect for first-time buyers and empty-nesters.

“We’re so excited to see how many people have jumped on this opportunity,” said Brookfield Residential Vice President of Sales & Marketing Gregg Hughes. “We’re proud of Del Ray Place and, at this rate, these condos will sell out quickly.”

From the stylish, innovative residences to the neighborhood’s color, character and access, Del Ray Place is condominium living reimagined for a contemporary urban lifestyle.

Each of the 49 residences is designed with a spacious floor-plan, modern finishes and voice-enabled Smart Home automation. Private balconies with neighborhood views are available with select residences.

Set on Mount Vernon Avenue, the “Main Street” of Del Ray, the building gives residents access to Del Ray’s signature shops and restaurants. It’s less than a mile from Braddock Road Metro Station and just a 10-minute drive from Old Town and a 15-minute drive from Washington, D.C.

Those interested in learning more about Del Ray Place can visit DelRayVA.com. They can also call 571-388-3000 or visit the Sales Gallery, open daily at 2312 Mount Vernon Avenue, Suite 208 in Alexandria.


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.

A substantial portion of the workforce has flocked to new types of employment, such as working for Uber, Lyft, GrubHub, TaskRabbit and others.

These employees have largely been classified by employers as contractors, instead of regular employees, to avoid paying their employment taxes and providing benefits. However, this may be starting to change with a recent decision from California.

“Gig” or “New economy” workers, such as drivers for popular driving services like Uber and Lyft, appear to be seeing a shift in their employment status under a new decision from the Supreme Court of California.

The case will make it significantly more difficult for companies in California to classify these drivers as independent contractors and avoid paying them wages and benefits as required by state law and may start a trend in other states, like Virginia.

Court Issues ABC Test

The California Supreme Court ruled in favor of workers for a document delivery service company, called Dynamex Operations West, who were seeking employment status.

The drivers for the delivery service brought their case to court several years ago, arguing that they were required to wear the company’s uniform and display its logo, while providing their own vehicles and incurring all the costs associated with the deliveries.

In the Dynamex case, the court instituted what it called the ABC test to determine whether workers should be considered employees or contractors using new and specific criteria.The new test presumes individuals are employees unless the company proves the following three criteria used to classify the individual as an independent contractor:

  • The worker is free from the control and direction of the hirer in connection with the performance of the work, both under the contract for the performance of such work and in fact;
  • The worker performs work that is outside the usual course of the hiring entity’s business; and
  • The worker is customarily engaged in an independently established trade, occupation, or business of the same nature as the work performed for the hiring entity.

It is believed that this decision will have a significant impact on companies that use independent contractors, such as Uber/Lyft, Amazon, Instacart, GrubHub and TaskRabbit. Notably, the decision could require such employers to apply this “ABC test” to their drivers and couriers, representing a change in the regular tests that typically apply to these types of employers.

Some other state courts have also begun adopting this new ABC test to determine employee status in light of changes to the types of employment in the new economy.

Conclusion

When facing employment issues it is important to have the assistance and advice of counsel. If you need assistance with an employment issue, please contact our office at 703-668-0070 or at www.berrylegal.com to schedule a consultation. Please also visit and like us on our Facebook page.


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.

by Chelsea Pennington, Writer and Animal Enthusiast

As the days get longer, we’re not the only ones who want to get out and have fun — our dogs want to come too!

Luckily, the Arlington and D.C. areas are full of parks, restaurants and businesses that love your dog almost as much as you do. We’ve rounded up some of the most popular so you’ll have plenty of adventures to choose from this spring.

Tucked away into a wooded area in Arlington, Glencarlyn Park offers access to nature for dogs and owners alike.

Dogs are free to go off leash, although it’s not fenced in so make sure your pup is well-trained. The area includes access to a small creek shallow enough for even small dogs to splash in without worry. The surrounding trees also provide shade for owners while their dogs play, as well as some paved trails you and your pup can spend time drying off on before heading back to the car.

A hidden gem right outside of D.C., Theodore Roosevelt Island provides amazing views of the surrounding areas as well as a network of trails criss-crossing the island.

Try the Woods trail that leads to the Memorial Plaza, featuring a statue of the island’s namesake, or the Upland trail that covers the length of the island and connects to many of the other trails if you feel like extending your walk.

Perhaps best of all is that both access to the island and parking are free. The parking lot is relatively small, however, so be sure to go at off hours or arrive early to get a spot.

If you need a fenced-in area for your dog to enjoy, check out Shirlington Dog Park. (more…)


Each Friday, Tim’s Arlington Directory sets the table with deals and events for the weekend ahead in Arlington.

Highlights for the upcoming weekend include:

Friday: Fridays at the Fountain in Crystal City.

Saturday: The Lyon Park Spring Far, Fitness Events @ Next Phase & Pentagon Row, Paint Nite @ Hunan One & Bangkok Bistro, & Caps viewing parties @ Crystal City Sports Pub & The G.O.A.T

Sunday: BalletNova’s Swan Lake, The Arlington Philharmonic, & All You Can Eat Tacos @ Pepita Cantina.

Scroll through the entire list here:

​​​​Follow Tim’s Arlington Directory on Facebook, Twitter, Instagram, Pinterest, & his newsletter for new deals and events, posted regularly throughout the week (typically 10-20 new deals & events are added daily)!

Interested in special promotion as the Deal or Event of the Week? Have a deal or event tip? Comments? Suggestions? Email Tim at [email protected]!


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:

2611 N. Powhatan Street
5 bed/4 bath, 1 half bath single-family home
Agent: Henry Hyde
Listed: $1,699,000
Open: Sunday 1-4 p.m.

 

15 N. Jackson Street
6 bed/5 bath, 1 half bath single-family home
Agent: Aaron Seekford
Listed: $1,485,000
Open: Sunday 1-3 p.m.

 

2343 S. Meade Street
6 bed/6 bath single-family home
Agent: Virginia Smith
Listed: $1,395,000
Open: Sunday 1-4 p.m.

 

530 24th Street S.
3 bed/2 bath single-family home
Agent: John Schmidt
Listed: $795,000
Open: Sunday 1-4 p.m

 

1401 N. Rhodes Street
2 bed/1 bath, 1 half bath condo
Agent: Maria Princi
Listed: $529,000
Open: Sunday 1-3 p.m.

 

2121 S. Pollard Street
3 bed/2 bath single-family home
Agent: Jesse Oakley
Listed: $469,900
Open: Saturday 12-4 p.m. and Sunday 1-4 p.m.

 

2651 S. Walter Reed Drive
2 bed/1 bath condo
Agent: Bradley Wisley
Listed: $310,000
Open: Sunday 1-4 p.m.


Weekend Wine and Beer Guide logo
Editor’s Note: This biweekly column is sponsored by Dominion Wine and Beer (107 Rowell Court, Falls Church). It is written by Garrett Cruce, a Cicerone Program Certified Beer Server.

New Brewery Profile: Rocket Frog Brewing Company

Location: 22560 Glenn Dr., Suite #103, Sterling, VA

Opened: May 5, 2018

Twin brothers David and Richard Hartogs partnered with David’s wife, Jennifer Showell-Hartogs to open the uniquely named Rocket Frog Brewing Company. They brought in their TV producer brother, Peter Hartogs, as an investor and Ph.D. in biochemistry, Russell Carpenter, as head brewer.

The Arlington-natives, David and Richard, have worked in and around beer for years between The Better Beer Authority beer review video series on YouTube and a craft beer meet up group called Beer Head on meetup.com. Now, they get to make the beers that they want to drink.

They’ve built a tap room for today’s beer drinkers with charging stations for phones and other devices, coat hooks galore and plenty of gathering space for hanging and trying their line up of beers. They’re hoping they can find their niche in the beer-rich LoCo.

I reached out to co-owner Richard Hartogs with some questions to figure out just what a “rocket frog” is and where they’re planning to go with the brewery.

What Is a “Rocket Frog”?

“September 6, 2013, a frog was propelled in the air by the Minotaur V rocket on Wallops Island, VA as the boosters blasted the rocket to space. The frog basically photo bombed a NASA photograph and it gained media attention. I thought Rocket Frog was a funny name and suggested it to David. He said yes.  It turns out the rocket was made by Orbital ATK, a mile from the brewery.” (more…)


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.”

Is the heavy rain this week responsible for dampening Arlington’s real estate market?

Why else were sellers hesitant to put their homes on the market, and buyers seemed to take a siesta? Only 106 new listings hit the market this week, and buyers ratified only 64 contracts. That’s way off the pace of the last several weeks. Of those sold homes, nearly half sold within seven days.

Interest rates got a jolt on Tuesday reaching the highest levels in seven years. The 30-yr fixed rate is now ranging 4.75% to 4.85% with no points. It won’t be long before rates break the 5% barrier. Rising rates erode buyers purchasing power and forces them to look at homes priced lower.

Agents and lenders are reporting that homes, townhomes and condos priced below $800,000 are frequently receiving multiple offers. How do you win in the bidding wars?

Numerous variables are involved that all contribute to delivering the most attractive offer. But it starts with finding an experienced agent with a winning track record in the bidding wars. While sellers like to select the offer with the highest price, they often choose an offer based on other factors like the closing date, or free rent back, or fewest contingencies.

If you are a buyer just getting started, and know you’ll be buying below $800,000 you should talk to several agents and find one with the experience and skills to get you into the winner’s circle.

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


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