Author: ARLnow.com Sponsor

Ask Eli: 2022 Arlington condo review

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 did the Arlington condo market perform in 2022?

TL;DR (3:18)

Answer: Last week, I detailed the 2022 Arlington Single-Family market performance so this week we’ll do a deep dive into Arlington’s 2022 condo market performance.

Like the rest of the housing market, the condo market started the year off strong due to low interest rates and a return to more normal condo buying habits, after the flight from condos seen during the ’20-’21 pandemic years. Despite the interest-rate driven slowdown in the second half of the year, the aggregate performance of the condo market in 2022 was flat to slightly up, depending on how you look at the data.

The Condo Market Has Returned to Normal…

What is a normal condo market in Arlington? It’s hard to remember what a normal condo market looks like because we haven’t seen one since ~2017/2018. The market went red hot at the end of 2018 after the Amazon HQ2 announcement until being frozen by COVID in early 2020 and then from summer ’20 through 2021 we saw a flood of condo inventory hitting the market as people left for more space, which kept prices from increasing like the single-family and townhouse market.

So what is normal? Normal is about 1-2% annual appreciation and an average over 30-45 days on market. When you strip out the gains related to more expensive new construction condos being sold and just look at resales of existing condos, you’ll see that the long-term norm for Arlington apartment-style condos is a modest 1-2% annual appreciation.

…Except Inventory Levels

However, there are some signs that we might see stronger appreciation in 2023/2024 due the supply of condos for sale trailing well behind the 10yr average. The chart below highlights just how extreme the transitions were into the post-Amazon HQ2 announcement market (Nov’18) and then into the COVID market. With a very weak pipeline of new condo deliveries in Arlington, supply will come from an already limited inventory of existing condos for sale and should create some upward pressure on pricing.

Data Highlights and Analysis

The following data is for apartment-style/multi-family condos (aka buildings only, excluding townhouse-style condos like you see in Fairlington) and does not include age-restricted condos (The Jefferson) or Coops (Riverplace). All prices are based on net sold price (purchase price less any seller-paid closing cost credits):

  • The average price of an Arlington condo increased by 2.6% to $502,000 and the median price increased 1.7% to $427,000. If you remove new construction sales from the data, the average price increased by only .6% to an average price of $463,000.
  • The average 1BR condo increased .1% with new construction included and .7% without new construction included. The average 2BR increased 5.4% with new construction as opposed to just 1.3% without new construction (2000 Clarendon had a lot of 2BR units).
  • Since 2018 (five years), condos have appreciated by just 10-20%, depending on the sub-market you’re looking at and data you’re using, and almost all of that growth came in the ~12-14 months between the Amazon HQ2 announcement and COVID lockdowns. That appreciation drops by almost half when you remove new construction from the data. Single-family homes have appreciated about 2-3x+ faster over the last five years.
  • Most of the 5yr price appreciation of the 2BR and North Arlington market segments is due to higher priced new construction buildings that have come online during that time and not actual price growth. When removing new construction, the 5yr growth for a 2BR drops from 20.1% to 10.5% and for North Arlington from 18.1% to 9.9%.
  • Over the past five years about 2% of condo sales have been studios (no legal bedroom), 39% 1BR, 51% 2BR, 8% 3BR, and ~.5% have been 4+BR.

(more…)

“I have never felt so taken care of by a mechanic…”

By ARLnow.com Sponsor
1/4

Stop wasting hours of time getting your car maintained, repaired, or detailed!

Discover the time-saving joy that is CarCare To Go and see why so many people are leaving reviews like the one below.

CarCare To Go brings modern convenience and simplicity to car repair. They combine the quality and trust of a full-service shop with a uniquely transparent process, plus free valet pick-up and delivery from your home or work.

I was skeptical when I found this place online. I’m amazed at how far and beyond they exceeded my expectations. The driver was amazing and took great care of my car during pick up and drop. So shout out to Gladis for being so kind and outstanding. Not only did they do my oil change, but they did a whole safety inspection. The best part is you can opt out of their recommended services if you so choose to and just choose work done if you need. Even better: they washed and cleaned the floors in my car. I’ve never felt so taken care of by a mechanic. Definitely will be using them again in the future. I showed my partner a picture of inside and out and they are already planning to use them for their next car service. Thank you so much!!! — Laura H

CarCare To Go is offering first-time clients an oil change for just $20.23. No catch. Synthetic or blend for any make or model car. Just enter coupon code FIRST20 when you book. And the valet and a light hand clean are completely free.

Of course, CarCare To Go does much more than oil changes and new tires. They are a full-service shop that does everything from brake pad replacements to the most complicated engine replacements. Plus, life-changing details that leave your car feeling brand new.

You’ll wonder why you ever took care of your car any other way.

Neighborhood Spotlight: Let’s talk about Super Bowl viewing spots

By ARLnow.com Sponsor

Where are you going to watch the Eagles vs the Chiefs in Super Bowl 57?

Arlington has a ton of options from small venues to large sports bars. We took a tour of 4 places around the city. 

If you haven’t already booked your reservation for the Super Bowl Party at Crystal City Sports Pub –– you are too late for the double buffet party on the third floor — you can still join the fun on the first floor where they are accepting people on a first come, first serve basis. So come early! This 3-level venue is a staple of local sports fans. 

Want a more neighborhood bar feel? Head to Quinn’s on the Corner in Courthouse. This friendly bar atmosphere is a great choice for Chiefs and Eagles fans alike. Prizes will be given away each quarter so come and enjoy the fun! 

Don’t want to hear cheers from fans on the opposing team? Okay Eagles fans, we found a bar just for you! The Renegade in Clarendon is a bi-level venue known for its live music events. They are ALL Eagles though so be prepared. They serve Yuengling Traditional Lager –– a Philly staple, and are known for the owners famous fried chicken. If you want a table, be prepared to come really early. Sorry Chiefs fans. We tried to find a fan bar just for you but given that we are closer to Philadelphia than Kansas City, the odds weren’t good.

Last was a stop at Ballston neighborhood sports bar, First Down Sports Bar & Grill. This is a local favorite. Come watch on one of the multiple TVs around the bar while feasting on wings dipped in one of their many sauce choices. Plan on watching in your own home or hosting a house party? Order First Down wings to go! Be warned, wing orders stop the day before the game.

Want an alternate option for a big venue? The Clarendon Ballroom is hosting a Super Bowl Watch Party with games, a $25 Bottomless Buffet, a 20 foot TV video wall and a 50 foot projector wall. There are even private “tail gate sections” available. 

Inca Social is hosting a watch party in Courthouse with beer buckets, food and tequila specials starting at 6:30 p.m.  Reservations are a must – go to Event Bright to reserve.

Don’t forget about Lyon Hall, Nighthawk, Texas Jacks Barbeque, Wilson Hardware, Thirsty Bernies, O’Sullivans, the Cowboy Cafe and Courthaus Social — just to name a few.

No matter where you plan on watching the Super Bowl, the important thing to remember is to GET THERE EARLY. If you want to order food and stay home — ORDER EARLY! 

May the best team win!

Sarah Picot | 202-251-5635 | [email protected] | www.sarahpicot.net | 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: On the road again!

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.

Hello my friends,

Please excuse my absence during the holiday season. I’m back, well sort of, I’m in Paris concluding my annual “French Death March.” Well, it was annually up until three years ago. Now I can hear you all saying, “Oh that’s rough! Can I carry your bags?” It is usually the comment that follows.

I flew via Amsterdam to Montpellier, France. The Schipol airport is enormous. Luckily I had an eight-hour layover, so there was no need to rush. But, despite the enormity of the place, you can’t find a cup of coffee at 6 a.m. anywhere. So I had to settle for a Heineken, and I thought the Dutch were “coffee people.” So after cooling my heels for eight hours desperately trying not to fall asleep, at the shop-worn bar, in my “get the hell out of my Country Termial,” I was raring to go, albeit exhausted. No glamour here, folks.

Montpellier has been the home to Millésime Bio since 1991, and you guessed it is all about organic wine. It is the place to meet, taste and visit with winemakers who work organically, as most of mine do.

Doug Rosen of Arrowine at Millésime Bio in Montpellier, France. (Photo via Doug Rosen)

It was great to see old friends and have the opportunity to ferret out some “new and interesting” players. The fair is only two days long, and there are also several “off” tastings (located in different venues) before and during the fair. Folks who can’t afford or choose not to participate in the fair seize the opportunity to steal attention while everyone is in town. I stick to my agenda to save precious time.

That was a wise move, and I found some fabulous new winemakers. On the first day, I potentially bagged five. But it’s more challenging than it sounds. You must taste a lot of uninspired, sometimes technically flawed crap to find a winner. But I am always on point and excel at sizing up a winner with just a glance.

I headed to Paris to embark on Phase 2 in Angers, the Salon des Vins de Loire. So why go back to Paris? Driving the 7-plus hours is the only “direct” way to Angers from Montpellier, and the trains take just as long, especially when you are schlepping 2 1/2 weeks’ worth of luggage.

The Loire Salon is my sentimental favorite. The Salon has shrunk over the years. What was once three large halls is now one. And that includes the Bio-Dynamic growers certified by the Federation Demeter International. Biodynamics viticulture goes back to ancient earth healing techniques, with all the processes performed in conjunction with the lunar calendar. So let’s say organic “on steroids.” That was the best I could come up with, but you get the idea.

Like Millésime Bio, there are also “off” tastings. The Salon St. Jean at the Greniers St. Jean is an excellent tasting, started over twenty years ago by winemaker Nicolas Joly, who wrote “the book” on Biodynamics. Based on the works of Rudolph Steiner in 1924, Joly is responsible for bringing Biodynamic practices to the forefront of viticulture, changing the course of winemaking and wine worldwide.

And there is the infamous Dive Boutteille Natural Wine held in Saumur at the Caves Ackermann, and I mean caves. I pass on that one. The caves are cold, dank, and dark. It is impossible to taste well under those conditions. There are good wines with many fine growers, but no thanks.

Wine Paris and Vinexpo start on Monday and run till Wednesday. So I’m here in Paris getting myself ready. Bring it on!

Cheers,
Doug Rosen

Unveiling elegance: Towngate North’s Model Grand Opening Brunch Feb. 25

By ARLnow.com Sponsor
1/5

Unveiling Elegance: Join us at Towngate North’s Model Grand Opening Brunch on February 25!

Step into the world of luxury living at the highly-anticipated Towngate North community in Old Town North, Alexandria. This new community is offering 81 stunning single-level condominium homes, with 1, 2 and 3-bedroom residences available for purchase. And, what better way to experience the sophisticated living that awaits than by attending the Model Grand Opening Brunch on Saturday, February 25?

From 11 a.m.-2 p.m., you are invited to stop by to tour the beautifully decorated model and get a taste of the exquisite features that make these homes truly remarkable. Additional residences and on-site amenities including the picturesque rooftop terrace will be available to preview as well.

And it keeps getting better! While you’re here, you’re encouraged to indulge in a delicious brunch, enjoy some mimosas and chat with the knowledgeable sales team, who will be on hand to answer any questions you may have.

Whether you’re in the market for a new home or simply looking to get a feel for what Towngate North has to offer, this is an event you won’t want to miss. From open living spaces and ample natural light to stainless steel appliances and refined finishes, every detail has been carefully crafted to create an environment of sophistication and comfort. All homes come with private parking in an on-site garage, making it easy to come and go as you please.

And with pricing from the mid $500’s to $2M+, there’s a variety of floorplans to choose from to fit your lifestyle and needs. RSVP for the event at TowngateNorth.com/RSVP.

In addition to the impressive homes, Towngate North also offers an abundance of on-site amenities that will make everyday life a breeze. A fitness center with a yoga room, a community clubroom and rooftop terrace for social events, a furnished conference room for remote working, and even a dog spa for your furry friends! A bike storage and repair area and building concierge ensure that life at Towngate North is both effortless and enjoyable.

Located at the intersection of Slaters Lane and the G.W. Memorial Parkway, homeowners at Towngate North will have convenient access to commuter routes, Metro and all the recreation and entertainment that Alexandria has to offer. From the Mt. Vernon Trail, scenic parks and waterfront recreation along the Potomac River to the renowned King Street Mile and its charming boutiques and popular restaurants, you’ll never be short of things to do. And, for those who seek even more entertainment, Washington, D.C. and National Harbor are just a short drive away.

Towngate North is a unique mix of luxury, convenience, location and value, and you won’t find anything like it elsewhere in Alexandria. So, don’t miss your chance to make one of these stunning condominium homes yours and attend the Model Grand Opening Brunch on Saturday, February 25.

To RSVP, visit TowngateNorth.com/RSVP and get ready to start your journey to the luxurious lifestyle you’ve been dreaming of!

Legal Insider: Sex discrimination and gender stereotyping

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 Kara Osborne, Esq.

There are many protections in the law for employees in the workplace, specifically, the Civil Rights Act of 1964 (Title VII) which makes it unlawful for an employer to discriminate against an employee because of their race, color, religion, sex (including pregnancy and related conditions, sexual orientation, and gender identity), or national origin.

Gender Stereotyping in the Workplace

Title VII also makes it unlawful to use policies or practices that seem neutral but have a discriminatory effect against people because of the abovementioned protected classes. That being said, sex or gender stereotyping is a less obvious form of sex discrimination, and it occurs when an employer discriminates against an employee because he or she does not follow the “expected” gender stereotypes and impressions.

The pivotal case regarding Title VII gender stereotyping claims is Price Waterhouse v. Hopkins, 490 U.S. 228, 109 S. Ct. 1775, 104 L. Ed. 2d 268 (1989). In this case, the Supreme Court stated that evidence of an employer’s gender stereotyping could be used to prove that an employee faced unlawful sex discrimination. The Supreme Court held that “as for the legal relevance of sex stereotyping, we are beyond the day when an employer could evaluate employees by assuming or insisting that they matched the stereotype associated with their group…”

While Price Waterhouse dealt with sex stereotypes regarding women, many subsequent cases apply the standard against sexual stereotyping to men, such as patriarchal, transgender and gay stereotypes such as not “acting” how their perceived gender would act.

Treating employees adversely for not conforming to sex stereotypes of any kind, not just “femininity”, is a form of unlawful sex discrimination under Title VII. Justice Neil Gorsuch and the United States Supreme Court in 2020 (Bostock v. Clayton County, 140 S. Ct. 1731, 1737 (2020), held that “an employer who fires an individual for being homosexual or transgender fires that person for traits or actions it would not have questioned in members of a different sex.” The Supreme Court further stated that when an individual is fired because of their sexuality or gender identity, “sex plays a necessary and undisguisable role in the decision, exactly what Title VII forbids.”

Although our society has come a long way in terms of equality in the workplace, there still is a pervasive issue when it comes to intrinsic stereotypes based on a person’s sex, gender, or sexual orientation.

An employer who fires an individual for being gay or transgender does so for traits that it would not have questioned in members of a different sex, just as if an employer fires a woman for acting “too aggressively” or not dressing femininely or a man for not conforming to patriarchal expectations. These limited examples show how employment decisions “because of” sex stereotyping are in direct violation of Title VII and are actionable for employees.

Contact Us

If you are an employee in need of employment law 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 and Twitter.

Small Business Focus: 2023 SWaMmy Honors — back to business

By ARLnow.com Sponsor

By Alex Held

Are you a SWaM certified business? Then BizLaunch and the Virginia Department of Small Business and Supplier Diversity want to hear from you.

SWaM — Small Women and Minority Owned — businesses are the cornerstone of the Arlington and Virginia economy, and we want the chance to honor you this year at the 2023 SWaMmy Honors.

At last year’s SWaMmy Honors, we were thrilled to have Arlington’s Casual Adventure recognized as a SWaMmy Honoree, and this year it could be you. As we move forward out of the pandemic, tell us how the past three years of the pandemic have changed or transformed your business and the innovations you have made.

  • Did you innovate your businesses’ goods/service offerings?
  • Did you innovate in the delivery of goods/services?
  • Did you innovate your business practices?

Nominations for the 2023 SWaMmy Honors are now open and due by April 1, 2023. Eligibility for the 2023 SWaMmy Honors are as follows:

  • Businesses must be SWaM certified
  • Businesses must be headquartered in Virginia
  • Businesses cannot be debarred from doing business with the Commonwealth of Virginia

Nominate your SWaM certified business today.

The Commonwealth of Virginia has a goal to have 42% of procurement dollars go to SWaM certified businesses. While the amount varies each year, that equates to approximately $7 billion annually that is awarded to SWaM certified businesses.

Don’t miss out on your chance to reach new customers. To learn more about certifications, visit the Virginia Department of Small Business and Supplier Diversity’s website.

Don’t forget, the Commonwealth of Virginia issues solicitations through eVA. Learn how you can register for eVA today to find state and local procurement opportunities.

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 February 6, there are 106 detached homes, 27 townhouses and 121 condos for sale throughout Arlington County. In total, 15 homes experienced a price reduction in the past week, including:

3324 Lorcom Lane

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: 2022 Arlington single-family housing review

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 did the Arlington single-family housing market perform in 2022?

TL;DR (3:32)

Answer: The 2022 housing market came in like a lion and left like a lamb. The way things were reported in the news, one may be led to believe the 2nd half of the year was a disaster, with home values crashing because of higher interest rates, falling stock portfolios, the Ukrainian war, and buyer fatigue.

The truth, at least locally, is that the aggregate of the first half/second half, yin and yang housing market was still marked by strong price growth across all single-family sub-markets (I’ll analyze the condo market next week).

Strong, Stable Growth Continues for Arlington Single-Family Homes (SFH)

Like a blue-chip stock, the Arlington housing market is reliably strong and stable. We didn’t experience the double-digit annual appreciation of other national housing markets from ’20-’22 but we also benefitted by excellent growth prior to the pandemic buying craze (Amazon HQ2 and overall strong local market conditions).

You can also count on the likelihood of stable growth to continue even if other markets struggle as they transition out of their reliance on pandemic-buying and ultra-low interest rates.

  • The average and median price of a SFH in Arlington was $1,280,000 and $1,150,000, respectively, an increase of 4.4% and 7%.
  • Over the last five years, the average and median price of a SFH in Arlington increased by 25.3% and 29.1%, respectively.
  • The average buyer paid 1.9% over asking to purchase a home in 2022.
  • Homes that sold within ten days of being listed sold for an average 5% over asking and 57% of homes sold in 2022 were sold within ten days.
  • Low supply was a big driver in keeping prices elevated despite difficult second half market conditions. There were 30% fewer SFHs sold in 2022 than in 2021.

22205, 22201 Zip Codes Lead Growth

If we drill down into performance by zip code (note: 22206 and 22209 don’t have enough SFH sales to be included), we find some really good insights:

  • 22204 is the only remaining zip code with an average price below $1M. It was only 2017 that the entire County’s average price was below $1M.
  • 22201 extended its lead as the most expensive zip code to purchase a SFH, costing an average of over $100k more than the next most expensive zip code, 22213, and finishing the year with an average price of nearly $1.6M.
  • 22201 and 22205 experienced the most appreciation, with YoY increases of 9.3% and 8.2%, respectively. The next highest zip code, 22203, grew by 4.9%.
  • 22205 was the most competitive/frustrating for buyers, with the average home selling for 4% over ask.
  • Over the last five years, the 22202 zip code (area surrounding HQ2) has, unsurprisingly, benefited from the highest appreciation at 33.8% growth since 2018 due to the Amazon HQ2 boost followed by the pandemic buying craze.

(more…)

Building your dream home: New Construction Seminar

By ARLnow.com Sponsor

Building a new home should be a rewarding and memorable experience. That’s why a custom-built home requires personalized service!

Here’s your chance to learn everything you need to know about new construction properties from successful agents on the top-selling real estate team in the D.C. metro area.

Bridget Mendes, one of Keri Shull Team’s most experienced Buyer Success Agents, is leading this virtual seminar.

You’ll learn:

  • Advantages of New Construction — We’ll take an in-depth look at how you can design the exact home you are dreaming of!
  • Buying a Builder-Owned Lot vs. Finding Your Own — Which solution is best when finding a lot? In the D.C. metro area, land can be rare, we’ll show you how to find it.
  • Choosing the Right Agents and Specialists — Don’t risk costly problems or losing your dream home! A good agent will help you close faster and pay less.

Join us on Thursday, February 9 at 6 p.m. for this FREE virtual seminar. Make your new construction dream home a reality with experts by your side!

Register for this event today!

$20.23 oil change, valet pick-up and charming people — the future of car care is here!

By ARLnow.com Sponsor
1/4

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.)

“CarCare was incredible. I didn’t know a service like this existed, and frankly thought it would be too good to be true. I needed an oil change but kept going out of town on weekends and couldn’t make it to a shop after work hours. Having CarCare come pick my car up allowed me to stop stressing about taking PTO just to get an oil change. It was too easy and the care was too good to not continue using them.” — Johnsie W.

“Needed my car detailed after a road trip with my old man dog. They picked up my car when scheduled and kept me apprised of each step of the process. The most amazing part was how fantastic a job they did with my car. Every surface in my car looks brand new. The glass sparkles, there’s no dust and all the dog hair is gone. (That’s no small thing. I have a wire-hair dog whose hair is impossible to remove.) I wish I could give CareCare to Go 100 stars. Phenomenal. Highly recommend and will definitely use again.” — Jamie R.

“Could not recommend this company more! Everything from start to finish was effortless and easy. They communicated throughout the whole process, responded to all my questions promptly, and were efficient! Will absolutely be using the company again the next time I need any services done.” — Samantha O.

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

View More Stories