Author: ARLnow.com Sponsor

Central Place Opens Its Doors in Rosslyn

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Explore an extraordinary experience at the most beautiful apartment residence to come to the Washington, D.C. area. Bringing together truly luxurious features and amenities, Central Place not only redefines the local skyline — it redefines high-expectation living.

You’ll definitely want to schedule a private tour to take a closer look at their stunning interiors, remarkable amenities and panoramic views — all in a perfectly central location. Instant Metro access, excellent restaurants, lounges and music venues — plus nearby parks and trails — open the door to the best of it all.

From stylish studios to three-bedroom apartments, every space sparkles with expansive windows and outdoor light.

Best of all, you can enjoy up to a half month rent-free. Visit www.centralplace.com to see the full list of luxe amenities and call 703-372-9831 to schedule your private tour. Central Place is located at 1800 North Lynn Street at Wilson Boulevard.

The preceding promoted post was written and sponsored by Central Place.

Rental Trends: How To Keep Your Tenants Happy

By ARLnow.com Sponsor

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This biweekly sponsored column is written by the experts at Gordon James Realty, a local property management firm that specializes in residential real estate, commercial real estate and homeowner associations. Please submit any questions in the comments section or via email.

If you’ve ever been in property management, you know that it takes a lot of time, effort, patience and funds to find and retain quality residents. It costs a lot of money to keep turning over units, so it’s a win-win for everyone when residents are happy — they don’t have to move and you don’t have to pay apartment turnover fees.

The team at Gordon James Realty has compiled a list of action items that you may want to consider in the new year in order to keep your residents satisfied:

  • Rent them a place they’ll want to move into and come home to. Make sure you’re handing over the keys to an apartment that’s been thoroughly cleaned with no sign of former tenants. Renters want to move into a clean palette – a place to make completely their own.
  • Educate your renters from the get-go! If they don’t know the rules, then they aren’t able to follow them. Upon move-in, give them a run-down via the lease, an email, a flyer, and word-of-mouth. Be sure to include things like noise restrictions, pet policies, parking policies, trash day, etc.
  • Send them a welcome letter. Everyone wants to feel welcomed! Especially if they are first-time renters or new to the area. Let them know that you’re glad to have them here and remind them of your contact information should any problems arise. It’s also a good idea to educate people who may be new to the area by giving them suggestions on local restaurants, bars, gyms, grocery stores, hiking trails, breweries, movie theaters, parks, etc.
  • Leave them a housewarming gift. A thoughtful housewarming gift doesn’t have to be extravagant. Leave them something small that will make them think of the awesome leasing staff – a bottle of wine, flowers, or some property swag like koozies, cups, sunglasses, etc.
  • Keep up with them. About a month after they move in, reach out via email to make sure everything is ok and that they are happy with their living situation so far. That being said…
  • Don’t get too friendly. After you’ve confirmed that everything is satisfactory with their living conditions and you’ve reminded them how to reach you should a problem arise, keep your distance. You do not need to be “popping in” regularly. That creates unnecessary pressure on the tenant and they may feel like they are being “watched.”
  • Host events. Community-wide events are a great way for residents to meet one another and a good opportunity for you to get positive exposure online. For example, you host a Thanksgiving party or a Super Bowl party and many of your residents will likely post pictures on Instagram, tweet and/or Facebook about the event – free marketing for you and your community!
  • Ask for feedback. The only way to improve is to ask your residents for feedback! You can send out a survey via email or keep response cards in your leasing office. Your residents will appreciate the fact that you are trying to better the community.
  • Don’t be tardy with maintenance and repairs. When a tenant reaches out about a broken laundry machine, faulty lock, etc., make sure you respond ASAP! Even if you can’t get to them right away, make sure you let them know that their request has been received and someone will fix the problem as soon as possible.
  • Send season’s greetings. Everyone loves getting mail! Pop a ‘Happy Halloween’ mini bag of candy in their mailboxes, and ‘Happy Holidays’ cards.
  • Be realistic. Last, but certainly not least, try to be as reasonable and lenient as you possibly can. Accidents happen. Property sometimes gets damaged. Property managers should consider purchasing tailored landlord insurance in case anything happens. Hope for the best, but always be prepared for the worst.

Have any other ideas to keep residents happy? Share them with us!

Just Reduced Properties in Arlington

By ARLnow.com Sponsor

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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.

Attention Arlington County lovers: Valentine’s Day is now less than a week away. If you’ve been slacking on getting a little something special for your loved one, it’s time to get moving.

Chocolates, flowers and bling aside… perhaps it’s time to redirect your energy and resources to something a bit more long-term. If we’re talking Valentine’s gifts, perhaps a home for you and your love to call your very own?

Now, I’m not suggesting you go out there and buy a casa without consulting your significant other. But, what better time – during one of the most love-filled weeks of the year – to start planning for your future together?

As always, I’m here for you lovebirds when you’re ready to GET MORE out of your real estate transaction.

As of February 6 there are 158 detached homes, 34 townhouses and 205 condos for sale throughout Arlington County. In total, 22 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.

Ask Eli: Testing My Hypothesis On Seasonality

By ARLnow.com Sponsor

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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: Does the winter impact all housing types equally or do certain types of homes fare worse during the cold season?

Answer: I have always held the theory that suburban homes with yards, trees, and plant life are impacted more when leaves/plants die in November than homes without any private/nearby trees and plant life (e.g. condos). This week, I decided to test my hypothesis by comparing sales statistics between single family homes in the 22207 zip code, the area of Arlington with the most tree/plant growth, with the sales statistics for condos in the 22201 zip code, where tree canopy and plant growth isn’t a major factor for buyers.

For my hypothesis to hold true, we would see the usual increase in days on market and discounts from asking price during the colder months across both sets of data, but a higher variation from the mean for the single family homes.

Summary of the data set:

  • The data is broken down by properties listed in November – February and April – September because I wanted to target properties listed during leafy/bare months (note, I removed properties listed in March and October)
  • Single family sales in 22207 date back to 2010 to arrive at 882 data points
  • Condo sales in 22201 dates back to 2014 to arrive at 862 data points
  • I removed extremes including properties that took 200+ days to sell and properties that sold at a discount of 15% or more because these would suggest their difficulty selling had nothing to do with seasonality
  • I didn’t include new construction in the single family data
  • Single family lot size had to be at least two tenths of an acre

Split Findings

Ask Eli Feb. 7 table on single-family homes

Using the two main data points of days on market and percent discount of sold price from original list price, the data suggests that my hypothesis is incorrect and all types of property are impacted similarly by seasonality, regardless of how much tree/plant growth there is on and near the property.

However, I also attempted to measure how sellers were pricing their homes during each time of year by calculating the percent difference between the original list price and previous year’s tax assessment. I figure that this is the most accurate way to gauge asking price relative to market price across a large set of data. Under this assumption, I drew a different conclusion that the only thing keeping seasonal sales of single-family homes with tree/plant growth consistent with condos is that sellers underpriced their homes from Nov-Feb (or overpriced Apr-Sept) whereas condo pricing remains slightly more consistent through out the year. In other words, if homes sold Nov-Feb, featuring tree/plant growth, were priced the same as they are during leafy months, there would be a sharper increase in days on market and larger discounts, proving my hypothesis correct.

Another factor in drawing any conclusions from these numbers is how much the housing supply varies by season. With substantially fewer homes listed during the colder months, homes on the market at that time face much less competition, thereby helping to offset the negative impact of bare trees/plants, colder temperatures, and less daylight. However, this also seems to impact all housing types equally.

Using Real Estate Data

Data like this can help buyers and sellers make more informed decisions, but you should be cautious of how much influence you allow it to have. Unlike other data-heavy industries like the stock market and marketing, localized real estate data is full of anomalies, missing data, and misrepresented data making it challenging to draw reliable conclusions and necessary for the person analyzing the data to understand the local market as well as the strengths/weaknesses of certain data elements. I’m clearly a proponent for incorporating customized data into real estate decisions when applicable, but for those of you in data-dependent industries, keep in mind that your weighting factor for real estate data should be less than you’re used to.

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 http://www.RealtyDCMetro.com.

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.

The Chew: How to Overcome Leash Aggression

By ARLnow.com Sponsor

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

On my first day as a dog walker and pet sitter at Dog Paws n Cat Claws, I met Sierra. Sierra is a Pit bull and Boxer mix with the strength and energy of both her breeds. I was trained to hold on tight to leashes and wrap the handle around my wrist for extra precaution and security, especially if I was not familiar with the dog.

Five minutes into our walk, she nearly pulled my arm out of its socket when she saw a rabbit. Lesson one: Watch for small animals. When she saw another dog, she barked furiously, lunging and jumping into the air. Her aggression took over as if flipping on a light switch. Lesson two: Avoid other dogs.

We developed a closer understanding as we continued to see each other every day. I became firmer with her, lowering the tone of my voice and making her walk next to me instead of in front of me. When we would run into another dog or spot a small animal, she remained calm, but I could tell it was a struggle for her. I wondered why she was so aggressive. When I heard she had been to daycare, I was surprised and a little concerned.

Leash Aggression Training

The next time she came to daycare, I checked in on her. Imagine my surprise when I discovered her romping across the room, happily searching for new playmates. She loved the other dogs. Sierra was not aggressive — unless she was on a leash!

Leash aggression is a common issue for dog owners. When dogs are on leash, they can feel restrained, frustrated and uncomfortable. In daycare or dog parks, dogs approach one another on their own terms and distance themselves when they perceive something scary or unlikable. When we put them on a leash, we’re taking away that natural process. In Sierra’s case, it’s not that she didn’t like dogs; she just had issues with dogs when she was on a leash.

If you have a dog with leash aggression, make it clear that lunging at whatever the stimulus might be won’t get them anywhere. Turn and walk away or put your foot on the leash and ignore the behavior. Do avoid punishing them. It will only suppress the behavior and won’t change their negative emotions thereby increasing insecurities.

When you see another dog in the distance, bring out a favorite treat or toy to get them focused on something else. They will begin to see that positive things happen when they see another dog. Don’t let them approach another dog until they are calm.

I began training Sierra with her favorite treat–my face! When I saw another dog approaching I would tell her to sit. If she did, I would get down on her level and let her give me a lick on my face. It didn’t take long for her to figure out she only had that privilege when she was behaving herself. When it came to small animals, I remained alert on each walk and eventually she began to ignore them altogether.

We train our pet sitters/dog walkers to take certain precautions. Every pet gets full attention for the entire walk and we don’t walk dogs from multiple homes together. We instruct dog walkers to keep a strong hold on the leash, and avoid dogs, and people until they are confident in the dog’s behavior.

These days, I don’t get to walk Sierra every day, but each time she comes in for daycare, I spend some one-on-one time with her. When I call her name, she recognizes me immediately and her body shakes with happiness. Because you see, Sierra still thinks my face is the best treat ever!

Sara Schabach
In-Home Pet Care Manager

Just Listed in Arlington

By ARLnow.com Sponsor

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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’s barely February and already the biggest complaint in the market is the lack of homes for sale.

Agents and buyers are getting so desperate they are calling home owners directly asking if they want to sell. This week didn’t help. Only 43 new listings came on the market while 54 homes sold and went off the market.

Arlington’s available inventory continues to shrink. There are currently 401 homes actively for sale in Arlington. At the current pace of absorption, that’s now UNDER two month’s supply at 1.85 month’s supply of active listings. Nationally, this is the lowest inventory level since 1999. A market is considered in equilibrium when there is 5.5 months of supply.

With such an incredible seller’s market here, prices should be rising. But MRIS statistics show that 2016 ended virtually the same average price level as 2015. Actually, single family homes average sales price dropped 1.8% in 2016. How can that be?

Some speculate that incomes in our area have been flat for several years. So maybe Arlington is hitting a price plateau for awhile where average household incomes can only afford the current average home sale price. Whatever the reason, home buyers are already becoming very frustrated.

Mortgage rates ticked up slightly this week by a few basis points to 4.33% for a 30-yr fixed rate.

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

Ready Arlington: A Storm on the Horizon Called HERricane Arlington

By ARLnow.com Sponsor

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This biweekly column is sponsored by the Arlington Office of Emergency Management. The author of this post, Lauren Stienstra, is the Senior Manager for Research and Policy Development in the Arlington County Office of Emergency Management.


I took my first CPR class when I was 12. I was preparing to be a babysitter. I had taken classes, watched my neighbor’s kids, and was ready to finish my “résumé” and make some spending money. I loved it. In class, I liked learning how the body worked (and failed) and loved the idea that I could help save lives.

My stint in babysitting was brief — not because I was bored or particularly bad at it — but because it evolved into a summer job as a lifeguard, then a college job as an EMT, and eventually a career as an emergency manager here in Arlington. “Emergency Manager” was not my dream job as a 12-year-old, but the early exposure to the ideas and skills around emergencies started me down a path that would lead me to an incredibly fulfilling role and career in this community.

Website SliderThis was part of the motivation for launching a career development program that we’re calling “HERricane Arlington.” Not many women consider careers in public safety and we’re hoping to close some of those gaps. HERricane Arlington provides young women (ages 13-17) a chance to explore emergency management and allied fields through exciting activities and exercises. We’re trying to grow and support tomorrow’s public health nurses, meteorologists, and journalists to ensure that the future has a team that can handle hurricanes, derechos, and outbreaks.

So, if you know a girl who has ever wanted to learn how to use a fire extinguisher, wondered what to do after a tornado, or dreamed of being the journalist who reports the next big disaster, this could be the program they remember for the rest of their lives!

herricane-stats_924_904961afdd6caf019bbb24173061103f604c20c6Why HERricane Arlington?

  • Representation: Women are underrepresented in leadership positions in emergency management across the nation. They occupy 34% of staff-level positions and even fewer director-level ones.
  • Employment: Public safety jobs in Virginia grew 15% over the past decade and are expected to keep growing (13% by 2020!) making this a great career choice for many young women.
  • Empowerment: According to the United Nations Development Programme women are more likely to be victims of disaster, especially in regards to death, sexual violence, and loss of income. Equipping girls with disaster response skills will empower them to be able to help themselves and their communities after major incidents.

What is it, exactly?

HERricane Arlington is more than a weeklong camp, it’s a community. Graduates will be encouraged to continue to develop their skills through post-camp programming and mentoring throughout the following year.

Summer Camp: A jam-packed, week-long program exploring disaster response and leadership skills, including.

  • CPR
  • Storm spotting
  • Fire extinguisher training

The Aftermath: A series of monthly activities so graduates can continue to develop in the field of emergency management. Attend our activities, earn points, win prizes! Activities include:

  • Ropes course
  • Movie watch parties
  • 24 hours of community service alongside EM professionals

Mentorship and Early Career Support: Graduates of HERricane Arlington will be offered mentorship as well as internship and volunteer opportunities to launch them into meaningful careers.

Join the Storm!

For more information and to apply, go to: ReadyArlington.com

HERricane Arlington SponsorsPartnerships

This program is supported by a number of partners, including the American Red Cross as well as Arlington Public Schools. We’re also fortunate to be funded by many community donors.

Just Reduced Properties in Arlington

By ARLnow.com Sponsor

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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.

And just like that, it’s February. We already said bye-bye to 2016… and now, adios January!

While February may be the shortest month, perhaps this is the month that you decide to let your bucks go the longest in the real estate realm? At some point, the thought crosses the mind of anyone who pays rent: “I want to be my own landlord.”

Well, guess what? You can make it happen with the right resources and the right team on your side.

“Just Reduced” is a great place to start in your home search – these are the residences with sellers eager to sell the most, judging by their willingness to be flexible in pricing. But, these select homes are only the beginning.

When you’re ready to start your home search – 100 percent tailored to YOU – I and my team are here to help you GET MORE our of your purchase!

As of January 30 there are 156 detached homes, 28 townhouses and 200 condos for sale throughout Arlington County. In total, 25 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.

Ask Eli: New Rosslyn Condo Project Unveiled

By ARLnow.com Sponsor

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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’s being built across the street from Turnberry Tower in Rosslyn?

Answer: We don’t see many new condo projects these days in Arlington, developers are going with apartments due to low interest rates and surging rents, so the new Key & Nash condo and townhome project in Rosslyn is a welcome addition to the neighborhood. Over the last five years, we’ve had an underwhelming number of condo deliveries.

Along the Rosslyn-Ballston corridor, the only new condo sales have been Arc 3409 in Virginia Square (converted from a hotel in 2014) and Gaslight Square in Rosslyn (luxury condos).

On Thursday evening, the Key & Nash team hosted an unveiling party on the 23rd floor of 1812 N. Moore (the Monday Properties/Goldman Sachs building that has sat empty the last few years) to release details of the project and start sales for a late-2017 delivery. Leading up to the project, I expected that NVHomes’ new Urban Division would look to successful nearby luxury projects like Gaslight Square, The Wooster, Rosslyn Key, and Rhodes Hill Square for their design and pricing with an emphasis on Gaslight Square considering its most recent success with Phase 3 (final build-out).

Instead of delivering a fully custom luxury product, NVHomes is sticking with their bread and butter formula of delivering a more moderate project that fits surprisingly well between Rosslyn’s mid-market options like The Atrium, The Belvedere, 1800 Wilson and its luxury options like Turnberry Tower, Waterview, and those mentioned above. It makes sense for NVHomes, avoids over-saturating the Rosslyn luxury market, and satisfies demand.

With just over sixty units including 1BR + den, 2BR, 2BR + den, and 3BR flats ranging from about 850sqft to just over 1,500 sq ft, plus five 3BR townhomes at nearly 2,000 sq ft there are a surprising number of options for buyers.  Starting in the low $600s and clearing the $1M mark for some of the larger flats and townhomes, it’s an attractive $/sq ft for a new building just a block from the metro and likely to benefit from the massive redevelopment of downtown Rosslyn. For market-average condo fees, residents will get a high-end gym, 7-day/week concierge, roof deck, large common terrace w/ grills, and underground parking.

I’m looking forward to seeing how the larger 2BR + den/3BR flats do compared to the townhomes. I think the challenge for the townhomes will be the fact that the master bedroom is the entire top floor, with the 2nd and 3rd bedrooms on the 2nd floor (main level is kitchen and living space), making it a difficult layout for buyers with a young child (prefer to sleep on the same level) and a lot of steps for regular trips between living space and master bedroom. However, with only five townhomes being delivered, they’ll probably be the first to sell-out.

Personally, I think the best value purchases are the 1BR + den and smaller 2BR/2BA because they’ll make great rental properties with the dens/2nd bedrooms being on opposite sides of the apartment from the master bedroom (ideal for roommates). If you’re planning to live there for a while and can afford the premium, there are two 2BRs with 500 sq ft private terraces and a handful of 1BR + den and 2BRs in the back with larger Limited Common Element terraces (only accessible to your unit, but technically common space) that offer hard-to-find “useable” outdoor space.

While there wasn’t anybody camping out for the sales office to open, the line to sign-up for a sales meeting on Thursday night reached 50+ people at some points and there were probably a few hundred people at the event. The R-B corridor and Arlington market is hungry for new condos and this delivers at a price range that meets a lot of budgets and designed to accommodate a range of buyer types, so I expect sales to move fairly quickly, even though people won’t get to step foot into a unit until the end of the year.

Feel free to reach out to me at [email protected] if you have any specific questions about the floor plans, pricing, location, sales process, etc or if you’re considering a purchase in the building. I’d be happy to discuss details and my thoughts on the investment potential of purchasing in Rosslyn.

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 http://www.RealtyDCMetro.com.

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.

Rethink Energy: What Does the New Administration Mean for Arlington’s Energy Future?

By ARLnow.com Sponsor

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This regularly-scheduled sponsored Q&A column is written by the Arlington Initiative to Rethink Energy team (AIRE). This county program helps you make smart energy decisions that save you money and leaves a lighter footprint on the environment. Got a question? Email us at [email protected]!

Working for Arlington County on energy saving programs is an inherently optimistic, can-do experience. Arlingtonians take actions every day that create a positive future and more sustainable community. Together with residents, the Rethink Energy team works to develop programs that save both energy and money.

So, what does the new administration mean for Arlington’s energy future?

One week ago, a new administration took office in Washington, D.C. The White House outlines a fossil-fuel-focused energy platform, has questioned climate change, and has threatened to cancel US participation in the Paris Climate Agreement. As of yet, there are few specifics on a long-term energy policy or clean energy tax credit changes.

What we do know about energy in Arlington is that the County Board approved Arlington’s Community Energy Plan in 2013. This plan, created with residents, established a long-term vision to reduce greenhouse gas emissions in Arlington by 75% by the year 2050. That goal transcends election and budget cycles. It sets the course for ongoing programs to help meet the goal. Planning for the future and then following through on our commitments is one of the things Arlington does best.

Over the past year, Arlingtonians led with the following energy-focused actions:

  • 50+ homeowners installed solar panels on their roofs
  • 200 homeowners received Home Energy Rebates for installing insulation, energy efficient heating/cooling systems, and water heaters
  • 50+ Homes earned Green Home Choice certification (bringing the total up to 250+ Green Home Choice certified projects in Arlington)
  • Thousands of residents took countless actions — big and small – to reduce energy use and save money

At the New Year’s Board meeting, the County Board emphasized many of the ideals that make Arlington great. Jay Fisette, Arlington County Board Chair, outlined his commitment to encourage net-zero energy in new public buildings, large solar arrays on public buildings, and to be the first locality in Virginia to establish a PACE (Property Assessed Clean Energy) program to assist commercial property owners in financing energy and water retrofits.

At this time of great change, Arlingtonians have never had so many opportunities to act and make a difference.

Here are some things that you can do right now:

  1. Connect on Facebook and via our eNewsletter to get updates on programs, events, and tips
  2. Apply for a Home Energy Rebate of up to $575 per household
  3. Renovate or build your home with our Green Home Choice Program
  4. Install Solar with our upcoming 2017 solar co-op
  5. Use the Energy Lending Library’s tools (thermal cameras and box of bulbs)
  6. Listen to our Rethink Energy Podcast

There’s so much to do and Arlingtonians continue to lead the way. The Rethink Energy team is here to assist and we’ll keep working to help you to create a positive climate of change in Arlington. 

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