4427 Vacation Lane
Neighborhood: Donaldson Run
List Price: $900,000

Cool and contemporary… this unparalleled Arlington, mid-century home marries sleek elements and warm touches to create a perfect escape.

The main-level living area boasts a generous living room with cozy fireplace plus a formal dining room, but also spills outside to a breathtaking and lush backyard. The panoramic view of the home’s outdoor space can be enjoyed from the comforts of the beautifully renovated kitchen, which is complete with stainless steel appliances and granite counters. Three bedrooms round-out the main-level space – discover the master suite and master bath with special touches, like Carrera marble, Travertine tile, and a bathroom heat lamp.

Upstairs, relax in the sunny, spacious loft, which has the flexibility to be used as an additional bedroom, recreation room, or library. The loft also has a private bath featuring a one-of-a-kind century-old glass mosaic, and granite counter with matching bench in the shower.

4427 Vacation Lane offers truly divine outdoor living. The long driveway and detached garage provide plenty of private parking. Grab a bottle from the built-in wine closet and retreat to the marble stone patio in the sanctuary of a back yard – a spacious, certified wildlife habitat complete with blueberry bushes, fig tree, and natural landscaping aplenty.

Contact agent Virginia Gergoff at 202-243-7777 or [email protected].


Legacy Home Improvement banner

This is a new sponsored column by Jim Muldoon, a Northern Virginia native, Arlington resident and one of the real estate and remodeling experts at Legacy Home Improvement Consultants. Legacy HIC is your source for all real estate and home improvement needs. Please email with any questions or topics you would like covered.

A project that gets a great bang for its buck is painting. Sounds boring, but there is a reason why every Realtor frequently makes that suggestion when getting your home ready to sell. Painting is very affordable and a freshly painted house is exactly that, fresh! It’s the equivalent to the new car smell, but for houses, and you can make dreary, dated rooms more welcoming.

A lot of people get stuck at stage one: deciding which paint, finish, and color.

The quality of paint is critical. Before you run over to Home Depot check out Potomac Paint or Sherwin Williams stores. The paint is a little more expensive, but it will cover well and ultimately look better. Your painter will appreciate it and should be able to extend a discount from either of those stores.

When it comes to finish, I would definitely consult your painter because a room’s function and lighting play a factor. High gloss and semi-gloss are more durable and absorb less moisture than other sheens, making them easier to clean.

Glossy sheens reflect light instead of absorbing it, so imperfections in drywall will stand out the most. You see this paint used on trim mostly for that reason and its durability.

Satin and eggshell are mediums that hide imperfections better and can handle some moisture. That makes these sheens more common in bathrooms and kitchens. Flat and matte cover great and hide imperfections well. The majority of ceilings and walls use this finish.

Finding a paint color can be overwhelming, so I suggest picking a shade that is trending. Grays and beiges on walls provide an amazing neutral look that won’t leave you feeling like you are at the doctor’s office. Ceilings and trim are still best painted white and I don’t see that changing any time soon. Keep in mind different paint companies use different names for the same colors, so make sure you get the paint code so your painter does not get confused. For example, Agreeable Gray is SW-7029 and Manchester Tan (below) is HC-81, which are two of my favorites. If you are pregnant, have an infant, or sensitive to smell, use Zero-VOC paint.

A Manchester Tan living room by Legacy Home Improvement Consultants

A good way to prep your rooms is to take pictures off the walls and move furniture into the middle of the room. Have your painters touch up the walls before the painting and caulk where necessary after. On average, houses cost $3,500-$5,000 and will take a week to finish.

If you have any questions about material selection or your renovations in general email me at [email protected] and I will get into more detail with you. Remember to shoot me questions that you would like for me to cover in future articles. Your real estate is one of your best assets. Let the Property Pros help you get more informed.

Be sure to follow us on Instagram @LegacyHomesDMV and like us on Facebook Legacy Home Improvements for project inspiration and breaking news.


1220 N. Fillmore Street #511, Arlington
Neighborhood: Clarendon
List Price: $549,900

Luxury living in the heart of Clarendon in this Station Square condo unit!

This 2 bedroom split, 1.5 bath unit features an open floor plan, gorgeous hardwood floors throughout, wrap around balcony and spacious walk-in closets. The gourmet kitchen has granite countertops and stainless steel appliances, and a gas stove.

The main living area also comes equipped with a fireplace to keep your warm in the winter. Station Square is conveniently located next to Whole Foods, Trader Joes, dining, shopping and 2 blocks from Clarendon Metro. 1 parking space and dedicated storage are included in the sale.

To schedule your private showing today, please call 571-969-7653 or email us at [email protected].

Orange Line Living
Optime Realty
http://www.livetheorangeline.com


Just Reduced banner

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.MrArlington.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.

Memorial Day weekend is right around the corner here in beautiful Arlington. There is no better place to honor our military than right here. I truly believe that.

Before diving in to this week’s “Just Reduced” selection, I send my deepest gratitude to the military members that have made the ultimate sacrifice preserving our nation’s freedom. When we talk about heroes throughout our country’s history, it’s them. Thank you.

Looking ahead to this weekend, it’s not only a time to reflect, but also a time that many of us have three-day weekends. And if you’re weaving real estate in to your plans, it should be a great weekend to explore.

Here’s the scoop…

This week, as of May 22, there are 248 detached homes, 66 townhouses and 355 apartments for sale throughout Arlington County. In total, 71 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 banner

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: Are there any techniques I can use to understand how much to offer and/or pay for a home? How often do people pay above the asking price?

Determining the right offer and purchase price for a home is a combination of analysis and feel. Here are some of the steps I take when arriving at these numbers:

Comparable Sales (aka Comps): This is the most common and analytical way of determining fair value. It’s also how most sellers come up with the list price. Comp analysis is the practice of reviewing the sales price of similar/comparable homes to come up with the market price of the subject home. The criteria, geographic location, and amount of time you look back (e.g. 6 months vs 2 years) are dependent on the subject property and the availability of “good” comps. For example, if you’re buying a 1BR condo in a large building, there’s a good chance you can find a few nearly identical sales going back only 6 months. If you’re buying a large custom-built home surrounded mostly by homes of different size and style, you’re going to have to get a little creative in your search.

Days on Market: Days on Market (number of days a property has been listed for sale) is a great place to start when discussing a discount from list price. The longer a home sits without a contract, the higher the opportunity for a discount from the list price. I’ll let the following graphic of quarterly home sales in Arlington explain. Note: 100% means the buyer paid full ask, 95% means they paid 5% under ask. Each bar represents a range of days on market when the property went under contract.

Chart

Seller Preferences: It’s important to find out if there’s anything other than sales price that’s important to the seller. Sometimes they’d like a rent-back period to give them time to purchase their next home or they have school-age children and don’t want to sell until the school year is over. Being aware of and accommodating these preferences creates a great opportunity for buyer savings.

Buyer Preferences: The right price isn’t always based on fair market value, but also what you, the buyer, wants. Have you been searching for months and this is the first home you found something that feels like “the one?” Are you only planning to live there for 2-3 years before buying your next “forever” home and more interested in getting a good deal than the perfect fit? You need to ask yourself how you’ll feel if you make a low offer, dig in on negotiations, and end up losing out to a buyer who submits a better offer during your negotiations. The bigger the discount you’re targeting, generally, the longer the negotiation period and more exposure to competitive offers.

Paying Over Asking Price: Sometimes it’s necessary to pay above the asking price in order to get the right home. Paying above the asking price is difficult for many buyers to accept, but is more common than you’d think. Out of 2,854 standard sales (non-foreclosure, short sale or bank-owned) in Arlington in 2015, 475 or 16.6% went for over the list price (factoring any seller credits in). The largest premium paid was 14.3% over ask, the median days on market was 5 days, and 420 of the homes sold over ask were on the market for 10 days or less.

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.


This is the first post in a two-part series. The second post will focus on the Potomac Solar Co-op, currently open for Arlington residents interested in purchasing solar at a discount rate. For now, past is prologue. 

Solar has been the energy source of the future for decades. Since at least the 1990s, we’ve all been waiting for solar panels to make the one last technological breakthrough that makes it cost-competitive. It’s always been a few years away.

Wait no longer, folks. Solar is here.

At the end of 2014, Virginia SUN launched a solar co-op in Arlington, offering residents a chance to purchase solar panels as a group. Arlington’s Initiative to Rethink Energy and Arlingtonians for a Clean Environment helped support and promote the co-op, which ran through most of 2015.

A solar co-op works using the principle of bulk purchasing. Customers were able to purchase their solar panels at about a 30% discount compared to going it alone. The solar systems themselves cost less than half of what they would have just 5 years ago. Virginia SUN also provided guidance throughout the entire process – we’re all frustrated when contractors give confusing information or we feel overcharged.

Ultimately, nearly 300 Arlingtonians had their roofs screened, and of the 130 or so good candidates, 34 folks ended up installing solar systems. With their panels in place, Arlington’s solar co-op participants are reaping the benefits of lower (or nonexistent) electricity bills and a lighter carbon footprint for years to come.

If interested, enter your information near the bottom of this page to have your roof screened for solar panels. Also, check back in a two weeks for part two of our series on solar.


4631 34th Street S.
Neighborhood: Fairlington
List Price: $539,000
Open House: Sunday, May 22 from 1-4 p.m.

The good life begins at home in this rare four level, 1,700+ square foot, Clarendon model townhouse with three bedrooms (2 masters) and three full baths on four finished levels.

Step inside to beautiful hardwood flooring and an open floor plan. The open kitchen leads to a lovely private Georgetown-style patio, perfect for grilling and entertaining.

The Fairlington neighborhood is known for its charm, pet-friendliness, and wonderful amenities with multiple pools, tennis and basketball courts, a community center, weekly farmer’s market and more. You’ll love living so conveniently to Shirlington and major commuter routes. Welcome home to the good life!

Visit this webpage for more information including a 3-D immersion tour.

Contact: Donna Hamaker, Realtor
Buck & Associates
DonnaHamaker.com
(703) 582-7779
[email protected]


Just Listed banner

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.”

Buyers will be delighted to know that Arlington’s real estate market set a new record this week for fresh inventory for the year.

This week some 99 new listings hit the market. The previous high mark was 96 new listings two weeks ago. The pace of ratified contracts backed off a bit this week with 78 homes being sold. Of those, 31 sold within 7 days. Agents continue to tell stories of multiple contracts and bidding wars. The average list price of ratified properties shot up this week to $751,516. That’s the highest mark so far this year.

Interest rates remained virtually steady this week with the 30-yr fixed rate still at about 3.72%.  Lots of economic news this week indicating an improving economy has Wall Street speculators anticipating that the Fed will raise short-term interest rates at its meeting in June. That’s a real possibility that would affect consumer credit.

You can access all active listings in Arlington on the Cathell Team website.


Healthy Paws

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

Inappropriate urination with our pets is a difficult problem to deal with at home — but often times with a bit of investigation, the root of the problem can be found and addressed. In cats, inappropriate urination is one of the most common reasons for the pet to be surrendered to a shelter and is the most common reason for an otherwise healthy cat to present to a veterinary clinic for euthanasia. In both dogs and cats, inappropriate urination falls into two basic categories: 1) medical and 2) behavioral.

Medical causes of inappropriate urination can be broken down to problems that cause an animal to drink more (and thus produce more urine, which then is more dilute and large in volume and harder to hold in) and problems that cause increased urination (such as irritation of the bladder).

Digging deeper into why a pet would inappropriately urinate starts with the basics of checking a urine sample. When we check a urine sample (urinalysis), we’re looking for concentration, pH, presence of red blood cells/white blood cells, protein, crystals and glucose. Bladder infections (UTI) can often be readily diagnosed with with a urinalysis, but sometimes a urine culture is needed to truly find/confirm an infection but also to determine what the best antibiotic should be.

Further Medical Work Up:

If the case of the inappropriate urination is not readily apparent with a urinalysis, then a further workup is indicated before calling the problem behavioral.

Imaging of the bladder is sometimes recommended and indicated to find out what’s going on. Bladder stones and masses/tumors of the bladder wall or urethra can lead to repeated lower urinary tract symptoms, accidents, straining to urinate or even urethral obstruction (i.e. inability to urinate).

Blood work to look for systemic illness (such as kidney and liver function, diabetes, thyroid conditions, etc.) may also be indicated.  

Musculoskeletal diseases such as arthritis can lead to inappropriate urination if they cause the animal to be uncomfortable while posturing to urinate, get in/out of the litter box, etc. Addressing pain, when present, can often not only make the pet overall more comfortable, but can also help eliminate the inappropriate urination.

Behavioral causes:

Once medical problems have been eliminated, it’s time to consider a behavioral cause.   

For cats, behavioral causes of inappropriate urination are not uncommon and there are numerous ways to address the behavior before the use of pharmacologic intervention is considered. Cornell has put together a fantastic resource for owners and veterinarians with great tips such as:

  • Litter box placement, number and substrates
  • Addressing inter-cat aggression
  • Cleaning soiled areas
  • Use of feline pheromones such as Feliway

For dogs, behavioral causes of inappropriate urination often are secondary to loss of house training or house training that was never really solidified with the dog. Submission, excitement and anxiety can also be reasons why a dog would inappropriately urinate – and can all be managed with appropriate training and sometimes pharmacologic intervention. We strongly recommend the use of a reputable trainer (look for Certified Professional Dog Trainers who are Knowledge Assessed – CPDT-KA; or Applied Animal Behaviorist / Certified Applied Animal Behaviorists – CAABs / Associate Certified Applied Animal Behaviorists -ACAABs)  to help with house training or even to employ the help of a veterinary behaviorist for very challenging cases.

While inappropriate urination is a very frustrating problem, with a bit of investigation and diligent follow-through it’s rare that the problem cannot be corrected.  Be sure to talk with your veterinarian if you are noticing that your pet is urinating outside the box or in the house.  (And, if you are going to see the veterinarian about a urination problem, they will be super appreciative if you bring a urine sample from home, and/or do not allow your pet urinate right before coming into the office so that he/she has a full bladder for evaluation).


Orange Line Living logo3% off the list price guaranteed or we pay you the difference in cash and if you don’t love your new home we will buy it back or sell it for free for 12 months exclusive to event attendees only*

The Orange Line Living and Keri Shull Team are hosting a Free Home Buyer Seminar on May 23rd.

The event will have specialists on hand, including lenders and buyer agents, to give you an overview of the buying process. Not only will you get a complete home buying overview but you will learn our valuable home buying strategies that will save you 3% or more when you purchase along with ways to get the best mortgage.

The Orange Line Living and Keri Shull Team together have helped over 200 families purchase homes in 2015. Together, they are the #1 real estate team in Arlington and #1 real estate team in Virginia by volume. Also, not forgetting to mention top 5 in the D.C. metro area as well. Their aim is to help even more families find their dream home in 2016 and you have the opportunity to be one of those people.

Details

When: May 23, 2016 from 6pm-8pm
Where: Optime Realty, 1600 Wilson Blvd, Suite 101, Arlington, VA 22209
Cost: Free
Parking: Validated Parking or Street Parking
Food: Appetizers and Drinks
Contact: [email protected] or call 571-969-7653

Space is limited so you don’t miss out. To register, go to www.vipbuyerseminar.com or email [email protected].

The preceeding post is written and sponsored by Orange Line Living. *terms and conditions apply


Just Reduced banner

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.MrArlington.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. 

What is the best day to search for reduced price homes?

Well, let’s preface my two cents with… a great bargain can pop up at anytime, really. But, if we’re looking at the volume of properties being reduced on specific days of the week, Thursdays and Fridays seem to be most popular (as you’ve probably picked up on based on the properties showcased in this column).

The reason for the Thursday/Friday influx is sellers are trying to appeal to prospective buyers preparing for a weekend search. What better way to catch their eye than with a reduced price before hitting the road?

If you’re looking for the most recent deals in Arlington County, give me a shout. Whether you’re gearing up for a weekend journey or midweek trek, I’m always happy to help you GET MORE out of your real estate transaction.

This week, as of May 15, there are 247 detached homes, 64 townhouses and 344 apartments for sale throughout Arlington County. In total, 60 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.


View More Stories