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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.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.

Friday is April Fools’ Day. Let the wise cracks begin.

So, the real estate question around this (generally hilarious) holiday is: Are you a fool for not investing in local housing?

Not necessarily – everyone’s situation is different and people have different priorities. Different strokes for different folks! I get it.

But, I will say this: The D.C. area continues to be anchored by one of the strongest real estate markets in the U.S. thanks, in part, to its low unemployment rate, high average income and proximity to several thriving industries.

This week, as of March 28, there are 176 detached homes, 38 townhouses and 275 apartments for sale throughout Arlington County. In total, 31 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: Sellers Don’t Sleep/Buyers Don’t Cheap On The Earnest Money Deposit

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 is the point of an Earnest Money Deposit (EMD)? How much should it be?

EMD is Insurance For Seller, Strength For Buyer

An Earnest Money Deposit (EMD) represents strength of officer for the buyer and insurance for a seller that the buyer will not walk away from a deal, outside of any legal means of voiding a contract (contingencies such as the Home Inspection and Condo/HOA document review). It’s a negotiable sum of money deposited by the buyer into an escrow account after the contract is finalized, usually within 3-5 days. If the buyer walks away from the deal outside of legal means/contingencies, the seller can keep the entire sum of money as damages.

The administrator of the escrow account is also a negotiable term of the sales contract, but in most cases, it’s the same company that’s handling the title check and settlement duties, but it’s also common to see the money held by the Buyer Agent’s broker. There are very strict rules governing the administration of EMD money to prevent co-mingling of funds or conflicts of interest.

A sufficient EMD shows that the buyer is serious by giving the seller security that you’re not going to walk away from the deal and because you’re financially capable of transferring that money shortly after the contract is ratified. In most cases I recommend that buyers make, and sellers expect, an EMD equal to 2-3% of the sales price. Anything under 1% is cause for concern. The exception to this is with builders (new construction), who generally expect 5-10% EMD.

At settlement (the day you purchase the home), the EMD is credited against your closing costs and down payment. If the EMD exceeds the sum of these amounts, you’ll get the rest back.

Picture This

To help explain the value of a strong EMD deposit, imagine a scenario of a buyer purchasing a $500,000 home with a $1,000 EMD. The home inspection has concluded, appraisal sufficient, and loan approved so everything is ready for settlement. Five days before settlement, the buyer sees the perfect home go on sale for a great price and decides he’d rather buy that one. With no contingencies left to legally exit the deal, he decides that losing $1,000 is worth voiding the current deal and pursuing the new home. Had the EMD been a more appropriate 2-3%/$10-$15,000, the buyer is likely to stick with his current contract and even if he doesn’t, at least the seller receives a payout likely to offset the pain of losing the contract.

Note: This is EMD in theory. In practice, everything is circumstantial. Sellers often agree to release the full or partial EMD to a buyer who walks, but can also sue for damages in addition to the EMD in certain cases where they’re unable to contract for the same sales price or better.

Your questions have been great, but I need more! Ask away!

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.

D.C. Bocce League Playing at Four Arlington and Alexandria Locations This Spring

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Do you know DC Bocce League? You should — we like to make ball jokes and new friends over the game of bocce.

Bocce is Italian lawn bowling — it’s easy to pick up and you never have to put your drink down to play. With DC Bocce League all teams make the playoffs so there is plenty of time to learn the finer points of the game during the season. Join us to toss balls, crush beers and score all season!

We have four NoVa locations in our spring line-up:

Looking for a DC Location? Choose from five:

  • Tuesdays: Columbia Heights
  • Wednesdays: Brookland; Capitol Hill; the W Hotel downtown
  • Thursdays: Dupont at Rose Park

Driven by the desire to make friends out of strangers and fueled by Peroni & Blue Moon specials, DC Bocce League offers weekly bocce ball matches played between multi-person, co-ed teams. The season includes weekly raffles after games at our sponsor bars, a city-wide end of season party and tournament, and the best team t-shirts in DC social sports. Plus, unlike most other rec leagues, you stand on the same side of the court as your opponents, so socializing is the norm.

If this sounds like the game for you, head over to DC Bocce League’s website to register your team or sign up as a free agent and be matched with a team. Register for the spring season for $50 when you enter promo-code NoVa20 during check out. The spring season runs from April 19th to June 11th.

Local Woof: Help for Dog Reactivity

By ARLnow.com Sponsor

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The Local Woof is a column that’s sponsored and written by the staff of Woofs! Dog Training Center. Woofs! has full-service dog training, boarding, and daycare facilities, near Shirlington and Ballston.

A reactive dog is a dog that reacts to specific things in their environment by becoming highly aroused and in most cases, barking and lunging. These dogs can appear to be aggressive, dangerous and “out of control.”

It is a scary situation for both passers-by and owners. Some reactive dogs are also aggressive, and some are not. Since it is impossible to know on the spot, it is best to give reactive dogs a wide berth. Reactivity is a serious issue and a major challenge, but there are a lot of techniques we can use to help reactive dogs.

To begin with, the earlier you start behavior modification, the better the success in changing the behavior. Reactive behaviors usually crop up in adolescence around 6 to 18 months of age and tend to get worse as the dog reaches social maturity around 2 or 3 years of age. Your pup will not “grow out of” this behavior. Seek help as soon as you notice an issue.

Second, never punish your dog when they start to growl, bark or lunge. This can be really hard, because a crazy dog at the end of the leash can be very embarrassing and we generally want to get the dog to stop the behavior as soon as possible. Unfortunately, even if punishment seems to get the dog under control in the moment, it does nothing to teach the dog an alternate behavior and can often cause the reactions to become worse.

Most reactivity is caused by fear or anxiety and the solution is to teach the dog to feel less anxious in the presence of the triggers. We use a program of systematic desensitization and counter conditioning to help the dog feel more comfortable. This involves exposing the dog to the trigger (people, dogs, cars) in very small amounts that do not trigger a response and then teaching the dog that good things (food, play, attention) happen when the trigger is present.

This can be a slow process, but the results are definitely worth it.

The final piece of the puzzle is teaching the owner what to do. Having a reactive dog is very stressful. It is important to make sure that the dog is wearing the appropriate equipment so that the hander feels confident in physically controlling the dog. Then we need to make sure that the owner can stay as calm as possible. A deep breath and a calm tone of voice can go a long way in keeping a reactive dog calm. Just like the dog’s training, this can take a lot of practice.

The good news is that with practice and a good training plan, reactive dogs can get much better.

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.”

Happy Easter Holiday weekend!!

Arlington home buyers are kicking it into high gear again this week. They ratified 89 contracts across the county. Some 36 of those homes were on the market for only 7 days or less. Agents report that multiple offers and bidding war scenarios have become common this spring, especially in the lower priced homes under $600,000 where there are many more buyers.

The frenzied buying has pushed the “days on market” even lower to 44, and that takes into account one home that sold this week that had been on the market 950 days. No joke. I’ll bet that seller popped a bottle of nice champagne.

This was another good week for fresh inventory. Some 74 new listings came on the market. But this volume still falls short to enable the total inventory to build up. Demand continues to outpace supply.

Meanwhile, mortgage interest rates held steady with virtually no movement this week, still sitting at about 3.9% for a 30-yr fixed rate. Lenders have seen the refinance market dry up quickly in the last few weeks, while purchase applications have picked up significantly. Overall mortgage applications are down 3.3% this week.

Click below to see all the fresh new inventory in MRIS and call Team Cathell when you find a home you like.

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

Healthy Paws: Trotting into Spring with Your Pup

By ARLnow.com Sponsor

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.

As the weather gets nicer, we’re all eager to get outdoors with our dogs for some exercise and recreation, so we want to share a few resources with you as you’re looking for some dog-friendly recreation options.

First and foremost, we are really excited about the Pups in the Park events offered by Arlington County. These naturalist-guided walks are a great way to get outdoors with your dog and also learn something along the way. (Pre-register on the website from the link above).

  • The Carnivore Way: Sat., Mar. 26, 10-11 a.m. Adults. Your dog is part of a large group of mammals known as carnivores. Find out what defines a carnivore and how they survive in the wild as we walk with our canine friends through Glencarlyn Park. For information: 703-228-6535. Meet at Long Branch Nature Center. Free.#632946-A.
  • Naturalist Guided Trail Sniff: Sat., Apr. 30, 10:30 a.m. – 12 p.m. Adults. Explore the trails with your dog at Potomac Overlook Regional Park with a naturalist for a fun hike. Learn about wildlife your pup might encounter in the park, and many of the scents that attract and interest canines. Meet at Potomac Overlook Regional Park, 2845 N. Marcey Road, Arlington. Free. #632946-B.
  • Sniffing and Listening: Sunday, May 1, 2-3 p.m. Adults. Dogs sense the world differently than we do. Acute hearing and sensitive noses give canines access to stimuli that we cannot sense. Bring your dog along on this naturalist-led hike and see the world through a wild canine’s senses. For information: 703-228-3403. Meet at Gulf Branch Nature Center. Free. #632846-C.

In addition to the parks above, there are many other great locations for hiking in and around Arlington with your dog.

Dining al fresco with your pet is a great way for them to get some fresh air and do some “doggy watching.” Some area restaurants offer outdoor patio seating for patrons with pets.  Just be sure to check before you head out to be sure dogs are, in fact, allowed, as ordinances vary by location.  

A few things to keep in mind no matter where are venturing out to with your pet:

  • Please clean up after your dog — pet waste left behind eventually makes its way to our waterways and drinking supply.  
  • If your dog is not well-socialized or nervous or aggressive around other dogs, a group activity may not be for him or her.  Start slow and work your way up to larger group activities. The Arlington Shelter has a great group called the Pit Crew, which sponsors group walks providing guardians of ALL dog breeds an opportunity to exercise and socialize their dogs in a controlled setting.
  • Respect all leash laws. The vast majority of outdoor recreation options for dogs in our area do require that your dog be on a leash.  
  • Be sure your pet is up-to-date on their Rabies vaccination, AND has a valid county registration tag.  

And, stay tuned for our upcoming “Yappy Hours” in and around Clarendon, as well as our Bark in the Park event June 5th at the Clarendon Dog Park!

Around the Financial Block: 5 Tips to Improve Your Economic Future

By ARLnow.com Sponsor

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This is a sponsored column provided by Thomas C. Block a financial representative with Asset Management Group, Inc. courtesy of Massachusetts Mutual Life Insurance Company (MassMutual). Please submit your questions to him via email.

If you are like many Americans, the current economic environment continues to make it difficult for your family to make ends meet. Many of us have readjusted our spending habits to such an extent that there is now a new normal. For example, we may no longer shop as much as or where they used to; we may settle for a staycation, rather than a true getaway; and items that were previously considered to be necessities have been relegated to the “can’t afford” or “not needed” category.

If you think these are temporary changes, think again. Many economic analysts feel that these new attitudes are here to stay.

Tips to help improve your economic future

Here are some tips to help you take stock of your overall economic picture, with actionable steps designed to help improve your long-term financial security.

Tip #1: Determine what is really important.

Take stock of what is really important to you and your family–is the newest electronic game system or cell phone more important than creating a secure financial future?

Start by developing your family’s mission statement. This is easier than it sounds: Simply write out what is important to you as a group. Be sure to include what your long- and short-term goals are, and what you are willing to give up in order to make these goals a reality. Don’t forget that along the way, you may still want to decide what little luxuries your entire family can enjoy (like a get-away) that you want to keep in your budget – since these can help you feel less deprived and even save you money (by keeping you from going out to first-run movies, for example).

Tip #2: Cut back, even if it hurts (a little).

Figuring out what is most important to your family from a financial perspective is a smart move -and a good decision for your long-term financial security. Making even small sacrifices in your spending can help you meet your goals. Look carefully at how you and your family members spend your money so you can identify where you can make small changes to cut back on non-essential expenditures. And don’t overlook the bigger-ticket items you pay for every month, such as your cable TV/Internet subscriptions and car insurance. Making minor adjustments to these items can free up more dollars than you might imagine, and play a significant role in helping you fund your family’s long-term financial goals.

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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.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.

 $345,750. No, it isn’t the price of that Ferrari for sale down the street. And, no, it’s not the price of that ridiculously bling ring that’s guarded at the jewelry store downtown.

$345,750 is, however, the amount of dough that our featured properties were collectively reduced this week.

Just as with every other purchase, every penny counts when buying a home. And in the real estate world, where sellers are eager to get their homes sold quickly and efficiently, these bucks saved can add up big-time.

Each week, we spotlight seven reduced properties — there is something out there that may fit within your budget, even if it hasn’t made our shortlist. If you want me to do a little digging on your behalf, I’m always happy to help you GET MORE out of your transaction.

This week, as of March 20, there are 194 detached homes, 45 townhouses and 302 apartments for sale throughout Arlington County. In total, 35 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: Understanding Association Fees and What They Cover

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: Why do Association fees vary so much?

There are three common categories of Association fees – Home Owners Association/Property Owners Association (HOA/POA) fees, Condominium (condo) fees, and Cooperative (coop) fees. Generally, condo and coop fees are due monthly, but HOA fees often vary between monthly, quarterly, and yearly payments.

(Generally) Coop Fees > Condo Fees > HOA/POA Fees

  • All three fees cover common community elements like landscaping, pools, snow removal and master insurance policies.
  • Some HOAs/POAs have very few common elements and have a relatively lower fee.
  • Condo owners are only responsible for what’s inside the walls of their home and the association is responsible for everything else like the front door, windows, façade, balcony, roof, and all shared plumbing and electrical (e.g. you’re responsible for a backed up toilet or bad outlet). In order to cover the maintenance and replacement costs for these items, condo associations require much higher payments.
  • Coops have higher fees than comparable condo buildings because they include utilities (some condos do too), property tax, and payments on a underlying mortgage for the building, if one exists. Coop ownership is much less common in Arlington than Washington DC. Outside of River Place in Rosslyn, there are very few options. In fact, all 21 active coop listings are at River Place. In comparison, DC has 94 active coop listings across numerous buildings, mostly located in Northwest DC.

The rule of thumb is that if it’s a building, it’s a condo or coop and if it’s a townhome or single family, it’s an HOA/POA (or isn’t part of an association at all). The most common exception to that rule is the townhome-style condo associations in Shirlington and Fairlington.

What Influences Fees the Most?

  • Services/Amenities: Perks like a 24-hour front desk, pool, and seasonal landscaping add up and increase fees. Condos/coops usually have large management contracts compared to HOAs/POAs, which are often self-managed.
  • Age: As buildings age, major replacement projects come due that can cost upwards of $1M. Some of the larger buildings take on projects in the $5-10M range. Financial mismanagement (improper Reserve savings) can force fees to skyrocket, special assessments, or both. I recommend that all of my clients get involved with their Board to help ensure sound management.
  • Size: Whether it’s a large high-rise condo building or a sprawling community with lots of trees and landscape features, larger communities demand more resources to maintain and manage. Of course, larger communities tend to have more residents to share in the cost, but over time you’ll see higher relative fees in larger communities due to high maintenance and replacement costs. Elevators have more floors to travel, there’s more brick to re-point, and more pipes to replace.
  • Master Insurance Policy: All Associations carry a master insurance policy to cover common space (liability and property) and these premiums are included in the fees. Generally the common property ownership and liability are much higher in condos/coops than HOAs/POAs and therefore premiums paid by owners are higher as well. On the other hand, the homeowner’s policy is much higher in HOAs/POAs than in condos/coops.

I highly recommend you and your agent review financial statements and Reserve studies/balances when purchasing in a condo, coop, or HOA/POA. Virginia law requires that these documents be provided prior to settlement and allows for a three-day window in which the Buyer can void the contract, without risking the Earnest Money Deposit, from the receipt of these documents.

One of the main financial benefits of condo/coop ownership is that your monthly/annual maintenance costs are more stable and predictable because there are very few big-ticket items to fix or replace. For example, if you’re in am HOA/POA or no association at all, you bear the full responsibility of fixing your roof after a storm, replacing windows, and dealing with expensive plumbing issues. In a condo/coop, your most expensive items to fix/replace are usually a refrigerator, HVAC system, or stove/range and won’t run much more than a few thousand dollars.

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: Has Your Fridge or Freezer Reached Its Shelf Life?

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]!

If your old fridge or freezer is putting a freeze on efficiency, why not get rid of it — and receive a $50 rebate at the same time?

In most homes the refrigerator is the second-largest user of electricity (13.7%), just less than the air conditioner (14.1%). (See: Dept. of Energy,)

The way people save energy with air conditioning or heating, is by using it less, but that isn’t really an option with your refrigerator.

The best way to save money with your fridge or freezer is to get rid of an older model, particularly if you have a second appliance located in a basement or garage. Commonly referred to as a ‘beer fridge’ these older units aren’t just a little less efficient, they are WAY LESS EFFICIENT.  A 1986 vintage 18 cubic foot refrigerator uses 1400 kWh a year, while a new ENERGY STAR model uses only 350 kWh — a whopping 75% reduction!

Dominion Virginia Power (DVP) is conducting a refrigerator and freezer roundup that will pay you to take away and recycle your old appliance. You don’t have to lift a finger and they will pay you $50. Not a bad deal, right? They’ll even come and haul it out of your basement.

As with anything, terms and conditions apply. The appliances must be between 10-30 cubic feet in size, older than 10 years, and be in working order. Please visit the Program website to review all information and to register.

WWBG: Beers that Trend and Beers that Blend

By ARLnow.com Sponsor

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Editor’s Note: This biweekly column is sponsored by Dominion Wine and Beer (107 Rowell Court, Falls Church). This column was written by Garrett Cruce, a Cicerone Program Certified Beer Server, who also writes about beer on his own blog: beerbeltway.wordpress.com. Catch new posts there on Sundays. 

I’m back. I took a small break, but I couldn’t stay away for long.

First, we’re going to look at a new trend in craft beer that shows how breweries are trying to keep their beers relevant. Then, we’ll look at two different IPAs that are keeping the once-trendy style up-to-date — one with mysterious and experimental hops and the other by being a solid and delicious local offering.

It’s always an exciting time to be exploring craft beer, but as Spring approaches the releases get more refreshing and bright in flavor. The cold winter after the new year has meant that we’ve had plenty of time to enjoy the heavy stouts, barleywines, old ales and so on that Winter has to offer. Now, get ready for juicy beers, both literally and figuratively. Whether the fruitiness is the result of actual fruit or the wonderful flavor component of a hop or hop blend, these warmer weather beers will brighten your palate.

Fruit Infused Beers

For years now, some craft breweries like Dogfish Head Craft Brewery, 21st Amendment Brewery and Founders Brewing Company have made fruit-infused beers as part of their regular line-up. But in recent years, more and more breweries are either adding new fruity brews or taking their flagship beers and infusing them with fruit or fruit flavor. We have a full-blown trend on our hands. Local breweries are in on it as well with Virginia’s Adroit Theory Brewing Company and Laurel, Maryland’s Jailbreak Brewing Company coming to mind.

Three of this week’s beers are fruity brews that fall into each of the two categories I mentioned above. Dogfish Head and Green Flash Brewing Company have brewed beers that are unique in their line-up, while Ballast Point has taken their Dorado double IPA and spiked it with watermelon.

IMG_0106Dogfish Head Craft Brewery Romantic Chemistry IPA (7.2% ABV)

Dogfish Head Craft Brewery shook up it’s annual releases this year, cutting some perennial favorites and trimming some underperforming brews. One of the favorites that was shelved for 2016 is Aprihop. This replaces it! For this year’s Spring fruity beer, Dogfish Head mashed up peaches and mangoes and ginger to create this complex ale. Stick your nose deep in the glass, the hops and the fruit intertwine — spicy stone fruit. Right off the bat, the flavor is winey with the peach flavor lasting all the way through to the finish. Hops bring some spice to the party, but this is no hop bomb. It’s a complex brew that is subtley fruity and hoppy with enough fizz to mask the alcohol. I’ll miss this beer when it’s gone.

IMG_0108Ballast Point Brewing & Spirits Watermelon Dorado Double IPA (10% ABV)

Whoa. There’s cucumber and green watermelon rind in my nose right now. The pink flesh of the watermelon is not the first thing you smell. Honestly, it’s not present in the flavor either. What I get instead is the astringent tang of the rind or of cucumber skin. It’s that bitter surprise that makes you screw up your nose — you took too big a bite of that watermelon slice. It’s a challenging brew. If bitterness is your glass of beer, then this might be right up your alley. I can go for hop bitterness, but I am less used to the kind of bitter that this brings. It does grow on me as I sip it. Be sure to sip this one for a while! The high alcohol (10%!) will allow it warm up with out getting undrinkable. Warmed up enough and the bitterness turns to sweetness and the hops begin to shine through.

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