Author: ARLnow.com Sponsor

Ask Eli: Are you considering operating a DC-area Airbnb

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 Ask Eli, Live With Jean playlist. Enjoy!

Question: What are the local laws governing short-term rentals in the D.C. area?

Answer: I hope you had a great Fourth of July holiday weekend! Some of you may have stayed at an Airbnb this weekend and come back with grand plans of buying your own investment property to rent out.

If you’re considering purchasing an investment property for short-term rentals (STR), like Airbnb, one of the most important things to research early on are the local laws governing them. With all the tourism to the D.C. area, a short-term rental property can be quite lucrative, but most local governments in this region have laws in place to prevent properties from being used exclusively for short-term rentals and thus limit your expected returns.

It’s also important to know that short-term rental restrictions from Homeowner, Condo, or Cooperative Associations take precedent over any local laws and it is extremely rare to find an Association that allows for any rental period less than 6 or 12 months.

Short-term rentals are defined as properties rented out for less than 30 consecutive nights to the same renter.

I compiled a list of the local STR laws in the greater D.C. area and summarized them below with links to the government websites where the information is detailed:

  • Arlington County: Allowed in units used by the owner as his/her primary residence (the owner occupies the unit at least 185 days of the year). Cannot use detached accessory dwellings for short-term rentals.
  • Washington, D.C.: Unlimited rentals if the property is owner-occupied during the rental (rental is for partial use of the home), limited to 90 nights of rentals per calendar year for properties that are not owner-occupied during the rental (renter has full access to the entire property). D.C. also requires an assortment of licenses, certifications and fees.
  • City of Alexandria: Unlimited rentals during a calendar year and no restrictions on owner occupancy. Properties can be owned and used solely for short-term rentals. City of Alexandria charges an additional 8.5% Transient Lodging Tax for properties that sleep 4+.
  • City of Falls Church: I could not find any official guidance from the City of Falls Church on short-term rentals and am led to believe there are not currently any restrictions or additional taxes
  • Fairfax County: Limited to 60 nights of rental bookings per calendar year, with no reference to owner occupied vs unoccupied. Detached accessory dwellings cannot be used as STRs. No more than six adults can stay in a single property. Additional Transient Tax charges apply.
  • Loudoun County: It seems that Loudoun County is still drafting their short-term rental policies, with the last official write-up I found referencing a February 2022 public hearing and draft amendment. The County’s zoning currently does not allow short-term rentals, but a hold has been put on enforcement until a policy can be finalized.
  • Montgomery County: Limited to 120 nights of rentals if the home is not occupied by the owner during the rental and unlimited rentals if the home is owner-occupied during the rental. No more than six adults can stay in a single property.
  • Prince Georges County: Limited to 90 rental nights per calendar year if the property is not owner-occupied during the rental and limited to 180 rental nights per calendar year if the property is owner-occupied during the rental.

Owning and operating a short-term rental can be very lucrative, but it’s important to understand that residents and local governments are still in the early stages of defining how their communities want to support or restrict STRs.

Before making a significant investment in a property for STR income, get fully informed on current laws/taxes, research the mood of residents and politicians on STRs, and incorporate the risk of law/tax changes into your investment decision.

If you’d like to discuss buying, selling, investing, or renting, don’t hesitate to reach out to me at [email protected].

If you’d like a question answered in my weekly column or to discuss buying, selling, renting, or investing, please send an email to [email protected]. To read any of my older posts, visit the blog section of my website at EliResidential.com. Call me directly at (703) 539-2529.

Video summaries of some articles can be found on YouTube on the Ask Eli, Live With Jean playlist.

Eli Tucker is a licensed Realtor in Virginia, Washington DC, and Maryland with RLAH Real Estate, 4040 N Fairfax Dr #10C Arlington VA 22203. (703) 390-9460

Neighborhood Spotlight: Fourth of July edition

By ARLnow.com Sponsor

Fireworks displays are returning in full after two years of scaled-back celebrations.  

Watching the fireworks is one of the highlights of D.C.’s Fourth of July celebrations, and there are plenty of sites to view them from. You’ll find exceptional vantage points from rooftop bars, National Mall locations, Arlington and many other places throughout the District. Here are some of our favorites!

The National Mall 

Grab your picnic blanket and settle down on any patch of grass on the National Mall and you’ll have front row seats to the show! The Mall is the most popular place to watch the fireworks display with visitors staking out spots near the Washington Monument, Jefferson Memorial, Lincoln Memorial and many other locales across D.C.’s most scenic space. The display gets underway just after 9 p.m. and will be launched from both sides of the Lincoln Memorial Reflecting Pool. You will want to give yourself plenty of time to find a spot and familiarize yourself with access entry points, road closures and prohibited items. You can find helpful tips and more information from the National Park Service.

US Marine Corps War Memorial

Located on Arlington Ridge along the axis of the National Mall, the US Marine Corps War Memorial offers a panorama of the Lincoln memorial, Washington Monument, and Capitol Building. If you want to avoid the crowds on the mall and avoid downtown this is a great location!

Gravelly Point Park  

Located on the west bank of the Potomac in Arlington, Gravelly Point is just to the north of Reagan National Airport on the George Washington Parkway. Famous for watching airplanes take off and land, this national parkland is also a prime viewing spot for the capital fireworks. Seating is available on a first-come, first-serve basis so make sure you get there early.  

Thompson Boat Center  

Looking for a view from the water? Head over to Thompson Boat center and rent kayaks and stand-up paddleboards (advance reservations are required). You can paddle over to a designated viewing spot and enjoy the fireworks as they light up the sky over D.C.’s most iconic monuments and reflect off the Potomac River.

Key Bridge  

Connecting Rosslyn and Georgetown, the Francis Scott Key Bridge offers spectacular views of the Potomac River and the District. Although you won’t find seating on the bridge, you can stroll over from the Rosslyn Metro station and enjoy a standing-room-only view of the fireworks.

There are a whole host of Independence Day celebrations throughout D.C., Northern Virginia, and Maryland for you to enjoy this Fourth of July!

Reach out to me if you want to learn more about neighborhoods in Arlington and around the region!

Kerby Long | 703-901-3326 | [email protected] | www.ChamberlinBrothers.com | 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.

Listing of the Day: 5927 4th Street N.

By ARLnow.com Sponsor
1/5

Address: 5927 4th Street N.
Neighborhood: Boulevard Manor
Listed: $885,000
Open: Saturday, July 2 and Sunday, July 3 from 1-4 p.m.

This classic three bedroom, two bath mid-Century rambler offers a rare combination of pristine, updated interior and a manicured yard, graced by mature trees, shrubbery and perennials.

Recent improvements include: gas furnace, gas water heater, stylishly-renovated main level bath and remodeled lower level bath; kitchen countertops and appliances, replacement windows, flooring, lighting, fresh paint, extensive landscaping and a driveway.

Enter into a light filled living room, anchored by a wood burning fireplace. The living room flows into the dining room, then kitchen, and onto the patio — ideal for gatherings and daily living. Three bedrooms on the main level share a new bathroom with large vanity and separate cabinet storage.

The expansive lower level rec room accommodates spaces for media, play, and office, and there is a remodeled bathroom, too. Three tall windows at one part of the rec room allow it to be enclosed for a fourth bedroom. The fresh clean laundry room has additional storage as does the utility room. A separate, finished workshop could be used for a gym or even an office.

The home borders part of the Reeves Farm and is near parks and bike path. Easy commuting or easy work from home in this wonderful home.

Listed by:
Betsy Twigg
McEnearney Associates
703-967-4391
[email protected]
www.betsytwigg.com

Boring Title: Do all title companies charge the same for title insurance

By ARLnow.com Sponsor

This biweekly feature is sponsored by Allied Title & Escrow.

So you just got under contract on your first home and it’s time to choose a title company. One question we often get is ‘Do all title companies charge the same for the title policies?’

Title policies are regulated by the state, so no matter which title company you choose for your closing, the prices of the title policies will be very similar.

How much should you expect to pay for title insurance? 

Title insurance is a single fee, paid up front, rather than an ongoing expense with monthly payments. A lender’s policy is based on the amount of the loan. The lender’s title insurance is required. Owner’s title insurance, however, is considered optional.

The total amount of a title insurance policy is approximately 0.5% to 1% of the purchase price when both a lender’s and owner’s policy are purchased together.

Why is lender’s title insurance required?

In short, lender’s title insurance is designed to protect a lender’s investment in the property, in case there are any title defects that remain uncovered during the rigorous process of a title search. When conveying title to a new owner, the property has to be free and clear with no judgements, liens, unknown owners or heirs attached to it, so nothing goes wrong. Because of that necessity, a title insurance policy is purchased.

Title Insurance at Allied Title and Escrow

At Allied Title & Escrow, we can help smooth the way toward your purchase of commercial and residential properties. Our mission is to make buying or refinancing a property as easy and simple a process as possible.

So, whenever you need title assistance, we’re here as a team of skilled and experienced professionals, to handle everything you need to make your property purchase a success. To learn more, contact Allied Title & Escrow or give us a call at 703-567-7933.

Have questions related to title insurance? Email [email protected]. Want to use Allied Title & Escrow when you buy a home? Tell your agent when you buy a house to write in Allied Title & Escrow as your settlement company! 

Listing of the Day: 2301 N. Lexington Street

By ARLnow.com Sponsor
1/5

Address: 2301 N. Lexington Street
Neighborhood: Tuckahoe Village
Listed: $1,025,000

Reminiscent of an English country cottage, this 1930s home is brimming with character and modern amenities.

Enter through a white picket fence and wend your way through lush gardens of perennials and mature landscaping to a vestibule entry. The light-filled living room features a soaring ceiling with skylights, a wall of built-in bookshelves and a fireplace graced by an over-mantel. The adjoining den also has a skylight in its vaulted ceilings and opens to the dining room, again with high ceilings accented by moldings.

Just off the dining room is a big screened porch with cathedral ceiling and areas for dining and casual gatherings of family and friends. Steps lead to a deck, large level yard, and a deep driveway to the one car garage. Returning to the home through the porch to a renovated kitchen with ample cabinets, generous granite countertops, and stainless appliances, including a gas range. Two bedrooms on this level share the renovated hall bathroom with double sink vanity.

The lower level offers a big rec room with areas for media, play or working out. Now used as an office, the fourth bedroom doubles as private guest space and is served by a full bath. Tall windows brighten the third bedroom on this level and a door in the hall leads to the backyard.

Conveniently located between the Lee-Harrison Center and Westover Village, the home is a short walk to Parkhurst Park, the W&OD bike trail, and the (rumored to be coming soon) North Side Social on the corner of Lexington and Langston. The home is zoned for Nottingham Elementary School, Swanson Middle School and Yorktown High School.

Whether commuting to an office or working from home, this home is in move-in condition and an enviable location.

Listed by:
Betsy Twigg
McEnearney Associates
703-967-4391
[email protected]
www.betsytwigg.com

Biz Talk: Attracting international companies to Northern Virginia

By ARLnow.com Sponsor

This article was written by Sindy Yeh, Senior Business Ambassador for Arlington Economic Development.

International business means real opportunity for the economy not just in Arlington, but throughout the region, and Arlington Economic Development (AED) took advantage of that opportunity at the recent SelectUSA 2022 Investment Summit at National Harbor.

The event, organized by the Department of Commerce to attract foreign direct investments into the United States, brings with it business leaders from around the globe and the opportunity to connect with those businesses. More than 3,700 international attendees from over 70 countries attended the four-day conference, with Taiwan having the largest delegation followed by India.

This year, AED joined forces with its regional counterparts to exhibit as part of the Northern Virginia Economic Development Alliance (NOVA EDA). Founded in 2019, NOVA EDA’s goal is to jointly promote Northern Virginia as the best place to do business. The Northern Virginia region is a prime destination for international companies that want to expand and grow in the United States and its strategic location next to Washington, D.C. provides unparalleled access to the region and the world.

Collaborating to exhibit at the SelectUSA Investment Summit gives Northern Virginia jurisdictions a larger and more impactful presence and the opportunity to showcase and promote their abundant assets, like our highly educated workforce, pro-business environment, expansive infrastructure, excellent educational systems and world class quality of life. The Northern Virginia region has what it takes for international companies to successfully expand in the United States.

This is the first in-person SelectUSA conference after a two-year hiatus due to the pandemic, and interest in foreign investment is strong. Arlington and other regional representatives had the chance to speak with companies from around the globe about their interest in doing business in our region, particularly in industries such as cybersecurity, aerospace and defense, energy, health and data.

SelectUSA gives Arlington valuable insight into the international companies interested in expanding to the United States and the chance to demonstrate why Arlington and Northern Virginia are excellent locations in which to do so.

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 June 27, there are 172 detached homes, 55 townhouses and 252 condos for sale throughout Arlington County. In total, 46 homes experienced a price reduction in the past week, including:

858 N. Abingdon Street

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: Is it a good time to sell?

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 Ask Eli, Live With Jean playlist. Enjoy!

Question: I have seen and heard that homes are sitting on the market and reducing prices lately, is it still a good time to sell?

Answer: I’ve noted in some recent articles (example) that we’ve seen a shift in market conditions; beginning around late April/early May when rates started hitting 5%+, the stock market struggles became more serious, and more banks and economists indicated higher risks of a recession. If you’ve followed national news, you’ve also likely read about cooling across the country, including some of the markets that led the market boom over the last ~18-22 months.

For the first time in a long time, homeowners are asking if now is a good or bad time to sell. There’s not one answer for everybody, but here are some things that everybody should consider.

It’s a Seller Market, Concerns are (Mostly) Relative

We are still very much in a seller’s market, but it seems worrisome because we are transitioning out of a historically insane seller’s market that we may not see again for a long time. So, the perception that the market is struggling is relative to what we’ve seen the last ~18-22 months, but still looks quite favorable relative to a longer-term view.

The chart below shows Months of Supply (the lower it is, the stronger the market is for sellers) in Northern Virginia for detached (single family) and attached (townhouse/condo) homes. MoS is increasing (and I expect to see a sharper increase in the chart in future months) but still very low relative to historical standards with quite a ways to go before it even reaches 5-10 year averages.

But what about the price reductions? It is accurate that more properties (including single-family homes in good condition) are going through price reductions to attract buyers, but that can be expected during a transition period as sellers and buyers adjust to new market conditions. A lot of the price reductions I’m seeing are to properties that overshot their asking price because they likely expected momentum to continue from earlier this year.

(more…)

Legal Insider: Federal employee grievances

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 John V. Berry, Esq.

Our lawyers represent federal employees in federal employee grievances nationwide. Each federal agency has their own unique grievance procedures, and it is important to have counsel familiar with the differences.

Grievance Process for Federal Employees

Federal employees typically use a grievance when they want to challenge an action at work (e.g., discipline, performance, treatment at work). The main purpose in filing a grievance is to resolve an employment dispute through compromise (where possible) or by having a senior-level supervisor reverse an earlier decision.

Two Types of Grievances

There are usually two types of federal employee grievances, one filed through union grievance procedures and one through a federal agency’s administrative grievance process. Those not eligible for union grievance processes are often able to file their grievance through the administrative grievance process. Before a federal employee files a grievance, it is important to consult with a lawyer.

Drafting the Grievance

Depending on the applicable administrative grievance policy or union collective bargaining agreement, the first step in the grievance process can vary. Many grievance policies require that a federal employee notify a supervisor verbally of the grievance prior to filing a written grievance. Other grievance procedures require that a written grievance be filed first in order to start the process.  

Following the Steps of the Grievance Procedure

Depending on the federal agency, a grievance can include anywhere from 2-5 different steps in the process. Usually, a written grievance is followed by a meeting to discuss or present the grievance in person. When we represent federal employees in grievances, a lawyer presents the grievance, and the federal employee also speaks in order to provide key facts in the dispute. Usually, at the end of the grievance meeting, we will present a proposal to resolve the grievance. Following the grievance presentation, the federal employee’s counsel will usually hear back informally about the proposed resolution or the federal employee will receive a written decision on the grievance itself.

In our experience, a successful grievance resolution requires compromise by both parties. After each of the steps, the grievance generally moves to a higher-level supervisor as it progresses through the process.

After a Grievance Decision

If a grievance is not resolved at the end of the grievance process, many federal agency policies: (1) allow federal employees to request arbitration through their union (usually just in union-based grievance procedures), (2) provide federal employees the right to request an administrative hearing on the grievance, or (3) provide additional rights for review. It is important to understand how an applicable grievance procedure works for a particular federal agency prior to filing a grievance.

Conclusion

When a federal employee is considering filing an administrative or union grievance, it is important to have an attorney represent or advise them. Our law firm represents federal employees in the different types of grievance processes. We can be contacted at www.berrylegal.com or by telephone at (703) 668-0070.

Listing of the Day: 3814 N. Richmond Street

By ARLnow.com Sponsor
1/4

Address: 3814 N Richmond Street
Neighborhood: Old Glebe
Listed: $1,189,900

Elegant brick townhome backing directly to Old Glebe Park. A rare offering in The Sanctuary (subdivision), an enclave of 18 upscale brick homes offering a private oasis and unprecedented views of nature from all four levels.

Relax on one of three decks (new Trex treads) or the Flagstone patio. Gracious kitchen boasts timeless white cabinetry, and all new GE Cafe Stainless Appliances. Hardwood flooring throughout main and bedroom levels. All three upper level bedrooms have private baths, and the lower level provides the potential for a private fourth bedroom ‘Flex Suite’ with full bath ensuite — perfect for in-laws! (Also main floor powder room for guests).

Two (2) wood burning brick fireplaces, and attached garage. Walking distance to playgrounds, tennis courts, ball fields, hiking trails, community center, dog park, Gulf Branch Nature Center, and Fort Ethan Allen historical site. Two minutes to Chain Bridge and quick access to D.C., GW Parkway, Clarendon, Reagan DCA, Alexandria, Tysons everything the metro D.C. area has to offer

Top schools: Jamestown, Williamsburg, Yorktown.

Listed by:
Bret Brock
Brock Realty
(703) 538-6030
[email protected]

Just Listed in Arlington

By ARLnow.com Sponsor

Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Andors Real Estate Group.

Hello Arlington, thanks for being a JUST LISTED weekly reader!

The inventory surge continues for a 12th straight week… and ratified contracts are down. While there’s still plenty of activity, some multiple offer scenarios, etc, the market is cooling, and fast.

Interest rates pretty much hovered, up just 3 basis points for an average of 5.81% over the past week.

Of the 415 currently available homes for sale (four more than last week), 139 are detached properties, 51 are town homes/semi-detached properties, and the remaining 225 are condominiums.

This past week, sellers listed 79 homes for sale, a decrease of four from the week prior, while buyers ratified 57 contracts, an increase of three. 22 of the ratified contracts were on homes just listed within the past seven days.

Average asking price of currently available homes is $922,736 and the median is $699,000. Currently available homes have been on the market for an average of 43 days and a median of 23 days.

This week last year, rates were sitting at 3.02%, sellers has listed 79 homes for sale and buyers ratified 65 contracts. There was a total of 537 properties for sale!

Click here to search currently available Arlington real estate. If you see a home that you’re interested in purchasing, give us a call! Our team are experts at WINNING when it comes to Arlington real estate — our agents routinely outmaneuver others when it comes to multiple offer scenarios — call us to find out how!

Call the Andors Real Estate Group today at (703) 203-1117 to talk more about buying or selling Arlington real estate. Below are eight properties I think you might light to check out.

2330 N. Jackson Street
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