Author: ARLnow.com Sponsor

Listing of the Day: 1200 N. Livingston Street

By ARLnow.com Sponsor

Address: 1200 N. Livingston Street
Neighborhood: Westover
Listed: $799,900

Wouldn’t it be nice?

Walk to Westover from this corner lot colonial located on a quiet cut-de-sac on Livingston Street. Open the door to the light filled living room with parquet wood floors and fresh paint throughout. Relax in the warmth of the cozy sunroom located just off the living room, perfect for a quiet study. The separate dining room flows into the kitchen with new granite counters, white cabinets and stainless-steel appliances.

Walk up the stairs to three bedrooms and one full bath on the top level. The partially finished basement can be used as a movie or rec room. From the kitchen, open the door to a brick patio with a covered dining table and a second lower wooden “deck” sitting area. Enjoy the large yard, walk to Westover or jump on the bike trail for a quick ride to Ballston and enjoy all that North Arlington has to offer.

Listed By:
Shawn Battle
The Battle Group | Century 21 Redwood Realty
703-999-8108
[email protected]
TheBattleGroup.com

Ask Eli: How much commission do buyer-side agents make in Arlington?

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 is the normal commission rate for buyer-side real estate agents?

Answer: There has been a long-held belief that real estate agents should avoid any public discussion of commissions to avoid antitrust laws and ethics violations, but now that many popular public-facing real estate websites (e.g. Zillow and Redfin) are publishing buyer-side commissions, not to mention recent efforts by the National Association of Realtors to open-up transparency, I don’t see any reason why I can’t share that data the same way I do other relevant stats throughout the year.

The data and charts below represent the buyer-side commission published in the MLS for transactions in Arlington, sans any subjective commentary that could get me in trouble.

How Are Commissions Determined?

In most cases, commissions are set in the Listing Agreement between the seller and the seller’s real estate agent. A total commission fee is established, with a disclosed amount going towards the agent/broker representing the buyer of the home. That buyer-side commission is published in the MLS. The other portion of the commission/fees (that going to the listing agent/broker) is not and I do not have any broad-market insight into those numbers.

Buyer agents may establish minimum commissions or other fees in the Representation Agreement between the buyer-side agent/broker and the buyer, but this article/data is specific to the buyer-side commission, offered by the seller/listing broker, published in the MLS.

Buyer-side Commissions Down 11.4% Since 2014/2015

In 2014 and 2015, buyer-side commissions averaged 2.9% across all transactions in Arlington. As of 2021, the average buyer-side commission in Arlington dropped by 11.4%, to 2.57%. The biggest one-year drop occurred between 2018 (2.75% average) and 2019 (2.65% average).

Setting aside the historically high volume of real estate transacted in 2021, gross revenue (calculated by real estate sales volume multiplied by the average buyer-side commission percentage) to brokerages covering buyer-side transactions in Arlington remained fairly consistent year-to-year from 2014-2020 because lower buyer-side commissions were offset by rising real estate values.

So, for everybody out there with a dislike for us real estate agents, you can raise a glass and toast to the industry (at least the buyer-side of Arlington transactions) getting little-to-no raise in the seven years from 2014-2020!

3% Buyer-Side Commission, It Was Nice Knowing You!

In 2014 and 2015, just under 80% of buyer-side commissions in Arlington were 3% (blue bars in chart below) and ~17% were offered at 2.5% (orange bars in chart below). Fast-forward to 2021 and the numbers are almost perfectly reversed with 15% of sales offered at 3% buyer-side commission and 79% offered at 2.5%.

Since 2014, buyer-side commission was offered at 2.5% or 3% in nearly every Arlington transaction, making up 93.4%-96.5% of all transactions over each of the last eight years. After that, the next most common buyer-side commission offered was 2.75%, except in 2021 when 2% offerings overtook 2.75% offerings for third place for the first time, representing 2.5% of total transactions.

I could write pages on the structure of real estate commissions, the value of real estate agents and the make-up of our industry but that’s for another day!

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.

Statutes of Liberty: Dear Russian diplomats and government officials in Washington

By ARLnow.com Sponsor

This sponsored column is by Law Office of James Montana PLLC. All questions about it should be directed to James Montana, Esq., Doran Shemin, Esq., and Laura Lorenzo, Esq., practicing attorneys at The Law Office of James Montana PLLC, an immigration-focused law firm located in Arlington, Virginia. The legal information given here is general in nature. If you want legal advice, contact us for an appointment.

If You Oppose the War in Ukraine, Apply for Asylum with Our Office, for Free

Like most Americans, we reacted to news of the Russian attack on Ukraine with horror.

There are a few things that we, as immigration lawyers, can do to help.

The first thing we can do is offer our advice and assistance to any Russian diplomats and government employees in Washington. Ordinary Russian citizens are protesting their government’s decision to invade Ukraine, at great risk to themselves and their families.

If you are a Russian diplomat or government employee in the Washington, D.C. area, and you oppose this invasion, and you fear that your opposition to your government’s policy will put you and your family in danger, our office will be glad to help you and your family apply for political asylum in the United States, for free. Feel free to contact us by whatever means you consider safest and most secure.

The second thing we can do is provide information to Ukrainians living in our area about how our immigration laws may be able to offer them some assistance. The U.S. government is considering offering temporary protection (“TPS”) to Ukrainians in the U.S., but that has not happened yet. Do not apply for that benefit until it is available. If you are here on a visitor visa, you might consider applying to extend your stay. We can help with that, and answer any other questions you have about how to remain safely in the United States.

In addition, we want to share information about departure from Ukraine for those who hold valid travel documents. Pre-departure COVID tests are no longer required. Of course, in the absence of civilian air travel in Ukraine, this information is likely to be more useful to Ukrainians who have already left Ukraine for other countries with functioning civil air transport.

The third thing we can do is provide information for Americans in Ukraine. The State Department has released guidance on how to leave Ukraine. Here it is. Please stay safe.

As always, we welcome comments and will reply to all that we can.

Legal Insider: How the Whole-Person Concept affects security clearance decisions

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.

There are usually two parts to a security clearance evaluation: (1) responding to the facts of the security concerns at issue; and (2) if the security concerns are valid, what mitigating factors should apply. In addition to the stated mitigating factors for each type of security concern, there is an overall evaluation of the individual. This is referred to as the Whole-Person Concept in security clearance cases. This review focuses on whether the individual, even if they have security concerns, is an acceptable security risk.

Under the Whole-Person Concept, a clearance adjudicator will evaluate an individual’s eligibility for a security clearance by considering the “totality” of his or her conduct and all relevant circumstances. There are nine factors that are reviewed based on the Adjudicative Guidelines found in Security Executive Agent Directive 4 (SEAD 4) (see page 6-7 of link).

These factors include:

  1. the nature, extent, and seriousness of the conduct
  2. the circumstances surrounding the conduct, to include knowledgeable participation
  3. the frequency and recency of the conduct
  4. the individual’s age and maturity at the time of the conduct
  5. the extent to which participation is voluntary
  6. the presence or absence of rehabilitation and other permanent behavioral changes
  7. the motivation for the conduct
  8. the potential for pressure, coercion, exploitation, or duress
  9. the likelihood of continuation or recurrence

Under the Adjudicative Guidelines, the final determination of whether to grant eligibility for a security clearance is “an overall commonsense judgment” based on both the merits of the security issues and a review of the Whole-Person Concept. While only nine factors are mentioned here, other factors are also considered.

We find that the Whole-Person Concept is often best used to describe the individual’s character, positive work history and record, community involvement and other factors that help to show that the individual’s record merits a commonsense judgment for keeping or retaining his or her security clearance. Many of these individualized issues fall under Factor 9.

For example, suppose an individual holds a Top-Secret security clearance and has been convicted of driving under the influence of alcohol. The security issue is reported to the individual’s security officer. As a result, security concerns are raised and the individual’s security clearance is subject to review. In addition to addressing the issues involving the driving under the influence charge, the person would want to present evidence of good character (e.g., letters from supervisors, friends, and family), excellent performance at work, and/or community/charity involvement.

Generally, we find that clearance holders are not provided information about how to use the Whole-Person Concept to help them address security clearance concerns which may arise. Each case is different, but in many cases an individual may be a model employee, or someone who has contributed to their community or served in the military. These types of positive attributes can fall under the Whole-Person Concept and help to resolve a security clearance case favorably.

If you need assistance with a security clearance matter, please contact our office at (703) 668-0070 or at www.berrylegal.com to schedule a consultation. Please also visit and like us on Facebook.

Neighborhood Spotlight: Let’s talk about Maywood

By ARLnow.com Sponsor

What makes Maywood a Special Neighborhood in Arlington?

Established in 1909 as one of the oldest residential districts in Arlington, Maywood is a step back in time with beautiful tree-lined streets hugged by homes showcasing a variety of architectural styles, gabled roofs, front porches and mature landscaping.

Located minutes from Washington, D.C., Maywood is 46 acres with a population of about 1,400 and is known as one of the best places to live in Virginia.

Maywood is within walking distance to numerous amenities including the Custis Trail which is a 5.12-mile path that starts in Rosslyn at the Mount Vernon Trail near Key Bridge — where you can connect to the Capital Crescent Trail and the C&O Canal Towpath to head into D.C. and Maryland. Or travel along I-66 through Arlington County until reaching the trail’s junction with the W&OD Trail.

Many Maywood residents walk, run, bike, and even commute using this bustling trail — one of the many perks of living in the neighborhood. In addition to the Custis Trail, Maywood is home to Thrifton Hill Park and also within walking distance to the Hendry House, a popular special events venue.

Adjacent to the southern border of Maywood is the newly renamed Langston Boulevard which is home to many restaurants, retailers, and services, including the legendary The Italian Store which has delicious subs, sandwiches, NY style pizza, and a large selection of Italian wines and goods. Other great neighborhood destinations include Tarbouch Cafe, BRG Arlington, and Big Wheel Bikes.

Maywood has nearly 300 buildings that are in the Queen Anne, Colonial Revival, Craftsman and Tudor Revival styles. The neighborhood also includes buildings from every decade of the 20th and 21st centuries. The oldest buildings date to the 1900s and 1910s and are primarily Queen Anne and Colonial Revival four-squares, cottages and two-story gable-front houses. The Craftsman-style four-square and bungalow became more prominent in the late 1910s and 1920s.

During the 1930s, the infill cottage and Cape Cod housing was constructed largely of the Tudor Revival and Colonial Revival styles. Several homes have been identified as prefabricated mail-order houses from such companies as Sears, Roebuck & Company and Aladdin.

The neighborhood is a true Arlington treasure and definitely one to visit. Connect with neighborhood experts Anne Cronin and Linda Murphy to learn more about Maywood and other surrounding areas!

Anne Cronin and Linda Murphy | 703-850-0190 | [email protected] | www.anneandlinda.com | www.McEnearney.com

Maywood (and Nearby) Neighborhood 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.

Your Beermonger: Do green and clear bottles ruin a beer? Let’s get to the bottom of it

By ARLnow.com Sponsor

This sponsored column is written by Todd Himes, beermonger at Arrowine (4508 Lee Highway). Sign up for the email newsletter and receive exclusive discounts and offers. Order from Arrowine’s expanding online store for curbside pickup.

“Aroma of skunk, musty, can be similar to burned rubber or cat musk.”

That definition of the lightstruck off-flavors in beer comes directly out of the Cicerone study resources.

But what is lightstruck beer? When certain hop compounds react to UV light, they create 3-methyl-2-butene-1-thiol, or MBT, which you may know as the culprit behind that odorous character often found in some “top-shelf” imported lagers — or late nights on some dark country roads.

Brown glass bottles would filter out most of that UV light where green and clear bottles would let UV wavelengths pass through with greater ease and thus green and clear bottles received a reputation for “ruining” many a beer and changing the flavor of what its brewers would have intended.

For years I bought into that — it even became one of the tenets of my strong support for putting more beer into cans. If some light was bad why not eliminate all light? Somewhere along the way, though, I’ve been introduced to thinking those green bottles unfairly got a bad rap.

Many of my favorite Belgian breweries have been bottling their beers in green glass for longer than I’ve certainly been drinking them. Even after I’d learned the hardline “green is bad,” I longed to try the lambics of Cantillon, Drie Fonteinen and Boon, all of which were shipped across the sea in verdant vessels.

The first Belgian in green that crossed my lips was Saison Dupont. Upon uncorking that bottle, I was struck by the aromas that were decidedly “farmy” before farmhouse ales were truly on my radar. But nowhere was I thinking about skunks or tire fires, just-cut hay, horse stalls and dank grasses. Saison and lambics became some of my favorite styles, and I even saw a noble art in what I saw as the unknown and unpredictable effects of wild yeasts, spontaneous fermentation and wood aging.

(more…)

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.

Welcome Arlington, to this week’s edition of JUST LISTED! As always, thanks for reading!

I learned this week that agents read my column alongside fellow Arlingtonians! I am glad to be providing valuable market information and insight to not just residents and prospective residents, but also to my Realtor colleagues throughout the DMV.

We’re starting to get questions about how the conflict in Ukraine may impact housing, rates, etc. The reality is that geopolitical things, especially of that scale, do impact us here. Having said that, it’s been well publicized and anticipated for weeks, so I predict we will not see much further impact on the housing market, at least in the short term.

In fact, mortgage rates may even decline now after rising based mostly on anticipation… This week Andors Real Estate Group has another lovely new listing to tell you about, our PICK OF THE WEEK — 2319 S. Inge Street, Arlington, VA 22202 — $1,359,000.

2319 S. Inge Street

Welcome home to this gorgeous, stately and expanded Arlington Colonial! Boasting mature landscaping, a fully fenced backyard and alley access with a single-car detached garage, this is not one to miss. Four finished levels, four bedrooms, three full bathrooms, one half bathroom and a stunning, open concept gourmet kitchen renovation. The luxurious, spa-inspired owner’s suite looks straight out of a home magazine.

An enviable large, screened porch is accessible from the expanded living area and overlooks the serene backyard. Gleaming hardwoods throughout, multizone heating and air conditioning systems, high efficiency windows, doors and so much more. Immaculately maintained, thoroughly updated and completely turn-key, this is the move-up home you’ve been waiting for!

You can find my team here Saturday and Sunday afternoon for the public Open Houses, 1-4 p.m.

Mortgage rates decreased very slightly this week, 3 basis points, to an average of 3.89%. As I mentioned last week, it is not uncommon for buyers to be quoted over 4% for pre-approvals and when locking in their mortgages once under contract.

Despite more frenzied buyer activity this past week, listing inventory is up by nine properties, to 230. That’s not exactly anything to write home to mom about, but hey, at least buyers have a few more properties to choose from!

Sellers listed 74 homes for sale over the past week, 14 more than the week before, and buyers ratified 54 contracts, 23 of these were on homes that spend seven days or less on the market. Of the 230 homes currently available for sale, 45 are detached homes, 26 are semi-detached/townhomes, and the remaining 159 are condominiums. These properties range in price from $100,000 all the way up to $3,750,000.

Average list price for currently available homes is $787,481, and the median price is $492,000. These homes have been on the market for an average of 72 DOM (days on market) and a median of 33.

This week last year, there were 363 homes available for sale throughout the county. Sellers had listed 75 homes for sale and buyers ratified 61 contracts.

Click here to search currently available Arlington real estate. If you see a home that you’re interested in purchasing, give us a call!

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

Listing of the Day: 2439 N. Ohio Street

By ARLnow.com Sponsor
1/5

Address: 2439 N. Ohio Street
Neighborhood: Allencrest
Listed: $1,350,000
Open: Saturday, 1-3 p.m. and Sunday, 12-2 p.m.

Beautifully expanded and updated 3,000 SqFt home with 4 BR/3.5 BA highlighted by great walkability (restaurants, parks, community pool and schools) and excellent outdoor space. Nottingham ES, Williamsburg MS, Yorktown HS school pyramid.

A short walk to all three schools, the Lee-Harrison Shopping Center (Harris Teeter, Starbucks, Duck Donuts, Peter Chang, Chesapeak Bagel and more), Sloppy Mama’s BBQ/District Taco, Overlee Community Pool, and Tuckahoe and Chestnut Hill Park. Less than a mile to EFC Metro. Minutes by car to the airport, Washington, D.C., Tysons, Amazon HQ2, the Pentagon, Virginia Hospital Center, Washington Golf & Country Club, and most major Northern Virginia highways and commuter routes.

Can’t miss features and updates include HardiePlank siding, wrap-around covered porch, fully-fenced and professionally landscaped yard with drainage system, bedroom-level laundry room (high-end W/D replaced 2021), 2018 basement renovation, two-zone heating and cooling (replaced in 2022 and 2020), tons of storage on all levels, high end appliances (Wolf/KitchenAid), custom Amish cabinets, brazilian cherry floors, three fireplaces (living room, primary bedroom, basement) and custom Elfa closets.

For photos, 3D tour, floor plans and more visit 22207ForSale.com.

Listed by:
Eli Tucker
Eli Residential Group of RLAH Real Estate
(703) 539-2529
[email protected]
22207ForSale.com

Boring Title: Navigating home purchase contingencies in a competitive real estate market

By ARLnow.com Sponsor

Title insurance is boring, but Allied Title & Escrow is here to decode the jargon and make it (somewhat) more interesting. This biweekly feature will explore the mundane (but very necessary!) world of title insurance while sharing interesting stories of two friends’ entrepreneurial careers.

What does a contingency period mean? This week, Kim and Hope Peele of The Peele Group at McEnearney Associates help explain contingency periods and how best to navigate them in a competitive real estate market.

Like any industry, real estate has a ton of lingo that isn’t common to most people. To me, it’s incredibly important that someone who is buying or selling a home has all of the information and resources that they need — before the stakes get high!

When I am working with both buyers and sellers, some of the most frequently asked questions are about contingency periods. These are lengths of time written into the
contract in which one of the parties has the option of voiding the contract, without penalty.

Of the many different types of contingencies, some are more common than others — so here is a quick guide to the top three contingencies that I am asked about most often.

Inspection Contingency — In some home sale contracts, there is an agreed upon number of days in which the buyer can hire a licensed inspector to examine the home
for defects. Sometimes the contract allows for the buyer to void during this contingency period, and sometimes there is also the option to negotiate repairs with the seller. If the buyer chooses to either negotiate or void, they must provide the seller with a report from a licensed inspector. In a hot “seller’s market” buyers can sometimes make this period very short, or even waive it altogether, to appeal to the seller.

Financing Contingency — This contingency protects the buyer in case something happens to their loan. Changes in things like employment and credit could potentially
put the loan in jeopardy. If there is any risk of this happening, it is important to have this contingency in place so that the buyer is not bound by the contract terms. Depending on where the buyer’s loan is in the pre-approval process, on occasion this can be confidently waived.

Appraisal Contingency — An appraisal contingency gives buyers security in case the appraisal from the bank does not come in at the contract price. The bank wants to know that the loan they are approving is worth it — so, if they conduct an appraisal that values the property less than the contract price, the buyer either needs to make up the difference or come to an agreement with the seller. Without an appraisal contingency, the buyer is responsible for what they agreed to in the contract — with or without a loan.

An appraisal contingency protects the buyer in case the bank will not allow the loan to go as high as the contract price.

Each buyer and seller should work closely with their Realtor to decide what is best for them in each particular situation. To learn more about contingencies, and to discuss your real estate goals, reach out to Hope Peele at 703-244-6115 or [email protected].

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: 2226 N. Illinois Street

By ARLnow.com Sponsor
1/5

Address: 2226 N. Illinois Street
Neighborhood: Tuckahoe Village
Listed: $950,000
Open: Saturday, February 26 and Sunday, February 27 from 1-4 p.m.

Tucked at the end of a quiet cul-de-sac, this two level Colonial offers a classic floorplan with many updates — recent HVAC, renovated kitchen and powder room, replacement windows, gas fireplace, updated bathrooms and fresh paint throughout.

Enter from the covered portico into a generous foyer with coat closet and spots for shoe storage. The foyer flows into the living room with fireplace and windows on three sides and then to the kitchen. Light wood cabinets, warm granite countertops and stainless appliances are grouped around a center island with additional storage. A powder room and coat closet are also on this level. Just off the kitchen is the laundry and mudroom with entry to the deck and the large level lot. A big garden shed provides storage for garden, camping, and sports equipment, and the yard offers potential for expanding the home.

Upstairs, the primary bedroom has double closets and an updated bathroom while the second and third bedrooms are served by the updated hall bathroom. Pull down stairs lead to a large attic for storage, and there is additional storage under the main level stairs.

Conveniently located between the Lee-Harrison Center and Westover Village, the home is also near Parkhurst Park, the W&OD bike trail, many shops, restaurants and services along with the Westover Library and Sunday Farmer’s market.

Nottingham Elementary School, Swanson Middle School and Yorktown High School.

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

Biz Talk: A ‘welcome’ to Arlington’s newest businesses

By ARLnow.com Sponsor

This article was written by Conor Courtney, Strategic Initiatives Manager for Arlington Economic Development.

Recently, Arlington Economic Development (AED) hosted the winter edition of its Arlington Premiere. Arlington Premiere is a semi-annual event welcoming Arlington’s newest businesses — connecting new business owners with County resources, business improvement district contacts, the Arlington Chamber of Commerce, and community leaders and resource partners.

In the second half of 2021, 620 new businesses received an Arlington business license, up slightly from the 511 business licenses issued over the same period in 2020. While starting a new business during a pandemic may be particularly challenging, the Arlington business community maintains its resilience.

Because the in-person networking experience of past Arlington Premieres cannot be replicated virtually, AED has chosen, rather, to highlight interested businesses in the hopes of gaining community support for their new ventures.

AED remains optimistic that our spring event will be in-person — please be sure to follow Arlington Economic Development on Twitter, Facebook and LinkedIn to stay in the loop on future opportunities to meet Arlington’s newest businesses.

Check out and support some of Arlington’s new businesses:

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