Feature

Ask Eli: (Tax) Assessment Values Well Below Market Values

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. Enjoy!

Question: The County significantly increased the assessment value of my home this year, should I appeal it?

Answer: It’s that time of year again… time for homeowners to find out they’ll be paying more in real estate taxes this year due to an increase in the assessed value of their homes. Arlington increased the assessed value of residential real estate by an average of 4.3%, which is less than the 6.3% increase in average sold price in 2019 and much less than the 8.9% increase in median sold price.

Tax assessments are based on the sum of the County’s determination of the value of the land your home sits on and the value of the improvements made to that land (your home). The County adjusts each of these values every year to generate the total assessed value, of which Arlington homeowners pay about 1% of each year to the County in real estate taxes.

Based on conversations I’ve had with homeowners around the County, it sounds like most of the increase in assessments this year were driven by increases in the land value, which makes sense.

Assessed Value vs Market Value

While it is frustrating to see your assessment increase so much, costing homeowners an average of a few hundred dollars in additional tax payments, it’s highly unlikely you’re in a position to challenge your assessment. Over the last 14 months, the County’s assessed value was an average of 14.2% below what homes actually sold for.

Here’s a breakdown of how the County’s assessment compared to actual sold prices since 2019, broken out by zip code, property type and price range. Here are some highlights from the data:

  • If the County’s assessment matched actual market values, homeowners would pay an average of about $800 more per year in taxes
  • Unsurprisingly, the zip codes with the greatest difference between market values and assessed values were all three South Arlington zip codes (22202, 22204, 22206), with homes in 22202 (home to Amazon HQ2) selling for nearly 20% more than the County’s assessment
  • The County has the most difficult time assessing home values in 22205 compared to other zip codes and, unsurprisingly, detached homes compared to condos or townhouses
  • Residents who own homes worth over $1M benefited the most by the County’s low assessments, with market values nearly 19% higher than their tax assessment, resulting in an average annual savings of about $1,900 if the County’s assessments were on par with market values

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Crystal City-Based U.Group Heads West

By Vernon Miles

Startup Monday header

Sponsored by Monday Properties and written by ARLnow.com, Startup Monday is a weekly column that profiles Arlington-based startups and their founders, plus other local technology happenings.

Crystal City-based U.Group (2231 Crystal Drive) is expanding to the midwest with a plan to open an Indianapolis office for over 100 people by the end of the year.

The expansion comes one year after the companies ByteCubed, a consulting business, and digital marketing agency CHIEF merged to create U.Group. The company bills itself as a “digital transformation partner,” which mostly means technology-driven marketing for both private companies and the federal government.

Past projects have included redesigning the National Parks website and designing augmented reality programs for the NFL.

“2019 has been an incredible year for us, and we don’t plan on slowing down anytime soon,” CEO Lena Trudeau said in a press release. “Expanding our operations to a new city enables us to further accelerate our momentum — it will allow us to deliver broader capabilities, deepen existing customer relationships as well as forge new ones, and amplify the impact we create for our customers.”

The plan is to hire 12 people initially with over 100 high-skilled positions opening by the end of 2020, according to the press release.

Another company executive said in the press release that the company was drawn to the mix of tech startups and mature corporations in Indianapolis.

The company is headquartered in Arlington, with a satellite office in Portland, Oregon, and a total workforce of around 280 employees.

Photo via U.Group

Neighborhood Spotlight: Bronson Bierhall

By ARLnow.com Sponsor

This content was written and sponsored by The Keri Shull Team, Arlington’s top producing residential real estate team.

On this week’s Neighborhood Spotlight, Drew Carpenter of the Keri Shull Team sat down with Scott Parker, one of the main names in Arlington’s restaurant scene.

Parker is an owner in many restaurants and small businesses around the various Arlington neighborhoods, including Don Tito’s, one of our favorite spots in Clarendon, and the fitness startup Bash Boxing. Today, we got the chance to speak with him about one of his most recent ventures, Bronson Bierhall.

Beer Halls are quickly gaining popularity in the United States, and for good reason — between hearty german food and delicious beer, there are few better ways to enjoy the company of friends. One thing that sets the best halls apart, however, is the authenticity. And Bronson Bierhall has authenticity in spades.

From the menu of traditional brats, schnitzels, pretzels and German brews to the iconic European interior design, Bronson exudes old-world charm from the moment you step inside. However, this atmosphere is not mere imitation — the team behind Bronson Bierhall researched and expertly crafted an experience that melds an authentic German pub character with a familiar American tone.

In addition to the German food and beer that bring many visitors to Bronson, you can find standard American pub fare on the menu. Popular options include the Bronson Nachos, unique burgers, and pulled chicken sliders atop delicious pretzel buns. With the beerhall’s vast menu of options, there’s something for everyone at Bronson.

Great Company, Great Experiences

With the traditional layout of bench-style seating, Bronson Bierhall is the perfect place to dine and drink with a group of friends — or make some new pals at a communal table! Many of the food options — such as the massive pretzels — can easily be shared amongst a group. This is a great way to explore Bronson’s unique menu while enjoying some time with your friends or family.

Outside of the hall itself, Bronson Bierhall still facilitates this communal spirit. Many of their most popular menu items are available through their catering service as platters that feed 25 people each. So if you are hosting an event and are looking for a unique, mouthwatering dining option, make sure to check out Bronson Bierhall’s catering options.

Their event services don’t stop at catering options, either. If you are hosting an event and want to take advantage of the beautiful, 6,000 square foot space of the beerhall itself, Bronson also has event-planning options that will ensure all of your guests are satisfied.

Happy Hour for Your Dog

On top of their everyday offers and guest-planned special events, Bronson Bierhall also hosts recurring events and happy hours. On the weekend, the beer garden becomes a concert venue hosting live music to enjoy while you sip on one of the myriad draughts. And each Monday, Bronson hosts their signature ‘Yappy Hour,’ a special happy hour where people bring their furry friends to enjoy the sights and sounds of Ballston.

In fact, Bronson Bierhall’s Happy Hour specials last for 4 hours each weekday, from 3-7 p.m. — so you don’t have to worry about missing a narrow window for the great deals on their food and drinks.

These awesome events, combined with the many entertainment options at Bronson, make the beerhall a great place to unwind after work or enjoy a relaxing day off. Patrons can spend time playing some of the patio games that dot the cavernous space, including cornhole, ping pong and shuffleboard.

An Unbeatable Location Right in the Heart of Ballston

Sitting just a few blocks from Ballston Quarter (home to other amazing eateries such as The Local Oyster and Punch Bowl Social) and the Ballston Metro Station, it’s hard to beat the amazing location of Bronson Bierhall.

The beer garden is right in the middle of one of the DMV’s most explosive neighborhoods — and Bronson shows the potential to become one of the main attractions for years to come. For anyone living in Arlington, make sure to add Bronson Bierhall to your list of amazing venues to keep an eye on!

If you’d like to see some more of our favorite places for food, drinks, and entertainment, make sure to check out our other Neighborhood Spotlights! And if you have a suggestion for what we should cover next, then leave a comment below and let us know!

Would you like to find your dream home in Ballston, learn where to live in D.C., or take care of any other real estate needs in the DMV? The expert agents of the Keri Shull Team are standing by to help you, so contact us today!

Your Beermonger: The Special Relationship — ANXO’s US/UK Cider Collab

By ARLnow.com Sponsor

This sponsored column is written by Nick Anderson, beermonger at Arrowine (4508 Lee Highway). Sign up for Nick’s email newsletter and also receive exclusive discounts and offers.

D.C.’s ANXO Cider is a favorite here at Arrowine and, as you might infer, of mine as well.

ANXO’s style is built around zero-adjunct, wine or native yeast fermented, completely dry ciders. The results have been a showcase for the apples used: mostly sourced from here in Virginia along with some from Pennsylvania, but in some cases including varieties from Oregon and Washington — including a very cool red-fleshed apple from Washington used to make their Rosé with no hibiscus or other coloring adjunct.

Among the best-received special releases from ANXO last year was a cider then called Intercontinental, recently re-released under its new name, Hereford Gold.

To make Hereford Gold, ANXO partnered up with Oliver’s Cider and Perry of Ocle Pychard in Herefordshire, England. The process involves Oliver’s sending some of their native yeast-fermented, wood-aged cider to D.C., where ANXO blends it with stainless steel-fermented, Pennsylvania-grown Goldrush apple cider.

The result is a truly complimentary blend of ingredients and styles. The classically earthy, slightly funky English cider of Oliver’s is balanced by the fruitier but no less dry American cider. The ciders have a harmonious acidity level, and while Hereford Gold is still pretty tannic by American standards, it is nonetheless tempered a bit by the Goldrush.

You can find cans of Hereford Gold around NoVA right now, but there was one sixtel (small keg, 5.17 gallons) that came through — and by now I think you know who has that. It just so happens that our friends from ANXO will be joining us here at Arrowine this very evening, February 28, from 5-7 p.m. for a sampling of Hereford Gold as well as some of their year-round offerings. It’s my first cider keg, so I’m pretty excited.

I hope to see you there, and if I don’t come find me around the shop and I’ll be happy to guide you through our ANXO stock anytime.

Upcoming Arrowine Events:

Friday, February 28, 5-7 p.m.: ANXO Cider tasting — only keg of Hereford Gold in NoVA on tap for fills
Sunday, March 1, 1-4 p.m.: German Wine Tasting — eight tables of German wines with winemakers and owners present
Monday, March 2, 5-7 p.m.: AR Lenoble Champagne tasting with Director of Export Christian Holthausen
Wednesday, March 4, 4:30-7:30 p.m.: Old Ox Brewing tasting with Sean Tracy — seasonal releases open and feature pricing on Black Ox fills
Saturday, March 14, 1-4 p.m.: Virginia wine tasting featuring Governor’s Cup Award winners
Tuesday, March 24, 6:30-9:30 p.m.: Spanish wine dinner at SER with winemaker Issac Fernandez and importer Aurelio Cabestrero of Grapes of Spain

Open Houses in Arlington This Weekend

By ARLnow.com Sponsor

Looking for a home? There are plenty of houses and condos open for viewing this weekend.

Check out the Arlington Realty website for a full list of homes for sale and open houses in Arlington. Here are a few highlights:

2747 N. Nelson Street
6 BD/6 BA, 1 half bath single-family home
Agent: Long & Foster Real Estate, Inc
Listed: $3,400,000
Open: Sunday 2-4 p.m.

 

2511 16th Street N.
5 BD/5 BA, 1 half bath single-family home
Agent: Kw Metro Center
Listed: $2,450,000
Open: Sunday 1-3 p.m.

 

4637 13th Street N.
5 BD/3 BA single-family home
Agent: Compass
Listed: $1,200,000
Open: Saturday 2-4 p.m.

 

2500 N. Upshur Street
3 BD/2 BA, 1 half bath single-family home
Agent: Kw Metro Center
Listed: $966,000
Open: Sunday 2-4 p.m.

 

6721 Little Falls Road
4 BD/2 BA, 1 half bath single-family home
Agent: Ttr Sotheby’s International Realty
Listed: $885,000
Open: Sunday 1-3 p.m.

 

1800 Wilson Boulevard #318
2 BD/2 BA condo
Agent: Rlah Real Estate
Listed: $699,900
Open: Saturday 1-3 p.m.

 

1633 N. Colonial Terrace #106
1 BD/1 BA, 1 half bath condo
Agent: Bmi Realtors, Inc
Listed: $569,900
Open: Sunday 1-4:30 p.m.

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.

Arlington is TOUGH right now!

A lot of buyers are asking us when this is going to let up. While we can’t entirely see into the future, I do have some insight into it… and the best answer I can give is… it doesn’t look like it will slow anytime soon.

We’re out every day on listing appointments, so we do actually have insight into the short-term future of Arlington real estate. With that said, it will take a lot more listing appointments by us and other agents to even start to change this story.

Now is the time to sell your home — if you’re even partially on the fence, give me a call so we can talk about a realistic outcome for your sale.

Short inventory will be the story well into 2020, and likely beyond.

Arlington buyers are getting so discouraged they are starting to look elsewhere. Neighboring counties are the logical next step for buyers who can’t find or ratify on a suitable property in our county. Some of the holdover inventory from these slightly-less-hot markets is being absorbed almost by necessity. With rents expected to continue to rise, especially as Amazon HQ2 ramps up in Arlington, this is going to further squeeze first-time home buyers and move-up buyers as well.

There are 155 homes for sale in Arlington. 91 are detached homes, 11 are townhouses/semi-detached, and 53 are condos.

Sellers listed some 67 properties for sale this week. Buyers ratified 53 contracts, 37 of which were homes that had been on the market one week or less! Buyers have to be decisive and prepared to move at lightning speed to even have a chance in this market.

Mortgage rates are now the lowest they have been in 8 years! If you own a home and have a mortgage over 4%, you should SERIOUSLY consider refinancing — it could save you a TON of money!

Rates dipped to 3.375% this week on coronavirus fears as the benchmark 10-year treasury yield dipped to its lowest point ever.

Some extremely competitive lenders are locking homeowners in at 3.25% for a refinance. Rates for a new purchase are even lower in some cases — but that only matters if you can find a home to buy and get a ratified contract!

My recommendation — call Jawad Hamandi (703) 587-6059 of MVB Mortgage today to talk about refinancing. The Andors Real Estate Group has been working with Jawad for 22 years and he has handled our personal mortgages as well as countless mortgages for our clients. We know you’ll enjoy working with him and also enjoy the savings a refinance can provide!

Click here to search currently available Arlington real estate. Call the Andors Real Estate Group today at (703) 203-1117 to talk more about buying or selling Arlington real estate.

Boring Title: Our 10 Day Close — How to Win in a Competitive 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.

In this week’s edition of Boring Title, we sit down with Melody Abella of TTR Sotheby’s & Ru Toyama of Monument Home Loans to discuss what it takes to beat out other offers in a competitive market. The realtor, lender & title company need to be on the same page and have the ability to close quickly!

Congrats to Ru for his “record breaking” performance!

Have questions related to title insurance? Email Latane and Matt at [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!

Arts Focus: County Arts Grants Help to Make Opening-Night a Reality

By ARLnow.com Sponsor
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This column is written and sponsored by Arlington Arts/Arlington Cultural Affairs, a division of Arlington Economic Development.

They make it look so easy…! Part of the magic of live theater and dance, or a polished concert or visual art exhibition is the appearance of effortlessness that is experienced by the audience.

But anyone who has spent more than a moment behind the scenes knows that perception of ease is the result of a life-time of practice, hours of rehearsal and the marshalling of myriad resources to bring the project to fruition. Central to how Arlington County addresses its investment in our arts infrastructure is The Arlington Arts Grants Program.

From theatre and dance, to exhibits and workshops, to arts experiences for youth, these resources awarded through the grants program help support a broad array of offerings that make Arlington a great place to live and work.

Administered by the Arlington Commission for the Arts in conjunction with the County’s arts support agency, Arlington Arts, applications the FY21 Grants Cycle have recently closed for the next round of grants.

However, this is opening week for two offerings by notable Arlington-based theater companies whose work is made possible in-part by the County’s support:

Suddenly Last Summer
Avant Bard Theatre
Opening: Thursday, February 27
Gunston Theatre Two (Arlington Ridge)

Set in the hothouse of New Orlean’s Garden District, Suddenly Last Summer has all the hallmarks of a Tennessee Williams masterpiece: exotic locales, tortured psyches, glorious, lyrical language and Williams’ gift for creating vivid, unforgettable characters. An elderly socialite mourns the death of her poet son, who died under mysterious circumstances while vacationing at an island resort.

Eager to protect her son’s image, she hires a doctor to silence the only witness to the tragic event — but the shattering truth fights its way to the surface, as it always does in Williams’ world. Directed by Artistic Director Emeritus Christopher Henley, Suddenly Last Summer will be produced along with Ada and the Engine as a part of Avant Bard’s 30th Anniversary Spring Repertory

Phantom of the Opera
Synetic Theater
February 27-29
Synetic Theatre (Crystal City)

Paata Tsikurishvili applies Synetic’s signature gothic storytelling to one of the most famous supernatural novels of all time with a physical adaptation of Gaston Leroux’s The Phantom of the Opera. Deep underneath the Paris Opera House, a deformed and bitter musician develops an obsession with a new singer named Christine. Known only as the Phantom, he terrorizes the opera house and manipulates Christine, tutoring her and demanding she be cast in more prominent roles.

Stunningly virtuosic and eerie, Synetic’s adaptation of The Phantom of the Opera will examine the tragedy, heroism, horror and beauty in this classic French tale.

Arlington Pet of the Week: Louie

By ARLnow.com
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Arlington’s newest Pet of the Week is Louie, a 6 year old domestic short hair who always wears one of his many bow ties.

Here is what Louie’s owner had to say about his life here in Arlington:

Louie is a six-year-old domestic shorthair with distinct black spots (like a cow). Louie was once an outdoor cat and he was very bad at it. He craved the luxury of a warm bed and air conditioning, so now he lives in a large house with five girls who give him all the attention he properly deserves. Louie is a gentleman who is never seen without one of his many bow ties. You might still find some lingering “Lost Cat” signs in Arlington from when Louie went missing for a week last fall. A small army of humans desperately looked for him while he was lost just two blocks away from home! Did I mention he’s bad at being an outdoor cat?

While he might come off as a serious cat, Louie is sweet and kind, and he has a way of knowing when someone needs an extra cuddle–he will stand watch day and night if he knows you are sad or a under the weather. But he can be persnickety, like with his refusal to eat anything poultry-flavored, his demand for freshly poured water every morning, and his made-up rule that he can’t go to bed at night unless the lights are off… and he will stare at you until you turn them off.

Louie loves routine. Every morning, once the coffee is poured for his human, Louie goes out in the backyard to sunbathe, eat grass, and hunt. He is a great provider and has brought LIVE chipmunks, voles, and mice into the house, but he’s quite useless in helping his human catch them once they’re inside. When he is done outside, Louie comes inside for breakfast and a nap. On nice afternoons, you might spot Louie going for a car ride in the High View Park neighborhood. He sits on his human’s lap and sticks his head out the window while listening to music and turning heads at the unexpected sight of a cat riding in a car. Maybe one day you, too, will spot the spotted cat driving around town!

Want your pet to be considered for the Arlington Pet of the Week? Email [email protected] with a 2-3 paragraph bio and at least 3-4 horizontally-oriented photos of your pet. Please don’t send vertical photos, they don’t fit in our photo galleries!

Each week’s winner receives a sample of dog or cat treats from our sponsor, Becky’s Pet Care, along with $100 in Becky’s Bucks. Becky’s Pet Care is the winner of eight consecutive Angie’s List Super Service Awards, the National Association of Professional Pet Sitters’ 2013 Business of the Year and a proud supporter of the Arlington County Pawsitively Prepared Campaign.

Becky’s Pet Care provides professional dog walking and pet sitting in Arlington and all of Northern Virginia, as well as PetPrep training courses for Pet Care, CPR and emergency preparedness.

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.

With Fat Tuesday in the books, Ash Wednesday happening today and Leap Day on Saturday… what a week!

To our rare friends (but they absolutely do exist) that have a b-day on Leap Day, we hope you enjoy your well-deserved day that’s been four years in the making.

For the rest of us, let’s get down to the core of what Leap Day is: an extra day in our calendar year to get things done (or just totally relax, because it is a Saturday after all).

So, what are you going to do with it?

Sure, chain stores and restaurants galore have enticing specials today. But remember the best possible investment you can make is in yourself and your future.

If you’re looking to leap into the market and make those real estate dreams a reality, the team at Arlington Realty, Inc. is ready for you. Whether on Leap Day itself or well beyond, we’ll always advocate for your best interests and the absolute best deal possible.

As of February 24, there are 106 detached homes, 10 townhouses and 65 condos for sale throughout Arlington County. In total, 5 homes experienced a price reduction in the past week:

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: Pierce Condos Pre-Sales

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. Enjoy!

Question: Do you know when Pierce condos sales will begin?

Answer: Penzance’s ambitious Pierce condo project, the high-end 104-unit building that is currently under construction in Rosslyn, began setting pre-sale appointments last week and taking their first deposits this week for condos expected to deliver in 2021. Their sales team set over 50 appointments during an invite-only event last week, indicating plenty of interest in the building… but will that interest turn into the 10% deposit needed to secure a unit in Northern Virginia’s most expensive building?

When 2000 Clarendon in Courthouse began sales there was no question the demand would be through the roof given the lack of condo supply and that pricing was within range of other condos in the Rosslyn-Ballston Corridor. However, Pierce is a different product and very different price point with over half of the units priced over $2M and many units going for $1,100-$1,200/sq. ft.

The most comparable building we have to this in Arlington is Turnberry Tower in Rosslyn (the blue glass building) which has had 85 sales in the last five years, 20 of which have been over $2M and only seven at $1,000/sq. ft. or more. Pierce will need to sell 104 units in a lot less than five years with more than 50 units being $2M+.

Is the luxury buyer market in Arlington/Northern Virginia deep enough to support these sales? I’m looking forward to finding out.

What Will You Get?

The amenity package at Pierce includes a 24hr concierge staff, rooftop pool, two-level gym, and a rooftop club room and terrace.

Each unit is being designed with the same finishes and color package; there will not be any options/upgrades for buyers. The package includes Thermador and Bosch appliances, custom Snaidero cabinetry, hand-scrapped hickory floors, quartz countertops and many units with direct-access elevators.

There have been other high-end condo projects in the region that have taken a similar approach of not offering finish options for buyers, so there is some precedent.

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