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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.

Hey there, Arlington, and welcome to JUST LISTED!

It’s another hot (temperature) August week here in Arlington with temps inching toward the triple-digits, and it’s been a sluggish (relatively speaking) real estate market. New listings remain low, and ratified contracts are low as well. To put this week’s numbers into some perspective from earlier in the year, 10 weeks ago, buyers ratified twice as many contracts as they did for this past week! New listings were also more plentiful with 58% more new properties for sale 10 weeks ago.

Last year for this week, I wrote about how inventory in Arlington was steadily growing. I speculated that it may have been due to a perceived “exodus” to the suburbs, and while many did make that move, it’s been abundantly clear that Arlington is still in high demand.

I’ve mentioned this in the past, but it’s worth discussing a little bit more — price reductions. In Arlington over the past seven days, we’ve seen 49 homes with price reductions, representing just short of 10% of all available homes for sale. First, most of these reductions are on condominiums because the market just isn’t that strong for condos (and hasn’t been since March 2020). Second, these reductions spell buyer opportunity, so for anyone wishing they didn’t have to get into a bidding war or isn’t willing to waive contingencies, look at these properties. Third, this is not representative of a softening in the market, but instead indicative of a seller who does indeed wish to sell their home. If they didn’t get the price that they were asking for, after a certain amount of time, that becomes clear and a reduction is necessary to “find the market.”

Now, more on our weekly numbers below as well as a comparison to last year for the same week.

Sellers listed 68 homes for sale this past week, five more than the week before. Buyers ratified 55 contracts, 12 fewer than the week prior. Just 16 of the ratified contracts were on homes JUST LISTED in the past seven days.

There are 513 available properties for sale throughout all of Arlington and across all property types: 139 are detached homes, 56 are townhome/semi-detached homes and 318 of the available units in Arlington are condos.

For a bit of perspective, this same week last year sellers listed 91 homes and buyers ratified 59 contracts. There were also only 370 available properties for sale this week last year.

The average list price for currently available properties is $805,683 and the median is $599,000. Currently available properties in Arlington have an average of 62 days on market (DOM) and a median of just 37.

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.

Small Business Focus: Los Chamacos, One of Arlington’s Newest Culinary Destinations

By ARLnow.com Sponsor
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Opening a new restaurant isn’t easy, but opening a restaurant in the middle of a pandemic takes real grit and perseverance.

With our Small Business Focus this week, we wanted to highlight one of Arlington’s newest culinary destinations, Los Chamacos, located at the intersection of Columbia Pike and Walter Reed Drive. Los Chamacos offers authentic Mexican dishes and an immersive dining experience where customers can experience Mexican culture. From the first step in, the music and the decoration offer a comfortable and welcoming environment.

Started by Benedicto Yanez and his wife, Jessica, Los Chamacos opened its doors on Jan. 17, 2021. Benedicto has been working in the food industry for 24 years, gaining knowledge throughout his years as a chef working in different Spanish, European and American restaurants.

Circumstances around the onset of the COVID-19 pandemic gave them the opportunity to open Los Chamacos to make a living and employ those in need of a job. Jessica felt nostalgia for her home country’s gastronomy, so they decided to open a Mexican restaurant offering authentic Mexican cuisine.

“We are different from Tex-Mex and regular burritos; we offer authenticity,” Benedicto said.

By offering 100% authentic Mexican food, Los Chamacos differentiates itself from other Mexican restaurants. With the food and the services, this restaurant has become what the customer looks for when wanting to experience the Mexican culture through food.

“We like to treat our customers the way they would like to be treated at home because we aim to recreate their household’s atmosphere,” Benedicto said.

Opening during the COVID -19 pandemic posed a unique challenge for Los Chamacos’ owners, as many customers avoided indoor dining. However, Los Chamacos continued to build its reputation in the community during this time by growing its social media presence, focusing on other marketing and publicity efforts, and utilizing available resources from BizLaunch.

“If we overcome the pandemic and all the constraints it brought, then we can overcome any obstacle that lies ahead,” Benedicto said. “Having faith in God kept us working toward our goal.”

As a complement to its food offerings, the restaurant’s bar is known for its non-alcoholic beverages — any drink on the menu is available in a non-alcoholic version. That’s right! Customers can enjoy a margarita, El Chamaco, La Chamaca or a cantarito with no alcohol. That means everyone can enjoy a tasty and cold drink.

As vaccination rates trend upward in Virginia and customers feel more comfortable dining at restaurants, Los Chamacos continues to take additional precautions to ensure the safety of customers and employees. The restaurant complies with social distancing and sanitation recommendations to ensure everyone feels comfortable during their visit.

Benedicto and Jessica are thankful for the help of their neighbors, friends, customers and BizLaunch in opening Los Chamacos. Each one of them participated in the success of the restaurant from the very beginning.

Next time you find yourself looking for a place to try delectable Mexican cuisine, visit Los Chamacos at 922 S. Walter Reed Drive. They can also be found on Facebook, Yelp, TikTok and Instagram.

Just Reduced Properties in Arlington

By ARLnow.com Sponsor
1/8

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.

For those relocating to the D.C. metro area, welcome!

Our nook of the world is loaded with history, diversity and real estate offerings like no other. With so many amazing neighborhoods and options, it can seem a bit overwhelming to land on the perfect scenario. In many of these instances, you’ll need and/or want a trusted relocation specialist to help guide the way.

A relocation specialist’s services may include: A needs assessment interview, an assigned realtor to meet your location and timeframe needs, short-term housing or rentals and/or commercial real estate services.

The bottom line: You don’t have to do it alone!

When you’re ready to relocate to the D.C. metro area (or within the metro area itself!), the time-tested relocation specialists at Arlington Realty, Inc. are ready to roll on your behalf. Until then, here are this week’s Just Reduced numbers:

As of Aug. 9, there are 149 detached homes, 56 townhouses and 337 condos for sale throughout Arlington County. In total, 39 homes experienced a price reduction in the past week, including:

Please note 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.

Mother-Daughter Duo Open Hair Play Salon in Shirlington

By ARLnow.com Sponsor
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Back in mid-July, mother-daughter duo Naoual Benjelloun and Soukayna Sara Sehnouni unveiled Hair Play Salon, a new hair salon in the heart of Shirlington.

The endeavor made sense. Naoual has been doing hair since 1995, and Soukayna was always close by, watching her mom at work. She started doing her friends’ hair at 15.

Now, they’ve designed their dream salon together.

Whether you want a classic bob or a trendy new color tend, Hair Play Salon has got you covered. They do women’s, men’s and kid’s cuts as well as blowouts, color services, threading and more.

The salon’s multi-cultural stylists can work with all different hair types and even speak a number of languages, from Arabic and French to Spanish and Turkish.

While you’re there, you can stock up on the newest European hair products.

Additionally, Hair Play Salon is running a deal right now — get 15% off any service when you show them the coupon below.

Hair Play Salon is open seven days a week. You can book an appointment online or give them a call at 703-824-4247. Be sure to check our their Instagram to see their latest work!

 

Ask Eli: New Construction Homes vs. Recently Built Homes

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: How much more do new construction homes sell for compared to similar homes that were recently built?

Answer: Roughly 100 new construction single-family homes have sold each year in Arlington since 2015 (per BRIGHT MLS). The cost of a new home shot up in 2018 and again in 2020 and 2021, but the size, layout, features and design of the homes have remained mostly consistent.

Arlington new construction sales since 2015

Now that we’re seeing more resales of recently built homes, I thought I’d take a look at how the price of new construction homes compares to similar homes built in the past five to six years. To do this, I looked at the 2021 sales of new construction homes vs. the 2021 resales of homes built from 2015-2019 in the 22207 ZIP code (by far the highest volume of new/newer home sales in Arlington). I also removed a few outlier sales so we have a more accurate comparison.

New construction at 3196 Pollard Street, Arlington, VA, 22207 ($2.3 million)

New construction homes sold in 2021 sold for 16.9% more than similar 2021 resales of recently built homes (built between 2015 and 2019); however, new construction homes were an average of 22% bigger (based on total finished square feet) than 2015 to 2019 builds sold in 2021.

As a result, new construction homes actually sold for a lower price per square foot on both above grade (not including the basement) and total finished calculations. Thus, one could argue that new construction, with its lower price per square foot and brand new systems (HVAC, appliances, roof, windows, floors, etc.), is a better value… but it’ll cost you a lot more in dollars to get there.

It’s also worth noting that while you get brand new systems in new construction, a resale has (hopefully) already gone through the initial pains of breaking in the house and the inevitable issues that come up for owners of new construction. You may also find that the first owners have invested in some improvements that a builder may not have, such as upgrading exterior living spaces or landscaping.

New construction vs. resale of recent construction

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.

Legal Insider: The Dos and Don’ts for Federal Employees

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.

At Berry & Berry, we represent many federal employees in the workplace, including defending federal employees against proposed disciplinary actions. Despite the common belief that it’s hard to discipline or terminate a federal employee, federal employees do face discipline and termination.

We have summarized below some of the most frequent issues that federal employees encounter and provide some general tips regarding how to avoid these potential problems:

Don’t surf the internet at work for personal use. While many federal agencies are somewhat relaxed in their enforcement of internet policies, it’s important to avoid using the internet for personal use while at work. We have represented many federal employees who are investigated for either inappropriate use of the internet (accessing inappropriate sites) or for too much personal internet use.

Often, we defend federal employees who have used the internet to watch Netflix, check their banking accounts or purchase items on eBay. Keep in mind that, if an agency wants, it can check the websites a government employee has been accessing and determine the amount of internet usage.

Don’t use government email for personal use. Always use your personal email account for personal email correspondence. We have represented a number of federal employees who have been proposed for discipline due to misuse of their official government email account. Sometimes the federal employee’s issues involve using government email for personal use or sending inappropriate correspondence or photos. In addition, avoid using famous quotations or sayings, like inserting a famous quotation below your signature block, when corresponding using your government email account.

Don’t use government credit cards for personal use. We have represented many federal employees who have mistakenly or innocently used their government credit card for personal charges. Not only are many federal employees disciplined or terminated for such misuse, but they can also be forced to repay the funds inappropriately charged to their government credit card. Even if policies on credit card usage are not apparently enforced, do not use a government credit card for personal use under any circumstances.

Do properly account for time at work. We often handle issues involving a federal employee leaving early or arriving to work late — even by 15 or 20 minutes — and without adjusting his or her time records accordingly. The federal employee then gets paid for a full work day. Generally, this is not an issue until a personality conflict arises, which causes scrutiny or an investigation. However, when a time issue does arise, it can result in a time and attendance disciplinary case, along with forced repayment of funds to the government.

Do take performance improvement plans seriously. Most performance improvement plans (PIPs) are designed by federal agencies to facilitate the termination of an employee, rather than to help the employee improve work performance. A PIP is almost always used by management to demonstrate the government’s interest or steps it has taken to help an employee improve his or her performance. However, this is typically not the case. A PIP is almost always a pre-planned attempt to terminate a federal employee despite assertions to the contrary.

(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.

Hello, Arlington, and welcome to JUST LISTED!

The August doldrums have arrived! This is the third week of declining numbers for ratified contracts and the fourth week for declining ratified contracts on newly (within seven days) listed properties. We also have less available inventory for four weeks in a row, with a 10% decline over the past month.

We will likely level out at this point — I do not expect inventory to drop too much more — though this week is the first week I can recall in a very long time where ratified contracts have outpaced new listings. Last week they were dead even.

Expect this to be pretty much par for the course until around Labor Day. I’ve often called the fall market in Arlington the “second spring” and anticipate this year to follow suit.

Make no mistake about the month of August. The market is still red hot, and buyers will have to work hard to get the nicest, most move-in ready properties! Just yesterday, the Andors Real Estate Group received four offers on our newest listing, bidding the price up over $70,000, or roughly 8% over the list price, and buyers removed almost all standard contingencies.

Now, more on our weekly numbers below, as well as a comparison to last year for the same week. Sellers listed 63 homes for sale this past week, 10 less than the week before. Buyers ratified 67 contracts, six less than the week prior. Just 16 of the ratified contracts were on homes JUST LISTED in the past seven days.

There are 497 available properties for sale throughout all of Arlington and across all property types: 133 are detached homes, 52 are townhome/ semi-detached homes and 312 of the available units in Arlington are condos.

For a bit of perspective, this same week last year, sellers listed 88 homes and buyers ratified 68 contracts. There were also only 351 available properties for sale this week last year.

The average list price for currently available properties is $802,825 and the median is $580,000. Currently available properties in Arlington have an average of 62 days on market (DOM) and a median of just 37.

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.

4704 23rd Street N.

Remodeling vs. Moving: What Homeowners in Arlington Should Weigh

By ARLnow.com Sponsor

What considerations should a homeowner in Arlington weigh when deciding between remodeling their existing home or moving?

Here are a few metrics to evaluate and help you arrive at the optimal decision for your particular situation:

Are you happy with your current LOCATION?

  • Good neighbors
  • Proximity to work and schools
  • Neighborhood and architectural character
  • Mature trees

What CHANGES in your home are desired?

  • More beds or baths
  • More family living space
  • Home office space
  • Modernization
  • Change in floor plan and flow

What are the relative COSTS associated with buying a bigger/newer home or remodeling your existing one?

  • Selling and moving costs
  • Price comparison of a remodeled or a different home with similar features
  • Remodeling costs needed on the different home if you move

Some of our customers concluded that they saved as much as $300,000 remodeling instead of moving. So, if you love your existing home’s location and neighborhood, you may discover that remodeling is your best choice and direction both financially and location-wise.

As we say at Cook Bros., “Grow your home… instead of moving.”

For an overview of the remodeling process, take a look at our video:

Statutes of Liberty: How to Waste 100,000 Green Cards (with One Weird Trick!)

By ARLnow.com Sponsor
Coffee solves everything. Well, almost everything.

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

On Aug. 25, a group of 125 Indian and Chinese nationals filed suit against the Department of Homeland Security, arguing that USCIS is going to waste about a hundred thousand green cards. How? Therein lies a tale.

Our current immigration system relies on a taxonomy of categories and quotas. The taxonomy tells us what category you’re in (“Spouse of a U.S. citizen? This way!”) and the quota tells us how many green cards can be granted in that category per year. For most categories, there is more demand than the quota offers in supply — which means, in plain English, get in line.

How long are the lines?

Here is the August 2021 chart for family-based cases. The fastest cases (spouses and children of permanent residents, category F2A) have no line at all. The slowest cases (siblings of U.S. citizens) have been waiting in line since March 1, 2007, for most countries — and since January 22, 1999, for Mexico.

Here is the August 2021 chart for employment-based cases. Notice how many “C”s there are — that means more demand than supply with the notable exception of China and India.

So, how do you waste 100,000 green cards?

In some years, the full number of green cards available in a particular category are not issued. In 2020, thanks to the COVID pandemic, many green cards went unused — U.S. embassies were closed and not issuing immigrant visas. U.S. law allows these unused green cards to be transferred from oversupplied categories into undersupplied categories in the following fiscal year — sometimes! The process is complex and described in more detail here.

In 2021, unused green cards from the family category were “rolled over” into long-delayed employment-based categories, thereby allowing about one hundred thousand foreign workers — most of whom had already been living and working in the United States for many years — to apply for green cards.

The problem is that this roll-over only lasts until the end of the federal fiscal year. If the green cards are not issued by Oct. 1, the unused green cards will themselves be considered a surplus and will be rolled back into other categories in the following fiscal year. As of July, the State Department estimated that about 100,000 green cards would be left on the table.

A group of U.S. immigration lawyers led by Greg Siskind filed suit, seeking to either compel the government to adjudicate these pending green card applications before the end of the fiscal year or establish a process whereby the unused green cards would be reserved after the end of the fiscal year. The former solution would require more bureaucratic action than experience leads us to expect, and the latter solution does not dovetail easily with the law. According to the Wall Street Journal, “[s]ome officials hope the lawsuit filed this week succeeds in having a judge rule that the unused green cards can carry into the next fiscal year.”

Our immigration system is irrational, but it should at least be efficient in allocating visas authorized by Congress. We hope that USCIS will be able to adjudicate these applications fairly, accurately and quickly. And, if judicial intervention doesn’t provide a way for unused visas to be reallocated quickly and fairly, Congress could step in. There’s always hope.

As always, we welcome any thoughts or comments and will do our best to respond.

Arts Focus: Spotlight Series Showcases Arlington Ensembles at Lubber Run Amphitheater

By ARLnow.com Sponsor
1/3

Experience a showcase of some of Arlington’s cultural gems in the “Spotlight Series,” the centerpiece of an extended outdoor concert season at Lubber Run Amphitheater. The series runs from Friday, Sept. 10 through Friday, Oct. 1. Unlike the traditional summer series, the schedule is designed so most ensembles will be in residence at the amphitheater throughout a particular weekend.

Arlington’s multiple Helen Hayes Award-winning Synetic Theater kicks things off with “Shhhhhhhakespeare Revue” (Friday and Saturday, Sept. 10-11 at 7:30 p.m.) and a special 11 a.m. family performance of “The Miraculous Magical Balloon” (Saturday, Sept. 11). Rounding out the opening weekend is The Arlington Philharmonic with a one-night-only presentation of their popular “Pops For Pets” (Sunday, Sept. 12, at 4 p.m.).

Avant Bard is on stage for the entire second weekend with “East of the Sun and West of the Moon” (Sept. 17-19 — Friday and Saturday, 7:30 p.m.; Sunday at 2 p.m.). The power of poetry takes the stage with a showcase of Arlington poets, “Written in Arlington” (Thursday, Sept. 23 at 7:30 p.m.)

With a special performance celebrating the return of live audiences, The Arlington Players are on tap for the third weekend with “Together At Last! A New Musical Revue” (Sept. 24-26 — Friday and Saturday, 7:30 p.m.; Sunday, 4 p.m.). The Series ends with the contemporary dance ensemble Jane Franklin Dance performing “The View From Here” (Friday, Oct. 1, 7:30 p.m.).

With innovation and resilience, Arlington’s resident ensembles met the unprecedented challenges of 2020. Pivoting entirely to online activations, their offerings ranged from movement classes offered for teleworking parents and their suddenly home-bound kids, to live-streaming presentations that won acclaim from the critics. Celebrate re-engaging with the arts via this special series, spotlighting Arlington’s wealth of artistry and talent.

Admission to Lubber Run Amphitheater remains FREE. This Venue will refer to the Virginia Department of Health (VDA) and Center for Disease Control (CDC) recommendations for preserving public health. Access to the venue is first come, first served, and that may be restricted due to capacity. A face covering is recommended for all unvaccinated patrons. Those who are fully vaccinated are not required to wear a face covering when outdoors. If you have COVID-19, are experiencing symptoms, know you have been exposed or are feeling sick, please stay home. We appreciate everyone’s cooperation to preserve the good health of our community.

So bring a picnic, some friends and enjoy some of the best performers that Arlington has to offer in the Spotlight Series at Lubber Run Amphitheater, located at 200 N. Columbus Street in Arlington (N. Columbus Street and 2nd Street N.). For detailed descriptions of the performances, visit ArlingtonArts.org.

Just Reduced Properties in Arlington

By ARLnow.com Sponsor
1/8

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.

It’s a very delicious week, folks.

We have Chocolate Chip Cookie Day and National White Wine Day (today!) and then, on Aug. 6, it’s International Beer Day.

In working with hundreds upon hundreds of buyers throughout the decades, we know that a favorite restaurant, shopping and nearby amenities can be a major kicker in finding the perfect home. In Arlington County, the options are so diverse, spanning the mom-and-pop eateries along 23rd Street in Crystal City to the poppin’ hotspots along Clarendon Boulevard.

In addition to the things you are looking for inside a home’s walls, we know that what’s outside of them — the yard, the community, the amenities and so much more — is important, too. When you’re ready to find your perfect living scenario, the time-tested team at Arlington Realty, Inc. is ready to roll on your behalf. Until then, we hope you have a yummy cookie and/or beverage today… and here are this week’s Just Reduced numbers:

As of Aug. 2, there are 161 detached homes, 55 townhouses and 326 condos for sale throughout Arlington County. In total, 43 homes experienced a price reduction in the past week, including:

Please note 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.

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