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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.

Yowsers. We’re a quarter of the way through 2021, folks.

Can you believe it? We really can’t either, and it’s no April fool (a friendly reminder of tomorrow’s shenanigans).

By now, New Year’s resolutions are likely in the rear-view mirror — big time. Hopefully you’ve accomplished what you’ve wanted to thus far, but we know how things can go and roadblocks can absolutely happen.

So, with so much of the year in the books, it’s time to reset and focus on the positive and what may be ahead. What do you want to accomplish by mid-year? How about by the end of the year?

In the real estate realm, the time-tested team at Arlington Realty is ready to help you achieve your goals. We know you can do it, and when you’re prepared to kick things into high-gear, we can make it happen together.

And now on to this week’s Just Reduced figures…

As of March 29, there are 128 detached homes, 46 townhouses and 321 condos for sale throughout Arlington County. In total, 29 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.

Ask Eli: The Cost of Land 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. Enjoy!

Question: Can you do an update of your 2017 article on the cost of land in Arlington?

Answer: In 2017 I took a look at a dataset focused on the cost of land in Arlington and lot sizes, so let’s take a look at these numbers a few years later and see just how much more expensive it is to snag a square of grass here.

Since 2017, the average lot size on all single-family homes (SFH) sold is 8,515 square feet or about .2 acres. Only five of the 4,428 SFH sold had 1+ acres, with none over 1.15 acres. Just 1.6% of sales were homes with a half acre or more. Even more, 82.4% of SFH sold since 2017 sat on one-tenth to one-quarter of an acre. (For context, one-quarter of an acre is about 11,000 square feet).

The chart below breaks down the average lot size and standard deviation of lot sizes by Arlington ZIP code based on sales of SFH since 2017. I also added two columns looking at the average cost of a new SFH in each ZIP code based on 2020 to 2021 sales. ZIP codes 22206 and 22209 didn’t have enough SFH sales to provide good data.

It’s not easy to determine the average cost of homes that get torn down or have a major remodel, so I used the same methodology as I did in 2017 and looked at the cheapest 15% of sales in each ZIP, by year, and assumed that these represent sales that were completely or mostly valued for the land. The chart below shows the average cost of the cheapest 15% of SFH sold in each ZIP, by year. The second chart is the same dataset but looks at the cost per square feet of the lot.

The biggest downside of this methodology is that it’s not capturing sales of the best lots in certain ZIP codes, but I think this approach does a pretty good job of capturing average values for most sales where the lot was the entire or majority of the value.

Lots in 22201 are by far the most expensive per square feet because they’re both expensive (highest average price for cheapest 15%) and small (third smallest average lot size by ZIP code, the two with smaller lots barely have any SFH lots).

While you’ll pay about $100K more for the average lot in 22207 compared to 22205, you’re most likely getting a larger lot so the cost per square feet of those lots ends up being similar. The cheapest lots are in 22204 (by nearly $150,000), but the best value, by far, is 22213 with the average lot just $67 per square feet.

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 set-up an in-person meeting to discuss local Real Estate, please send an email to [email protected]. To read any of my older posts, visit the blog section of my website at www.EliResidential.com. Call me directly at 703-539-2529.

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: Past Meets Present in Arlington Heights

By ARLnow.com Sponsor


This neighborhood is a time capsule of 100 years of architectural history… but can it keep up with modern changes?

The real estate market in Arlington Heights is thriving right now, as is the case for most spots in Arlington. So join the Keri Shull Team today as we share everything that you need to know about finding the right home and living in Arlington Heights.

And, as always, if you have any questions about Arlington real estate, contact the Keri Shull Team, the No. 1 top-selling real estate team in the Washington, D.C. area.

Where is Arlington Heights?

Arlington Heights is a neighborhood in Arlington County. It consists of 737 buildings across a residential neighborhood, bounded to the north by Arlington Blvd and to the south by State Route 244.

Arlington Heights is just to the south of Arlington’s main shopping and entertaining district, and it is just to the north-west of Alexandria. This means that residents can enjoy great things to do in Arlington, without sacrificing the options that would come with living in Alexandria. Considering how wonderful both cities are when it comes to dining and entertainment, this is a huge boon!

A Blast From the Past

Arlington Heights was initially a farming community, but the area saw a massive expansion of housing immediately before and after the Second World War. Because of this, you can actually trace architectural trends in America just by looking at the protected homes in Arlington Heights.

This unique growth pattern makes Arlington Heights a sort of time capsule for architectural styles, while also helping contribute to the fascinating community atmosphere in the neighborhood.

Arlington Heights was added to the National Register of Historic Places in 2008, thanks to its architectural and historical significance.

Getting Around Arlington

Although Arlington Heights does not have a dedicated Metro stop, residents can still commute with ease.

Arlington Heights offers convenient access to some of the main throughways in the D.C. area. The neighborhood is bordered on three sides by major roads — Arlington Blvd lies to the north, Glebe Road to the west and Columbia Pike to the south. Because of this, people living in Arlington Heights should have no trouble taking advantage of everything on offer in Northern Virginia and the D.C. area.

Finally, Arlington Heights is notable for having great access for cyclists. With a Bike Score of 86, most commutes and daily errands can be accomplished via bike. This is great news for people looking to live on a budget in the Washington D.C. area or skip the infamous traffic of D.C.

Homes in the Heights

In general, houses in Arlington Heights hold their property value and appreciate well, meaning that buying a home in the neighborhood can be a smart investment for many people.

Almost all of the houses in Arlington Heights are detached single-family homes. However, there are also a small number of duplex homes, several garden-style apartment communities and a single high-rise apartment complex.

So, why are homes in such high demand in Arlington Heights? Residents of the neighborhood get to enjoy a unique, historic atmosphere without sacrificing the modern conveniences of living in Arlington. This means that if you want to find a home in Arlington Heights, you need to have every advantage that you can get!

How to Find a Home in Arlington Heights

At the Keri Shull Team, we have hundreds of off-market properties you cannot find online or anywhere else… and we want to give you priority access to these homes before they even go on the market!

And if you are selling a house in Arlington, it’s more important than ever to make sure you are taking the proper precautions to protect your investment. The best way to do that is to speak with a top-tier real estate agent and create a completely customized home selling strategy.

So what are you waiting for? Schedule a free, no-pressure consultation with one of our Real Estate Needs Analysts!

Your Beermonger: The Intersection of Beer and Music Pop Culture

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.

It’s coming to my attention that I have a problem with pop culture, namely that I cannot stop referencing it in my everyday conversations. It hasn’t gotten quite to Abed from “Community” levels of bad yet, but I might be on my way.

I find myself particularly immersed in music pop culture, and a lot of my timeframe for those references is the ’80s and ’90s. The impetus for me realizing this was becoming a problem was when I was having a perfectly normal conversation with a coworker this week, and a little light goes off in my head. Next thing I know, I’m searching YouTube for a commercial Nirvana did with Bobcat Goldthwait.

Luckily for me, this ’80s and ’90s pop culture knowledge does leave me primed to understand where a lot of these beers are getting their names these days…

Poring over a beer list these days can sometimes be pretty intimidating. Occasionally you’re presented with a beer that is straightforward and clear about what it is. Take, for example, Hardywood Pils. You’ve got the name of the brewery, the style of beer — and that’s it. Then you’ve probably got your fair share of puns, a few ten-cent words and the ever increasingly more popular short paragraph. But the ones that jump out at me are those names that drop a quarter into the jukebox of my mind.

Just this week we got in a new West Coast IPA from Brooklyn’s Interboro called Left of the Dial, and when I see the can, I can hear in my head the strum of The Replacements. DuClaw just released an orange and vanilla infused IPA called It Was All A Dream-sicle, and there is absolutely no way I can read that without following up with Word Up magazine.

The alternative rock and hip hop of the ’90s I grew up on definitely seems to overlap with brewers, marketers and others involved in the naming process of these beers. You see some folks that might skew a little older — I see you, Bluejacket with your Mexican Radio and Love Cats — and of course the more “of the moment” names as well. You also see someone like Atlas swelling with hometown pride with their Dance of Days Pale Ale, which pairs well with house shows according to the can!

To celebrate a few of the musically inclined beers we have in stock right now, I’ve put together a little Beermonger’s Playlist on Spotify. Feel free to have a listen.

If you’ve got a favorite beer I missed, let me know below. I skipped a few I really enjoy that aren’t in stock now (sadly no Permanent Funeral just yet), but I know there’s some great examples out there.

17 Ways to Live Sky High at Brand-New J Sol Apartments in Ballston

By ARLnow.com Sponsor
1/9

Enhance your lifestyle at the brand-new J Sol apartments, ascending 22 stories above Ballston. Read on to discover 17 ways to enjoy sky-high apartment living at J Sol.

  1. Rooftop amenities: The building is crowned with a rooftop terrace amenity for entertaining and unwinding with a firepit, hammocks, lounge seating, outdoor flat screen, grilling stations, resort-style infinity pool with cabanas and panoramic views of the city skyline.
  2. WFH made easy: The community offers two private work pods that can be reserved. There are also several floor plans with dens for an entire room dedicated to a home office. Additionally, some apartments feature a built-in desk to provide a distinct workspace to keep you organized.
  3. Game on: Enjoy the fresh air out on the shuffleboard court or the life-size chessboard. Indoor gaming options abound with ping pong, a shuffleboard table and billiards.
  4. 24/7 concierge: The front desk concierge is at your service to help simplify your life at all hours of the day (and night).
  5. Brighten your day: With floor-to-ceiling windows in your studio, one-bedroom, one-bedroom + den, or two-bedroom apartment, cascading sunlight will brighten your day and perfectly frame those stunning skyline views.
  6. Sleep soundly: Blackout shades in the bedrooms ensure a blissful night of sleep.
  7. Eco-conscious amenities: The building is LEED gold-certified and smoke-free. It also offers bike storage with a workbench for tune-ups and EV charging stations in the garage.
  8. Settle in: There are ample lounge areas throughout the building to find a quiet corner to read a book or a lively spot to meet neighbors. Choose from the sky lounge, indoor hanging garden, solstice lounge, Wi-Fi lounge and lobby lounge. There’s always a space that’s just right to suit your mood.
  9. Illuminate your space: From built-in cove lighting in the bedroom to under-mount cabinet lighting in the kitchen to LED-framed mirrors in the bathroom, J Sol features well-designed fixtures to illuminate your living space.
  10. Tools of the trade: Find a unique maker space for your inner craftsman.
  11. Closet organizers: Marie Kondo would approve of the built-in custom closet organizers to house your stylish wardrobe.
  12. Hit your health goals: The on-site fitness center features leading-edge cardio equipment, spin bikes, strength training, a MIRROR interactive system, TRX, and everything from a punching bag to battle ropes to amp up your workout.
  13. Details matter: Expect top-of-the-line finishes, including stainless steel appliances, quartz countertops, tile backsplash and sleek plank flooring.
  14. Customize your cabinetry: The contemporary cabinetry comes in a selection of two finishes to suit your style. Choose from matte white or natural ash finishes.
  15. Be bold or go classic: Select from distinctive matte black hardware and black stainless steel appliances for a bold look. Or opt for sleek chrome hardware and brushed stainless steel appliances for a more classic appeal.
  16. Get outside: Many apartments at J Sol feature private balconies to extend your living space outside. Or step just out your front door for the ambiance of the outdoor plaza with a delightful fountain.
  17. Close to everything: With a 94 Walk Score, J Sol is an easy stroll to the Ballston Quarter, just three blocks to the Ballston Metro on the orange and silver lines, and close to numerous boutiques, cafes, restaurants and nightlife. Plus, I-66, Route 50, the GW Parkway and the Beltway are all in close proximity for commuting access.

J Sol is located at 4000 Fairfax Drive in the heart of Ballston. Call 703-782-4168 to schedule an in-person tour or contact-free self-guided tour, and take advantage of additional savings to receive up to two months FREE!

Explore floor plans and availability online, browse the photo gallery, view 360-degree walk-throughs, and learn more about these boldly designed, brand-new apartments ascending 22 stories above Arlington.

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:

6827 27th Street N.
6 BD/5 BA, 1 half bath single-family home
Agent: Optime Realty
Listed: $1,770,000
Open: Sunday, 2-4 p.m.

 

1608 Bryan Street N.
3 BD/3 BA, 1 half bath single-family home
Agent: TTR Sotheby’s International Realty
Listed: $1,625,000
Open: Saturday and Sunday, 2-4 p.m.

 

1132 N. Stuart Street
4 BD/4 BA, 1 half bath townhome
Agent: Keller Williams Capital Properties
Listed: $1,500,000
Open: Saturday, 2-4 p.m.

 

7033 Williamsburg Blvd
5 BD/3 BA single-family home
Agent: Howard Brock Realty Company
Listed: $999,900
Open: Sunday, 1-3 p.m.

 

2220 N. Fairfax Drive #111
2 BD/2 BA, 1 half bath condo
Agent: Weichert Realtors
Listed: $795,000
Open: Sunday, 2-4 p.m.

 

3446 S. Utah Street, A
1 BD/2 BA condo
Agent: Samson Properties
Listed: $539,900
Open: Sunday, 1-4 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, it’s 5:30 a.m. Do you know where your house is? It’s going up… in value, that is!

We’ve talked about property taxes before, but they’re worth another mention. With this type of aggressive price increases in residential real estate this year, coupled with declines in value for commercial property due to vacancy, we’re in for a big change next year. I expect Arlington will increase assessments, rates or both as they’ll need to make up for missing revenue. We saw some substantial increases for 2021, and that is not likely to subside for 2022. Hopefully Arlington will instead choose to decrease spending. Otherwise Arlington continues to price out modest- to middle-income residents who can’t afford the homes or the taxes.

Over the past 30 days, 269 homes closed in Arlington, and the average sales price to list price ratio was just over 100%. One home, a semi-detached property, sold for 17.47% above asking price — WOW!

Sellers listed 101 homes for sale this past week, while buyers ratified 89 contracts — 42 of those were on homes just listed within the past seven days.

This week, there are 429 available properties for sale throughout all of Arlington and across all property types — 12 more to choose from compared to last week.

There are 91 detached properties available for sale throughout all of Arlington. There are 41 townhome/semi-detached homes. I’m not sure if there will come a time when I tell you that condos don’t account for the lion’s share of our inventory, but for now, there are 297 units to choose from.

A quick comparison to last year, for the same week, sellers listed 79 homes and buyers ratified 58 contracts. There were also only 211 available properties for sale this week last year. We’re way above pace and that’s likely due to the fact that most of the pandemic jitters have shaken out of the market.

The average list price for currently available properties is $773,112 and the median is $560,000.

Currently available properties in Arlington have an average of 67 days on market (DOM) and a median of just 30. These numbers are staying pretty consistent; the average has crept up a couple days for the past few weeks as condos sit on the market. In Arlington, across almost all price points, if the home doesn’t sell in the first two to three weeks, a price reduction may be necessary. Since the market moves daily, newer inventory will come and go while older inventory gets stale. By the time days on market hits the median, the likelihood of getting 99%+ of asking price is substantially diminished.

It’s going to be a busy weekend for open houses in Arlington. I expect to see the crowds checking out some of the brand-new offerings.

Click here to search currently available Arlington real estate. If you see a home 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 I think you might like to check out:

3416 17th Street S.

Listing of the Day: 3702 Arlington Blvd

By ARLnow.com Sponsor
1/10

Address: 3702 Arlington Blvd
Neighborhood: Arlington Heights
Listed: $675,000
Open: Saturday, March 27, and Sunday, March 28, 1-4 p.m.

Polished, buffed and ready for you to enjoy spring cookouts on the large deck with steps to the back yard for your summer garden…

This two-bedroom two-bathroom home offers a wood-burning fireplace in the living room, a sunny den or office with windows on three sides, and a dining area open to the kitchen. Crisp white cabinets and appliances, granite tops and gas cooking will please cooks who have mastered either air-frying or carryout menus. A door from the kitchen leads to the deck, yard and garden shed, perfect for storing bikes, sports and yard equipment.

Upstairs, the primary bedroom has space for a desk or sitting area and a rare walk-in closet. The second bedroom has a deep closet and double windows for now relevant cross-ventilation. An updated bathroom and linen closet complete this floor.

The lower level rec room features recent carpeting, recessed lighting and a closet. With a door to the outside and a full, updated bath on this level, the space is ideal for a guest, roommate or the eventual return to outdoor gatherings. The large, clean laundry and utility room provides even more storage. To ensure year-round comfort, the home is equipped with a Generac natural gas generator.

Walk to Thomas Jefferson Community Center for basketball and tennis courts, playground, and a return to many Arlington County rec programs. Ruthie’s All Day is nearby for breakfast to dinner, and Columbia Pike features restaurants with a broad range of cuisines, shops and services. It’s an easy commute to Washington, Fort Myer/Henderson Hall, Pentagon, Rosslyn-Ballston business corridor, Pentagon and Crystal City at National Landing.

A missing middle gem awaits the savvy homebuyer.

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

Spacious New Townhomes and Walkable Living in Heart of Reston Station

By ARLnow.com Sponsor
1/6

Everyday access has a new address at Union Towns Reston Station. Here, you’ll discover 26 new luxury townhomes just steps from the action with Metro, shopping, dining and more all within walking distance.

Not only will you enjoy a premier location at Union Towns, but you’ll also be able to personalize a new home that offers 2,779 square feet of interior living space plus 349 square feet of private outdoor living space. Starting from the $900s, each garage townhome design is outfitted with signature features — including a private rooftop terrace, your “Yard in the Sky.”

Each day you’ll appreciate the bright flowing design and refined finishes in your new home. On the main level alone you’ll find an open floor plan featuring a fully equipped chef’s kitchen and soaring 10-foot ceilings. This is the craftsmanship and attention to detail you can count on from the Knutson Companies, a well-respected local builder.

Right outside your door are even more reasons to love your new Union Towns community. On-site amenities include a dog park, green space, and members-only access to a nearby rooftop pool and fitness center. Plus, take advantage of close proximity to the W&OD Trail for walking, running or biking. There’s never a shortage of exciting ways to fill your day.

And when you’re ready to explore the surrounding area, it couldn’t be easier. Just catch the Metro a few blocks away to access the best of top destinations in Arlington, Tysons Corner and Washington, D.C. For lengthier trips, traveling is convenient via Dulles International or Reagan National airports.

It’s a rare opportunity in a vibrant community, and the new Hayden model has just debuted in Reston Station. Union Towns is open daily for tours and appointments, with both virtual and in-person options available. Visit UnionTowns.com or contact 703-348-1384 for more information.

Boring Title: Tips for Promoting Your Business With Social Channels

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.

For this week’s edition of Boring Title, we sit down with Blake Davenport from The Davenport Group to talk about leveraging your social media for business.

Blake has grown his Instagram page @discoverarlington to about 13K followers. It started out as a fun way to showcase the city of Arlington but then slowly became his main lead generation source for his real estate business.

Check out the video below to hear more about how Blake was able to leverage social media, tips for growing your social media page, why videos are important for your social media page and more!

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!  

Just Sold in Arlington: March 25, 2021

By ARLnow.com Sponsor

In the past seven days, 49 properties were sold across Arlington, including a $1.8 million Lyon Village home featured in Better Homes and Gardens.

Overall, as of March 21, there were 599 homes listed for sale in Arlington, according to Homesnap. This included 428 condos, 137 detached homes and 34 townhomes.

“The median list price is $549,900 and the median sales price is $624,900,” Homesnap reports. “There have been 228 new listings in the last 4 weeks and 257 sales.”

Here’s a look at a few of the properties sold in the past seven days:

In the market? See properties that have been Just Listed and Just Reduced.

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