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Your Beermonger: When You’re at a Brewery and Don’t Know What to Order, Follow This Rule

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.

Combining two great things often yields excellent results. Think: Chocolate and peanut butter, Jordan and Pippen (been a while since da Bulls got a shoutout in this column), or Bernard Purdie and just about anyone.

For me, two of my favorites are beer (of course) and traveling. I love visiting some of my favorite breweries when I travel while also finding new ones. When you sit down at a brewery tasting room in a different city or country, it can be difficult to narrow down the choices, especially if you’re not familiar with what beers or styles the brewery is known for.

Asking your server/bartender what they are excited about is usually the easiest way to make this determination, but it can yield varying results if your tastes don’t align. Checking an app like Untappd can help you find what’s popular, but that’s certainly weighted toward extreme examples of some styles. Medals and awards are nice when they are recent or consistent, but there is always a lot that can change in a beer if a brewer leaves or recipes are changed. The one steadfast rule that has never let me down before is, when you see one, always order a Grodziskie.

I first read about Grodziskie in Randy Mosher’s book Radical Brewing. I cannot recommend this book enough if you’re interested in home-brewing or even want to learn the history of beer styles. Grodziskie stood out not only because famed beer author Michael Jackson mentions the version Mosher brewed for him in the introduction of the book, but also because it is such an obscure style and something very unique.

This is probably the time to explain to you what that style is. Grodziskie is a Polish smoked wheat beer that is low in alcohol and full of smoky flavor — but it’s also very refreshing. Typically, it’s produced with 100% oak-smoked wheat malt, which, over a decade ago when I first read about it, I couldn’t even find available to buy so I could brew up my own version of the recipe in the book. That, of course, led to the build up of this beer in my mind, a mythical creature I was always on the lookout for. At least for a little while, the scarcity of the raw materials meant no one was really brewing this stuff, and it slipped toward the back of my mind lingering in relative obscurity much as it had throughout much of the 20th century in its native Poland.

I’ll point out that this style still sits in obscurity, and I can count on my fingers how many examples I’ve tried over the years. But of those literal handful of examples I have tried, they all made an impression on me.

(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.

Good morning Arlington — welcome to Just Listed! I was out last week, so we’ll take a bit of a different approach this week without a week over week comparison and get back to normal next week. I’ll still give you an idea of how we’re looking compared to this week last year.

Arlington’s fall market is moving along, mostly just keeping with the status quo and steady as she goes… Some weeks there are more listings than contracts, other weeks it’s flipped, and overall inventory is holding steady.

I mentioned a couple weeks ago that this is a tale of two markets, and that’s still very true. Last week, the Andors Real Estate Group ratified another listing of ours $100,000+ above asking price — in that case, it equated to about 10% over.

This has become rarer compared to this spring, but for the nicest homes where value feels abundant, there are many well qualified buyers ready to pounce! Contrast that with increasing days on market across all property types, and the result really is a mixed bag. Buyers can be pickier, there seem to be fewer buyers actively out and about, and not everything sells right away.

This week, 64 new properties were listed in the county, ranging in price from $115,000 for a tiny condo all the way to $2,199,000 for a large new build with an ADU (accessory dwelling unit).

Buyers ratified almost as many contracts, 62, including 19 contracts on properties that had been on the market seven days or less.

In Arlington, we currently have 529 listed homes for sale. 134 of these options are detached homes. 67 are townhomes/ semi-detached properties, and the remaining 328 are condominiums.

The average price for homes across all property types in Arlington right now is $762,103, while the median price is $575,000. On average, these homes have been on the market for 64 days, but the median is just 36.

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.

1115 S. Edison Street

Listing of the Day: 5441 19th Street N.

By ARLnow.com Sponsor
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Address: 5441 19th Street N.
Neighborhood: Tara Neighborhood
Listed: $1,300,000
Open: Saturday, October 9, and Sunday, October 10, from 1 to 4

A desirable combination of space, value and convenience in this expanded 1940s colonial located on a pretty tree lined street in the popular Tara neighborhood.

Follow a stone walkway to the Charleston style front door and into a living room centered on a wood-burning fireplace.  The living room flows into the kitchen, dining room and family room with breakfast area. An office and powder room complete this level and a door from the kitchen opens to the oversized one car garage. Doors from the family room lead to a stone patio and a level rear yard for play, sports and gardening.

Upstairs, the primary bedroom offers a wall of windows with built in window seat and storage, walk in closet, and a bathroom with soaking tub, shower, double sink vanity and linen storage. The large second bedroom has a private bathroom, making it ideal for a guest or in law. The third and fourth bedrooms share an updated hall bathroom. Pull down stars in the hall lead to a big, floored attic for even more storage.

The lower level rec room has space for media, exercise or play, and additional storage is in the laundry and utility room.

Conveniently located between Westover Village and the Lee Harrison Center, the home has a high walkability score to bike path, shops, restaurants, parks, library and Sunday farmer’s market. Schools include Glebe Elementary School, Swanson Middle School and Yorktown High School.

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

Arts Focus: Introducing Langston Boulevard — A ‘Zine About Arlington’s Northern Main Street

By ARLnow.com Sponsor

This column is sponsored by Arlington Arts/Arlington Cultural Affairs, a division of Arlington Economic Development.

For many decades, zines (short for magazine or fanzine) have been an accessible and powerful medium to narrate and circulate stories and information through images and text.

Arlington Arts and the Department of Community Planning, Housing and Development are pleased to announce the release of the Langston Boulevard Zine, which will bring the history, stories and character of Langston Boulevard to life through illustrations by artist Liz Nugent. Created as part of Plan Langston Boulevard, the zine also celebrates the corridor’s new name after John M. Langston.

The Langston Boulevard Zine will create a lasting digest of the rich history and character of Langston Boulevard, connecting the community with the past and the present, while generating dialogue about a future vision for the corridor.

In 2019, Arlington County began Plan Langston Boulevard, a multi-year planning process for Langston Boulevard (formerly Lee Highway) to create a comprehensive plan for the corridor that provides guidance on how to direct future growth and investment toward community goals. As part of the planning process, the county and its planning consultant documented cultural and historical assets of the corridor and captured the character of the five neighborhood areas of the study. This work yielded two comprehensive documents, the Historic and Cultural Resources Report and the Neighborhood Inspiration Report. The zine brings to life aspects of these reports through artist Liz Nugent’s engaging illustrations.

In 2020, the Langston Boulevard Alliance started a public process for renaming Lee Highway to realize the years-long grassroots community effort to create a welcoming Main Street by removing the word “Highway” and to begin to reconcile the painful racial history many in the community experienced by changing the name “Lee.” The zine celebrates the new name for the corridor after John Mercer Langston, beloved civil rights activist and the first Black Congressman from Virginia, by illustrating his history and connections to Arlington and the Langston Boulevard community.

Arlington Arts is releasing excerpts from the zine on its social media platforms, and copies will be made available at various community events in the fall. You can request a free mailed copy of the zine by filling out a request form on the Langston Boulevard Zine project page.

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.

A new month means new Just Reduced properties!

In terms of homes experiencing a price reduction in Arlington County, things are hot, hot, hot. Within the past week, we’ve seen a nearly 20% uptick in these listings. Approximately two listings per day in Arlington County are having their prices reduced.

It’s important to remember — these are just the owners that are proactively cutting the prices of their listings, let alone what may be negotiated down the line.

The bottom line: The Arlington market remains sizzling hot, but there still are plenty of great deals still to be had. To achieve them, you’ll want a trusted team on your side. And, when that time comes, the time-tested team at Arlington Realty, Inc. is ready to roll on your behalf.

Until then, on to this week’s Just Reduced numbers.

As of Oct. 4, there are 170 detached homes, 64 townhouses and 344 condos for sale throughout Arlington County. In total, 64 homes experienced a price reduction in the past week:

1001 26th Street S.

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.

Meet the Kristin Francis Team, One of Arlington’s Favorite Real Estate Agents for Sellers

By ARLnow.com Sponsor
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When the Kristin Francis Team says they do it all, they’re not kidding.

“Our favorite thing is to tell our clients to give us the keys, and we’ll give them a big check,” said Kristin Francis. “They don’t have to worry about anything unless they want to be involved.”

This ranges from staging to renovations to showings. Francis will even sport an inflatable unicorn costume and canvas a neighborhood.

And it’s not just about getting your home sold. It’s about selling your home “without a dollar left on the table,” Francis said. Her team consistently sells homes for over asking price.

So it makes sense the Kristin Francis Team was voted one of Arlington’s favorite real estate agents for sellers in the Arlies, ARLnow’s community awards.

We recently caught up with Francis to learn more about what makes her a go-to agent.

Buying Her First Condo at 24 

Back in 2004, Francis working a corporate job in marketing. Her officemate purchased a home, and it sparked Francis’ interest.

The only problem? She wasn’t quite sure she could afford it. She didn’t have much money. In fact, she had what felt like $1 million in debt.

“I just thought if she can do it, maybe I can do it, too,” she said. “So I started asking questions and figuring out what rocks I had to move.”

She purchased her first condo at 24. Then, she started helping her friends buy homes and realized she could turn this into her career. She got her real estate license in 2009 and cut ties with corporate America around 2012.

It’s worth noting she sold her condo two years later and made “a killing,” fueling her passion for using real estate as a wealth-building tool. Now, she helps others do the same.

Getting to Know the Kristin Francis Team

Here’s a fun fact: The Kristin Francis team is all women, and a lot of them are moms.

They all gravitated toward one another because of their similar goals. It’s not about hitting quotas — it’s about building relationships. In fact, all their business is repeat and referral, a testament to the strong bonds they’ve built.

Plus, they all like to have fun. Francis likes to say, “We don’t take ourselves too seriously, but we take our clients seriously.”

She points to her blue hair and her trusty inflatable unicorn costume as evidence.

They’re also committed to giving back. A portion of commissions goes toward a local or international cause that supports one of their pillars: Food, water, warmth and rest. This ranges from collecting donations for local families whose homes have been destroyed by fires to buying chickens so a family in Bali could start a farm.

Selling a Home With the Kristin Francis Team

According to Francis, anyone can sell a house in this market — “it’s who can sell it without a dollar left on the table,” she explained. “We have outsold and outperformed almost every agent out there.”

Francis’ team consistently sets records in many Arlington neighborhoods.

The key? Strategy. They’re not just throwing your home on the MLS and calling it a day. Selling your home starts with a conversation around your goals and the best way to accomplish them.

There are a lot of factors to weigh, and Francis’ team will help you consider them all. If your house needs a renovation? Their sister construction management company, Upcycle Homes, will take care of it. If you need staging? Posh & Pine, another sister company that stages homes, has you covered.

And, as a rule of thumb, they never ask anyone to do anything to their home unless it’ll yield a 150% return or more.

From there, Francis and her team get to work. They have listing, buying and administrative teams that’ll handle everything from hosting open houses to the nitty-gritty paperwork.

Throughout the process, the team has got your back, making sure the process is as seamless as possible. In fact, on the first open house weekend, they’ll give you a gift card — maybe to a movie or a local spa — as a way to make sure you can step back and relax.

Want to learn even more about the Kristin Francis Team? Stop by their website, shoot them an email or give them a call at 571-348-4604.

Join Copperwood Tavern in Shirlington for Annual Beer and Oyster Festival on Oct. 23

By ARLnow.com Sponsor

We’ve heard plenty about Oktoberfest — but what about Shucktober Fest?

On Oct. 23 from 11 a.m. to 5 p.m., stop by Shirlington Village for the fourth annual celebration of beer and oysters. You’ll find 40+ craft beer tents, food and oyster tents (pro tip: try a champagne oyster shooter!), local vendors, and more.

For the kids, there will be plenty of family-friendly games, a kids zone and more. Dogs are also welcome.

The locally owned Copperwood Tavern hosts the event.

Tickets are now on sale. They are $40 and include a 21+ wristband, a 5-ounce beer-tasting mug and 10 event tickets. For context, one event ticket is redeemable for one beer sample or two oysters.

So grab your lederhosen and buy your tickets online. See you Oct. 23 in Shirlington Village — prost!

Ask Eli: Renting Back Your Home After It Sells

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: We’re preparing to sell our home and would like to stay in the house for a few weeks after it sells. Can you explain the rent-back concept?

Answer: A Seller’s Post-Settlement Occupancy, more commonly referred to as a rent-back, allows a homeowner to sell their home, collect the proceeds, and continue living in the home for a pre-determined period after closing.

Some common scenarios for a rent-back are:

  • You need the sale proceeds for the purchase of your next home
  • You want to ensure the sale closes before you move out
  • You want to wait-out the end of the school year or last day at a job

How Rent-Backs Are Structured

The Northern Virginia Association of Realtors contract (as well as other regional contracts) provides a standard form for a Seller’s Post-Settlement Occupancy Agreement so you don’t need to worry about hiring an attorney. It functions as a short-term lease including:

  • How much the seller will pay the buyer for the rent-back
  • How long the rent-back lasts
  • A security deposit
  • A penalty for staying past the rent-back period

Buyers will conduct a pre-closing walk-through before they purchase the home where they have all the rights provided to them in a normal sale. At the end of the rent-back, the new owners will conduct another walk-through once the previous owners move out, which is like that of a walk-through at the end of a normal rental period.

If the previous owners caused damage during the move-out, leave junk behind, or fail other property delivery requirements, the new owners can make a claim against the security deposit, which is generally held by the Title Company who handled the sale.

Time Limitations

If the home is being purchased as a primary residence and the Buyers are taking out a mortgage, most loans (and all Fannie/Freddie loans) require that the Buyer intend to move into the property within 60 days of the closing and thus any rent-back is limited to 60 days (I usually recommend 59, just to avoid an issue with underwriting).

If a home is being purchased with cash or as a secondary home/investment property with a loan, the 60-day limit doesn’t apply. However, the contract form you’ll use explicitly states that it’s meant to give the seller the temporary right to use the property after closing and not subject to the Virginia Residential Landlord Tenant Act, so avoid using this form in place of a legitimate lease if the Buyer/Seller intend on a longer-term rent-back.

Not Without Risk

For the new owners, a rent-back carries with it some of the same risks as being a landlord. Disputes over security deposit, damage in excess of the security deposit, or trouble with the previous owners moving out on time are all realities that Buyers need to consider.

As with many decisions in a real estate transaction, a Buyer’s willingness to agree to a rent-back is a matter of risk and benefit. The risk being issues arising like those mentioned before and the benefit being that offering the seller a rent-back can be the difference between them accepting your offer or taking somebody else’s.

Free Rent-Backs?

In “normal” markets, the fee for a rent-back is usually calculated using the new owner’s carrying costs (mortgage + taxes + insurance), but in our hyper-competitive market, many Buyers offer Seller’s a free rent-back as a way to increase the competitiveness of their offer. A free rent-back isn’t worth much if the seller is asking for an extra week, but it certainly adds up if they’re asking to stay for 6-8 weeks past closing.

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: Noncompete Agreements in Virginia

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.

Noncompete agreements in the Commonwealth of Virginia have undergone some changes since 2020. It’s very important to obtain legal advice before signing a noncompete agreement since noncompete issues often arise when an employee is facing termination from employment or a decision to leave an employer.

What is a Noncompete Agreement?

A noncompete agreement is a contract in which an employee agrees to give up a right that they would otherwise have in exchange for something from an employer. An employer often ties a noncompete agreement or clause to severance payments. The general purpose of a noncompete agreement is to ensure that a former employee does not use the knowledge they have gained with an employer and then later attempt to compete against them using this knowledge.

Virginia Requirements for Noncompete Agreements

In general, a noncompete agreement in Virginia must be reasonable to be valid. An agreement that restrains competition “must be evaluated on its own merits, balancing the provisions of the contract with the circumstances of the businesses and employees involved.” Omniplex World Servs. Corp. v. US Investigations Servs, 618 S.E.2d 340, 342 (2005).

According to the Virginia Supreme Court, in order to be enforceable, a noncompete agreement must meet a three-part test. Under this test, the employer bears the burden to show that the non-compete agreement or clause is:

  1. no greater than necessary to protect a legitimate business interest,
  2. is not unduly harsh or oppressive in curtailing an employee’s ability to earn a livelihood and
  3. is reasonable in light of sound public policy.

Modern Env’Ts v. Stinnett, 561 S.E.2d 694, 695 (Va. 2002); Assurance Data v. Malyevac, 747 S.E.2d 804, 808 (Va. 2013); Gordon v. Blue Mt. Therapy, 2021 U.S. Dist. LEXIS 105432 (W.D. Va. June 4, 2021).

Determining the enforceability of such an agreement “requires consideration of the agreement in terms of function, geographic scope and duration, with these factors considered together.” Home Paramount Pest Control Cos., Inc. v. Shaffer, 718 S.E.2d 762, 764 (Va. 2011).

When applying these tests in Virginia, the courts have become more employee friendly in recent years. Noncompete agreements that are too vague or cumbersome may be invalidated. Courts are more likely to enforce noncompete agreements that are reasonable, have a limited geographic scope and are precise in their terms.

Virginia Recently Barred Noncompete Agreements for Low-Wage Workers

Virginia has also added new protections for low-wage workers, exempting them from noncompete agreements. As of July 1, 2020, Virginia now prohibits employers from placing noncompete restrictions on low-wage employees. This law only applies to noncompete provisions that came into effect on or after July 1, 2020. See Virginia Code § 40.1-28.7:8.

Contact Us

When noncompete issues arise, it’s important to get legal advice early and not wait until issues develop. These types of agreements, even if already in effect, may be renegotiated. If you are employed in Virginia and have signed or are considering signing a noncompete agreement, you should seek the advice of a qualified Virginia employment lawyer.

If you are in need of advice regarding noncompete agreements or clauses, please contact our office at 703-668-0070 or through our contact page to schedule a consultation. Please also visit and like us on Facebook or Twitter.

Rethink Energy: Carbon Neutral at Home

By ARLnow.com Sponsor

With the world in an unprecedented climate crisis, many of us wonder what we can do as individuals to reduce our carbon footprint. A significant step can start right at home.

In Arlington, residential buildings account for 23% of the country’s greenhouse gas emissions. One way to reduce this is to make homes “net zero” energy — able to produce as much energy over the course of a year as they consume. This is done through heat pumps, a super-tight barrier between the inside and outside, above-code insulation, energy-efficient windows, lighting, appliances and solar power.

If you are looking to replace appliances, heating systems, build a new home, renovate or add another level to your home, then consider these seven things to guide your home toward carbon neutrality:

  1. Take advantage of Arlington’s free Green Home Choice program. This point-based program can walk you through decision making to ensure you are making the most impactful choices. On average, a Green Home Choice home uses 50% less energy than Arlington homes of the same size and saves between $600 and $1600 per year on utility bills.
  2. Select an architect and/or builder experienced in zero or near-zero energy construction.
  3. Consider using equipment that runs only on electricity when you are faced with having to replace items (e.g., stove, clothes dryer, water heater or furnace).
  4. Insulate and air seal as you build or renovate. Air leaks and anemic insulation are hallmarks of Arlington’s aging housing. A renovation gives you a chance to make significant comfort and energy efficiency upgrades.
  5. Upgrade your electrical panel and install a circuit sized for electric vehicle (EV) charging and other electric appliances. EVs are coming faster than most expect. If you are doing electrical work on your home or renovating, take this action now. Installing EV charging later can be more expensive and complicated without an upgraded panel.
  6. Have your roof screened for solar potential and install solar if your roof is right for it. Arlington’s solar co-op will start again in spring 2022 and can help with this. Thanks to the 300+ Arlington families that joined this year.
    Mark your calendar for Nov. 4 for EcoAction Arlington’s Getting to Carbon Neutral at Home virtual event.

Listing of the Day: 3609 22nd Street S.

By ARLnow.com Sponsor
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Address: 3609 22nd Street S.
Neighborhood: Green Valley
Listed: $1,386,000
Open: Sunday, Oct. 3, 1-4 p.m.

This modern craftsman home is simply perfect. Built in 2012, it has been lovingly maintained and improved upon ever since and features a stunning open floor plan with natural light streaming in from every direction.

An enormous great room is the absolute highlight! With just over 5,000 square feet, it features a dedicated home office as well as five full bedrooms, four full and two half baths, and a media room. Upgraded and luxurious architectural features are prominently featured throughout. Bonus rooms such as the walk-in pantry and well-organized mudroom make this home absolutely drool-worthy.

Perched on top of a hill, magnificent views are available from the upper deck. The lower-level deck features a hot tub within fully fenced privacy.

The home is super convenient to neighborhood amenities such as Fort Barnard Park with new jungle gym equipment and ball fields and a community garden at the corner of 22nd and Monroe. Coffee shops and a farmers market are close by as well. The sellers love to walk to the farmers market on weekends and enjoy the diversity of the local shops as well as the nightlife and restaurants of Shirlington.

Listed by:
Dallison R. Veach
The Veach Realty Group
703-477-7920 (direct) | 703-913-HOME (office)
[email protected]
www.Dallison.com

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