Sponsored

Statutes of Liberty: What is Marriage for Immigration Purposes?

By ARLnow.com Sponsor

This sponsored column is by 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.

The answer to the question “What is love?” was answered authoritatively by the philosophical collective known as Haddaway in 1993. Love is “Baby Don’t Hurt Me — Don’t Hurt Me — No More.” Marriage is different. Marriage is a legal matter. And in the world of immigration law, the question “what is marriage?” has a surprisingly complex answer.

Immigrant visa applicants, if the foreign spouse is abroad, and adjustment of status applicants, if the foreign spouse is in the United States, must prove, by submitting a valid certificate of marriage, that they are legally married to a United States citizen or a lawful permanent resident.

If the person has been married before, they need to prove that the previous marriage was properly terminated before getting married to their current spouse. Therefore, having a divorce decree from the proper authorities is extremely important.

To make our lives easier, the Department of State provides a list of civil documents it deems acceptable for every country in the world. However, real life situations won’t always fit the descriptions given in a list. Often, we encounter numerous obstacles when trying to prove a client is legally married or not.

Below are some examples of issues we frequently have to deal with:

  • Traditional/customary marriages: These marriages are usually legally binding in the countries where they are performed but because their registration is not required by law, they don’t leave a paper trail.
  • Religious marriages: In some countries, lovebirds can show up at a place of worship and be married by a minister of their faith. While they have a “certificate” issued by the minister or church, the question is whether that place of worship or its minister is properly authorized to celebrate marriages.
  • Proxy marriages: These are marriages where one member of the couple isn’t physically present for the marriage or where the couple is virtually present but in different places (think Zoom or any similar platform). The challenge with these marriages is that to prove their validity In the United States, one has to prove that the marriage was later consummated. (What sort of evidence would you ask for? — Ed.)
  • Polygamy: Polygamy is acceptable and legal in many countries and cultures, but it is flatly illegal in the United States. Therefore, those who are practicing polygamy will not be able to file a petition for their spouse(s) or, in the event that the polygamist is the immigrant, the immigrant will not be allowed to come to the United States.

In these cases, proving a marriage is valid (or not) requires intensive research and often a lot of back and forth with the government. This is all to say that if you are getting married, make sure you’re getting the real deal. If you are already married and trying to bring a loved one to the United States or seeking an immigration benefit and you are not sure about your marital status, consult with a trusted attorney.

As always, we’re glad to respond to questions from readers.

Introducing Venue, a New Townhome and Condominium Community Along the Potomac River

By ARLnow.com Sponsor
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Venue, a new condominium and townhome community located along the banks of the Potomac River in the heart of Old Town North, has quickly become one of the most sought-after new residential properties in the D.C. area.

The Towns at Venue consist of 41 new townhomes ranging from 3- to 4-bedrooms, 4- to 5-bathrooms and with 2-car garages! With eight distinct floor plans available, starting at an impressive 2,300 square feet, homes can include options like rooftop terraces with available outdoor kitchens and in-home elevators. The homes are also EarthCraft-certified for a healthy, comfortable home and greater energy efficiency.

The townhomes will be delivering later this fall, and we invite you to visit VenueAlexandria.com or contact the sales team with McWilliams|Ballard at [email protected] to arrange a private appointment at the nearby sales gallery.

Biz Talk: Introducing the Inaugural Accelerate 2022 Event, Showcasing Arlington’s Innovation

By ARLnow.com Sponsor

This article was written by Adam Henry, CEcD, Business Development Manager for Arlington Economic Development.

Next month, Arlington Economic Development will participate in the inaugural Accelerate 2022 event as a founding sponsor.

Accelerate 2022 is an investor conference and startup business competition to showcase Arlington and the Northern Virginia region as a national anchor for innovation and business opportunities. The audience for the event includes angel investors and venture capitalists, entrepreneurs and high-growth companies, students and state and local tech ecosystem service providers.

This event will take place at George Mason University’s Arlington Campus and provide a unique opportunity to showcase the community and its innovative companies to investors from all over the country to attract more outside capital to the region.

Arlington’s tech ecosystem is thriving with startups and high-growth companies throughout the community. In August 2021, the annual Inc. 5000 list was released. This list features the nation’s fastest-growing privately-owned companies in the United States, and 30 Arlington-based companies made the list for 2021.

Additionally, Arlington-based companies have had great success in raising venture capital in 2021. So far in 2021, Arlington-based companies have logged 20 angel and venture capital deals totaling more than $252.7 million (Pitchbook, 2021). Some notable activity in Arlington for 2021 included:

Arlington Economic Development is excited about the inaugural event to showcase Arlington and Northern Virginia as a major innovation hub through its world-class business assets, innovative companies, and an unparalleled diverse and talented workforce.

For more information on the event, please visit www.accelerate2022.org. Additionally, you can follow the event on LinkedIn and Twitter.

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.

Who’s ready to get caffeinated?

Friday, Oct. 1 is International Coffee Day. And, here in Arlington County, we have an abundance of stellar coffee spots.

In Pentagon City, there’s Commonwealth Joe’s that serves up a savory cold brew as well as Origin Coffee Lab & Kitchen whose pour-over game is on point. Of course, there’s Northside Social Coffee & Wine in Clarendon that has mastered the cozy vibe, too. And, there are so, so many other options.

Friday is another awesome opportunity to show our local businesses some love, so enjoy your cup — or cups — of joe, folks!

Beyond its top-notch coffee scene, Arlington County is loaded with culture attractions and has seamless access to all D.C. has to offer. It’s a wonderful place to call home and invest in. When you’re ready to explore the real estate scene, the time-tested and locally trusted team at Arlington Realty, Inc. is ready to roll on your behalf.

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

As of Sept. 27, there are 167 detached homes, 62 townhouses and 353 condos for sale throughout Arlington County. In total, 53 homes experienced a price reduction in the past week:

410 N. Thomas Street

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.

Well-Paid Maids is Fully Vaccinated!

By ARLnow.com Sponsor
Note: This photo was taken pre-pandemic. All cleaners wear masks inside your home.

Well-Paid Maids is ahead of the curve. Not only is the cleaning company leading the charge by paying their employees (yes, employees — not contractors) a living wage of at least $20 an hour, but they also implemented a company-wide vaccine mandate in mid-August, well before the Biden administration’s decision.

Now, Well-Paid Maid’s entire staff is fully vaccinated.

The mandate came after months of offering employees vaccine incentives, including emergency paid leave to get their vaccine and recover from side effects. Additionally, employees could get a $100 cash bonus as well as company-paid transportation to and from vaccine sites.

When it comes time for booster shots, paid time off is already getting scheduled.

“We are known for taking care of our staff, which is why we offer a living wage and a full benefits package,” said founder Aaron Seyedian. “But it’s also important for us to take care of our customers, which is why we made this move.”

Additionally, all Well-Paid Maid employees will continue to wear masks in your home (and they ask you to do the same when sharing space with them).

You can learn more about Well-Paid Maids’ vaccine policy in a recent New York Times article and over on CNN.

Ready to get your home safely cleaned? Book your cleaning online.

Ask Eli: Answering Your Appraisal Questions

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: Can you explain the basics of the appraisal process?

Answer: I sat down with one of the best local lenders, Jake Ryon at First Home Mortgage ([email protected]) and came up with a list of some of the most common questions we hear about appraisals, which I’ll answer below.

What is an appraisal?

An appraisal is an objective assessment of a property’s value conducted by an unbiased third party who does not have a stake in the sale of the property.

Below is an example of the core component of a recent appraisal in Arlington, the Comparable Sales Analysis. It compares objective features of the subject property (the home being assessed by the appraiser) to the same features of similar/comparable homes that have sold nearby to reach a valuation of the subject home based on the appraiser’s determination of how the difference in features change the value of the homes.

Why are appraisals done?

In most cases, the bank/lender is the primary investor in a home purchase. If you put 20% down, the bank is investing the other 80%. Appraisals are done to ensure that banks are making responsible investments in homes they otherwise know very little about and to make sure they do not lose substantially if you, the borrower, default on the loan and the bank is forced to take over (and sell it).

In short, the bank conducts an appraisal to make sure they agree with the value (aka the agreed upon sale price) you’ve placed on the home.

Who does the appraisal?

Anybody can hire a licensed appraisal to provide an opinion on a property’s value, but most appraisals are done through a bank/lender. Lenders have a pool of independent, licensed appraisers or appraisal companies that receive a notice when an appraisal is needed for a loan and an appraiser from the lender’s pool claims the job.

The selection of the appraiser is designed to be a blind selection process to maintain independence and objectivity so that lenders can’t handpick the appraiser they want and potentially influence the results.

Is an appraisal required? What is an appraisal waiver?

Most lenders require an appraisal to approve a loan, but in some cases, an “appraisal waiver” is issued if Fannie Mae/Freddie Mac determine that they do not need the additional assessment of an appraiser because the sale price falls within an acceptable range based on sales history and reliability of comparable sales.

Waivers may also be given if the borrower has a high enough down payment that enough of the risk of overpaying for a property is being absorbed by the buyer.

How long does an appraisal usually take?

When appraisers are not overwhelmed with orders and a lender submits a rush order right away, I’ve seen appraisals completed in as little as a few days. However, in most cases, appraisal reports are usually completed within one to two weeks of the order being placed by the lender.

What effect does a low or high appraisal have on a property sale?

If the appraisal value comes in at or above the purchase price, the bank is happy and the loan proceeds along the approval process. If the appraisal value is below the sale price, the bank will require the sale price to be reduced to the appraisal value or that the buyer put more money down to satisfy the loan-to-value ratio.

In most cases, the amount of additional money a buyer needs to put down is equal to the percentage the bank is contributing to the purchase (e.g. 80% if you’re making a 20% down payment or 95% if you’re making a 5% down payment) multiplied by the difference between the contract’s sale price and the appraisal value. However, this additional contribution can vary or may not be needed depending on your down payment amount, type of loan and other details of your loan arrangement.

What happens if we disagree with the value or it comes in low?

(more…)

Neighborhood Spotlight: Introducing Your New Local Experts

By ARLnow.com Sponsor

Hello! We are McEnearney Associates Realtors, and we have partnered with ARLnow to launch a new community video series highlighting neighborhoods in Arlington and beyond that we absolutely love!

For more than 40 years, we have served the greater Washington metro region, specifically the Arlington community, with our hyperlocal real estate knowledge, and we want to give you the insider’s scoop on all things amazing that we love in the communities where we have lived and worked for so many years.

Follow us every other week as we cover neighborhoods in Arlington and the surrounding areas, and show your support in the comments below!

For 40 years, McEnearney Associates has been a premiere residential, commercial and property management firm with 11 offices located in the Washington metro region. With service excellence, hyper-local expertise, powerful data insights, innovative technology and cutting-edge marketing, McEnearney Associates have helped their clients make informed decisions on their most valuable real estate investments. There is an important difference at McEnearney: It’s not about us, it’s about you. To learn more, visit us at www.McEnearney.com.

Your Beermonger: The Difference Between Oktoberfest, Marzen and Festbier

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.

This year, more than ever, I’ve been fielding questions about the difference between an Oktoberfest, Marzen and a Festbier. Short answer? Not much. OK, thanks! Short column this week — I am on vacation.

Wait, you’re still here? You say: “Todd, it’s not that simple. In those small differences, there are big details and centuries of history.” OK, that is true. I guess I can get a little more into what you’re getting in the bottle, can or on tap when you see these words on the label.

First off, Oktoberfest is a celebration, tied to a time and a place, and by association, has come to describe a type of beer. The original Oktoberfest took place in 1810 to celebrate the marriage of the crown prince of Bavaria and his bride and was a five-day festival. Over the years, fairs, horse races, and many booths selling food and drink were added.

The drink most associated with the festival? Beer. In Germany, the name Oktoberfest is protected, and there are only six breweries in Munich that are allowed to serve beer at the celebration and make use of the name on their label. That name is then tied much more to the time and place than to the style of beer itself.

A photo of my last Rothaus

Traditionally, the styles served would have been Marzen, named because the beer was brewed in March before the advent of refrigeration and brewing was put on hold during the warm summer months. Now, typically when we think of Marzen, the rich amber-colored lagers of the fall come to mind. A personal favorite of mine is Port City Oktoberfest. However, if you were one of the few lucky enough to pick up some of the Rothaus Eiszäpfle when it landed, you know that German Marzen can be quite clear and golden as well.

The modern Festbier style has much foggier origins. The most repeated story leads back to Paulaner’s introduction of their strong golden Weisn style, but there is further research out there tying the introduction of this lighter style to the change from ceramic steins to clear glass. The fact of the matter is that this style is the current beer of the moment at Oktoberfest and is growing in popularity with many American brewers as well. Our friends over at DCBeer recently did a taste test of many Oktoberfest offerings, and it was interesting to note that a modern Festbier from Union was the winner.

The confusion between names and styles is understandable in many cases, so feel free to keep asking your Beermonger. Do you prefer the more American take on the Marzen style, or are you a purist who wants the modern Festbier that will flow in Munich hopefully again in 2022?

Listing of the Day: 3853 9th Road S.

By ARLnow.com Sponsor
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Address: 3853 9th Road S.
Neighborhood: Dundree Knolls complex in Alcova Heights
Listed: $499,000
Open: Sunday, 1-4 p.m.

In the heart of the vibrant Columbia Pike corridor, this over 1,600-square-foot 2 BD/3.5 BA fully updated townhome offers convenience with privacy.

On the quiet side of the popular Dundree Knolls complex, it has a main-level walk-out hardscaped patio. The home has been updated top to bottom with refinished hardwoods, new quartz counters, refreshed cabinets and new lighting throughout. There’s a large open kitchen with a pass-through to the dining room/living room combination with refinished hardwood floors. The master bedroom has an en-suite bathroom with a shower-tub combo and a wall of closets. The lower-level recreation room (or office/third bedroom) has a full bathroom and new recessed lighting.

The unit comes with reserved parking and is blocks to the Foreign Service Institute and the No. 16 bus to the Pentagon. Shopping (Harris Teeter) and dining await at the nearby Centro development. It’s a straight-shot commute to the Pentagon, Amazon’s HQ2 and D.C. There’s nothing to do but move in and enjoy the easy lifestyle!

Listed by:
Liz Lord
Compass Real Estate
571-331-9213
[email protected]
www.arlvahomes.com

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, and welcome to JUST LISTED!

This past week we had way less new inventory, but buyer demand remained steady. This meant an overall decrease in available inventory, a welcome sign for sellers who are wondering why their homes are taking a bit longer to sell.

This is starting to paint a picture of two different markets within the county. For instance, over just the past four or five weeks, my team has had a couple of homes sit on the market for a few weeks, a couple go under contract promptly at or very near asking price, and one go well over $100,000 above asking price with half a dozen offers.

To dissect that just a bit further, it shows a bit of a divide in what buyers are willing to do, or not do, depending on the property. Some of the nicest homes that check most of the standard boxes (renovated, standard configuration of bathrooms and bedrooms, maybe a nice yard, perhaps a garage) are getting the lion’s share of the buyer’s attention. While those homes receive multiple offers and sell above asking price, there are still hundreds of properties being overlooked week over week throughout Arlington, at all price points.

The homes that don’t fly off the shelf usually have something, or lack something, that doesn’t show up “on paper.” By this I mean that it may appear to be comparable to recently sold homes at a specific price based on beds, baths and location, but when you dig a bit deeper, there is more to uncover. The ones that sit might be on a slightly busier road, or the bed/bath configuration/location within the home isn’t as ideal, or there is either a large hill or steep street/driveway to overcome. In a pickier market, these can linger a bit longer than others.

Price is always a factor, and with widely voiced concerns about the sustainability of our upward trending, expensive marketplace, it seems we still have room to grow. I’m seeing more than one force at work here, theoretically pushing down the prices in some ways, and pushing prices higher in another.

Force #1 — perception — The perception that prices are at an all-time high and therefore can’t or won’t go any higher. This is understandable but has also been going on for about 10 years. If it kept you on the sidelines 10 years ago, today’s prices would be absolutely astronomical compared to that decision a decade ago.

Force #2 — needs — The majority of Arlington sales, especially detached homes and attached/semi-detached, such as townhomes, are need-based. Either a job relocation, expanding family or other major life event results in most of our inventory being bought as a “primary residence,” which is much more resilient than when an investor buys, seeking only specific and measurable returns.

Whatever forces are acting strongly for a particular home, the Arlington market is still hot, favors sellers, and is likely to continue in that direction for the foreseeable future, and then some.

Now for more of this week’s numbers and analysis: Sellers listed 77 homes for sale this past week, 30 less than the week before. Buyers ratified 77 contracts, two less than the week prior. Additionally, 28 of the ratified contracts were on homes JUST LISTED in the past seven days.

There are 543 available properties for sale throughout all of Arlington and across all property types: 144 are detached homes, 61 are townhome/semi-detached homes and 338 of the available units in Arlington are condos.

For a bit of perspective, this same week last year, sellers listed 97 homes and buyers ratified 52 contracts. There were also only 488 available properties for sale this week last year.

The average list price for currently available properties is $771,785 and the median is $580,000. Currently available properties in Arlington have an average of 61 days on market (DOM) and a median of just 35.

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.

1631 N. Randolph Street

Come Home This Fall to Trenton Square at Ballston — Homes Now Available for Immediate Delivery

By ARLnow.com Sponsor
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Don’t miss this final opportunity to own a luxurious townhome at Trenton Square at Ballston — with immediate delivery!

This stylish community is just around the corner in the heart of Ballston. Here, the world is your oyster! Over 80 restaurants are waiting to make your tastebuds dance, while boutique shops and essential services are ready to cater to your every need. Parks give you space to stretch your legs, while movie theaters give you an outlet to stretch your imagination.

Each 3 bedroom, 3.5 bath luxury townhome features four finished levels of comfort and elegance, with all the rooms and space you need — including a designer kitchen, spa showers, a standard main-level deck, a fourth-level loft and outdoor terrace, a first floor office, and a two-car garage. Inside and out, Trenton Square homes are pearls of fashionable elegance.

Trenton Square at Ballston takes the peaceful calm of a luxury townhome and wraps it in the excitement of Ballston and the convenience of North Arlington. But don’t delay, only a few townhomes remain. Contact us today to see the coolest new neighborhood around.

New homes with immediate delivery:
4 levels, 3 bedrooms, 3.5 baths, 2-car garage — priced from just over $1M.
Built by award-winning Madison Homes. Sales by Smith|Schnider

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