real estate

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 licensed broker Aaron Seekford of Arlington Realty, Inc. GET MORE out of your real estate investment with Aaron and his team by visiting www.arlingtonrealtyinc.com or calling 703-836-6116 today!

Please note: While Aaron Seekford provides this information for the community, he may not be the listing agent of these homes.

We see you flexing there, Arlington.

The American College of Sports Medicine just released its annual American Fitness Index and… Arlington is the fittest city in the nation. That’s right. Number one, numero uno, the best!

A number of factors went into the ranking, including personal aspects (such as the percentage of folks that bike to work, have exercised in the last 30 days or smoke), environmental components (such as the number of parks per 10,000 residents, bike score and air quality index), recreational facilities and policies/funding supporting a healthy lifestyle.

This ranking is icing on the cake (okay, maybe not the healthiest-sounding analogy) for what we know already: Arlington is an amazing place to call home with the amenities to back it up.

When you’re ready to settle in to a home of your own in our No. 1 ranked community, our team is always ready to help you GET MORE out of your transaction.

As of May 20, there are 170 detached homes, 17 townhouses and 96 condos for sale throughout Arlington County. In total, 22 homes experienced a price reduction in the past week:

Please note that this is solely a selection of Just Reduced properties available in Arlington County. For a complete list of properties within your target budget and specifications, contact Aaron Seekford.

Ask Eli: Arlington Housing Market Trends

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: How has this year’s spring market compared to previous years?

Answer: I’ll provide an in-depth mid-year market analysis in July, but since we’re in the final weeks of the historically strong “spring market,” I thought it would be a good time to share County-wide market trends that represent what I’m seeing on the buying and listing side these days.

Hint: Great for sellers, frustrating for buyers.

Owners Holding Out For Amazon

One of the big questions I had post-Amazon HQ2 announcement was whether owners would decide to hold onto their homes longer in hopes of higher long-term returns from Amazon or whether they’d accelerate their plans to sell to take advantage of a quick bump in prices and a faster sale cycle.

The answer so far is that more owners are holding off on selling because new inventory is down significantly from last year, highlighted by a nearly 30% YoY decrease in new listings in April.

Low Supply Is Driving Prices To Record Highs

There has been a YoY increase in the average sold price since the Amazon announcement was released in November, highlighted by a 11.2% increase in April (chart #1). That increase led to an average sold price in Arlington over $742,000 which is the first time the average sold price broke $700,000 in 10+ years (chart #2).

The Average Buyer Is Paying Over Asking Price

For the first time in over 10 years, the average buyer is paying more than the asking price to secure a home in Arlington. In April, the average purchase price was .3% higher than the seller’s asking price.

Sales Are Going Through Much Faster

It is taking less and less time for a seller to find a buyer, with a YoY decrease in days on market each of the last six months, highlighted by decreases of 73% and 74.3% in March (median 10 days) and April (median 9 days), respectively.

If you’re interested in an analysis of how the current has impacted the value of your home or the value of the home you’re trying to buy, don’t hesitate to reach out to me at [email protected] to schedule a meeting.

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 D.C., and Maryland with Real Living At Home, 2420 Wilson Blvd #101 Arlington, VA 22201, (202) 518-8781.

Listing of the Day: 4225 N. Carlin Springs Road

By ARLnow.com Sponsor
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Address: 4225 N. Carlin Springs Road
Neighborhood: Townes of Ballston
Listed: $840,000
Ice Cream Social Open House Weekend: Saturday, May 18 and Sunday May 19 from 1-4 p.m. Come tour this gorgeous townhome, a block from the new Ballston Quarter and then head to the Ballston Quarterfest activites! Bonus: delicious ice cream & a gorgeous Townhome!

This weekend, Bicycling Realty Group is excited to be putting a stunning end unit townhome, in the heart of Ballston, on the market.

The townhome is located in the sought after Townes of Ballston complex and is literally one block from the new Ballston Quarter. The property features three spacious bedrooms, each with an updated ensuite and walk-in closet, a main level powder room, top level trex deck, good size main floor private patio, perfect for entertaining family and friends, a living room wood fireplace, two underground garage parking spaces, gleaming hardwood floors and new wall-to-wall bedroom carpeting.

This jewel of a townhouse is walkable to Metro and everything the new Ballston Quarter has to offer. Icing on the cake: the townhome features a big kitchen with granite counters and stainless steel appliances. What more could you ask for?

This freshly painted townhome has it all, location, space and quality finishes. Don’t forget to join us for our back-to-back ice cream socials at both open houses this weekend!

Listed by:
Natalie U. Roy
Bicycling Realty Group of KW Metro Center
703-819-4915 (cell)
703-224-6000 (office)
[email protected]
www.bicyclingrealty.com

New Homes in Arlington: May 17

By ARLnow.com Sponsor

Welcome to New Homes, a biweekly column highlighting the new construction real estate market, written by Conor Sullivan and Dave Moya of Three Stones Residential at Keller Williams Realty. We are here to share our experience and expertise in lot acquisition, financing and construction of custom homes. 

First, we need to understand who the top builders and influencers are that are reshaping our communities…

Deciding to build your own custom home does not need to be scary, nor does it have to be stressful. However, it does mean you will have to make a ton of decisions from insulation type to lighting fixtures, door trim, and dozens of other areas. That is why finding the 3 “R” are critical to success and happiness when building a new home.

Right Builder, Right Time, Right Lot. Let’s continue to meet some of the top builders in NOVA with experience building quality homes for clients every year.

Meet The Builder: Paradigm Building Group

Locations We Service: Northern Virginia

What differentiates you from other builders? 

In the competitive construction market Paradigm Building Group’s established systems and processes have provided our clients with an unmatched building experience. We pride ourselves on being client focused because we understand building a good relationship with our clients is just as important as building a great product.

When you choose to work with Paradigm, you get access to our entire team of home experts in a one-stop-shop. By having the Architect, Interior Designer, Project Manager and Owner all working together and willing to go the extra mile for you, you can be sure communication and execution will be improved, ensuring a great end result.

How many homes have you completed in the last 12 months? 

8.

How long have you been building homes and how many people work on your team? 

12 years and a team of 6.

What counties have you built in?

Arlington, Alexandria, Fairfax, Fall Church City, Loudoun, Prince William and Montgomery.

What is the most popular model you build?

We do not adhere to a cookie-cutter business model. Whether the answer is a new custom home or reinventing our clients current home with a Pop Top Addition, we have a diverse portfolio, awarding us a unique skill set and vision to find a building solution that best fits our client’s needs.

A home is meant to be lived in and this is why no matter what type of home design our client needs help with, we focus on how they intend on using the new space so that the end product best fits their lifestyle and we work to build something that is special and unique for them.

Three Stones Residential specializes in matching home owners with the right builder and lot location. If you have any questions about new homes or builders that you’d like us to highlight please email us at [email protected].

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:

2820 Franklin Road
4 BR/2 BA, 1 half bath single-family home
Agent: Metro West Realty
Listed: $1,750,000
Open: Sunday 1-4 p.m.

 

5987 9th Road N.
4 BR/3 BA, 1 half bath single-family home
Agent: Kw Metro Center
Listed: $1,125,000
Open: Saturday 1-3 p.m.

 

210 N. Edison Street
3 BR/2 BA, 1 half bath single-family home
Agent: Re/Max Allegiance
Listed: $850,000
Open: Sunday 1-4 p.m.

 

1116 B N. Stafford Street
3 BR/2 BA, 1 half bath villa/townhouse
Agent: Mcenearney Associates, Inc
Listed: $730,000
Open: Sunday 2-4 p.m.

 

900 N. Stafford Street #2328
2 BR/2 BA condo
Agent: Long & Foster Real Estate, Inc
Listed: $592,000
Open: Saturday 1-3 p.m.

 

5536 Lee Highway 23E
2 BR/2 BA condo
Agent: Compass
Listed: $449,000
Open: Sunday 2-4 p.m.

 

2809 A S. Woodrow Street #1
2 BR/1 BA condo
Agent: Kw Metro Center
Listed: $330,000
Open: Saturday 1-3 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 Team Cathell, “Your Orange Line Specialists.”

The pace of real estate sales slowed slightly this week after last week’s record setting numbers. But Arlington’s market is still strong.

Sellers listed 68 homes this week, while 73 buyers ratified contracts. Some 24 of those homes sold within a week.

The escalating rhetoric this week about trade wars with China and the administration’s increase of tariffs on imported Chinese goods was both good and bad for home buyers. New tariff announcements caused jitters on Wall Street and fears it could hurt the U.S. economy, driving down the Dow Jones. But those concerns helped to push mortgage rates a little lower.

Buyers will need that break because the trade wars are raising the costs of home building and home remodeling. About 450 products from China like tile, countertops, lighting and many more are affected now with total added costs increasing about $1.5 billion nationally. That translates to about 4-5% increase in materials costs, and will raise costs to consumers by about 7-8%, according to the National Association of Home Builders.

Mortgage rates ended this week at about 4.125%-4.25% for a 30-yr fixed rate mortgage.

Click to see all the fresh new inventory in MRIS and call Team Cathell (703-975-2500) when you find a home you like.

Listing of the Day: 2003 N. Utah Street

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Address: 2003 N. Utah Street
Neighborhood: Waverly Hills
Listed: $1,169,000
Open: Sunday May 19, 1-3 p.m.

New price for this expanded Waverly Hills cape that just keeps giving!

The cozy front sitting room with wood burning fireplace is ideal for quiet mornings or evenings with a coffee and a good book. Host guests with space and privacy in the main level bedroom with fully renovated bath next door.

The bonus 5th bedroom (main level) offers any number of options depending on your needs, it could be an office, a dining room, a craft room, or a bedroom, or playroom.

From there the home really opens up and delivers exceptional value for the price! The kitchen, fully renovated and expanded in 2014, includes high end cooking, dishwasher to match cabinetry and large kitchen island with breakfast bar, all opening up to the gorgeous new light filled great room with cathedral ceiling.

From the added mud room entry you can see straight to the newly added craftsman style staircase that descends to the expanded and recently finished basement, and ascends to the lovely 2 secondary bedrooms, completely renovated hallway bath and master bedroom with renovated en suite bath and generous closet space.

A commuters delight! 1 Mile to Metro with just over 3 miles to Georgetown, 6 miles to Reagan Airport, 8 miles to Nats Park and more.

Listed by:
Colin Storm
Keller Williams Realty — Falls Church
M: 703.638.9144
O: 703.533.1500
[email protected]
fallschurchliving.com

Win Your Dream Home By Writing a Love Letter

When you’re making an offer on a home in a highly competitive real estate market, this 1 trick can give you an edge.

A buyer’s letter, also known as a “love letter,” is a simple personal note that helps your offer stand out in the seller’s mind. It helps the home seller put a human face to the offer, and can even help you win out over larger offers — if it creates a strong emotional connection with the home seller.

Things to include in your buyer’s letter:

  • Your name(s)
  • Your current career and background in a few words
  • If you’re buying the home as partners, include the story of how you met
  • Any common ground you discovered with the seller while walking through the home
  • Reasons why you’re interested in the property (“perfect place to raise a family,” etc.)
  • How you plan on using the home

It’s also a good idea to praise the seller by complimenting the home’s features and how well the property has been maintained.

To learn what else should go in your buyer’s letter, and get many more must-know home buying tips, attend the upcoming Home Buying Seminar on Monday, May 20 in Arlington.

Topics Covered include:

  • Financing programs
  • How to avoid double-paying rent and a mortgage
  • How to calculate your budget the right way
  • How to craft a winning offer in a highly competitive market
  • Finding off-market properties
  • Leveraging your equity
  • The 4 C’s of Real Estate

Space is limited — click here to register.

Benefits of Attending

  • $1,500 credit toward your new home or toward early lease termination
  • 12-month home buy-back guarantee — purchase with confidence!
  • Wine and cheese provided
  • The first 3 to attend will receive a gift card to Barley Mac restaurant!

This event is hosted by The Keri Shull Team, the D.C. metro’s top producing real estate team. Details are as follows:

Can’t make this Monday? Join us on Wednesday at the Westlee Condominiums for the same great info.

Morning Notes

By ARLnow.com

Post-Amazon Real Estate Boom in N. Va. — “After an anemic first quarter, Northern Virginia’s home-sales market blossomed last month, with prices on the rise and sales at their highest April mark since the pre-recession boom of more than a decade ago.” [InsideNova]

Northbound GW Parkway Partially Reopens — “One of two northbound lanes of the George Washington Memorial Parkway reopened Tuesday after a 10-foot-deep sinkhole appeared in the road Friday. But officials warned that future lane closures are planned on both sides of the parkway as long-term repairs continue.” [Washington Post]

More Endorsements for Stamos, Tafti — In the heated race for Commonwealth’s Attorney, incumbent Theo Stamos and Democratic primary challenger Parisa Dehghani-Tafti have picked up some new endorsements. Arlington Sheriff Beth Arthur and former county treasurer Frank O’Leary have endorsed Stamos. School Board member Nancy Van Doren, meanwhile, has endorsed Tafti.

New Exhibit for Arlington Art Truck — Arlington County’s art truck is debuting a new work today with planned stops in Rosslyn and Clarendon. “In What’s Your Sign?, participants can select free, humorous signs about daily life, consumption and the environment by artist Paul Shortt, or make their own signs that re-think the spaces we encounter every day,” says a description of the project. [East City Art, Facebook]

Nearby: Bikeshare in Falls Church, Fairfax Co. — Capital Bikeshare has launched in the City of Falls Church with 10 new stations. Bikeshare is also planning new stations around the Tysons area in Fairfax County. [City of Falls Church, Tysons Reporter]

Flickr pool photo by Tom Mockler

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 licensed broker Aaron Seekford of Arlington Realty, Inc. GET MORE out of your real estate investment with Aaron and his team by visiting www.arlingtonrealtyinc.com or calling 703-836-6116 today!

Please note: While Aaron Seekford provides this information for the community, he may not be the listing agent of these homes.

Today is a big-time holiday.

It’s Peace Officers Memorial Day and the start of Police Week. It’s a day to remember our federal, state and local officers that have died or been disabled in the line of duty.

So, to our local heroes in uniform and their families, our team thanks you for all you do. And to those who made the ultimate sacrifice, we will certainly honor your memory today and beyond.

One of the most awesome parts of living in this part of the country, are all of the heroes that we get to work with on a daily basis. Our police officers. Military members. Firefighters. Teachers. And the list goes on and on.

If and when you’re ready to explore your real estate options, we’re always ready to step up to the plate (just as you have done for us!) to help you GET MORE out of your transaction.

As of May 13, there are 172 detached homes, 15 townhouses and 99 condos for sale throughout Arlington County. In total, 27 homes experienced a price reduction in the past week:

Please note that this is solely a selection of Just Reduced properties available in Arlington County. For a complete list of properties within your target budget and specifications, contact Aaron Seekford.

Ask Eli: Who Is Responsible for Supply Lines?

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: We bought an older home with original water and sewer lines. Who is responsible for the maintenance and replacement of these lines and how do I know if there’s a problem?

Answer: You are responsible for the main plumbing lines for water and sewage running between your home and the public lines. In most cases, the gas company is responsible for everything to and including the meter (attached to your home) and you’re responsible for the lines after the meter.

The main lines are usually buried under your front yard and replacement costs (water and sewage) often start at a couple thousand dollars and can easily exceed $10,000. Costs vary based on a few key factors including:

  • Distance from the public line to your home
  • Pipe material
  • Type of excavation/installation (difficulty in digging up old plumbing, number of turns in new pipe)
  • Cost to return landscaping to original state (this is on you, not the County)

In most cases, Washington Gas will return your property/landscaping to its original condition, including hardscape and your lawn (even your driveway), after excavating for repair or replacement. It’s not a bad idea to find out where your gas supply line is and plan landscaping with that in mind.

Identifying Problems

The life expectancy on many of the most common materials used for main plumbing lines range from 50-100 years, but tree root growth, unnatural disturbances like new landscaping, corrosion and pressure build-ups can cause leaks, blockages and other damage that you should monitor.

The most effective and most expensive way to look for problems is to hire a plumber to scope the lines with a camera to see if there are any issues. The cost of doing this often exceeds $500 per line, but can give you peace of mind or early warnings of a problem.

If you don’t want to pay a plumber to scope your lines, you can monitor for signs of a problem.

  • Water Line: higher water bills, lower water pressure, flooding in yard when there isn’t rain
  • Sewer Line: slow drainage/clogs in multiple areas of the house, foul smell inside or outside, odd behavior from plumbing like bubbling sounds
  • Gas Line: if you smell a gas/rotten egg odor, hissing sound from a gas line/meter, hazy/cloudy near gas line, plants dying, issues with gas-powered appliances

(more…)

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