The Annual Tap Water Flush in Arlington and Washington, D.C.: April 6th - May 4th

Did you wake up this morning to make your coffee and detect the faint smell of chlorine? I did, before I remembered today is the first day of the annual flush of the aqueduct system around the Washington Metro area. Local authories will be using chlorine to treat the water drawn from the Potomac River that serves Arlington County, Falls Church, and the parts of Fairfax County whose water is through the Falls Church system.

The flush begins today, April 6th, and will continue until May 4th.

For more details, please refer to the Washington Post article from March 31st.

March 2009 Real Estate Market Snapshot - Arlington, VA

It's that time again...a closer look at Arlington Virginia real estate stats for March 2009.
160 Properties sold in Arlington in March!

Condos in Arlington
1 bedroom, 1 bath
Avg: $290,953
Avg DOM: 89 days

2 bedroom, 1 bath
Avg: $271,240
Avg DOM: 64

2 bedroom, 2 bath
Avg: $422,590
Avg DOM: 87

*Please note: these statistics reflect ALL of Arlington for the month of March. It may not be an accurate reflection of your current property value. Please email me for more detailed statistics.

Townhomes in Arlington
Days on the Market range from 0 to 288 (avg was 67)
Avg Sales Price: $451,509

Single Family Homes
Days on the Market range from 1 -300 days (avg of 88)
Avg Sales Price: $607,196

Again, please note! Every neighborhood and building in Arlington is different. Square footage, age, upgrades, style, etc. all go into the art of pricing a home. This is a snapshot in time of what sold in March.

Neighborhood Spotlight: Colonial Village, Arlington, VA

This week's Neighborhood Spotlight is on Colonial Village in Arlington, VA. The condominium subdivision has 3 parts (C.V. I, II, and III). Originially built in the 1930s/40s, it was redeveloped into the current condo community in the 80s. The neighborhood has 212-units and 74 parking spaces (NOTE: All parking spaces are BACK-IN ONLY!). Most of the units are 1 bedroom or 2 bedrooms, with a few studios; all of the units have 1 full bath. Colonial Village is located a few blocks from the Courthouse Metro stop (see the map below).

I was quoted in an article for DC Urbanturf about the community has a great investment opportunity. Until recently, there were no foreclosures in the community, but since that article I have seen 1 or two. Condo fees and prices are very reasonable by Northern Virginia standards, and rents are high, so it's possible to generate some positive cash flow from the units. Some stats are below:

2008 Numbers:

1 Bedroom, 1 Bath Units:
17 sold
Avg Sale Price: $271,458
Avg Days on Market: 36

2 bedroom, 1 Bath Units:
7 Sold
Avg Sale Price: $339,086
Avg Days on Market: 31

2009 Numbers (so far):

1 Bedroom, 1 Bath Units:
5 sold
Avg Sale Price: $259,313
Avg Days on Market: 143

2 bedroom, 1 Bath Units:
1 Sold
Avg Sale Price: $340,000
Avg Days on Market: 25

Colonial Village is a great garden-style condo community. If you're looking for more information on it, i'm happy to help.

Luxury Living in Arlington, Virginia: The Dakota Condos

Built in 2002, this 14-unit luxury condo building is located at 1555 Colonial Terrace in Arlington, Virginia, near Rosslyn. The 7-floor building features 2 bedroom, 2.5 bath units with open floor plans, high-upgrades, and beautiful views of Georgetown. Units feature garage parking, balconies/decks, and so much more.

(map courtesy of maps.google.com)

The Dakota is surrounded by other condos and townhomes, and is ideally located near the Rosslyn Metro, and I-66 and Rt 29 into Georgetown and the District of Columbia.

Curious about prices? Penthouses range upwards of $1M, and lower levels are upwards of $600k.

The Williamsburg Condominium in Arlington, VA - 2008 in Review

The Williamsburg Condo is located at 1276 N. Wayne St, Arlington, VA 22201 - right on the edge of clarendon and courthouse. The building is a short walk to either metro stop, located near Whole Foods, Barnes and Noble, Office Depot, the Courthouse, Cheesecake Factory, and many more bars, restaurants, and shopping. The Williamsburg was built in 1992, and was built well!!

The 13-story, 266 unit building features a pool, sauna, gym, outside gazebo, conference and community room, on-site management, underground parking, and much more.

Of the 20 sales in the building last year, NONE were distressed properties! Not one was a short-sale or bank-owned property...great for the resale of these units for the current owners. Here are the averages for the building:

1 Bedroom Units: Sold in 29 days for $368,733
1 Bedroom w/Den Units: Sold in 80 days for $462,700
2 Bedroom Units: Sold in 36 days for $543,073
3 Bedroom Units: Sold in 49 days for $715,000

There are 6 properties currently for sale at The Williamsburg, all are 2 bedroom or 2 bedroom w/den units (as of 2/11/09)

Laura Rubinchuk
Keller Williams Realty
McLean, VA
703.283.6120

2008 Review of The 1021 Clarendon Condominium

After taking a look at Station Square, I thought we'd compare it to it's neighbor on 1021 N Garfield St - 1021 Clarendon. This condo building was built in 2005. The sheer number of units in the building - 417 - can explain some of the variations in the building. This building in particular has been hit pretty hard in 2008 by short sales and foreclosures. Although it is FHA approved, there are many investors in the building that may have gone belly up on their investments (condo fees tend to eat into cash flow), and caused some of the units to be lost.

28 Units Sold in 2008
1 bedroom units: Average Sale price: $371,500, 53 Days on the Market (DOM)
1 bedroom w/den: Average Sale price: $422,123, 15 DOM
2 bedrooms units: Average Sale price: $524,000, 96 DOM
3 bedroom, 2 bath, 2 parking spots: $680,000, 48 DOM

Through public notices, I know of 2 more that are up for auction in the next month...many of the properties sold in 2008 were short-sales, and the ones that were sold at auction don't factor in to these numbers. These sales only reflect those shown in our local MLS.

It's interesting to see how different buildings, even 10 feet from one another, fair differentlyin this market. There's a lot to consider when debating where to buy your next/first/future home, or investment. Now is a great time to grab a deal....so if you're interested in learning why and where, i'm always open to questions!

2008 Review of The Residences at Station Square Condominium in Arlington, Virginia

Located at 1201 N. Garfield, 1205 N. Garfield, and 1220 N. Fillmore St in Arlington, Virginia, these are the 3 buildings that make up The Residences at Station Square Condominium.
The building was built in 2005/2006 (different buildings were finished at different times). At the tender age of 3, 17 different units changed hands last year. Here's a recap of the sales (all average sales prices are NET, difference of sales price and any subsidy provided by the seller to the buyer):

17 Total Units Sold
Studio: $284k, 56 days on the market (DOM)
1 bedroom: $372k, 12 DOM
1 bedroom w/den: $440k, 104 DOM
2 bedroom: $545k, 85 DOM
2 bedroom, 2.5 bath - some with den: $709k, 74 DOM
(Prices ranged from $649,900 for a 2 bedroom, 2.5 bath to $850k for a 2 bedroom w/den, 2.5 bath unit)

This newer building is just 2 blocks from the Clarendon Metro, 2-3 blocks from Whole Foods, Restaurants, Shopping, etc. It features a pool, office, a Golds Gym, and a party room.

Arlington Virginia Restaurant Spotlight: Mexicali Blues

Good Margaritas are hard to find, so i'm happy to share my local Margarita house - Mexicali Blues in Clarendon, Arlington, Virginia. Great Mexican food, great service, great place. Whether it's sitting outside on Wilson Blvd during the warm weather, or inside enjoying their food, Mexicali Blues is sure to hit the craving for Mexican.

Their menu offers great Guacamole, Fajita Steak Salad, or Tacos. Check out their full menu here.

They have seasonal beverages to spice up the menu, so visit often to try their latest sampling!

Located at 2933 Wilson Blvd in Arlington, just 2 blocks from Station Square Condo, 1021 Condos, The Phoenix, and more.

Open Sun-Thurs, 11am to 10pmFri & Sat, 11am to 11 pm

2009 Arlington Tax Assessments - Now Available!

Thinking the Arlington real estate market is down in the dumps? Not according to the Arlington tax assessor. With the exception of a few neighborhoods in Arlington, your taxes are going up.

Arlington assessments are calculated in the following way:

The general tax rate is $0.848/$100 of assessed value.

Looking for the taxes on a future property you've been eyeing? Check it online here.

Then call me to find out how we can find you a new home in Arlington, Virginia.

Arlington Neighborhood Spotlight: Shirlington

Shirlington is known as the "Arts, Culture, and Entertainment District." Located right off of I-395 in the 22206 zip code, Shirlington is close to Washington, D.C., Regan Airport, The Pentagon, Pentagon and Crystal City. Shirlington has condos, townhomes, and apartments that are close to the numerous shops, restaurants, retail stores, movie theater, library, education center, and so much more. Located just a short bus-ride away from the metro, there are several places to invest in Shirlington:

Condominium Buildings:

IO Piazza
Shirlington Village
Quincy Tower

Townhomes:
Shirlington Crest

If you're interested in more information on Shirlington Real Estate, please feel free to contact me.

Arlington Virginia Real Estate Market Statistics - November 2008

It's time to take a look at how Arlington is holding up as we begin to wrap up 2008. Below are some market statistics for November 2008.

Arlington County - Total
136 properties sold

Arlington County - Condominium Market
53 Condos Sold
Average Days on the Market: 78
Average Sale Price: $330k (about 13% less than last year)

Arlington County - Single Family Homes
65 Detached/Single Family Homes Sold
Average Days on the Market: about 2 months (62)
3 Bedroom House: $556k (ranging from $222 to $1.2M)4 Bedroom House: $746k (ranging from $257 to $1.7M)

These statistics may show a slight price decline...but let's highlight the opportunity here:

There are TREMENDOUS opportunities here to buy. There should be a sign that says "Arlington Real Estate On Sale" next to the "Welcome to Arlington" signs. See below:

Active Listings Below $200,000
In 2007: 49
In 2008: 76

Listings Sold Under $200,000
In 2007: 5
In 2008: 11

With interest rates below 5% for the first time in years!!!!! and prices like these....now really is the time to jump into buying.

Things You Should Know About Buying New Construction

There are new construction condo buildings constantly being built and sold here in Northern Virginia. There are some important things you should know when considering whether to buy new or not:

New Condominiums

1. Most condominium developers mandate a 1 year before before you can sell your condo. They want to avoid fighting with resale units as they try to get through their own inventory.

2. Developers control how the building is run, rules, costs/budgets, etc. until 75% of the building has been sold. Once sales have hit at least 75%, the Condo Association is formed and control is turned over to the residents. It's at this point when many associations will cut or add services that may affect the monthly dues, and/or pet restrictions.

3. Buying new gives you more bargaining power. Developers have SO many millions invested in these buildings, (depending on the market) they're willing to work with special requests to get the unit sold. Have a 120lb Rottweiler you want to keep in your unit? Ask them to grandfather your puppy in. Buying a floorplan you like, but would love if they added an extra wall here or there? Put that request in your offer. Need a 2nd parking space and don't want to pay the extra $30-$40k (in Arlington), ask them to include that with your unit? There is so much you can ask for when you're paying the prices Arlington and the rest of Northern Virginia commands.

4. Free and clear title. Buying new means that the title search VA requires for the past 60 years, should come back free and clear - i.e. insurable and marketable title. **Just make sure all of those mechanic's liens have been paid off before you settle!

Here's a list of the current buildings thare are being sold by developers:
Liberty Center (Ballston)
The Phoenix at Clarendon Metro (Clarendon)
The Wooster and Mercer Lofts (Courhouse)
Vista on Courthouse (Courthouse)
Turnberry Tower (Rosslyn)
The Waterview (Rosslyn)

The Phoenix Condominium at Clarendon Metro in Arlington, VA - New Resource

If you're looking for more information on the new condominium building in Clarendon (Arlington, VA) - The Phoenix at Clarendon Metro - you've found a great new resource!

Today I launched a new blog: "An Insider's Look at the Phoenix Condominium"
http://www.thephoenixinarlington.com/

As a resident and Realtor, i'll provide updated information on the building as it becomes available! Please check the website for sales information, policies, etc.

Feel free to contact me with any questions regarding the condo building, or any other buildings in Arlington!

Arlington Virginia Condo Spotlight: The Waterview

Another luxury condo building located at the corner of N 19th St and N Lynn St in Rosslyn, just at the foot of the bridge into Georgetown. The building is adjacent to Hotel Palomar - hotel residences are located on floors 15 and Under, while 16-30 are strictly for residents of the Waterview.

They've spared no cost for details in these units, they include:
-SubZero Stainless Steel Refrigerators
-Viking dishwashers, ranges (gas cooking), microwave ovens
-Granite countertops
-Hardwood flooring
-Built in surround sound
-Floor to ceiling glass - if you're on the side of the building with views of the Georgetown Waterfront and the Monuments, it's gorgeous

However, prices in this building run well above usual prices in the area. Condo fees are based on square footage and run DOUBLE of those from associations at other luxury buildings. Oh, and they say if you buy a unit over 2,000 sq ft they can "probably" give you 2 parking spots.

They have a 1,700 sq ft unit for $2M, with condo fees just above $1,000/month. That is excessively high for Arlington. The views in this particular unit are spectacular, but it's all about YOU and what you want and need.

(The unit shown below is their model unit for a 2 bed/2bath unit...this is the living/dining room, and the kitchen is the left)

Want to take a look at some of the units in The Waterview, or comparable units in other luxury buildings in Arlington - call me!

Sellers REJECT an Offer! How to NOT Sell Your House! - UPDATE

For those of you who read my blog about my attempt at buying a condo in Arlington - and got rejected! - I wanted to give you an update on the property. They did a small price reduction (4%) after about 45 days on the market....and have now withdrawn it, after 70 days on the market.

In this market, I think it's important to keep a level head. That's where Realtors come in, we're here to help keep emotions at bay when dealing with buying and selling. Sometimes seller's don't really need to sell, just like some buyers don't really need to buy...but if you're actually serious about buying and/or selling, it's important to objective.

You've got an offer...work with it! Even if it's low, try and get them to come up a little...if they walk, they walk! But at least you didn't just tell them to Buzz Off!

Arlington Virginia's Best Business Awards 2008 - The Winners!

Every year Arlington residents vote for the Best Business Awards (ABBIES). This year, over 4,000 people voted on their favorites in the following categories. Here are the winners:

Arlington's Best "Bargain" Restaurant
Delhi Dhaba

Arlington's Best Coffee Shop
Murky Coffee

Arlington's Best Customer Service
PetMAC Marketplace and Adoption Center

Arlington's Best Date Restaurant
Carlyle

Arlington's Best Family Friendly Restaurant
Whitlow's on Wilson Bar & Grill

Arlington's Best "Great Neighbor" Business
The Java Shack

Arlington's Best "Green Business"
Whole Foods Market

Arlington's Best Happy Hour
Whitlow's on Wilson Bar & Grill

Arlington's Best Live Music Venue
IOTA Club & Cafe

Arlington's Best Neighborhood Bar
Whitlow's on Wilson Bar & Grill

Arlington's Best New Business
Saffron Dance

Arlington's Best Performing Arts Venue
Signature Theatre

Arlington's Best Place to Dance the Night Away
Clarendon Ballroom

Arlington's Best Place to Find an Unusual Gift
Le Village Marché

Arlington's Best Place to Work Out
Saffron Dance

Arlington's Best Post Theater Spot
Busboys and Poets

Arlington's Best Power Lunch
Harry's Tap Room

Arlington's Best Vintage/Thrift Shop
Goodwill of Greater Washington (S. Glebe)

Arlington's Best Visual Arts Venue
Arlington Arts Center

Arlington's Best Window Display
Crate&Barrel

Congratulations to all of the winners!!

Arlington Virginia Condo Spotlight: The Odyssey

The Odyssey Condominium is located at 2001 N. 15th St in Arlington Virginia. It's just a few short blocks from the Courthouse metro stop. Built in 2005, the building features 306 residential units, 346 parking spots, and a newly added Peruvian-Chinese Restaurant (named Yaku).

Amenities for this luxury high-rise in Arlington include a rooftop pool with views of the monuments downtown, a rooftop gym, community/business room, & more.
Standards for this building include hardwoods, granite countertops, stainless steel appliances, lots of sunlight and a balcony.

If you're interested in more information on this, or any of the condo buildings in Arlington, VA - please feel free to contact me!

Fairlington Real Estate - October 2008

Image a place 10 minutes from the hub of the U.S. - Washington, D.C. - that has a leash-free dog park, family friendly, suburban feel to it...and it's affordable. Well, if you were at this place, I would say: "Welcome to Fairlington Virginia."
Fairlington has it's own community center which features a gym, a library, activies, kid park, etc. The neighborhood has condos and townhomes, all built around 1940s and 50s.

October sales for Fairlington were reported as the following:

12 Total Sales
22 Days on the Market
$395,000 Average Sales Price - but this ranges from 1 bedroom condos, to a 3 bedroom, 3 bath townhouse

There are several properties on the market in Fairlington right now, and I am happy to show you any of them. It's a great place to live, and a great place to invest. Rents can range from upwards of $1,200 and short sales and bank owned properties are VERY hard to find - i.e. prices are stable and they retain their values. The metro is just a short bus-ride away.

Give me a call for more information - 703.283.6120

Clarendon Earns Nationwide Praise

The front page article of this month's "The Citizen," Arlington's local newspaper reveals what the locals know: Clarendon is One of the "Great Places in America!" This time, the praise comes from the American Planning Association (APA).

Honors were also given to Wilson and Clarendon Blvd - Wilson is a one-way street East towards Washington, Clarendon is the counterpart one-way street heading West - for "Great Streets" in America.

I did a blog in September about CNN's rankings for Arlington County - and this article gives even more praise. Clarendon earned this years ranking for the following reasons:

1. 50% of residents walk, bike or use the metro to get to work

2. 20% of residents don't own a car

3. The above-average use of metro systems

4. All of the revitalization of the area..

..There are so many reasons Clarendon and Arlington in general are great places to live...call me for more information!

Arlington Virginia Real Estate Condo Market - September 2008

Here's a recap of the Arlington Condo Market for the month of September:

1 Bedroom, 1 Bath Units:
# of Units Sold: 20Average Days on the Market: 60Average Sale Price: $298,276Average Seller Subsidy: $3,721Average Net Effective Sale Price: $294,555
Range: $165,000 to $385,000

2 Bedroom, 2 Bath Units:
# of Units Sold: 10Average Days on the Market: 55Average Sale Price: $516,650Average Seller Subsidy: $2,599Average Net Effective Sale Price: $514,051
Range: $445,000 to $610,000

If you're interested in more information on specific buildings, locations, units, etc. i'm always here to help.