Northern Virginia Real Estate; Arlington; McLean; Falls Church; Alexandria; Reston; Vienna; Great Falls

Happy Thanksgiving!

Tue, 24 Nov 2009 23:25:54 -0600

It’s that time of year when we all gather to express our appreciation for all of the wonderful things we have in our lives.

With that in mind, I would like to take this moment to thank you for all of the opportunities you have shared with me over time, and for your continued support with referrals and business. I’ve been very lucky to work with some great people this year, and I look forward to continuing my relationships with you, both in real estate and life.

So with that, I want to say wholeheartedly,
~ Thank You and Happy Thanksgiving ~

Sincerely,

I Want To Sell Your House. Here’s Why You Should Let Me.

Sat, 21 Nov 2009 19:06:13 -0600

Realtors(R) get a really bad reputation. Most of the time I think people assume we get into real estate because frankly, we couldn’t do anything else (or do it well, anyway). Honestly…isn’t almost every industry out there like that? How hard is it to find a GOOD CPA? How about a doctor who is good and you really like?

Whenever I meet with new clients, the inevitable question comes up: How did you get into real estate?

Here’s my answer: “I believe people deserve a higher standard of service for their experience when you’re buying or selling a home. There are too many people out there who really don’t know what they’re doing. I thought to myself: I could do this better.” A side note: the biggest challenge in our industry – is other agents.

But don’t get me wrong: I have met some PHENOMENAL agents all over of the U.S. since I got into real estate. These are highly educated, highly motivated, great people – both in real estate and all around.

I have an undergraduate degree in Statistics and Economics, and a Master’s Degree from John Hopkins in Applied Economics. I didn’t get into real estate because I couldn’t do anything else. I chose to do real estate because I was bored and unchallenged by everything else I did.

So when I see listings with blatant disregard to very important things (and minor details too), I get angry, really angry. In fact, it makes me livid. I’ve worked with a lot of buyers this past year, and I have seen some things that really hit my hot buttons. I wrote a blog post about the “Top Mistakes Agents Make,” but the list continues to grow everyday.

I may not be able to single-handedly change your opinion of an entire industry,
but that’s not going to stop me from trying.

Condos Near the Clarendon Metro in Arlington, VA

Sat, 21 Nov 2009 19:05:26 -0600

So you want to live near Clarendon in a condo, huh? Well here are your immediate options for condos in Clarendon:

1. 1021 Clarendon

2. Station Square

3. The Hartford

4. The Phoenix

These buildings are 1-3 blocks from the metro, and are the most centrally located. The Hartford is the only building of the 4 that does not have a pool, as it’s a smaller, boutique condo building.

There is a slew of other buildings that are under a half mile away from the Clarendon metro (and frankly, may be closer to the VA Square or Courthouse metro stations), but are walkable to Clarendon. They are:

1800 Wilson
Astoria
Cardinal House
Charleston Condo
Courthouse Hill
The Monroe
The Odyssey
Virginia Square
Wentworth Place
Williamsburg

If you’re interested in seeing price differences between these building, please call/text me at 703.283.6120 or email me!

What Happens If My Appraisal Is Low In Virginia?

Thu, 19 Nov 2009 14:45:54 -0600

Contract time! Whenever I have someone considering buying a place, I always offer to meet them for coffee to go over the process from start to finish, and the details necessary to the process of buying and/or selling real estate.

A very important part of the buying process right now is the appraisal. An appraisal is an independent 3rd party opinion of the market value of a property (regardless of the type of property – condo, townhouse, detached single family home, etc.) If you’re getting a loan, you’re getting an appraisal. Your lender will “hire” a licensed appraiser to do an analysis of value based on recent sales, active listings, type of property, condition, location, etc. This is your reassurance that the price you’re paying for a place is in line with current market values.

Now, if the appraisal comes in equal to or above your contract sales price – you’re good to go! (Remember, if you’re getting cash back from the seller for closing costs, the appraised value must be on the GROSS price of the contract.) If it comes in above the price you’ve agreed to pay – congrats! instant equity!

However, IF the appraisal comes back low, you really have 2/3 options:

1. Approach the seller, provide them a copy of the appraisal, and try to negotiate the contract price to match the value of the appraisal.

1a. If the seller is unwilling to come down in price, and you’re not able to fund the difference, you can void the contract.

2. If you still want to buy the place, even with the low appraisal, you have the option of coming up with the extra cash to fund the difference. Banks will only loan as high as the appraised value.

2a. If you’re unable to gather the funds to make up the difference and the seller is unwilling to come down in price, you can void the contract.

3. If both parties come to some acceptable terms that is a combination of the above – either the seller comes down a little and the buyer comes up with the difference – then you can also proceed.

3a. If this is not a feasible option, you can then void the contract.
Feel free to take me up on my coffee offer, anytime. We go over the process in detail, and I promise, it won’t be scary or overwhelming.

Lyon Hall, New Restaurant Coming to Clarendon in February 2010

Tue, 17 Nov 2009 14:58:44 -0600

The owners of Liberty Tavern are at it again. Construction is currently going on in anticipation of the grand opening of Lyon Hall, a new restaurant coming to Clarendon in February 2010. The restaurant will be located on the ground floor of the commercial building of the Phoenix Condo at 3100 Washington Blvd, Arlington VA 22201 – located across the street from Mister Days, and just 1 block from the Clarendon Metro.

Lyon Hall will feature over 20 different beers on draft, and Eastern European cuisine, which will be overseen by the head chef at Liberty Tavern, Liam LaCivita. Their tag line is “casual neighborhood brasserie.”

The restaurant will be 3 levels, with private dining upstairs, an 18-seat bar, outdoor patio, and open kitchen in the basement.

In a recent conversation with one of the owners, Brian Normile, he mentioned their idea for the name came from being located between Lyon Park and Lyon Village.

Scheduled to be open for dinner from Tuesday – Saturday.

Arlington VA Real Estate Market Update – October 2009

Mon, 16 Nov 2009 15:04:11 -0600

Time to bring out my statistician side again! Here’s the breakdown for Arlington County real estate sales in October 2009, for both North (22201,22203,22205,22207,22209,22213) and South Arlington (22202,22204,22206).

Total Arlington Sales: 221
North Arlington Sales: 140
South Arlington Sales: 81

Studio Condo

North Arlington
Average Sales Price: $243,248
Range: $191,090 – $262,000
Average Days on the Market: 16
Median Days on the Market: 6

1 Bedroom Condos

North Arlington South Arlington
Average Sales Price: $299,144 Average Sales Price: $260,081
Range: $169,000 – $437,000 Range: $123,500 – $337,638
Average Days on the Market: 33 Average DOM: 40
Median Days on the Market: 15 Median DOM: 14

2 Bedroom Condos

North Arlington South Arlington
Average Sales Price: $487,708 Average Sales Price: $325,294
Range: $208,000 – $730,000 Range: $136,000 – $670,000
Average Days on the Market: 44 Average DOM: 40
Median Days on the Market: 35 Median DOM: 10

Townhouse

North Arlington South Arlington
Average Sales Price: $702,524 Average Sales Price: $380,269
Range: $427,000 – $1,130,000 Range: $130,000 – $670,000
Average Days on the Market: 36 Average DOM: 29
Median Days on the Market: 15 Median DOM: 9

Detached – Single Family Homes

North Arlington South Arlington
Average Sales Price: $787,559 Average Sales Price: $472,311
Range: $350,000 – $1,866,107 Range: $175,000 – $900,000
Average Days on the Market: 66 Average DOM: 58
Median Days on the Market: 27 Median DOM: 33

As a whole, Arlington had 9 short sales and 14 foreclosures (bank owned properties) that sold in October of the 221 units. Also, 43 of the sales sold at or above list price – thats almost 20%.

Volume and the number of units sold are both up in 2009, compared to this time last year. Average sales price is down by about 7% and the days on the market is down about 30% (selling faster!).

October 2009 Real Estate Market – Arlington, VA 22201

Fri, 13 Nov 2009 16:23:18 -0600

The market in Arlington, VA 22201 is moving QUICKLY. Check out these stats:

Total Sales: 40
Sold in less than 30 days: 26 (65%)
Sold between 31 – 60 days: 4 (10%)
Sold between 61 – 90 days: 3 (7.5%)
Sold in over 91 days: 7 (17.5%)

Shows you the importance of pricing the property correctly. Research shows that a property has to be within 10% of the perceived market value, by buyers, for an offer to be made. If you price right correctly to begin with, you’re more likely to get more for the house, rather than chasing the market.

Some overall statistics for 22201:

1 Bedroom Condos 1 Bedroom with Den Condos

Average Sale Price: $324,708 Average Sale Price: $371,438
Average Days on the Market: 30 Average Days on the Market: 45
Median Days on the Market: 8 Median Days on the Market: 42
Range: $241,350 – $437,000 Range: $295,000 – $459,000

2 Bedroom Condos Townhouse

Average Sale Price: $516,248 Average Sale Price: $781,000
Average Days on the Market: 46 Average Days on the Market: 43
Median Days on the Market: 33 Median Days on the Market: 22
Range: $451,900 – $543,000 Range: $570,000 – $1,000,000

Single Family House

Average Sale Price: $801,086
Average Days on the Market: 82
Median Days on the Market: 11
Range: $499,000 – $1,440,500

$8,000 First-Time Home Buyer and $6,500 Move-Up Buyer Tax Credit 2009-2010

Fri, 13 Nov 2009 13:00:47 -0600

Enacted on November 7, 2009 – the $8,000 tax credit has been extended and expanded, and has added an additional $6,500 tax-credit for “move-up buyers.” Below is a synopsis of the new regulations:

First-Time Buyers

$8,000 Tax Credit
Must not have owned a principal residence for any part of the past 3 years
Income Restrictions:
- Single: $125,000
- Married: $225,000
- For those who have incomes exceeding these, there will be a phase out or partial tax credit up to $20,000 above these limits
Maximum Sales Price: $800,000
Must have a ratified contract as of April 30, 2010, and close on or before June 30, 2010

Move-Up Buyers

$6,500 Tax Credit
Must have lived in the home sold or used it as primary residence consecutively for 5 of the previous 8 years
Income Restrictions
- Single: $125,000
- Married: $225,000
- For those who have incomes exceeding these, there will be a phase out or partial tax credit up to $20,000 above these limits
Maximum Sales Price: $800,000
Must have a ratified contract as of April 30, 2010, and close on or before June 30, 2010

I think, personally, this may cause a stir in some parts of the country, but I fear some “move-up buyers” may price themselves out of qualifying in the DC Metro area. I wish I had a crystal ball, but we’ll have to see what the market tells us to measure how much activity this causes.

The National Association of Realtors(R) has prepared this handy chart with the information above.

Weekend Getaway: Bluemont Vineyard, Loudoun County, Virginia

Mon, 09 Nov 2009 09:47:12 -0600

A recent article in the Washington Post says that Loudoun County, Virginia has the highest concentration of 25 – 34 year olds with an annual income exceeding $100,000. The article also says that these 20-3o somethings, spend weekends at the local Virginia wineries. I decided to test this article and head up to Bluemont Vineyard in Bluemont, VA.

Located at 18755 Foggy Bottom Road, Bluemont, VA 20135. It took us about an hour and 15 minutes from Arlington, VA. But the ride is beautiful – Loudoun County has some beautiful houses on tons of land, trees, views of hills, and the occasional cow.

Bluemont Vineyard does $5 tastings of their wines with knowledgeable and friendly staff. Tastings in April through October are 12pm to 6pm, and during November through March from 12pm to 5pm.

Editors Note: During your tasting, there are 2 ceramic jugs in front of you – one for water (to clean your glass before the dessert wine) and another to pour your discarded wine and/or water into (if there’s a handle on the jug – it’s the one for water. Oops.)

You can choose to enjoy their wines by the glass or the bottle. They have cheese, fudge, apple butter, dipping oils, and fresh baked bread for purchase from Goot Essa with your wines. Goot Essa is a cooperative of Central Pennsylvania Amish and Mennonite dairy farmers.

You can sit outside or inside and enjoy their live music and views. You’ll notice on their wine glasses, labels, t-shirts, and most other things with the Bluemont Vineyard label, has “951″ printed on it. The Vineyard is located at 951 feet above sea level. The boutique winery says that on a clear day, you can see the top of the Washington Monument (as you can see from the picture below, it was a beautiful day, but I didn’t see the monument…maybe someone else did!) My friend, and former client, Colleen, enjoyed the views with me:

What Is A Boutique Condo Building?

Thu, 05 Nov 2009 13:24:38 -0600

Day after Day, as new condo buildings are being built in the Washington D.C. Metro area and nearby Arlington, VA, I read new descriptions that say “cozy boutique condo building.” But what does a “boutique condo building” really mean? Here’s my personal (i.e. others may have other viewpoints) definition:

Dictionary.com defines ”boutique” as:

“1. a small shop or a small speciality department within a larger store

2. any small, exclusive business offering customized service

So how does that apply to real estate?

I tend to think of a Boutique building as a smaller building, with fewer than 100 units, under 5 floors. Sometimes they have a front desk, but often they don’t. They also usually have fewer amenities, as the feel/atmosphere of the building is much like a single-family home/personal residence; it tends to be a nice foyer/lobby and that’s it. Often times, this results in lower condo fees.

Examples of Arlington VA Boutique Condo Buildings:

1800 Wilson

The Berkeley Condo

Examples of Washington DC Boutique Condo Buildings:

Harvard Lofts in Columbia Heights

Adams Station in Adams Morgan

Of course, there are more than the few examples I listed above. Have questions? Feel free to contact me.

Laura J. Rubinchuk
Keller Williams Realty
703.283.6120
Laura@TheLJRGroup.com

New Construction on Glebe Rd in Arlington: Cathedral View Townhomes

Tue, 03 Nov 2009 12:54:42 -0600

Located on N. Glebe Road, between Washington Golf and The Marymount University, lies a construction site for the future home to an enclave of 4 European style, luxurious townhomes. Built overlooking the National Cathedral, these 4 level townhomes will have an elevator, media room, guest suite, 3-car garage parking, and over 8,000 sq ft of living space. Finishing touches will be selected by the buyer, as the builder has decided to "build to suit."

Search Cathedral View Townhomes For Sale

Here are a few pictures of the current site:

Laura Rubinchuk: Featured on “Ask A Realtor(R)” on Realtor.com

Mon, 02 Nov 2009 20:20:03 -0600

Realtor.com has an “Ask A Realtor” section of their website, where people can submit questions that are sent to a group of agents for response. They select one answer to publish on their website.

I had the fortunate opportunity to be featured on this question, from a prospective investor interested in purchasing a triplex (a 3-family home):

Q: “I am interested in a triplex. They’re asking 224,000. It’s in great shape. All three units are currently rented. What questions should I be asking the selling agent? I gross $1,875 a month and my mortgage will be $1,350 with taxes and insurance. What percentage does the REALTOR® make on the transaction? I would like to offer $198,000. Is that where I should start?” – Anthony (location is not disclosed)

Here’s my answer:

Whenever you look to invest in a property, you always want to estimate on the lower side, to make sure you won’t fall immediately into the red. I’d also ask about recent repairs: how’s the HVAC? The roof? Gutters? Driveway (if applicable)? You’ll have to consider your expenses for repairs and maintenance when you factor in your $525 estimated profit her month.

I’d ask for copies of each lease, and make sure their security deposits are credited to you at closing, since you’re inheriting the tenants and have to honor their leases (this may vary per state). I’d ask your agent to run rental comparisons to see if the current rents are below, at, or above market value. This may also affect your rental income.

The Realtor’s commission is based on his/her agreement with the current seller.

There are many options to consider when writing your purchase offer. If you feel $198,000 is a fair offer, go for it! I’d have an agent run recent sales comparisons for you to truly give you an idea of fair market value in that neighborhood to make sure you’re not overpaying.

See the full feature on Realtor.com’s Ask A Realtor.

Time to Vote Arlington: 2009 ABBIES

Mon, 02 Nov 2009 17:30:42 -0600

Since everyone has voting on the brain, why not add your favorite Arlington Business to the list.

Vote for the 2009 ABBIES: Arlington Best Business Awards

Nominations are in, and voting is open thru Friday, November 6th, 2009. The ABBIES will honor local restaurants, bars, stores, boutiques, charities, and organizations. It’s a great way to support your favorite local establishment.

The ABBIE website encourages participation, by saying:

“The People’s Choice ABBIES encourge public participation with nominations and voting opened to the entire community, allowing for greater recognition of a wider variety of businesses. “An awards program is just one of the many ways we support the Arlington business community, especially the small retail stores and restaurants that help shape the character of Arlington’s urban villages,” stated Arlington Economic Development Director Terry Holzheimer. ‘The People’s Choice ABBIES help us recognize the very best of all Arlington businesses, with participation from the entire community.’”

Check out the full list of 2008 Winners.

1 Bedroom Condo For Rent in Washington, D.C.

Sun, 01 Nov 2009 10:46:12 -0600

Laura Rubinchuk | Keller Williams Realty | laura@theljrgroup.com | 703.283.6120

1361 K St SE, Washington, DC

Like New, Gorgeous 1 Bedroom with Parking!

1BR/1BA Condo

$1,700/month

Bedrooms	1
Bathrooms	1 full, 0 partial
Sq Footage	510
Parking	1 dedicated
Pet Policy	Cats
Deposit	$1,700

DESCRIPTION

Renovated in 2007,Gorgeous, like new, 2 year old 1 bedroom condo. Hardwoods throughout, carpet like new in bedroom, stainless steel appliances, granite, breakfast bar, marble bathroom, washer/dryer. 1.5 Blocks to Potomac Ave Metro, 1 block to Harris Teeter. Top floor unit. More pics coming when boxes are gone! Cats only. Avail Dec 1, poss sooner. PARKING.

see additional photos below

RENTAL FEATURES

- Air conditioning	- Central heat	- Walk-in closet
- Hardwood floor	- Living room	- Dishwasher
- Refrigerator	- Stove/Oven	- Microwave
- Granite countertop	- Stainless steel appliances	- Washer
- Dryer	- Cable-ready

COMMUNITY FEATURES

- Secured entry

- New property (< 5 years)

- Small building

LEASE TERMS

Cats only with extra deposit. Available around December 1, 2009. Min. 12 month lease.

ADDITIONAL PHOTOS

Kitchen	Parking
Nearby Metro	Aerial Photo
Floorplan	Exterior

Contact info:

Laura Rubinchuk

Keller Williams Realty

laura@theljrgroup.com

703.283.6120

Equal Opportunity Housing

Posted: Nov 1, 2009, 7:43am PST

When Buying Your New House, Keep Your Floorplan For When You Sell

Sat, 31 Oct 2009 22:49:22 -0500

I doubt i'll surprise anyone when I tell you that we're a nation that's becoming increasingly dependent on instant information.

Send a tweet with a question - expect an answer within 30 seconds.
Sign into a website - more often than not, there's a "Chat With Me" option for instant help.
Look up a new house for sale and see no photos - we immediately ask "what's wrong with it?"

So it doesn't surprise me at all that when a prospective buyer is looking at the photos of your house online (presumably your agent has taken them and put them online), that they want to imagine the home before they go see it. It's much easier for a buyer to imagine what the house looks like, when they have the images to put together with a floorplan and/or virtual tour.

Being able to supply things like the floorplan is another way of getting the right buyers into your home, to make a potential sale.

So when you're buying a recently newly built home, where the floorplan hasn't been modified much from the paper version - keep that! Give it to your agent! All the information we can get will help us, help you.

Search Arlington VA Condos For Sale With A Virtual Tour

Search Arlington VA Townhomes For Sale With A Virtual Tour

Search Arlington VA Homes For Sale With A Virtual Tour

Laura J. Rubinchuk
Keller Williams Realty
McLean, VA
703.283.6120
Laura@TheLJRGroup.com

Think You Know It All? Think You Know ANYTHING? Think Again. REBAR Camp Redefines Learning.

Thu, 29 Oct 2009 17:55:16 -0500

Have you ever been in a room with over 100 people who were DYING to share every ounce of information and knowledge they have with YOU? Who put a pause on their own learning to bring you up to speed with what they’ve already learned and have proven are successful techniques? If not, you’ve clearly never been to REBAR Camp.

There’s a community that exists in the real estate world that you should be a part of. It’s a family of people who have a different way of thinking, of communicating, of existing, and of growing a business. We’re like-minded. We like information fast, like our consumers. We crave new relationships, like our clients. We respond quickly when made fun of in a tweet (@DerekMassey…Go Yankees!).

As a Gen-Y-er, people often assume I innately know how to use any kind of technology – whether it’s teaching them to turn on the computer or using social media for their real estate business. Well, let me tell you…while you can stalk me all day long on:

Tuesday proved to me that I’ve only scratched the surface of the infinite possibilities out there, and that I better get back to work!

Heather Elias & Danilo Bogdanovic both are active agents and bloggers in Loudoun County, Virginia. But they do it their own ways. They’re both successful…for being exactly who they are, using their own voices to tell their own stories.

Jennifer Klaussen, Frank Llosa, and I are all agents and bloggers in Arlington County, Virginia. But guess what? We all have VERY different ways of talking about our local real estate market (and the kicker is that I live 1 block from Frank!).

Daniel Rothamel, The Real Estate Zebra, has taken personal branding and reinvented the concept. Who would have thought an animal could be so quickly associated with a real estate agent (or his lil’ gal baking in the oven). From the Zebra’s blog you get an idea of what he’ll be like if you call him up and say “I want to buy a house.” He is in person, who he appears to be online.

Why does this work? Because we’re all individuals, with different backgrounds, different experiences, different voices. We’re all different people. We have different things to say. So as a result, we attract different types of clients. And that’s ok!!!

The point of social media is to cultivate and enhance relationships, take your cyber friends and make them In-Real-Life friends, face to face. Build your network of fellow agents, attorneys, lenders, inspectors, etc. and bring that to the table when you meet new clients. Draw from their experiences to make YOU better.

#REBCDC was a full day of meeting cyber friends, who are actually people! People who are willing to teach you everything they know, to help make you better.

Some Takeaways:

For those of you who think Twitter is the equivalent of Acid Wash Jeans, cool now, but fading fast…you don’t get it (BTW- acid wash jeans were a fad I was never a part of, hello…I was born in 1984, by the time they were no longer cool, I was just learning how to dress myself). It’s a new way to share information quickly, engage in conversation, enhance relationships, and learn. If you’re not learning and growing, you’re dying, right?

Facebook is Google for stalkers. Meet a new agent you admire? Friend them. Stalk them. (Meet a rich/tall/dark/handsome man and want to know if he’s single? Friend him too. #justsayin…I digress.) But guess what? The person who gets your name from a friend, or finds you online, or sees your sign post in a yard – they’re going to want to know more about you too, without feeling pressured by yet another sales-y real estate agent.

Posterous is your life in pictures. Ever have one of those “I wish someone was here to see this” moments? Now all of your 1,000 followers and readers can be, with a simple email. This was one of my “to-do” items thanks to Derek Massey.

Pay it forward. Whether it’s helping to raise $1,000 for DC Central Kitchen, or teaching someone a profitable tip you just learned, helping someone else reach their goals will help you in the end. Ziglar said “I believe you can get everything in life you want, if you will just help enough people get what they want.”

And with that…I wish ALL of the sponsors (especially @TechChix for organizing), teachers, and friends I made at REBAR Camp DC the very best. A big THANK YOU!

Washington, D.C. Real Estate Market Update - September 2009

Mon, 19 Oct 2009 15:17:26 -0500

The numbers and statistics below are courtesy of the Greater Capital Area Association of Realtors. Interesting trends for the District of Columbia:

Condos and Coops

Average Sales Price Year-to-Date: $412,367
**Thus far, highest since 2005.

Inventory: Total at 1,229 listings
**2nd lowest since September 2008

Single Family Homes

Average Sales Price Year-to-Date: $557,725
**Lowest, by about $60k since 2005 (prices peaked in 2007)

Inventory: Total of 1,464 Listings
*2nd lowest in the last calendar year (August 2009 was the lowest)

Obviously the D.C. market is more complex than this overall picture paints. The 4 quadrants - SW, SE, NE, and NW - all have mini markets within themselves. But the bigger story is the LOW level of inventory throughout the District. While some areas have a HUGE supply, others have nothing. There's also been recent additions of brand new construction in the District.

Please ask for more specific numbers.

Search Washington, D.C. Condos and Coops for Sale

Search Washington, D.C. Rowhouses for Sale

Search Washington, D.C. Homes For Sale

Search Washington, D.C Foreclosures For Sale

September 2009 Real Estate Market Update - McLean, VA 22101 and 22102

Mon, 19 Oct 2009 13:42:49 -0500

McLean VA is home to many businesses and personal residential pieces of real estate. The zip of 22101 is heavily populated with Businesses, so I've broken out the August statistics by zip code:

22101

Detached Houses

Average Net Sale Price: $981,131 after 104 DOM
Range: $526,000 - $2,251,000

Townhouses

Average Net Sale Price; $627,700 after 84 DOM
Range: $535,000 - $820,000

The overall market in McLean in 22101 is BUSY. Sales has more than doubled this point last year, for both volume and the number of homes sold. Surprisingly, days on the market has also gone up by about 20 days. Prices are still lower than this time last year.

22102

Detached Houses

Average Net Sale Price: $1,307,625 after 106 DOM (median was 7 days)
Range: $728,000 - $2,525,000

1 Bedroom Condos

Average Net Sale Price: $188,923 after 40 DOM

2 Bedroom Condos

Average Net Sale Price: $399,561 after 71 DOM

The overall market in McLean in 22102 is similar to 22101 for September. Volume and the number of homes sold are both up, as well as days on the market. Similarly, prices are still a bit lower than this time last year.

Search the current Homes For Sale in McLean VA

Laura Rubinchuk
Keller Williams Realty
703.283.6120
Laura@TheLJRGroup.com

September 2009 Real Estate Market Update - Falls Church, VA

Mon, 19 Oct 2009 13:10:20 -0500

The stats for September in Falls Church, VA includes both the city of Falls Church and the part of Falls Church within Fairfax County.

Detached Houses

Average Net Sale Price: $493,069 after 66 DOM
Range: $225,000 - $1,332,491
Avg Sold Price was 95.7% of Original List Price

Townhouses

Average Net Sale Price: $437,719 after 56 DOM
Range: $212,430 - $914,933
Avg. Sold Price was 95.48% of Original List Price

1 Bedroom Condos

Average Net Sale Price: $162,204 after 91 DOM
Range: $86,000 - $260,000
Avg. Sold Price was 91.78% of Original List Price

2 Bedroom Condos

Average Net Sale Price: $233,370 after 53 DOM
Range: $126,100 - $435,000
Avg. Sold Price was 101.34% of Original List*

Once again, sales are up in Falls Church City - sales volume, units sold, and days on the market (this one surprises me!), but prices are down from September 2008.

*This is an outlier. Overall, the entire City of Falls Church (regardless of type of property), is selling for about 95% of List Price.

Search Falls Church Condos and Townhomes for Sale

Search Falls Church Homes For Sale

Search Falls Church Foreclosures (REOs and Bank Owned)

Arlington VA Real Estate Market Update – September 2009

Thu, 15 Oct 2009 12:04:53 -0500

September 2009 Sales for Arlington County Virginia
Total Arlington Sales: 223

Detached Properties
North Arlington
Average Net Sale Price: $752,329 after 52 days on the market (DOM)
Range: $450,000 – $2,200,000
Avg. Sold for 95% of Original List Price

South Arlington
Average Net Sale Price: $532,681 after 95 DOM
Range: $205,000 – $875,000
Avg. Sold for 94.30% of Original List Price

Studio Condo
South Arlington
Average Net Sale Price: $189,769 after 52 DOM
Avg. Sold for 96.59% of Original List Price

1 Bedroom Condos
North Arlington
Average Net Sale Price: $314,886 after 34 DOM
Range: $165,000 – $419,000
Avg. Sold for 96.98% of Original List Price

South Arlington
Average Net Sale Price: $294,023 after 60 DOM
Range: $140,000 – $421,000
Avg. Sold for 93.78% of Original List Price

1 Bedroom w/Den Condo
North Arlington
Average Net Sale Price: $347,591 after 38 DOM
Range: $210,500 – $487,500
Avg. Sold for 94.15% of Original List Price

South Arlington
Average Net Sale Price: $199,250 after 72 DOM
Range: $91,038 – $287,900
Avg. Sold for 94.57% of Original List Price

2 Bedroom Condos
North Arlington
Average Net Sale Price: $535,800 after 77 DOM
Range: $318,000 – $1,142,000
Avg. Sold for 94.28% of Original List Price

South Arlington
Average Net Sale Price: $421,358 after 87 DOM
Range: $249,000 – $561,000
Avg. Sold for 91.94% of Original List Price

Townhouses
North Arlington
Average Net Sale Price: $600,645 after 110 DOM
Range: $406,000 – $825,000
Avg. Sold for 95.25% of Original List Price

South Arlington
Average Net Sale Price: $360,490 after 41 DOM
Range: $111,453 – $799,500
Avg. Sold for 97.15% of Original List Price

These are all averages. Please don’t use them to place any value on your particular unit. For a more accurate and specific analysis of the value of your particular property, please contact me via email: Laura@TheLJRGroup.com or phone: 703.283.6120

Anyhow, what the numbers are telling us for August is that Arlington is running about average with just over 200 sales last month. The overall average sales price is down about 6.5% from last year, but average days on the market before going under contract is also down – by 23 days. The number of sales increased tremendously from September 2008 – by about 16%. Inventory is still low, so good properties are selling quickly, especially as we’re just about out of time to buy something to qualify for the $8,000 tax credit.

Thinking about buying? Search the current Arlington VA Condos For Sale, Arlington VA Townhomes For Sale, Arlington VA Homes For Sale, or search the entire Arlington VA Inventory of Homes for Sale.

If you're looking for more details about Arlington Condos, Townhome Communities, or Neighborhoods, you can find detailed information on my blog: Arlington VA Real Estate News.
*These numbers do not include Retirement communities in Arlington.

Details About EVERY Arlington VA Condo and Townhouse Community

Fri, 09 Oct 2009 00:15:17 -0500

Ever wonder how many units are in a particular condo building, or the number of townhouses that make up a neighborhood? Well i've done the hard part for you. On my website, you'll find detailed information on every condo building and townhouse in Arlington, including new construction that is delivering now or will be soon. This includes, but is not limited to:

When it was built
How many units are in the building
Building amenities
Pet Restrictions, if any (*this is information is current as of the post date, but is subject to change)
Condo conversion info, if any
Proximity to a metro, if any

I've included pictures of the building for some, and a Google map for all of them. Each individual post has a link to properties for sale, if there are any, in that building or neighborhood.

*If you think i've missed one, PLEASE send me an email! I'm always appreciate feedback on my blogs and information.

To access the information, please visit my blog site: News on Arlington VA Real Estate

FYI: Another full list of residential neighborhoods will be posted soon.

Home Inspections - Expect the Unexpected

Wed, 07 Oct 2009 09:12:54 -0500

Every home inspection is different. Some are nightmares, some are easy as pie, and then there are some....that are hilarious. You want to get a home inspection so you know what the current status of the home is before you buy it - do the appliances work? How about the HVAC system? Do the toilets flush? How old is the roof? These are all questions you should have answered by a licensed professional.

In Virginia, Maryland, and Washington, D.C., we have what is commonly referred to as "paragraph 7 items." Why? Because Paragraph 7 of our regional contract says:

"Seller warrants that....the existing appliances, heating, cooling, plumbing, electrical systems and equipment, and smoke and heat detectors (as required), will be in normal working order as of Possession Date."

That's your bible. Those are the "must-haves" when you're making sure everything is in "normal working order." Most other things are negotiable items (unless the property is sold in "as-is" condition.)

But....

What about the other stuff? What about those unexpected glitches?

I had a home inspection yesterday on a condo in Washington, D.C....a total bachelor pad. Well, I wanted to throw out a piece of gum, and wanted to be considerate and not throw it in the trash without wrapping it up first. Well, that's when we realized there was no toilet paper. Or toilet paper roll holder. At all. HUH??

Isn't a "roll holder" a potential fixture? Nope. Inconvenient - yep (what does he do when he has guests?)?

Looks like I know what i'll be getting them for their closing gift. :)

Laura J. Rubinchuk
Keller Williams Realty
703.283.6120
Laura@TheLJRGroup.com

Common Mistakes Real Estate Agents Make - And They Make ALL the Difference

Mon, 28 Sep 2009 17:14:00 -0500

With the $8,000 tax credit, interest rates, and lower prices, i've had a ton of buyers that i've been working with lately. In doing so, you get to see the process from another side - and it becomes VERY clear what makes a world of difference when a buyer is house shopping. This past weekend was a particularly frustrating one for me, representing the buyer. I know i've learned a tremendous amount of changes I can make when helping sellers to attract more buyers.

Here are the most aggravating and common mistakes real estate agents make:

1. No Pictures: Our MLS allows for up to 30 photos and a virtual tour...or better yet, take more photos and create an individual website for the property. Even as an agent - the first thought that occurs when you see something without a picture is: "what's wrong with it?!" Uploading 3 pictures of the backyard, and having all 3 be identical, is not helpful. Take pictures!!! Pictures attract buyers!

2. Is it the right key for the unit? DOES IT WORK? I don't know about you, but I know i'm MORTIFIED when I drive a buyer to a property and waste their time and mine to find out the key doesn't work. Or better yet - isn't there. Label the key (especially if it's a condo building!) so we all know which unit it opens, and please make sure it works.

3. Is the listing information correct? The other time waster - giving show instructions as "Show anytime, vacant," only to find out that there's no key....because it's 24-hour notice, by appointment. I congratulate you, Mr. Busy Agent, on having multiple units for sale in one building - but you're not doing anyone a favor by having agents knocking on the doors of unsuspecting sellers in the middle of dinner because we think it's vacant.

4. Add as many details as possible. Know your product! I think it's a reasonable request to ask square footage. If you can't answer that very frequently asked question, you don't know your product. If you don't know it - how can you sell it? Does the building/neighborhood have pet restrictions? Put it in the listing. If my client has a 75 lb rottweiler, we'll save everyone's time by not showing them properties that only allow cats. It will also prevent getting your sellers excited about a potentially interested buyer.

5. Make it as easy to show as possible. Some circumstances really do require at least 24-hour notice or appointment only instructions. But if that's the case - answer your phone. You do your clients a disservice by not even attempting to entertain showings by ignoring emails and voicemails. We all know you have a blackberry or iphone - what good is it in paperweight mode? The other big one? I know we're reliant upon GPS nowadays, but please, please make sure the directions are correct - both to the property and for parking!

I know everyone can relate to some of these - we're not perfect. But when you're on the other side of things, you can get a very clear message when someone else makes it impossible for you to do your job well, afterall, how can you help your buyers find what they're looking for if you can't even get in the house?

Search Homes for Sale in Arlington VA with a Virtual Tour

Laura J. Rubinchuk
Keller Williams Realty
703.283.6120
Laura@TheLJRGroup.com

American Flatbread to Open in Clarendon – October 5th

Sun, 27 Sep 2009 19:33:09 -0500

For those of you Whole Foods shoppers who buy American Flatbread’s frozen pizzas, here’s some great news!

American Flatbread will be opening a new restaurant in the ground-level retail shops of the Zoso Lofts Apartment building at 1025 N. Fillmore Street, Arlington VA 22201 in Clarendon on October 5, 2009.

American Flatbread started in Vermont in 1987. Their pizzas are made from Organic ingredients in a Primitive, wood fired oven. They support local farmers for their produce. They even brought a portable oven to Clarendon Day 2009:

Aside from various styles of “flatbreads” (i.e. pizzas!), they’ll feature 3 seasonal salads on the menu, in addition to drinks.

Can’t wait for the Clarendon one to open on October 5th? They have a restaurant in Ashburn, VA too!

Want to see what’s for sale within walking distance to the new American Flatbread Restaurant in Arlington?
Search current Arlington and Clarendon Homes for Sale

August 2009 Real Estate Market Update - Falls Church, VA

Fri, 25 Sep 2009 10:58:32 -0500

The stats for August in Falls Church, VA includes both the city of Falls Church and the part of Falls Church within Fairfax County.

Detached Houses

Average Net Sale Price: $514,397 after 49 DOM
Range: $190,000 to $1,183,000

Townhouses

Average Net Sale Price: $405,722 after 43 DOM
Range: $116,750 to $613,000

1 Bedroom Condos

Average Net Sale Price: $180,446 after 86 DOM
Range: $83,500 to $263,900

2 Bedroom Condos

Average Net Sale Price: $301,629 after 48 DOM
Range: $141,000 to $534,500

Everything is up in Falls Church City - sales price, median sales price, sales volume, units sold, and days on the market (this one surprises me!).

Search Falls Church Condos and Townhomes for Sale

Search Falls Church Homes For Sale

Search Falls Church Foreclosures (REOs and Bank Owned)