Sun Gazette Arlington, Summer Real Estate Guide, June 30, 2016

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Right here in Arlington helping you with one of your largest investments. Whether you are buying or selling, call Mark

Middendorf to ensure a smooth and stress free transaction.

A real estate transaction should be a wonderful and pleasant experience and I can help you achieve that.

Mark Middendorf

703.928.3915 | mark.middendorf@longandfoster.com

Voted Best Realtor by Washingtonian Magazine

Realtor Q&A: Stick with Carpet, or Go With Hardwoods?

DAVE FACINOLI Staff Writer

Hardwood floors or carpet? Which is the choice for buyers and sellers in the real-estate market and which reaps the biggest financial benefits?

The Sun Gazette asked some local agents that question. Here are their answers: Lilian Jorgenson, Long & Foster: “Hardwood for sure, as everyone loves that. Carpets, colors, texture can vary and not everyone likes the same thing. Tile would be preferred in the lower level and maybe the kitchen area.”

Casey Margeneau, Casey Margeneau Fine Homes & Estates: “Hardwood is preferred over carpet on the main level any day. When you get upstairs, if there is a preference, having hardwood in the hallways is important. It’s all price-sensitive.”

Tracy Dillard, Long & Foster: “Hardwood is generally preferred over carpet. Buyers can always add a rug over top the hardwood. We had heard buyers say that because of allergies they prefer hardwood over carpet. Tile can be good too in certain areas of the home.”

Craig Mastrangelo, Re/Max Allegiance: “Today’s home buyers are certainly attuned to the specific amenities a home has to offer and as such, hardwood floors are seen as an upgrade relative to homes

with carpet (in similar price points). Sellers are aware of these competitive differences and try to position their homes in the best light possible, and often times, offering hardwood floors, over carpeting, can help justify a pricing strategy or help a seller in direct competition with other active homes in a similar pricing category.”

Joan Stansfield, Keller Williams: “Homes in our area with carpeting are a tough sell. Carpeting is one of those features that buyers often cannot see past (like bold paint colors). Although hardwoods can always be installed after the sale, buyers will not pay top dollar for a home with carpeting – especially if on the main level – and it will surely affect the price for the sellers.”

Jack Shafran, Yeonas and Shafran Real Estate: “It depends on the price range. Large expensive homes often have hardwood on all levels. In small condominiums, sometimes owners believe it’s more comfortable and cozy with carpeting instead of hardwood.”

Donna Moseley, TTR Sotheby’s International: “A lot of hardwood flooring can look rustic, and people like that look.

Carpets attract more debris. Hardwood is a little bit easier for a lifestyle.”

Casey Samson, Samson Properties: “The 2016 buyers want hardwood on the entire main level except for family room carpet and ceramic tile in the mud room if they have one. The upstairs land-

ing should be hardwood with carpet in the bedrooms. Basement should be a nice berber carpet with ceramic tile landing at the back door. Preferred hardwood is 31/24 oak, stained on site. Too much carpet screams 1985, and we are trying to rid the home of anything that feels old.”

Laurie Mensing, Long & Foster: “The value is in the eye of the beholder, and I think hardwood is preferred as the higher value. Some do like to step out of their beds onto carpet, though, in their bedrooms. It’s all about the perception of value.”

John Mentis, Long & Foster: “Buyers today prefer wood floors – whether solid, manufactured or pre-finished – versus carpeting, which many believe can harbor allergens, smells, asthma triggers, and pet stains.”

Karen Close, Century 21 New Millennum: “My experience tells me it’s hardwood all day long. Now there are some factions who want to feel soft carpet under their feet in the bedroom. On lower-level rec rooms and basements, carpeting is preferred. In general, the type of flooring is a personal matter.”

Dean Yeonas, Yeonas and Shafran Real Estate: “Hardwood is preferred by most buyers. Sometimes, though, parents who have small kids prefer carpet in the kids’ rooms.”

Karen Briscoe: Huckaby, Briscoe, Conroy Realty Group of Keller Wil-

liams: “Hardwood flooring is more durable than carpet and is a lot easier to maintain. Carpet has to be replaced.”

Mark Middendorf, Long & Foster: “No question, hardwood is what buyers prefer. There are just more possibilities with hardwood.”

Dana Landry, Washington Fine Properties: “Hardwood floors are certainly more desirable and often considered an upgrade in newer homes. Carpeting is acceptable in bedrooms, while tile floors are acceptable mainly in bathrooms and kitchens.”

Adam Gallegos, Arbour Realty: “I’ve never seen a case when buyers don’t strongly prefer hardwood. There is more value and durability there.”

Carol Temple, Coldwell Banker: “No one objects to hardwood. It should be everywhere. If a home doesn’t have hardwood, buyers see that as a negotiating tool to negotiate the price of the property down.”

Steve Wydler, Wydler Brothers Real Estate: “It depends on the price points, but generally speaking hardwood flooring is always preferred over carpet. It’s cleaner and there is better resale value.”

Dawn Wilson, Keller Williams: “Most buyers prefer hardwood. For selling purposes, it is better to have hardwood. If there is not hardwood in the home already,

Continued on Page 13

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Arlington, Maywood (2158 N Oakland St)

Gracious, custom built 5-BR, 4.5-BA home. New in 2007.

Gorgeously sited in charming Maywood on a 1/4 acre lot, this light-filled home provides 4 levels of lovely living, a true Chef’s Kitchen, 2-bay garage approved. $1,649,000

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703.338.2277 McLean, Chain Bridge Woods (1460 Highwood Dr) Elegant & updated on 3-levels. Sumptuous style, contemporary baths, 2 master retreats. Airy, spacious and bright living and dining rooms connect to eat-in kitchen, family room, and outdoor entertaining spaces. Expansive yard. $1,289,000

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Arlington, Ballston (1214 N Vernon St)

Walk to metro from this 4-level townhome w/private patio on quaint street. 3 bedrooms each w/own bath, plus powder.

Contemporary, updated eat-in kitchen. 2-car garage with an additional off street parking space. No HOA Fees! $879,000

J U N E 2016 • S UN GAZ E T T E R E AL ESTATE GU I DE • I N SI DEN OVA . COM

6723 Whittier Ave McLean VA 22101 703.319.3344

Nauck Is Gearing Up for Its Future Town Square SCOTT McCAFFREY Staff Writer

If all goes as planned – and so far, so good – the Nauck community in 2018 will see a venerable gathering place transformed into a true “town square,” available for everything from festivals to farmers’ markets to serving as a neighborhood focalpoint.

“I want people to see this place. I want it to be visible,” said Walter Hood, a California artist and landscape designer hired by the Arlington County government to lead the transformation.

Hood updated the community on planning efforts for the $2 million project on June 23.

“We think we have a really compelling project,” he said in the third and final design meeting before the project moves toward the construction phase. “You can use it in a lot of different ways.”

Located where 24th Street South, South Kenmore Street and South Shirlington Road come together, the parcel is now mostly barren (with the exception of a few trees) but has been a gathering spot for those living in the historically African-American community of Nauck for decades.

“It’s a place where people like to hang out,” said Nauck Civic Association president Portia Clark.

The community will welcome the new

amenities, Clark predicted, since it will be reflective of “a nicer area, open and inclusive” that Nauck is moving toward.

The project also has received the seal of approval from Dr. Alfred Taylor Sr., who previously headed the civic association.

“I’m very excited,” Taylor said.

The design by the Oakland-based Hood calls for retaining trees where possible and adding others, while also incorporating a shaded garden, swale area and space for a stage. A trail would meander A conceptual design shows a possible scenario for the Nauck town square. The sculpture at right would rise to spell through the grounds, “FREED” vertically. (Walter Hood for the Arlington County government) So far, it has been “a project that every- other details of the project. and could ultimately The effort is being supported, in part, be connected to the W&OD Regional Trail one – everyone – is behind,” Hood said.

Funding will be included in a Novem- by a grant from the National Endowment in Shirlington.

The proposed highlight of the town ber bond referendum. One parcel on the for the Arts.

The Nauck effort is taking place in square would be a 40-foot-tall sculpture proposed site remains in private hands, vertically spelling out “FREED,” which but the project could move forward with tandem with the Arlington County government’s Four Mile Run Valley initiative, would pay tribute both to the free African- or without it being acquired.

Hood said he expects to be back some- which aims to develop strategies for redeAmericans who lived in the Nauck area before the Civil War, and also those who time later in the summer to work with the velopment of what’s called the Shirlingtoncommunity on refining the sculpture and Nauck Crescent. moved in after emancipation.

I N SI DEN OVA . COM • SU N GA ZETTE RE AL E STATE G UIDE • JUNE 2016

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N.Va. Home Sales Rise, Prices Don’t Move Much in May SCOTT McCAFFREY Staff Writer

Home sales across Northern Virginia continued to blossom in May, although average sales prices declined slightly, according to new figures.

A total of 2,312 properties went to closing across the region last month, according to figures reported June 10 by RealEstate Business Intelligence, an arm of the local multiple-listing service. That’s up 7.9 percent from the 2,142 sales recorded in May 2014.

Figures represent sales in Arlington and Fairfax counties and the cities of Alexandria, Fairfax and Falls Church.

The average sales price of all properties that changed hands during the month was down 1.9 percent to $562,684, with two of three market segments posting declines.

The average price of single-family homes dropped 2.9 percent to $727,995, while the average price of attached properties, such as townhouses and rowhouses, was down 0.5 percent to $416,250. Condominium prices saw an uptick, rising 2.5 percent to $343,252.

Median sales prices were up slightly, rising 0.3 percent to $505,000. A total of 157 sales clocked in at $1 million or more.

Add up the sales and prices, and the total volume for May was $1.3 billion, up 5.9 percent from a year before.

Homes that went to closing in May

spent an average of 38 days on the market between listing and ratified sales contract, up from 37 days a year before but still a relatively pace. Homes selling last month garnered an average 98.2 percent of listing price, up slightly from 98.1 percent.

At the end of the month, there were 5,122 properties on the market, down nearly 10 percent from a year before. Listings coming onto the market in May were down 17.2 percent from a year ago.

Where is the Northern Virginia market headed? Pending sales in May were in slightly positive territory, suggesting the pace of growth may slow but retain forward momentum in the next few months.

Figures represent most, but not all, homes on the market.

All figures are preliminary, and are subject to revision.

D.C.’s Inner Core Seems Solid Sales Figures in May: Home sales across the D.C. inner core showed health in May with a year-over-year increase, but average and median sales prices declined slightly, according to new figures.

A total of 5,432 properties went to closing across the corridor last month, up 12.4 percent from a year before, according to figures reported by RealEstate Business Intelligence, an arm of the local multiplelisting service.

Figures represent sales in the District of Columbia; Arlington and Fairfax counties and the cities of Alexandria, Fairfax

and Falls Church in Virginia; and Montgomery and Prince George’s counties in Maryland.

The average price of all properties that went to closing was flat, declining 0.9 percent to $520,743 a year before. The singlefamily market saw a 2.1-percent drop to $615,161, while the townhouse/rowhouse market posted a 0.3-percent decline to $430,072. Condominiums saw an average increase of 1.1 percent to $367,349.

A total of 389 properties changed hands for more than $1 million, including two that went to closing at more than $5 million.

Total sales volume for the month stood at $2.83 billion, up 11.4 percent from a year before.

It took an average of 40 days from listing to ratified sales contract for homes that closed in May, unchanged from a year before. Homes garnered an average 98.3 percent of listing price, up from 98.1 percent.

The market of available properties is contracting, with the number of active listings (11,072) down 8.5 percent from a year before and the number of listings coming on the market (7,436) down 10.1 percent.

The short-term prognosis for the market looks modestly good, with pending sales up 3.7 percent and homes coming under contract up nearly 14 percent from a year before.

Figures represent most, but not all, homes on the market. All figures are pre-

Carol, Jerry & Jinx Buying or Selling real estate is an “investment.” Whether you’re buying your first condo or fifteenth detached house, or selling your own home or your parents’, you’re “investing” your valuable time and money in the process. We respect that, and always work to ensure that you have the best deal possible, and an enjoyable and stress-free transaction.

Call us at 703-622-4441, to see how we can help, because you deserve the best!

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J U N E 2016 • S UN GAZ E T T E R E AL ESTATE GU I DE • I N SI DEN OVA . COM

liminary, and are subject to revision.

Falls Church Has Highest Median Sales Price in 1st Quarter: With a combination of a close-in location and a proliferation of single-family homes, the city of Falls Church not only had the largest median sales price of all jurisdiction in the local area in the first quarter of 2016 – it won the competition by a mile.

The median sales price of $797,000 in what residents call the “Little City” was more than $220,000 higher than the next highest jurisdiction on the list, according to data from RealEstate Business Intelligence, an arm of the local multiple-listing service.

Arlington was in the runner-up position, with a median sales price of $553,000 for the quarter, followed by the District of Columbia ($510,000), the city of Alexandria ($475,000) and the city of Fairfax ($451,000).

Also near the top: Fairfax County ($450,000), Loudoun County ($430,000), Fauquier County ($352,450), Prince William County ($320,000) and Stafford County ($300,000).

Median prices were up in all those jurisdictions over the first quarter of 2015 with two exceptions: Alexandria’s median declined and Fairfax’s was unchanged.

The median is the point at which half of homes sell for more, half for less. It can be either higher or lower than the average sales price reported for the same period.

Va. Home Sales Strong in May, Median Prices See Slight Uptick A solid year-over-year increase in home sales across Virginia in May was tempered by a much more modest increase in median sales prices, but still produced a double-digit increase in total sales volume.

A total of 11,499 residential properties went to closing last month, according to figures reported June 21 by the Virginia Association of Realtors (VAR). That’s up 10.1 percent from the 10,369 transactions that took place in May 2015.

“With the typical seasonal uptick in activity, and buyers motivated by the lowered cost of financing, we’ve seen sales grow significantly,” said VAR president Bill White. “Residential-market performance this May magnifies the trend we’ve seen for recent months.”

The Virginia market – both sales and prices – traditionally peaks in June or July each year, then begins a gradual descent in monthly sales for the remainder of the year. The top-performing month in 2015 was June, when 12,684 properties went to closing.

The median sales price of all properties selling last month was $277,000, up a faction of a percentage point from the $275,000 recorded a year before.

Last year’s peak month for median price was in June, at $284,000.

With the increase in sales and prices,

total sales volume across the commonwealth for the month stood at $3.86 billion, up 10 percent.

Homes that went to closing in May spent an average 62 days between listing and ratified sales contract, the lowest time on the market in a year and five days fewer than was recorded in May 2015.

“Limited inventory creates a sense of urgency amongst buyers that contributes to a shorter average length of time on the market,” VAR officials said in analyzing the sales data.

Prospective purchasers both locally and at the national level continue to benefit from historically low interest rates. According to Freddie Mac, the average rate on a 30-year, fixed-rate mortgage originating in April (the last date available) was 3.61 percent, down from 3.69 percent a month before and the lowest rate in more than a year.

Virginia’s relatively low unemployment rate, which has declined from 5.2 percent in mid-2014 to 3.8 percent in mid-2016, also helps encourage potential buyers to hop into the market.

Figures represent most, but not all, homes on the market. All figures are preliminary, and are subject to revision.

For complete data, see the Web site at www.varealtor.com

Linda Wardle | REALTOR® An Affiliate of Buck Realtors

2519 Wilson Blvd, Arlington, VA 22201

ARLINGTON’S REALTOR® What Others Say...

“When it came time to sell my Arlington property I knew I required an excellent Realtor to pull it off well and in a timely manner. I researched many and finally entrusted this important sale to Carol Temple. Knowing that I didn’t want a weaker, more junior and less sophisticated agent helped me identify the qualities I knew were critical for the job... and this led me straight to Carol. She was exactly the high caliber, seasoned veteran with just the right touch of personality that I knew would result in success. She was perfect and she has my highest possible endorsement.”

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I N SI DEN OVA . COM • SU N GA ZETTE RE AL E STATE G UIDE • JUNE 2016

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Arlington County Board OKs a Raft of New Construction SCOTT McCAFFREY Staff Writer

Arlington County Board members spent a good chunk of their June meeting time approving a number of new mixeduse residential projects throughout the community.

Perhaps most notably, board members OK’d redevelopment of the Rosenthal Mazda site and several adjoining parcels along North Glebe Road in Ballston, which will be converted into nearly 500 housing units, retail space and a rental-car operation.

To be developed by Saul Centers Inc., the 2.97-acre parcel will feature 22 units of affordable-housing units as part of the mix.

“This redevelopment will add new homes and, we hope, a full-service grocery store just three blocks from the Ballston Metro,” said County Board Chairman Libby Garvey, who opined that the project “will enhance the vibrancy of one of the county’s most successful urban villages.”

County Board members on June 18 voted 5-0 to rezone a number of parcels, approve the project’s site plan and support a use permit allowing the car-rental facility.

The project will rise 12 stories and include just under 550,000 square feet of gross floor area.

Also approved June 18 was a six-story

development to bring 105 condominiums plus ground-floor retail and underground parking to the Rappahannock Coffee site along Columbia Pike at South Barton Street.

The project, approved unanimously, will incorporate the historic facades of existing buildings as part of its design.

Also approved that day was a 14-story building that will contain 90 condominiums, including four units affordable to those earning 80 percent or less of area median income, at 2000 Clarendon Blvd., replacing an existing office building.

The vote on that project, which also will include a small amount of retail space and 112 underground parking spaces, was 4-1.

Board OKs Fast-Tracking Change to Founders Square Property: Arlington County Board members have agreed to fast-track a developer’s request to change the potential mix of uses in a building that will be part of the Founders Square project in the 4000 block of Wilson Boulevard.

Board members agreed to hold a public hearing on the proposal on July 16, despite the general rule that site-plan amendments not be considered less than 120 days after the filing.

The building in question will be the fifth of five planned for the Founders Square complex, and already has been approved for a 20-story block of about N ARLINGTON/WOODBURY HEIGHTS $319,000 420,000 square feet of office space with ground-floor retail.

A new mid-rise building in Ballston is slated to rise where the Rosenthal Mazda dealership has stood for years. It is among new residential construction approved by the County Board.

The proposed new use would be 22 sto- County Board members, the project will ries, with just under 200,000 square feet of reviewed by the Planning Commission office space, an expanded retail area and on July 6 before final consideration by the 244 residential units. board. ...invitingSince youthehome!

The revamped proposal was considered County Board does not meet in May by the Site Plan Review Commit- in August, adoption in mid-July would be NORTH ARLINGTON/BLUEMONT $749,000 CITY/NEIGHBORHOOD $XXX,XXX tee, which reported no major concerns. the last time the measure could be taken Under the timetable agreed to by up before mid-September.

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CUTE-AS-A-BUTTON IN COURTHOUSE! 1br/1ba condo steps to everything in Courthouse and Clarendon— location can’t be beat! This condo offers enormous balcony w/ access from living rm & master bdrm, new flooring, open plan living & dining rm! Bldg has tons of amenities!

FALLS CHURCH

CLOSE TO BALLSTON METRO! Picture perfect 4br/3ba cape in A+ location — seconds to Ballston Metro, shops & restaurants! Open spacious floor plan, 2 wood burning fps & hardwoods throughout! Huge storage/ laundry room, finished lower level rec room & large backyard!

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872 Kensington Dr, Arlington, VA 22205

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7 MILES TO DC! Stunning 4 bed/3 bath home on large lot on sought after Juniper loop! Gives a feeling of a park with plenty of outdoor space for entertaining! Renovated kitchen/baths with tile, granite countertops, exposed brick wall, expansive windows, vaulted ceilings, crown molding, skylights. Screened Porch, large stone patio with spa overlooking creek!

3253 Juniper Ln, Falls Church, VA 22044 www.dixierapuano.com dixiemyrealtor@cox.net Dixie Rapuano | 703-801-2145

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ACROSS THE STREET FROM METRO Sunny, spacious 1BR condo with balcony and fireplace! Conveniently located across the street from Virginia Square Metro. New hardwood floors, granite counters & ss appl,, and custom closet. 2 Parking Spots. Washer Dryer in Unit. Storage Unit, Gym, Pool & Game Rm. A++location close to Ballston Mall, restaurants and shops. Shows like a model.

901 Monroe St N #1413, Arlington, VA 22201 www.chrissyandlisa.com Chrissy O’Donnell & Lisa Dubois 703.626.8374 | chrissy@chrissyandlisa.com

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BANNER IF NECC BANNER IF NECC BANNER IF NECC CONTEMPORARY, SPECTACULAR VIEWS! GREAT HOME IN DOWDEN TERRACE! Spacious 3-level waterfront contemporary — 4BR/4.5BA, 4,000+sf!

Hardwoods in Quiet cul-de-sac home homeHEADLINE situated on lovely half acre lot overlooking HEADLINE HEADLINE living areas, bedrooms! Spacious open kitchen! Amazing fromto all which areas, Max of 4 lineslake copy.views Agents need cut ifrooms! what has been Dowden Terrace Max of 4Park, lines copy.

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J U N E 2016 • S UN GAZ E T T E R E AL ESTATE GU I DE • I N SI DEN OVA . COM

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Contemporary Styles Found Inside and Out Solar System Powers Entire Home, While Layout Is Aimed at Fun Living

T

he local contemporary-home boom first hit Northern Virginia in the 1970s, and today, a new generation is making its mark across the region.

This week’s feature is a prime example, and it’s not simply the architectural styling that puts the emphasis on 21st-century living. Known by the creative team of Sagatov Design Build as its “Tesla Model,” the all-electric home features a solar system designed to fully power everything. And the SmartHome control system lets you be in charge of everything from the air conditioning to the TVs to the lighting, whether on the couch or halfway across the globe.

But all this focus on the future doesn’t mean the home isn’t a charmer. Four levels of interesting and creative space are worth exploring in detail, both for the high-gloss accoutrements and to see how everything works in harmony together, producing a package that is warm and welcoming as well as chic.

The property currently is on the market, listed at $1,879,000 by Michelle Sagatov of Michelle Sagatov Realty Group and McEnearney Associates.

The curb appeal is intriguing and inviting, subtle and whetting the appetite for what is inside.

To our left off the entryway is a home office, which leads to the expansive living room (with fireplace) in the rear.

Open and inviting, the space is perfectly at home both for daily living and for entertaining in style.

To the right off the entry is another open combo, the dining area and, beyond it, the kitchen and a deck that walks down to the rear yard. The space works well together, again perfect for entertaining.

Occupying one side of the home is the showstopper screened porch, a standout space that provides additional ambiance.

To the upper level we go, where the master retreat occupies one entire side.

It all begins with a lovely bedroom area, with vistas over the side and rear yards.

There also are two walk-in closets and a stunning, upscale master bath.

Two additional bedrooms are found on this level, each with its own bath.

Laundry facilities are here, as well.

Up we go one more level, where some true surprises await.

It begins in the large (18x25) recre-

nut flooring to the steel-ribbon staircase to the brick interior walls. The home is awash in light, but from the exterior and from custom interior lighting.

It’s a home built to impress. Mission accomplished!

Facts for buyers ation room, and continues onto the expansive deck, with marvelous views of the neighborhood and just the perfect spot for a summer soirée. There also is a bath on this level.

On the lower level can be found an inviting recreation room, the home’s fourth bedroom with full bath, a two-car garage and plentiful storage space.

Bonuses range from the chevron-wal-

Address: 3820 18th Street North, Arlington (22207).

Listed at: $1,879,000 by Michelle Sagatov, Michelle Sagatov Realty Group, McEnearney Associates (703) 402-9361.

Schools: Taylor Elementary, Swanson Middle, Washington-Lee High School.

The Michelle Sagatov Realty Group is your Property Partner helping you make sound real estate decisions.

With McEnearney Associates www.MichelleSagatov.com 703-402-9361 I N SI DEN OVA . COM • SU N GA ZETTE RE AL E STATE G UIDE • JUNE 2016

7

Realtor Q&A: Should Sellers Be Present at Inspection?

DAVE FACINOLI Staff Writer

Should the sellers be present during home inspections? The Sun Gazette asked some local agents that question.

Here are their answers: Betsy Twigg, McEnearney Associates: “The seller should not be at the home inspection. However, before settlement, and if everything is going along fine, I think it’s a good idea for the seller and buyer to walk through the house together.

That way the seller can point out certain things. It doesn’t have to be anything formal.”

Casey Samson, Samson Properties: “If the seller stays in the home during the inspection, you can kiss that transaction goodbye. I do not like buyers and sellers to meet, much less during the most volatile time of the transaction, the inspection. Professional agents would prohibit this from happening.”

Karen Close, Century 21 New Millennium: “I think the industry practice is that the home inspection is the time for the buyer to be alone in the house. Buyers don’t want sellers there and they think it’s an [imposition] on them if they are. The seller might get upset if they hear a buyer saying they don’t like the colors of a wall or a smell coming from the refrigerator.”

John Mentis, Long & Foster: “Never recommend a seller be present at their buyer’s home inspection, although it is

helpful if they make themselves available by phone or e-mail if the buyer or buyer’s inspector have any questions. Buyers want the opportunity to understand and ideally bond with the house; the seller’s presence at the inspection gets in the way of that. ” Laurie Mensing, Long & Foster: “The home inspection is an opportunity for the buyer and inspector to become familiar with the home. With the seller present, they feel like they are being looked over their shoulders. I do prefer that sellers be present for the final walkthrough.”

Casey Margeneau, Casey Margeneau Fine Homes & Estates: “I don’t want them there because the transaction is not consummated completely, and the buyers and inspector can get a much better feel for what is going on. It is an important time for the buyer to get comfortable with the house. The seller will be a distraction.”

Tracy Dillard, Long & Foster: “No, I don’t think a seller should be present. That time period is usually the only extended time block the buyer has to actually look at the home carefully before they purchase.

It is most helpful if the seller is available to answer questions, though. When we are the seller’s agent, we communicate with the buyer’s agent as questions arise so that we can quickly get the answers.”

Dean Yeonas, Yeonas and Shafran Real Estate: “Buyers want to spend two hours alone looking at the house without anyone looking over their shoulders. With sellers present, people hesitate to speak

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freely.”

Lilian Jorgenson, Long & Foster: “No, definitely not. The buyer needs the freedom to ask questions of the home inspection and not feel pressured to hurry up. They might have a lot of questions about the house, especially if they are firsttime home buyers.”

Steve Wydler, Wydler Brothers Real Estate: “As a rule, the seller should not be there. The buyers should have an open and unbiased dialogue with the inspector. Sellers tend to get very defensive and take things personally. It is valuable, though, to have the seller available to answer questions later.”

Karen Briscoe, Huckaby, Briscoe, Conroy Realty Group of Keller Williams: “The general rule is let the purchaser have that time alone with their agent. Having a seller there can get in the way, so it’s best to keep that separate.”

Donna Moseley, TTR Sotheby’s International: “I prefer they not be present. I like to let the buyers have the opportunity to learn about the house and get educated from the inspector. Sellers often try and justify what they have done to the house and they take questions personally.

It’s best to let the parties work through the channels that are established.”

Gloria Adams, TTR Sotheby’s: “It’s best if they are not there. They might take things personal that a home inspectors says. Traditionally, the home inspectors prefer to deal with just the buyer.”

Joan Stansfield, Keller Williams Realty: “Sellers should never be present for home inspections, as this is the time set aside for the buyers to kick the tires, so to speak, and take a closer look at the home they are buying. The home inspection is a very important part of the due-diligence period for the buyers and they need to be provided the opportunity for open, candid discussions with professional inspectors and/or their agent about the condition of the home.”

Craig Mastrangelo, Re/Max Allegiance: “I never recommend a seller being present, in that it is just that, a buyer’s inspection. This is the time that affords the buyer, to work with a home inspector to do a thorough inspection of the home and determine which items they should negotiate with the seller to fix, repair or replace.

PUBLISHER’S NOTICE

EHO

We are pledged to the letter and spirit of Virginia’s policy for achieving equal housing opportunity throughout the Commonwealth. We encourage and support advertising and marketing programs in which there are no barriers to obtaining housing because of race, color, religion, national origin, sex, elderliness, familial status or handicap.

Milton L. Drewer, IV Realtor®

Susan Wojcik Realtor®

www.buckrealtors.com • 703-528-2288 • 2519 Wilson Blvd, Arlington, VA 22201

8

All real estate advertised herein is subject to Virginia’s fair housing law which makes it illegal to advertise “any preference, limitation, or discrimination because of race, color, religion, national origin, sex, elderliness, familial status or handicap or intention to make any such preference, limitation, or discrimination.”

This newspaper will not knowingly accept advertising for real estate that violates the fair housing law.

Our readers are hereby informed that all dwellings advertised in this newspaper are available on an equal opportunity basis. For more information or to file a housing complaint call the Virginia Fair Housing Office at (804) 367-9753. Email: fairhousing@dpor. virginia.gov. Web site: www.fairhousing.vipnet.org

J U N E 2016 • S UN GAZ E T T E R E AL ESTATE GU I DE • I N SI DEN OVA . COM

It is at this time that the seller becomes engaged and they then can work with their listing agent to try and work on mutually agreeable addendum terms.”

Carol Ellickson, TTR Sotheby’s International Realty: “When the seller is there, it can slow down the process and be a reason the buyer decides not to move forward. I have had sellers present during a home inspection when I was representing the buyers. It was very uncomfortable for my buyers, as the sellers did a lot of talking to sell their house. It’s very wearing. The home inspection is the time for the buyer to follow the home inspector to learn the house, as well as find any deficiencies.”

Jack Shafran, Yeonas and Shafran Real Estate: “We don’t like selling or listing agents present, so you don’t have someone breathing over your back. A buyer needs the chance to get comfortable with the house and the home inspector during that time.”

Carol Temple, Coldwell Banker: “It’s a bad idea for the seller to be there, and you don’t want the seller’s agent there either. There is an avenue for the seller and home inspector to communicate, but not during the inspection.”

Adam Gallegos, Arbour Realty: “In cases when the seller happens to be there, they tend to become defensive and emotional. It can turn a situation into a backand-forth situation. It’s best the seller not be there.”

Dana Landry, Washington Fine Properties: “The owner should not be present during the home inspection and should allow the buyers time in the home to talk candidly with their home inspector and to learn all the ‘ins-and-outs’ of the home. If the owner is home, often buyers are not comfortable as they feel they need to be polite to the owner, and this takes away from their focus on inspecting the condition of the home and learning how it operates.”

Mark Middendorf, Long & Foster: “It’s best that sellers are not there. Home inspections are kind of invasive and unnerving for sellers and buyers. It’s the buyer’s orientation to the house.”

Dawn Wilson, Keller Williams: “Generally, the seller should not be present during the home inspection because it may make the buyer feel uncomfortable and may create tension in the process going forward dealing with the buyer and the buyer agent. However, every situation is unique, and in some cases it may be agreeable to have the seller’s agent present separately, or with the seller. The seller should not be present without his agent.”

Billy Buck, Buck & Associates: “I advise strongly that the seller and their agents not be present. I make myself available to answer questions and give out information and get back to people afterward if there is a need. That time is to let the purchaser get as comfortable as possible with the house and the inspector.”

Natalie Roy, Keller Williams Continued on Page 14

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1313 Dolley Madison Blvd • (703) 760-8880 I N SI DEN OVA . COM • SU N GA ZETTE RE AL E STATE G UIDE • JUNE 2016

9

Architect: Make Your Home Feel Like a Vacation Retreat BRIAN TROMPETER Staff Writer

Vacation homes are everything workaday houses aren’t: uncluttered, open, tantalizingly decorated and soothing.

Homeowners can achieve the same effects by renovating their existing houses or building new ones according to principles that maximize space and function, said Great Falls architect Francisca Alonso.

It’s not just about how big a home is.

“There are plenty of houses that have 12,000 square feet and have no soul,” she said. “The smaller the space, the more vital it is that it serves you well.”

Alonso and her architect husband, Antonio, recently condensed their decades of design knowledge into a book, “Nesting for Empty Nesters: The Vacation Style Living Approach to Aging in Place.”

Filled with color photos from houses the couple have designed, the thin, square, glossy book incorporates advice on everything from features homes should have to questions one should ask prospective architects.

The book is aimed at middle-aged Baby Boomers whose children are leaving home, but who do not wish to move away to a retirement community as their parents did, said Alonso, who has trademarked the phrase “Vacation Style Living.”

“Why in the last one-third of your life should you be punished into a little shoe-

box in the middle of nowhere?” she asked.

While the expense might prove breathtaking – between $200 and $300 per square foot – tearing down an existing home and building a new one from scratch has plenty of advantages, Alonso said.

Renovating homes often is more costly, as one must pay to remove old features and install new ones. Alonso prefers to install high-quality materials that will require little to no maintenance for the owner’s remaining decades.

“I know what cheap construction looks like,” she said. “People spend a lot of money getting rid of it.”

The most important part of a home is its shell: the foundation, walls and roof, she said.

“If you build a house with a cheap shell, energy will get lost through the walls,” Alonso said. “If the cake recipe isn’t good, the icing won’t fix the problem.”

Alonso favors building homes where most space is concentrated on the main level. She prefers open layouts with few doors, plenty of windows and natural light, and no steps between sections. She also likes universal-design features, such as doors with handles instead of knobs and “zero-entry” showers without thresholds to step over.

Alonso also is a big fan of decluttering, which instantly makes spaces appear larger and reduces homeowners’ feelings of guilt and stress.

Francisca Alonso

The Alonsos in 2001 founded AV Architects & Builders in Great Falls. The firm often has its tear-downs performed by Second Chance, a reclamation company that carefully disassembled houses and recycles all the building materials.

The Alonsos last year built a house for Falls Church resident Meg Long and her family. Because the Longs have three dogs and board a horse in Great Falls, Francisca Alonso suggested the house’s first-floor mud room should contain a dog-washing station and a separate washer and dryer to

handle laundry soiled by pet-related activities.

“The entire floor plan is very open,” Long said. “There’s a ton of windows with lots of natural light. We looked at a couple of houses they’d done. They’re good at tucking the stairwell off to the side and do split landings, so you’re never going up one steep set of stairs.”

Long learned about the Alonsos from a friend’s acquaintance and called the housing-building process a “great experience.”

“They’re wonderful people, very honest, and they kept things on time and on budget,” Long said.

Falls Church resident Gordon Bernhardt, for whom the firm is building a house, said he was awed by the creativity Francisca Alonso put into its design.

“I was really impressed with what she did,” he said. “There was a focus on quality that probably isn’t as common with some builders.”

Following her recommendation, Bernhardt agreed to concentrate most of the home’s activities on the main floor.

“I was looking to build a house that might be the last house I ever buy,” he said.

“In theory, I could spend the rest of my life on the first floor.”

Francisca Alonso was born in Chile and grew up in Marbella on Spain’s Costa del Sol. Her father was a famous architect Continued on Page 14

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J U N E 2016 • S UN GAZ E T T E R E AL ESTATE GU I DE • I N SI DEN OVA . COM

Preparation Is the Key to Beating Stress of Packing (StatePoint) – From finding a new home to selling one’s current home, the moving process can be a big source of stress.

Among the top stressors is packing. In fact, in a recent survey, commissioned by Duck brand, conducted online by Harris Poll, over half of Americans (56 percent) say packing to move is extremely/very stressful.

It doesn’t have to be this way. Here are some tips to reduce packing pain.

• Purge before packing: Diminish the workload by first cleaning out items you no longer need.

• Pack carefully: Forty percent of those who would find it frustrating to pack when moving worry about items break-

ing. Eliminate anxiety by wrapping fragile items with cushioning material, like Bubble Wrap. Dish and glass kits provide pouches and dividers to protect delicate goods. Lastly, secure your boxes with quality packing tape, like EZ Start Packaging Tape.

• Buy boxes: Scrambling to find enough boxes can be nerve wracking.

Don’t dig around the grocery store last minute. Instead, purchase boxes in a variety of sizes and levels of durability.

Then, color-code each box with tape, to know where it goes on moving day.

While moving will always contain some stress, the right moving supplies and strategies can streamline the task.

High Levels of Student Debt Have Impact on U.S. Real Estate Seventy-one percent of non-homeowners repaying their student loans on time believe their debt is stymieing their ability to purchase a home, and slightly more than half of all borrowers say they expect to be delayed from buying by more than five years.

This is according to a new joint survey on student loan debt and housing released today by the National Association of Realtors and SALT, a consumer literacy program provided by nonprofit American Student Assistance.

The results also revealed that student

debt postponed four in 10 borrowers from moving out of a family member’s household after graduating college.

Nearly three-quarters of non-homeowners polled in the survey believe their student loan debt is delaying them from buying a home.

Broken down by each generation and debt amount, the percent share is the highest among older Millennials approximately aged 26 to 35 (79 percent) and those with $70,000 to $100,000 in total debt.

Regardless of the outright amount of student debt, more than half of non-hom-

eowners in each generation report that it’s postponing their ability to buy.

The survey, which only polled student debt holders current in their repayment, yielded responses from borrowers with varying amounts of debt from mostly a four-year public or private college.

Forty-three percent of those polled had between $10,001 and $40,000 in student debt, while 38 percent had $50,000 or more. The most common debt amount was $20,000 to $30,000, according to the survey results Lawrence Yun, NAR chief economist,

says the survey findings bring to light the magnitude student debt is having on the housing market and the budget of even those financially able to make on-time payments.

While obtaining a college degree increases the likelihood of stable employment and earning enough to buy a home, many graduating with this debt are putting home ownership on the backburner in part because of the multiple years it takes to pay off their student loans at an interest rate that’s oftentimes nearly double current mortgage rates.

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A Delightful Pre-War Colonial Transformed

Set on Charming Street, Property Showcases Elegance Inside and Out

S

et on one of the most delightful residential streets in Arlington, and close to everything from Cherrydale and Lee Heights to the Metro corridor, our featured property combines the best in pre-war construction with a modern ambiance.

Whether enjoying the spacious, lightfilled rooms or taking the celebration outside to the showplace patio, the versatility of this three-level-plus-attic brick home is timeless, and the updates have planted it firmly in the 21st century.

The property currently is on the market, listed at $1,099,000 by Susan Joy of Long & Foster Real Estate.

Trees provide shade and beauty as we spy the home from curbside, and soon, we are welcomed indoors to begin our exploration.

To our right, spanning the entire depth of the home’s footprint, is the stunning living room, which exudes elegance and is showcased by a doublesided fireplace shared with the bonus room (with bay window) that adjoins it.

Built-in bookcases add to the ambiance.

A dining alcove was created by the present owners to provide a view of the rear garden and stone patio. The space can accommodate 10, with extra room nearby for holiday dinners.

The renovated and expanded kitchen is among the highlights, featuring updated appliances, granite countertops and hardwood flooring. A stunner of a space, by anyone’s estimation.

The family room occupies a wing of the main level, celebrating the flexibility of the floor plan, and yet additional bonus space adds to the kitchen/family room combination.

Upstairs, our first stop is the master retreat, a bucolic spot the accentuates relaxation and is augmented by a lovely bath area whose highlights include updated tile, a frameless walk-in shower and towel warmer.

Two additional bedrooms are found on this level, and there is access to the walk-up attic above.

More excitement awaits on the lower level, home to a spacious family room with fireplace and 8-foot ceiling; a home office area; and even a wine cellar.

The patio, touched on before, is worth mentioning again. It proffers ample space for grilling and dining in privacy, and overlooks the low-maintenance rear yard.

Facts for buyers Updates are found throughout the home, designed to offer turnkey living.

A special home when it made its debut in 1941, our featured property has stood the test of time. And now, with a carefully crafted update that retains the timelessness but adds in special fea-

tures, it is ready for the next phase of its storybook existence.

High-quality properties in sought-after locales never go out of style in Arlington, so don’t expect this one to linger on the market. Make your move: Go take a look today.

Address: 2385 North Quincy Street, Arlington (22207).

Listed at: $1,099,000 by Susan Joy, Long & Foster Real Estate (703) 201-6219..

Schools: Taylor Elementary, Swanson Middle, Washington-Lee High School.

Susan Joy 703-201-6219 susan.joy@longandfoster.com

Delivering Excellence, Experience and Success.

2016 • S UN GAZ E T T E R E AL ESTATE GU I DE •www.insidenova.com I N SI DEN OVA . COM 12JuneJ U30,N E2016

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2015 Washingtonian Magazine Top Real Estate Agent.

Sun Gazette

National Builder Confidence Rises Slightly in June After holding steady for the past four months, builder confidence in the market for newly constructed single-family homes rose two points in June to a level of 60 on the National Association of Home Builders/Wells Fargo Housing Market Index (HMI).

This is the highest reading since January 2016.

“Builders in many markets across the nation are reporting higher traffic and more committed buyers at their job sites,” said NAHB Chairman Ed Brady, a home builder and developer from Bloomington, Ill. “However, our members are also relating ongoing concerns regarding the shortage of buildable lots and labor and noting pockets of softness in scattered markets.”

Rising home sales and an improving economy are “positive factors indicating that the housing market should continue to move forward in the second half of 2016,” said NAHB chief economist Robert Dietz.

All three HMI components posted gains in June. The component gauging current sales conditions rose one point to

64, the index charting sales expectations in the next six months increased five points to 70, and the component measuring buyer traffic climbed three points to 47.

Looking at three-month averages, South registered a two-point uptick to 61 and the West rose one point to 68. The Northeast dropped two points to 39 and the Midwest fell one point to 57.

Continued from Page 2

plus they go with every decor. People with allergies will always choose hardwoods over carpet. Homes with hardwood floors will command a higher value. If there are hardwoods under the carpet, the buyers may mentally calculate how much it will cost to have the carpet removed and the floors refinished. This can be a deterrent to a potential sale.”

Carol Ellickson, TTR Sotheby’s International Realty: “From my experience, most buyers prefer hardwood. It gives a more favorable impression when a buyer walks into a home, lasts longer than carpet, is easier to clean, and over the long term is less expensive.”

Gloria Adams, TTR Sotheby’s: “A lot of times people have allergies. That’s just one reason hardwood flooring is best.

Some do like their bedrooms with carpet.

Hardwood homes are cleaner and they sell better.”

Jennifer Halm, McEnearney Asso-

ciates: “Today’s buyers at all price points want hardwoods. We tell our sellers that carpeting on the main level will bring down their net and slow the sale. Carpet does not photograph well. Almost without exception, buyers look at carpet and begin calculating the cost to remove it and install hardwoods. Then they multiply it times five and deduct that from their offer.”

Ginny Brzezinski, McEnearney Associates: “Tile works in the bathroom for buyers. Many tile floorings in the front hall or kitchen can look cold or dated.

Hardwood in our market is king.”

Dee Murphy, Long & Foster: “It’s interesting how people’s preferences for hardwood flooring has changed over time.

It’s popular now and has been for a while.

With so many allergies now that carpeting can pick up, hardwood floors minimalize living.”

Natalie Roy, Keller Williams Realty: “Currently, hardwood floors are in

demand by buyers. They like the fact that hardwood does not stain or shed like a carpet and consider it a better resale investment. As part of prepping their home to put on the market, sellers are focused these days on refinishing their wood floors.

If they do not have hardwood floors, many seriously consider replacing old flooring with stylish hardwoods. From a design perspective, there are tons of choices. Sellers know hardwoods can make a difference in a home selling quickly and at top dollar.

That said, carpets do provide a warmer, cozier atmosphere, which is desirable in bedrooms and in basements.”

Betsy Twigg, McEnearney Associates: “Hardwood makes a house look better and is preferred by buyers. I don’t know if that makes a home sell faster or for a higher price.”

Billy Buck, Buck & Associates: “The market drives that hardwood is the way to go.”

Realtor Q&A: Stick with Carpet, or Go With Hardwoods?

and it is cost prohibitive to put hardwood in, then in most cases, new carpet should be put in prior to resale. Buyers like tile flooring in the bathrooms. It can be OK in some other areas of the home; however, some buyers consider it hard and uncomfortable, and easy to have things break if they drop on the floor.”

Michael Highman, Acquest Realty: “Overall, hardwood flooring is a better asset for resale than carpet, but there are many scenarios on when to have that, what type of hardwood flooring, and for what resale market. It’s like going to the toothpaste aisle and, well, not an easy choice.

There’s solid hardwood, engineered, floating, planks, exotic, etc., and the budget of the seller.”

Sue Feinthel, McEnearney Associates: “Definitely hardwoods. Hardwoods are richer in appearance, are more durable, 0

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I N SI DEN OVA . COM • SU N GA ZETTE RE AL E STATE G UIDE • JUNE 2016

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Buck & Associates, Inc. Realtors

Realtor Q&A: Home Inspections Continued from Page 8 Realty: “The quick answer is no. The home inspection is a key part of the home buying and selling process and is best when conducted in an open setting. The home inspection is the time that the buyer feels most at ease to ask the inspector anything and everything about the house. If the seller is present, the buyer might feel inhibited and alternatively the seller might feel defensive when the inspector points something out that is not in perfect working order.”

Dee Murphy, Long & Foster: “No matter what side I am on, I wouldn’t want the seller there. During the inspection, the buyer wants to be able to speak freely and be comfortable. When a seller is there, they tend to talk too much and that slows things down. There is a lot of interference.”

Michael Highman, Acquest Realty: “In general, I prefer as a listing agent

Make Home Feel Like a Retreat Continued from Page 10

and inspired all four of his children to enter that field.

Alonso graduated in 1992 from Catholic University in Washington, D.C., which her other siblings and husband also attended.

is moving from part-time to full-time agent at last!

After over 20 years of teaching full-time in the Arlington County School System while working as a part-time Realtor, Linda has retired from teaching and is excited to devote more time to helping you with all of your real estate needs!

She and her husband are planning a second book around a totally different topic: how to balance marital, family and work obligations for the best possible outcome.

“You can have it all, but not all at once,” she said.

The Sun haS Covered LoCaL reaL eSTaTe SinCe 1935!

CALL US TO LIST OR BUY

YOUR HOME

is pleased to annouce that

LINDA REED

to be in the background during a home inspection, and only make myself available if the buyer requests some information. I believe the seller can make a more business-like decision reviewing an inspection addendum vs. making a quick emotional decision by being there personally.”

Sue Feinthel, McEnearney Associates: “The seller should not be present. It can make the buyer feel uncomfortable, ill at ease, and they might feel the inspection is an inconvenience to the seller and they should hurry through the inspection. This is the buyer’s time to spend several hours in the house and explore all the nooks and crannies. Sometimes sellers seem to think they can help by answering questions on the spot.”

Ginny Brzezinski, McEnearney Associates: “We ask our sellers to leave during the home inspection and all showings. Hovering sellers can make a buyer feel awkward and even sink a deal.”

Anne Cronin Linda Murphy Betsy Twigg

• Real estate agent for 20 years; Arlington resident for over 45 years • A local expert: Linda raised her family in Arlington and knows the schools and community well • Linda knows the value of honest, ethical and reliable support – you can count on her every step of the way!

• Experienced in helping clients sell their homes and find the perfect new home • Linda cares about her clients’ needs – let Linda help you find the best real estate solution for YOU

703.597.3082 703.850.0190 703.967.4391

4720 Lee Hwy Arlington, VA 22207

Call, email or text Linda to buy or sell a home today!

linda@buckrealtors.com  (703) 801-0926 Put Linda Reed’s real estate expertise to work for you!

14

Anne

J U N E 2016 • S UN GAZ E T T E R E AL ESTATE GU I DE • I N SI DEN OVA . COM

Linda

Betsy

I N SI DEN OVA . COM • SU N GA ZETTE RE AL E STATE G UIDE • JUNE 2016

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BUCK&ASSOCIATES,INC.

40

1976

2016

Buck & Associates 40th Anniversary As Buck & Associates celebrates 40 wonderful years in Arlington, we would like to say thank you to all our past real estate clients, both residential and commercial. We look forward to another 40 years of exceeding our clients’ expectations at our Clarendon location along Wilson Boulevard. Thanks again for making us your trusted real estate partner.

WWW.BUCKREALTORS.COM 2519 WILSON BOULEVARD ARLINGTON, VIRGINIA 22201 (703) 528 - 2288 16

J U N E 2016 • S UN GAZ E T T E R E AL ESTATE GU I DE • I N SI DEN OVA . COM