M ARK E T RE PORT
ARLINGTON COUNTY& FALLS CHURCH CITY MCENEA RNEY A S S OCI ATES - FI RS T HA LF 2 0 1 8
table of contents
03 04 05 06 09 10 13 14 17 18
a message from maureen mcenearney dunn
2018 first half review
arlington & falls church city summary 215 N Van Buren St | MLS# FA10222864 Front & Back Cover: 4801 Yorktown Blvd | MLS# AR10249557
chain bridge, cherrydale, country club hills, lee-harrison, williamsburg/yorktown
wilson blvd, east falls church, ballston
rosslyn, courthouse, clarendon, washington blvd/westover
columbia pike
shirlington/fairlington
crystal city, aurora highlands
falls church city
20 21 22 23
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a message from maureen mcenearney dunn McEnearney Associates has had the privilege of serving the Washington, DC metropolitan area since 1980. With almost four decades of success, we know what a special place this is to live and work! We’re proud to be locally owned, locally operated and locally involved. When John McEnearney founded our company, he had a clear objective: “To provide a quality of real estate services that is second to none. To earn the respect of our customers and clients and ultimately their recognition as the best.” While we have grown from a small office with 15 agents in Old Town Alexandria, Virginia to one with nine offices in Washington, Maryland and Virginia and over 370 wonderful Associates, our commitment to that objective has never wavered. We are honored every time a client chooses us to help them sell, buy or rent their home. Every transaction, regardless of price, is important to us – because it is important to you. We hope you enjoy this Arlington County-Falls Church City Market Report, and please let us know if we can ever help with any of your real estate needs. Sincerely,
Maureen McEnearney Dunn President
Maureen McEnearney Dunn President McEnearney Associates REALTORS®, Inc. mdunn@mcenearney.com +1 703 738 9544
2018 first half review The real estate markets in Arlington County and Falls Church City in the first half of 2018 changed little from the first half of 2017 – and that’s a good thing. We continue to have a strong market. At a quick glance, many key market indicators look pretty lackluster. The total number of sales was down a bit as was the average sales price. Specifically, in Arlington County, there was a 4% drop in the total number of homes sold and the average sales price was down 1.7%. But homes sold on average in two fewer days and very close to their original list price – 98.4%. Falls Church City had a significant 24% drop in the number of sales, but that was less than 3 homes fewer per month. The average sales price was down 1.2% but homes sold on average in five fewer days and at 98.9% of their original list price.
rates has hurt affordability, buyers have not been deterred and rates are still extremely low from a historical perspective. Overall supply of homes in Arlington County and Falls Church City is right at two months, and just under one-month for homes priced less than $500,000. We see little on the horizon that will cause any significant shift in the market for the balance of the year. Each area can experience different market dynamics, so you’ll find an analysis of the performance of detached homes, attached homes and condos for the 11 communities that make this such a wonderful place to live. We hope you find this information useful, and we invite you to connect with any of our terrific McEnearney Associates for a deeper look!
The biggest challenge that contributed to the modest drop in sales volume was inventory. The overall number of available homes on the market was 15% - 20% below the levels seen in 2017, and the shortages were even more significant for homes priced less than $500,000. The lack of quality inventory made it pretty tough for firsttime homebuyers. So don‘t be misled by the drop in the number of sales – the fact the homes are selling more quickly and very close to list price means the market is still strong. We’re far enough into the year to conclude that the impact of last year’s tax reform legislation has been negligible – the negative implications of the limit on the deductibility of state and local taxes has largely been offset by the increase in takehome pay for many wage-earners. Mortgage interest rates jumped almost a half point in the first couple months of 2018 but have since stabilized. Rates have hovered around 4.6% for the last three months. While the increase in
David Howell Executive Vice President and CIO McEnearney Associates REALTORS®, Inc. dhowell@mcenearney.com +1 703 738 9513
arlington & falls church city summary
Homes Sold
Avg Days on Market
Average Sales Price
Avg Sales Price/ Org List Price
Chain Bridge, Cherrydale,
1H 2017 1H 2018 % CHANGE
285 223 -21.75%
50.9 59.2 16.31%
$1,044,252 $1,058,405 1.36%
97.7% 97.9% 0.20%
1H 2017 1H 2018 % CHANGE
277 255 -7.94%
52.5 39.1 -25.52%
$711,802 $712,712 0.13%
98.4% 98.8% 0.41%
1H 2017 1H 2018 % CHANGE
378 440 16.40%
49.3 55.3 12.17%
$648,138 $649,709 0.24%
96.7% 97.7% 1.03%
Columbia Pike
1H 2017 1H 2018 % CHANGE
313 283 -9.58%
35.4 31.1 -12.15%
$493,027 $476,888 -3.27%
98.5% 99.2% 0.71%
Shirlington/Fairlington
1H 2017 1H 2018 % CHANGE
227 205 -9.69%
28.9 15.2 -47.40%
$439,486 $427,015 -2.84%
99.1% 99.7% 0.61%
1H 2017 1H 2018 % CHANGE
102 113 10.78%
35.6 35.4 -0.56%
$588,240 $595,771 1.28%
96.9% 98.8% 1.96%
Arlington County
1H 2017 1H 2018 % CHANGE
1,582 1,519 -3.98%
43.6 41.7 -4.36%
$666,156 $654,812 -1.70%
97.8% 98.4% 0.61%
Falls Church City
1H 2017 1H 2018 % CHANGE
121 92 -23.97%
36.5 31.0 -15.07%
$767,637 $758,552 -1.18%
99.0% 98.9% -0.10%
Country Club Hills, Lee-Harrison, Williamsburg/Yorktown Wilson Blvd, East Falls Church, Ballston Rosslyn, Courthouse, Clarendon, Washington Blvd/Westover
Crystal City, Aurora Highlands
chain bridge, cherrydale, country club hills, lee-harrison, williamsburg/yorktown Arlington County is the fourth largest city and the sixth largest county in the Commonwealth of Virginia. It is comprised of several popular areas such as Chain Bridge, Cherrydale, Country Club Hills, Lee-Harrison and Williamsburg. Chain Bridge served as a transportation hub. The first Chain Bridge, from which the community takes its name, was built in 1797. It has been replaced several times. The current bridge carries some 22,000 vehicles a day. Cherrydale takes its name from a cherry orchard that was owned by Dorsey Donaldson. Donaldson’s family was one of the first to settle and farm the area in the 1780s. Country Club Hills is known for having the first electric rail lines that branched out of DC. Despite the urban influences, the community still maintains its rural roots today. Lee-Harrison is known as the epicenter of Arlington, for its shopping center, restaurants and activities. North Arlington residents are likely to find many friends/neighbors in the Harris Teeter or outside Starbucks and or Baskin Robbins. Williamsburg/ Yorktown is a carefree neighborhood and is known for having the largest hill in Arlington, Minor Hill. Minor Hill was a valuable resource during the Civil War, as the hills height allowed for observation and signal communication. Arlington is extremely popular with millenials and younger demographics as in recent years they have moved into the area. There is always something exciting to do in Arlington and with its close proximity to Washington, DC, it is definitely a popular destination to visit and enjoy.
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
# OF UNITS
245
185
-24.49%
DOM
49.9
58.9
18.04%
AVG SP
$1,125,386
$1,169,653
3.93%
SP/OLP
97.9%
97.8%
-0.10%
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
20
14
-30.00%
22.5
64.9
188.44%
AVG SP
$835,345
$831,571
-0.45%
SP/OLP
95.4%
99.2%
3.98%
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
20
24
20.00%
91.1
58.0
-36.33%
AVG SP
$259,263
$333,188
28.51%
SP/OLP
96.4%
98.0%
1.66%
Detached
Attached # OF UNITS
DOM
Condo # OF UNITS
DOM
3800 Lee Hwy #307 | SOLD
1809 N Culpepper St | SOLD
1535 N Glebe Rd | SOLD 2800 N Roosevelt St | SOLD
4805 25th St N | SOLD
117 N Park Dr | SOLD
3589 N Powhatan St | SOLD
851 Patrick Henry Dr | SOLD
2309 N Lexington St | SOLD
wilson blvd, east falls church, ballston
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
# OF UNITS
148
135
-8.78%
DOM
41.6
34.8
-16.35%
$945,010
$931,609
-1.42%
Detached
AVG SP
SP/OLP
98.5%
99.1%
0.61%
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
21
22
4.76%
14.0
31.5
125.00%
AVG SP
$813,511
$829,818
2.00%
SP/OLP
99.8%
98.9%
-0.90%
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
108
98
-9.26%
Attached # OF UNITS
DOM
Condo # OF UNITS
DOM
74.9
46.7
-37.65%
AVG SP
$372,446
$384,880
3.34%
SP/OLP
97.7%
97.8%
0.10%
The community of Wilson Boulevard is situated in the western part of Arlington, right next to Fairfax County. The area surrounding Wilson Boulevard was used as farmland during the 1700s. During the Civil War, the area played an important role in the surveillance and defense of the capital. Like the other communities of Arlington, Wilson Boulevard experienced considerable growth at the end of the 19th century with the arrival of the interurban trolley lines that branched out of DC and into the outlying rural area. World War II brought more construction to all parts of Arlington, including Wilson Boulevard. East Falls Church is a very pedestrian friendly area, with many local residents walking to and from the metro to commute into DC. Houses are modern and many have had additions built on to them. There are several nearby parks and open fields at local public schools. Ballston has always been an Arlington hotspot. Ballston experienced growth with the arrival of the Washington, Arlington and Falls Church trolley line in the late 1890s. By the turn of the 20th century, Ballston was beginning to take shape as a centralized neighborhood. Ballston took on a new role as a commercial center in the 1950s. With the development of Ballston Common Mall and the Washington metro rail network, the community of Ballston has become an indelible fixture in Arlington County. Ballston is a modern, interurban community that has evolved to meet the needs of its residents. Tall apartment and condominium complexes recede to residential hamlets, offering a spectrum of living accommodations. Ballston has plenty of parks and trails for those seeking an active lifestyle. Bike riders are welcomed on designated bike lanes. Ballston is a walkable community that offers it all. There is retail shopping at Ballston Common Mall paired with an equally inspiring array of well-seasoned restaurants. Head to the Ballston Farmers Market every Thursday during the spring and summer. The Taste of Arlington held in May generates quite the buzz. If all else fails, hop on the metro and explore the nation’s capital.
rosslyn, courthouse, clarendon, washington blvd/westover Rosslyn is an urban village through and through. With an emerging nightlife and accessible public transportation, Rosslyn is a good place to call home. Of course, we all know that sometimes the grass is greener on the other side. For those looking for a little adventure, Georgetown is right across the Key Bridge. Or, hop on the Metro for a trip downtown. The Rosslyn community comes with a bit of its own culture as well. There is the annual Rosslyn Jazz Festival. Urban artwork decorates open space and places like the Artisphere add flavor and color to the local scene. Overall, Rosslyn offers a contemporary experience that is unlike any other. Courthouse Plaza is the stage for spring and summer events, like the Saturday Farmers Market and outdoor concerts. Hillside Park is a well-groomed urban forest open to the public for their leisure. The Courthouse corridor offers an eclectic mix of eating establishments and boutique stores. Clarendon is a diverse community that is characterized by a distinct local flair. Clarendon real estate accommodates a wide range of housing options, from apartments and condominiums to old Sears homes, cozy craftsman houses and bungalows. Clarendon features an array of specialty shops and restaurants. A strong local business community competes next to bigger retailers. Nearby Ballston Mall has a movie theater and other shopping and dining options. A strong sense of community is shared by Clarendon’s residents, and is made evident in the events centered around the Clarendon Metro Station. From Clarendon Day to the weekly Farmers Market, there is a wealth of opportunities to be had in Clarendon. Westover exudes a village-like ambiance that is hard to match. Residents enjoy boutique shops and unassumingly delicious eateries. It is a cohesive, friendly community where people more or less know each other by name. Westover Park offers residents roughly five acres of green space, ball fields and basketball courts. The community’s new library is centrally located on Washington Boulevard. Westover is also home to some of Arlington’s favorite restaurants.
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
53
59
11.32%
48.8
37.3
-23.57%
AVG SP
$1,195,219
$1,242,383
3.95%
SP/OLP
96.4%
98.6%
2.28%
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
48
35
-27.08%
31.5
43.3
37.46%
AVG SP
$955,414
$980,296
2.60%
SP/OLP
97.8%
98.1%
0.31%
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
# OF UNITS
277
346
24.91%
DOM
52.4
59.2
12.98%
AVG SP
$490,216
$517,063
5.48%
SP/OLP
96.5%
97.3%
0.83%
Detached # OF UNITS
DOM
Attached # OF UNITS
DOM
Condo
2001 15th St N | SOLD
1419 N Utah St | SOLD
131 N Edgewood St | SOLD
2008 Randolph St | SOLD
404 S Highland St | SOLD
26 Old Glebe Rd #306-B | SOLD
1216 S Monroe St | SOLD
columbia pike
Detached # OF UNITS
DOM
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
105
105
0.00%
35.7
31.1
-12.89%
AVG SP
$701,054
$683,266
-2.54%
SP/OLP
97.0%
99.3%
2.37%
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
# OF UNITS
106
69
-34.91%
DOM
21.8
15.0
-31.19%
AVG SP
$504,738
$472,536
-6.38%
SP/OLP
100.7%
99.8%
-0.89%
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
# OF UNITS
102
109
6.86%
DOM
49.1
41.4
-15.68%
AVG SP
$266,711
$280,838
5.30%
SP/OLP
98.2%
98.4%
0.20%
Attached
Condo
Located in South Arlington, the community of Columbia Pike is centered around the road from which it takes its name. It is fair to say that Columbia Pike, which runs from Arlington Cemetery into Fairfax County, is the lifeblood of the community. A mix of residential properties, garden apartments and condominium buildings defines Columbia Pike. The intersection of Columbia Pike and Walter Reed Drive is a boisterous niche of good food and entertainment. Many other restaurants are located nearby. Columbia Pike offers a wide range of amenities, from fullservice supermarkets to health food co-ops and specialty markets. The Columbia Pike Farmers Market, open from May to November, boasts a wonderful selection of fresh produce and other goods.
shirlington/fairlington
The communities of Shirlington and Fairlington occupy the southernmost corner of Arlington County. Shirlington is platted in the Four Mile Run valley, rising toward Fairlington in the south. Both are bound by I-395 to the east except for South Fairlington, which lies to the west. Shirlington takes its name from a combination of Shirley Memorial Highway (now I-395) and Arlington. Fairlington is calm and inviting; it is a comely refined community that boasts large shade trees, open green space and a homey ambiance. Architecturally speaking, the community of Fairlington is comprised of townhomes built in the colonial revival style. Fairlington is on the National Register of Historic Places and in 2002, was given a “Test of Time” award by the Virginia Society of the American Institute of Architects. Fairlington’s community center, nestled next to the community’s basketball courts, provides art and fitness programs. There are tennis courts too. Meandering paths are perfect for dog walking or a leisurely stroll. Getting down to Shirlington is easy and accessible by foot, bike or car. Apartments and condos are the norm. The nearby neighborhood of Nauck offers more in the way of townhomes. In Shirlington, one can find plenty of restaurants with pleasant, outdoor seating. Boutique shops are also included in the mix. A library is conveniently located in the center of the community. The Signature Theater plays home to traveling Broadway and other theatrical acts. There is also a seven-screen movie theater.
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
7
14
100.00%
59.7
19.1
-68.01%
AVG SP
$797,177
$478,089
-40.03%
SP/OLP
99.0%
98.9%
-0.10%
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
# OF UNITS
125
86
-31.20%
DOM
25.6
14.2
-44.53%
AVG SP
$495,912
$491,111
-0.97%
SP/OLP
99.2%
100.1%
0.91%
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
95
105
10.53%
31.0
15.4
-50.32%
AVG SP
$338,884
$367,707
8.51%
SP/OLP
98.8%
99.5%
0.71%
Detached # OF UNITS
DOM
Attached
Condo # OF UNITS
DOM
2420 S Walter Reed Dr #6 | SOLD
2929 Buchanan St #B2 | SOLD
4301 35th St S | SOLD
1304 19th Rd S | SOLD 3001 Grant St | SOLD
2411 Queen St | SOLD 615 29th Rd S | SOLD
crystal city, aurora highlands
Detached # OF UNITS
DOM
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
37
36
-2.70%
30.5
22.4
-26.56%
AVG SP
$893,481
$940,891
5.31%
SP/OLP
95.9%
98.4%
2.61%
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
# OF UNITS
10
13
30.00%
DOM
8.5
7.2
-15.29%
$567,540
$608,000
7.13%
Attached
AVG SP
SP/OLP
100.7%
101.1%
0.40%
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
55
64
16.36%
43.9
48.4
10.25%
AVG SP
$386,660
$399,157
3.23%
SP/OLP
97.5%
98.6%
1.13%
Condo # OF UNITS
DOM
Crystal City is different from other urban neighborhoods. Beneath its streets, Crystal City offers a space age shopping experience at the Crystal City Shops. Visitors and residents can dine, shop and get to the Metro without having to go above ground. This isn’t to say that there isn’t anything above ground either. There is a variety of restaurants and shops on the ground level as well. Life in Crystal City isn’t strictly commercial. Crystal City residents live in close proximity to the 18.6 mile Mt. Vernon Trail, which is ideal for those looking to get closer to the Potomac. Crystal City is a very active community to say the least, and there is something to do for everyone. From Farmers Markets to weekly 5Ks, Crystal City is a convivial community of good spirits and pleasant diversions. Affably dubbed a “front porch community” by the Washington Post, Aurora Highlands matches suburban charm with urban convenience. It sets a standard for the short commute. A certified historic district, Aurora Highlands is characterized by old Sears houses, craftsman homes, colonial and Tudor revivals, and modern movement architecture. Residents are only a short walk away from work at Crystal City or Pentagon City, as well as the corresponding Metro lines. Aurora Highlands boasts an active and engaging civic association, which is committed to the preservation of the community. Several parks are immediately available for a total recreation experience. Pentagon Row dining and shopping are superb. Aurora Highlands caters to all and leaves little to be desired.
falls church city
If you are looking for a city with a strong sense of community that you can call home, then look no further and welcome to the City of Falls Church! Consisting of a unique environment that almost seamlessly blends rural and suburban lifestyle, it’s not hard to see why it is frequently named one of CNN’s Top 100 Places to live in the U.S. Take a walking tour of the city’s historic sites and explore the city’s 6 marked stops along the Civil War Trail. Not in the mood for a city tour? Then take advantage of one of the city’s 12 Parks offering amenities including picnic tables, grill equipment, playgrounds and lighted basketball, volleyball, and tennis courts. If it’s a night on the town you are looking for, head into Falls Church City for dinner on Broad Street and then make your way to the classic 1936 movie house, The State Theater, for a night of music and entertainment. The City of Falls Church not only offers a wide variety of events and entertainment, it also offers it’s own highly rated school system. Of the now five schools serving under the city’s independent public school division, the Falls Church City Public Schools (FCCPS), there is one Preschool, two Elementary Schools, one Intermediate School and one High School. The Jessie Thackrey Preschool, serves children 2 to 5 years old and also offers special needs programs. The city’s two elementary schools, Mt. Daniel and Thomas Jefferson, have long been recognized as schools of excellence by the U.S. Department of Education and the Virginia Department of Education. For those students in grades 5-7, Mary Ellen Henderson Middle School, open in 2005 and recognized as a school of excellence, offers a progressive, enriching, and differentiated curriculum in an effort to help guide future academic and career goals. As Virginia’s first school to offer the challenging International Baccalaureate (IB) program, George Mason High School gives students the opportunity to earn college credit while still in high school. The school’s reputation is widely known and consistently cited in national publications for above average state and national standardized test scores.
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
67
42
-37.31%
37.4
55.0
47.06%
AVG SP
$974,236
$967,669
-0.67%
SP/OLP
99.2%
98.7%
-0.50%
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
25
23
-8.00%
20.3
7.3
-64.04%
AVG SP
$615,708
$676,091
9.81%
SP/OLP
98.8%
100.3%
1.52%
2017 First Half
2018 First Half
% CHG (1H17 vs 1H18)
29
27
-6.90%
48.2
13.8
-71.37%
AVG SP
$421,293
$503,504
19.51%
SP/OLP
97.7%
98.0%
0.31%
Detached # OF UNITS
DOM
Attached # OF UNITS
DOM
Condo # OF UNITS
DOM
902 Lincoln Ave | SOLD
410 Jefferson St E | SOLD
902 Jackson St | SOLD
410 Rosemary Ln W St | SOLD
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For informational purposes only. Based on available data for average sales units per agent and average sales prices per firm. In compiling this report, LeadingRE relies on third party sources including REAL Trends National Network 2018 Totals Final Report and REALTOR® Magazine 2017 Franchise Report. LeadingRE is not responsible for the accuracy of third party data.
reaching the luxury buyer Over 3 million affluent consumers visit our network flagship website, luxuryportfolio.com every year to browse in a setting dedicated solely to significant properties. These are high-networth buyers, not dreamers. The average luxury home buyer is 36 has an average household income of $372,000, liquid assets of $10.8 million and 57% own a second home. In the U.S. alone, luxuryportfolio.com curates more properties priced more than $1 million than any other luxury property website.
$10.8M
57%
I N L I QU I D A S S E T S
O WN A SE CO ND HO ME
$372,000
36
AV E RA GE HOU S E HOL D I NCO ME
9
NU M BE R OF L A NGU A GE S YOU R P R OP E R T Y WI L L B E T R A NS L AT E D I NT O
AV E R AG E AG E O F LUXURY HO ME B UYE R
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Maureen McEnearney Dunn
David Howell
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