Archive for the 'Condos' Category
Shirlington’s Face Lift is Almost Complete
October 16th, 2007 Categories: Arlington Urban Villages, Around Arlington County, Buyers, Condos, Shirlington, The Native Tourist
This is so many development projects opening in Shirlington that I’ve spent these first few months on my blog writing about all the new openings. The “other half” of Shirlington has taken shape and has a completely new feel. With only Saigonique left to open and Harris Teeter opening on October 23, 2007– the main expansion is just about done.
The last commercial building is still under construction and there are still plans on the table for a extended-stay-type hotel in the parking lot next to the movie theater. While we wait to see if there will be more street-level shops in the commercial building and the plans for the hotel to work itself out, there is lots to enjoy in this new Shirlington. So take a virtual tour and call or email me if you are interested in living in the area. Besides all the new residences, there is still a large community of existing condos for sale.
Related Posts:
Shirlington Crest & Bow Hill Townhomes
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Wilson Blvd & Oakland Street: The Start of Something Big?
October 2nd, 2007 Categories: Arlington Urban Villages, Around Arlington County, Ballston, Condos, Neighborhoods, Virginia Square
I was driving down Wilson Blvd on Saturday heading to pick up clients and had a “WOW” reaction when I saw the tearing down of this building on the corner of Wilson Blvd & Oakland Street. I often see the cranes going up and the buildings being built– but rarely get to see the destruction that precedes the new birth.
While there is no sign up yet on what’s to come, it appears to be the home of a new residential building– The Amelia Residences at Virginia Square.
Originally scheduled as am 8–story building with 108 unit condominium, 147 underground parking spaces and 3500 square feet of retail at street level, it is now simply called a “residence.” In Developer speak that means that there is a possibility that is won’t be offered as a condo- but as rental apartments instead. The developer is Dittmar- which is a long-time local builder with a solid reputation. Even Arlington County’s press release from 2004 would not commit to condos.
This is a great location– between Ballston & Virginia Square Metros. Virginia Square is the home of the George Mason Law School and still one of the least developed areas of the Orange Line Corridor.
3801 Wilson Blvd– keep you eyes on it.
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Congratulations John & Katelyn
September 21st, 2007 Categories: Around the City of Alexandria, Buyers, Condos, Del Ray, Neighborhoods, Old Town Alexandria
Why wait 30 days for something you can do in 20? It was Labor Day weekend and a tough negotiation- but we did it, quickly and without many major issues. Mostly because you both have been great to work with. Also much thanks to a great listing agent, Amanda Jordan with Re/Max Allegiance we all got through it all.
So congratulations to Katelyn & John on their new home. It’s a great condo and one of the best values around. You just can’t get any closer to a metro stop.
John– you can now look out onto your kingdom each morning. And on that clear day- you can enjoy your view of the Washington Monument.
Katelyn– John will have the whole placed moved and set up by the time you get back from your business trip. That’s the best way to move, have someone else do it. You’ll get home just in time you figure out how to use those fancy new appliances. Next time you call out “Honey, I’m home” it will be. 
Colecroft Station condo is located right across from the Braddock Road Metro. Located between Old Town Alexandria & Del Ray and built in 1990, it was constructed in the style of Italian Renaissance. There are 156 units of one, two and three bedroom units all with balconies or a patio for the first floor units. The amenities include a fitness room, party room and secured underground parking.
The area around the metro is still underdeveloped compared to Arlington Metro area development- but Alexandria has plans. Plans that I’ll talk about in a future post.
This is my biggest pleasure with working with buyers. Guiding them through the maze of home-ownership and finally handing over the keys to their new home.
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Good Fences Makes Good Neighbors
September 5th, 2007 Categories: Around the City of Alexandria, Buyers, Condos, Sellers, Shirlington
They are putting a new fence up in Windgate. I live in Windgate. It’s been 15 years now and I don’t think this fence has ever been replaced. So it’s a good thing that we’re getting a new one. It’s even better that I don’t have to pay a special assessment to do it.
The fence stretched from Windgate III to the back of the property where Windgate II resides. It’s taken four months to get two condo boards to approve this one project– so I hope we don’t have to do it again for another 20 years.
One day last spring after one of the few heavy rains we experienced this year, the fence came down. It seemed that no one was paying attention to it, that it needed some attention and care and just fell down.
Getting everyones attention.
Of course, only part of it came down– the one near my townhouse. The fence separates us from the Arlington County Yard. Arlington County tries to be a good neighbor– we don’t hear trucks coming and going all night, they finally got their mulch pile under control after many meetings with their neighbors. But that was a long time ago. We complained, they listened and fixed the problem. I have no real complaints about Arlington County’s maintenance yard being our neighbor. I do have a huge complaint that they don’t see it as their responsibility to have a fence separating our condo community from their maintenance yard. Instead– putting up that fence is our cost. But putting up this fence has kept Arlington County a good neighbor. So its all good.
As I came home every night last week, I watched the progress of this fence. It got me thinking about this fence, how it’s needed, how it creates boundaries even though we know what those boundaries are and we have no dispute with our neighbor.
Real Estate Agents Make Good Fences
It made me think that sometimes as agents we are fences, creating boundaries to separate out the emotion of selling or buying property. When we work agent-to-agent– we help the buyer and seller stay good neighbors through the process of selling a home.
I was working on a deal last week– one that could have been very stressful for everyone involved. Instead, because the agents saw the ultimate goal here was to sell a property to someone who wanted to buy it, we were able to work through issues with relocation companies, a seller two time-zones away, closing dates less than 30 days, and trying to get it all agreed to before a long holiday weekend. Late Friday, we had a deal.
I couldn’t help but think what would have happened if the buyer wasn’t represented with a buyer’s agent. There were issues that came up during the negotiations that would have confused, frustrated and angered a buyer working on their own. I’m glad my clients had me as their agent. They are a nice couple who will be getting married soon. They were open to my advice and trusted what I was telling them and weren’t afraid to ask questions. They didn’t give up. They continued to counter until we found the seller’s sweet spot. And while the listing agent didn’t and couldn’t tell us what that number was, she keep on telling us to counter with another offer.
So I’m glad we were there to create the boundary between the buyer and the seller and make the sale of this condo in Alexandria a possibility.
Related Posts:
5 Reasons to Use a Buyer’s Agent When Purchasing New Construction
FAQ #3: What is a Buyer’s Agent & Why Should I Hire One?
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West Village of Shirlington: Take A Look, It Just Might Surprise You
August 22nd, 2007 Categories: Around Arlington County, Buyers, Condos, Shirlington
It certainly surprised me!
I’ll admit it, when I saw the sign go up for new condos on the corner of Four Mile Run and Walter Reed Drive down the block from Shirlington in late 2005 I had my doubts. Just another quick and dirty conversion project to take advantage of the growing market here in Shirlington. It’s across the street from the power plant-what are they thinking?
After all, these garden-style apartments turning condo looked like this:
I was pleasantly surprise that next spring when I went to their first broker’s open. They had two models open: a standard one bedroom, the second was a two bedroom incorporating many of the upgrades available to buyers. Everything else was still under construction.
My first surprise that you couldn’t see from the street: There are many more units than just those parallel to Four Mile Run! The property was going to be sold in three phases.
My next surprise: they weren’t just converting these garden apartments to condos, they completely gutted the buildings, gave the outside buildings a new fascade, came up with new floor plans, installed central air conditioning & full-size washer/dryers. So the new condos look like this:
The other standard features are:
- 42”Bruce Cabinetry
- Granite counter-tops
- GE stainless steel appliances, with gas cooking
- Bruce hardwood floors throughout
- Custom built-in walk-in closets
- Recessed lighting
- Balconies or sun rooms
- Ceramic flooring in bathrooms
There are upgrade options for the cabinetry, granite and other features available through Restoration Hardware.
In addition to the interior offerings, they took one of the buildings and created a club house surrounding the pool. There is a planned play area and picnic area. Each unit has either a patio, a balcony or a sun room. And- they’ve also managed to create some two bedroom “cottages” and some two level, three bedroom townhouses.
This property is one of the best values in Arlington. I don’t say that lightly. I’m a real estate agent. I see the new projects in Arlington.
In addition to the complete renaissance on the interior units, the development company, KSI created additional amenities:
- Fitness Club
- Business Center with high-speed Internet
- Library with coffee bar
- Sports pub with billiards
- Multi-media private screening room
- Great room with balcony overlooking pool
- Grilling area with built-in barbecue grill
- Outdoor pool with children’s pool
- Putting green
- Garden and picnic area
- Playground
- Concierge service provided by VIP Desk
The Location
This project is at the very edge of what is considered Shirlington. The W&OD Bike Path runs along Four Mile Run where you can also find the bus to the metro. West Village bookends another new development project at the other end of Shirlington along Four Mile Run: Shirlington Crest Garaged Townhouses by Stanley Martin and Bowman’s Hill Garaged Townhouses by McShay Companies in Nauck. The McShay Townhomes are further along than Shirlington Crest. The three projects together will put yet another new face on Shirlington.
The Parking
My main concern with the property is the parking situation. There is no garage parking– all surface parking. But that is standard for the condos in this area. At least one spot is included with your purchase. Guest parking would have to be street parking- which can get a little tight, but not impossible. I have visited the property over the weekend when everyone is home and it doesn’t seem to be a problem with the current residents. But the entire property is about at 30% occupancy right now. Although 99% of the completed units are occupied. And many of the spots are still unavailable because of ongoing construction. With all that going on- the parking still doesn’t seem to be a problem.
The Pricing
I have visited this property with various clients since it first opened. It was comforting to see that they adjusted their pricing to meet the market and didn’t cut and run like the Ed Peete Company. KSI seems committed to the neighborhood. I appreciate that in a developer. They are offering incentives to close in 30 days in Phase 2 and some lesser incentives to wait for Phase 3. They are not requiring that you use their lender. The condo fees are in line with the other condo communities in the area.
I’m not listing the prices here- because they can changes according to demand. Contact me if you are interested. So, if you are looking for a condo and think that the Orange line condos are over-valued, come over to the south side. But don’t walk in without a buyer’s agent. Read my last post to understand why. Phase 3 units are for sale but still under construction- so you can’t see them yet. You have to buy it on faith. That’s not the way you buy real estate. Delivery is expected for Phase 3 starting in the 4th quarter this year– 2007.
Give me a call to find out what else is going on in the neighborhood. Shirlington is full of surprises.
Read my other posts about Shirlington.
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IO Piazza: The Luxury Shirlington Condo Didn’t Make It. Now For Rent
August 13th, 2007 Categories: Around Arlington County, Buyers, Condos, Shirlington
After months of rumors and no official announcement, IO Piazza, the second condo built in Shirlington is now for rent under Windsor Management.
I pass this building every day on my way into my office. I watched it’s development all through the winter and even in the spring. The past few weeks, I noticed all the development stopped. Maybe it was completed? Looked on the MLS and found the listings magically gone. I searched the county’s website only to find it still listed for development. Turns out the county site is wrong.
It’s been rumored for months that this high end condo was not going to be. The builder, The Ed Peete Company, had cancelled all its other condo projects in North Arlington. We held onto hope that Shirlington would be different because the condo market is not as competitive as North Arlington. But we saw it coming. It was priced too high, the market had turned, the builder wasn’t taking any chances. Too bad, because we had people waiting to buy a new condo in Shirlington. It’s good news if you bought a condo in The Village at Shirlington. It may even helps the final sales in West Village of Shirlington. Limit supply and it puts all the condo communities in and around Shirlington in higher demand.
IO Piazza
Built as a condominium, it has 245 units ranging from one bedrooms to a three bedroom with den. It has a five level indoor parking garage, a guest lobby with attendant, a plaza sun deck/terrace, community meeting room & exercise room. The higher floors are going to have some magnificent views.
My office is right up the block. When the builder was in pre-sales, we were given a special presentation of the amenities and prices. The prices ranged, from the mid-$300,000 for a one bedroom to $1.2 Million for the penthouse of three bedrooms plus den.
As polite as a real estate agent can be, we all thought the prices were too high for Shirlington– these were North Arlington prices. It wasn’t going to sell. We were right. Or at least the builder didn’t think it would sell. So they cut and run.
Windsor Management
Windsor is a Shirlington neighbor and has been managing The Village for as long as I can remember.
The rents are high in The Village. IO Piazza rents are going to be even higher. Anywhere from $500 to $1,000/month higher.
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- 1 Bedroom/1 Bath: $1,725–$2,020/month
- 1 Bedroom + Den/1.5 Baths: $3,109/month
- 2 Bedrooms/1 Baths: $2,250–$2,485/month
- 2 Bedrooms/2 Baths: $2,515–$2,815/month
- 2 Bedrooms + Den/2 Baths: $3,170/month
- 3 Bedrooms/2 Baths: $3,495–$3,530/month
People who rent in the IO Piazza should email me, you just might be able to buy a condo in one of the neighboring condo communities if you can afford these rents.
Other Posts on Shirlington Condos:
Shirlington Village: Premiere Address NOT on the Orange Line
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The Halstead Condo: Signs of Life for Columbia Pike Revitalization
August 8th, 2007 Categories: Arlington Urban Villages, Buyers, Columbia Pike, Condos, Neighborhoods
In 1986 the Arlington County Board created a plan to revive life into the once grand “Main Street” — Columbia Pike in South Arlington. We have seen the plan, the revised plan and the updated plan. Until last year when we actually started to see some action.The first project on the Pike is now being build. It’s a mixed– use project called The Halstead.
The Halstead
Located on the corner on Walter Reed Drive & Columbia Pike, The Halstead will be an 8–story mixed-use project of 269 condominium units and 42,350 square feet of retail space– of which the Arlington Free Clinic will be assigned 7,500 square feet. The County will reserve 128 parking spaces for public parking. In keeping with the history of The Pike, the Halstead will incorporate the facade of the Arlington Hardware store which was located on this spot for decades. There is currently no pricing information available but the project looks to be the start of something big. I have some calls into the county for more info on the condos- but still waiting to hear back. As soon as I have more information about condo sales– I’ll post it here.
I stopped by there to take some pictures of the progress on the building- still just a large whole in the ground.
If The Halstead looks anything close the architect’s rendition– it’s going to be awesome and give a whole new look to the tired face on The Pike.
The Columbia Pike Revitalization Project
Columbia Pike is one of the last projects envisioned by the county in its master plan of creating walkable urban villages around the county. We’ve seen run down areas like Ballston, Clarendon & Courthouse all transformed into grand areas that put Arlington back on the map as a cool place to live. During that time Columbia Pike fell by the waist side. It took a back seat to massive amounts of development along the orange line metro.
The County Board, in its Top 10 Accomplishments for 2006 listed the Columbia Pike Revitalization Project as its second most important accomplishment for last year. I hope in 2007 it makes it to #1.
The plan is there– let’s hope we continue to see action.
Future Planned Projects
Stay tuned for the start of these planned projects:
Columbia Village at Columbia Pike & S. Greenbrier Street - The current Columbia Village Shopping Center will be demolished. Built in its place will be 235 residential units and 7,544 square feet of retail space. (Approved by the County Board in July 2005.)
- Penrose Square at Columbia Pike between S. Barton & Adams Street – The County Board approved a re-zoning and site plan for the new Penrose Square, proposed by Carbon Thompson Development. The 4.15 acre project will include 299 residential apartments, a new 61,500 square foot Giant grocery store, 36,000 square feet of additional retail space and 713 parking spaces. Arlington County will participate in the construction of 122 parking spaces that will be reserved for public parking. Penrose Square is the largest project yet approved on Columbia Pike since the adoption of the Columbia Pike Form Based Code in the early 2000’s.
Siena Park at Columbia Pike & S. Wayne Ave (former Safeway Site) – Woodfield Investment’s plan for the Safeway site was approved by the County Board in October 2006. The project consists of 188 residential units, 32,604 square feet of retail space and 14,603 square feet of office space.
- Pentagon To Fairfax County Line Light Rail – Capitol Improvement Project to install a street car down Columbia Pike to from the Pentagon to the Fairfax County line. This is one of the most significant projects in the entire Revitalization plan. In my opinion, it will make or break the success of Arlington’s vision for the Pike. There also has been very little coverage on the progress of the whole project. It will be an earth shattering concept for all of Northern Virginia to address it’s transportation issues. If successful, it will be a model for other areas around the City of Alexandria and Fairfax County not served by metro.
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Shirlington Village: Premier Address NOT on the Orange Line
July 23rd, 2007 Categories: Arlington Urban Villages, Around Arlington County, Buyers, Condos, Neighborhoods, Shirlington
Living on metro’s orange line is sexy, trendy and the “in” thing to do. The first words from the condo buyers I work with is: I want to live on the metro line. Of course the metro line they want is the orange line.
The orange line is great- from Rossyln to Ballston– it’s where everyone THINKS they want to live. And many people do.
There has been and continues to be many new development projects in the orange line corridor. Many that I will be talking about in months and years to come. BUT– if you work downtown and NOT on the orange line– commuting may not be as easy as you think because it usually involves a transfer. If that’s your situation, then it’s time to consider other options.
Your other options are the blue and yellow lines.
If you want Arlington, VA– that means your options for “walk-to-the-metro” are limited on the blue and yellow lines. Pentagon City & Crystal City is mostly rental apartments. The Ellipse is up and coming and stay tuned for my thoughts on that development. But it’s not exactly “walk-to-metro.” The Bella Vista condo is a high rise condo right in Pentagon City. Although it’s not in a real “walkable” neighborhood.
Shirlington is Arlington’s urban village to consider. It is a close-in, walkable village located just south of the Pentagon right off I395, Shirley Highway. It is considered Arlington’s Art Center and the home of WETA, Washington’s PBS Station, Signature Theater & Classika Theater. In addition to it’s art focus, there are great restaurants, The Energy Club gym, the W&OD bike path, dog parks, Shirlington library, a movie theater and annual street festivals like Movies Under the Stars and Octoberfest.
Anchored in the middle of all this activity is Shirlington’s new condominium: Shirlington Village. Built as part of Shirlington’s recent expansion, it is a 161 unit high-rise condo located across the street from the bike path on South Arlington Mill Drive.
It’s 161 units include one to four bedroom flats and lofts some with dens, ranging from 781 to 2,500 square feet. A little more spacious than your average orange line condo– with all the amenities found in any condo built in the last five years: roof-top pool, work-out room, business center, lounge with big-screen tv and 24–hour concierge.
There weren’t any short-cuts taken on each unit’s features: hardwood floors, high-end appliances, granite counter tops, ceramic tiled bathrooms. Each unit has a balcony or sun room and many of the first floor units have separate entrances onto South Arlington Mill Drive. If you are fortunate to live on the northeast side of the building- you even have a view of the Washington Monument. Exposures are either north or south– each unit I’ve been in has lots of light. In fact, my clients who moved there in January sometimes complain that there is too much light- if that’s even possible! But they love living there.
Coming this fall, Harris Teeter Grocery is opening right across from the entrance.
Each owner is deeded one or two parking spots in the underground garage in the building with other reserved spots in the shared multi-level garage next door. There are extra storage units and it’s a pet-friendly building.
When this condo opened late in 2006, many units were immediately listed to sale from investors who were looking to flip their property. When many of the units didn’t sell, they were rented. So, while there is currently only one unit for sale: a 2 bedroom, 2 bath with den unit on the 8th floor listed for $535,000– I expect more units to come on the market later this year when those leases are up. Keep your eyes open.
One thing that this building has that your average orange line condo doesn’t have? Competition. It is the only high rise condo in the neighborhood. There was suppose to be another condo – IO Piazza– but it’s been rumored to turn rental and all the listings on the MLS have magically disappeared! I could be wrong– so check their web site for more updated info.
Sure there are other condo communities in the neighborhood– Windgate, Fairlington, Park Fairfax, The Heatherlea- but all these were built or sold as condos in the 1970s-1980s. The other newest condo, on Four Mile Run– West Shirlington– is a conversion project of garden style units and not as conveniently located as Shirlington Village.
Now if you are commuting downtown– Arlington county is building a new bus depot at the other end of Shirlington to improve bus service to Shirlington. It is one stop away from the Pentagon metro and the yellow or blue metro line.
If you’re in the market for an Arlington condo– don’t limit your options.
Explore the south side– you just might be surprised.
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Frequently Asked Question #1: What is the difference between a Condominimum & a Townhouse?
July 22nd, 2007 Categories: Buyers, Condos, Frequently Asked Questions, Real Estate News
Condominium is a type of ownership while a townhouse is a type of architecture.All around Arlington & Alexandria many of the townhouses are condo ownership. Park Fairfax, Fairlington, Windgate & Arlington Village are good examples of townhouse communities that are also condos.
Condo Ownership
Condominium is a type of ownership where you own “wall-to-wall” of a particular unit and share ownership with other unit owners for the common areas of the property.
In addition to your mortgage payment, you pay a condo fee that contributes to the overall budget of maintaining the common areas of the property like the pool, lawn care, parking lots. In addition, your condo fee helps pay for the master insurance policy, management company costs, reserve funds for general repair and replacement of items like the roof, sidewalks, parking lot pavement.
Your condo is run by an elected condo board made up of other owners who volunteer their time to manage the condo’s budget, vote on the condo’s rules and management issues.
There are advantages and disadvantages to owning a condo. One major advantage is that you have a reduced amount of maintenance to worry about. The condo takes care of your roof, sidewalks, and any outside maintenance of the property. One disadvantage that most people object is the requirement to follow a set of rules. Most rules are reasonable but make sure you know what they are BEFORE you buy any condo.
Fee Simple Ownership
Fee simple ownership is the type of ownership where you own the entire building and the land that it stands on. You own and are taxed on a plot of land and its improvement (your home).
Your home may belong to a homeowners association where you pay a fee in order to maintain common areas like pool, community center, private trash or snow removal.
Your home owners fee is significantly less than a condo fee– but you have an increased amount of home maintenance to manage. Homeowners associations also have a set of rules to follow– so READ your homeowners association documents BEFORE you purchase a home or townhouse in a homeowners association.
Virginia’s Condominium/Home Owners Association Laws
Virginia Law requires that any potential owner receive a complete set of condo or home owners’ association documents. As a potential buyer, you should receive these documents within 14 days of ratifying your contract. Certain information is required in these docs:
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- Latest financial statement of the association
- Any violations of the current unit owner
- Complete set of the most current rules and regulations
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The complete checklist of what is required for condos and a home in an association can be found on the state’s web site. The buyer then has three days to read and review these documents. Anytime during this time, the buyer can void their contract without losing their earnest money deposit. While the owner can’t change the rules, they are required to fix any violations found by the association and any payments owned to the association.
Which is Better to Own?
There is no right answer here. It depends on your situation. In Arlington and Alexandria, there are whole condo neighborhoods– like Shirlington. So it’s not that easy for your condo to lose value. Many people think that owning a condo is owning “cheaper” real estate. Not true– at least in Virginia.
If you are someone who doesn’t want to do their own maintenance and plan on hiring someone to do all the work around the house– like mowing the lawn or outdoor repairs; or are someone who has a busy lifestyle and just doesn’t have time to take care of all the home maintenance involved with owning a home, then owning a condo is an option to consider.
If you are someone who who loves everything about owning a home–like mowing the lawn or just tinkering around the house– fee simple ownership is the way to go.
When you are considering buying property, it’s important to understand the different type of ownership in property. The other type not covered here is Co-Op ownership– maybe in the future– but there aren’t many co-ops in Northern Virginia. If you are interested in this type of ownership– visit the Virginia Community Association Network provide below.
Other sources of info:
Virginia Community Association Network
Arlington County Condo, Homeowner & Tenant Associations
Fairfax County Condo & Homeowners Associations
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