RE Summer 2024

FALLS CHURCH NEWS-PRESS | FCNP.COM

JULY 18 - 24, 2024 | PAGE 9

Summer Home & Real Estate Guide

Aquaponics Page 12 • Commercial To Residential Page 14 Top 5 Sales Page 15 • Year to Year RE Numbers Page 15

HO ME & R EA L E STATE

PAGE 8 | JULY 18 - 24, 2024

FALLS CHURCH NEWS-PRESS | FCNP.COM

Where Innovative Marketing Meets Exceptional Real Estate!

NEWS-PRESS

2024 BESTOFFC.COM

VOTE

I founded THE BITICI GROUP to provide top-notch advice, unparalleled customer service, and superior marketing. We hire elite designers, writers, and photographers to showcase your home perfectly. That’s why forward-thinking clients and exceptional properties choose us for our tailored approach and fantastic results.

For a smarter, personalized real estate experience, contact THE BITICI GROUP at KW Metro Center.

FOR SALE | 90 3 Hi l l wo od Ave

SOLD

SO L D

SOLD

SOLD

$ 1 . 35M

S O LD

COM IN G SOO N

132 Rolling Trce

108 Smallwood Way

1615 N. Kenilworth St. 2841 Meadow Lane

7025 Haycock Road

2906 Linden Lane

1.13M

$1.405M

$1.401M

$736K

Details to Come!

Falls Church

Represented Buyer

Falls Church

Represented Buyer

Arlington

Falls Church

Represented Buyer

$35K Over List

Albert Bitici albert@thebiticigroup.com 571-775-0468 Keller Williams Metro Center 2111 Wilson Blvd., Suite 1050, Arlington, VA, 22201 Each Keller Williams Office is independently owned and operated.

(703) 224-6000

$885K

Falls Church

4 Days on Market!

Falls Church

HO ME & R EA L E STATE

PAGE 10 | JULY 18 - 24, 2024

FALLS CHURCH NEWS-PRESS | FCNP.COM

NEWS-PRESS

2024

Home Loans

BESTOFFC.COM

Please Vote for Me

Purchase • Refinance Home Equity Adjustable & Fixed Rates

25+ years local lending experience • Falls Church Resident

Call / Text / Email Today

Julie Andre

703-237-0333 JAndre@unfcu.com

United Nations Federal Credit Union

8251 Greensboro Dr, Ste 620 McLean, VA 22102 703-448-8320 • UNFCU NMLS ID 456916

Senior Mortgage Loan Officer NMLS ID 1010775

Information subject to change without notice. Loans subject to credit approval.

COMING SOON: TWO FCC HOUSES - UNDER $1,000,000!

SOLD! SOLD! SOLD!

213 W. Columbia Street, Falls Church City $999,000

375 S. George Mason Drive, Arlington $842,500

310 N. Van Buren Street, Falls Church City $2,400,000

The market is still moving, even with higher interest rates.

If you want to buy or sell then let's talk.

Thanks so much for your vote in Best of Falls Church 2024!

NEWS-PRESS

Realtor, NVAR Platinum Producer

Thanks for your confidence alisonmiller@kw.com and your business.

703-298-9495 Each Office is Independently Owned and Operated

AMatKW.com 105 W. Broad Street Falls Church, VA 22046

2024 BESTOFFC.COM

FALLS CHURCH NEWS-PRESS | FCNP.COM

HO ME & R EA L E STATE

JULY 18 - 24, 2024 | PAGE 11

PAGE 12 | JULY 18 - 24, 2024

HO ME & R EA L E STATE

FALLS CHURCH NEWS-PRESS | FCNP.COM

Aquaponics : A Sustainable Solution to Fertilize Your Garden

by Nick Gatz

Falls Church News-Press

Aquaponics, a method that synergistically combines aquaculture (raising fish) and hydroponics (growing plants in water), offers a sustainable, efficient, and ecofriendly way to fertilize your garden. This integrated system creates a symbiotic environment where fish and plants mutually benefit, leading to healthier growth and higher yields.

How Aquaponics Works

Aquaponics systems use fish waste to provide essential nutrients to plants. The fish produce waste, which is rich in ammonia. Beneficial bacteria in the system convert this ammonia into nitrates and nitrites, nutrients that plants need to thrive. As the plants absorb these nutrients, they filter and clean the water, which is then recirculated back to the fish tanks. This closedloop system is highly efficient, conserving water and eliminating the need for chemical fertilizers and pesticides.

Benefits of Aquaponics Water Efficiency: Aquaponics uses significantly less water than traditional soilbased gardening. “Aquaponics uses about

90 percent less water than conventional farming,” says Carl Webster, a research biologist at the USDA’s Agricultural

THINKING ABOUT SELLING? CALL PAM MICCICHE TODAY! Her team is ready to position your home for the market

Research Service (ARS)​​.

Organic and Chemical-Free: Since the system relies on natural biological processes, there is no need for chemical fertilizers or pesticides, making it an excellent choice for organic gardening.

According to Benjamin Beck, research leader at the ARS Aquatic Animal Health Research Unit, “Aquaponics is an invaluable tool in addressing some of the world’s most pressing challenges like hunger and climate change”​(USDA)​.

Sustainable Production: Aquaponics can produce both fresh fish and vegetables, offering a year-round supply of nutritious food. This dual production capability is particularly valuable in urban settings where space is limited.

“Our integrated multi-trophic aquaponics system represents a novel approach to sustainable agriculture,” says Dr. Kevin Neves from Bowling Green State University​(Bowling Green State University)​.

Nutrient-Rich Fertilizer: The fish waste provides a continuous supply of natural fertilizer, rich in essential nutrients like nitrogen, phosphorus, and potassium, promoting healthy plant growth.

The USDA highlights that plants like lettuce, spinach, herbs, tomatoes, and peppers thrive in this system​(USDA)​.

Real-World Examples

703.371.9343 Pam@HBCGroupKW.com Licensed in VA, DC, MD Each Keller Williams office is independently owned and operated.

Broker: 703.636.7300 | 6820 Elm St. | McLean, VA 22101

Bowling Green State University (BGSU): Researchers at BGSU are exploring innovative aquaponics techniques to grow yellow perch and various crops, showcasing the method’s potential for academic and small-scale farming

applications. Their work has attracted attention from PBS, which plans to feature their research in the documentary series “America the Bountiful”​(Bowling Green State University)​​.

Setting Up an Aquaponics System Starting an aquaponics system at home can be straightforward with the right guidance: Fish Tank: Choose a tank suitable for the type and number of fish you plan to raise, such as tilapia, goldfish, or koi.

Grow Bed: Set up a hydroponic grow bed where your plants will grow, using a grow medium like clay pebbles or a floating raft system.

Water Pump and Filtration: Install a water pump to circulate the water between the fish tank and the grow bed, and include a biofilter to convert fish waste into plant nutrients.

Beneficial Bacteria: Introduce beneficial bacteria to establish the nitrogen cycle, either by adding a bacterial culture or allowing natural colonization.

Monitoring and Maintenance: Regularly monitor water quality, pH levels, and nutrient concentrations.

Maintaining the balance between fish and plant needs is crucial for a healthy aquaponics system.

Aquaponics offers a sustainable, efficient, and environmentally friendly way to fertilize your garden while producing fresh fish and vegetables. Whether for home gardening or larger-scale agricultural projects, aquaponics represents a forward-thinking solution to modern food production challenges.

FALLS CHURCH NEWS-PRESS | FCNP.COM

HO ME & R EA L E STATE NEWS-PRESS

JULY 18 - 24, 2024 | PAGE 13

2024 BESTOFFC.COM

VOTE FOR US!!

Kitchen and Bath Specialists

Win n er

110 Great Falls Street, Falls Church City 703.536.1888 info@foxcraft.com www.foxcraft.com

DESIGN + BUILD

K I T C H E N S • B AT H S • A D D I T I O N S

TRIVISTAUSA.COM

P. 703.243.3171

PAGE 14 | JULY 18 - 24, 2024

HO ME & R EA L E STATE

FALLS CHURCH NEWS-PRESS | FCNP.COM

Converting Commercial Buildings To Residential Living

by Brian Reach

Falls Church News-Press

While The Little City enjoys a boom of commercial and residential development projects, the surrounding region is seeing many commercial areas stagnate, prompting multiple office building repurposing projects, which are open or coming soon.

According to a Fairfax County report earlier this year, office space in the Bailey’s Crossroads region of greater Falls Church has been particularly burdened, with a 38.4 percent office vacancy rate — double the 2023 county average of 17.2 percent (which, it should be mentioned, is the highest rate in decades).

In neighboring Arlington County, the average office vacancy remains extremely high — a whopping 22.1 percent in 2023. At the same time, our region’s red-hot real estate market has created a major affordable housing shortage — the National Low Income Housing Coalition (NLIHC) estimates a

148,945 unit deficit of affordable and available housing in the DMV alone.

Seeking to use one problem to solve another, many vacant office buildings have become rezoned for residential or mixeduse, with multiple repurposing projects currently under construction, and likely more to come, with home ownership out of reach for many until interest rates (or prices) come down.

Though the concept may sound simple enough, the requirements of office and residential buildings are quite different. All residential units must have their own plumbing, windows, bathrooms, and a kitchen. Large residential buildings will always have courtyards, or be designed with narrow segments, to ensure every unit has window access of some kind. Many office buildings, not burdened by the same requirements, are designed as big blocks, with central “core” space that can’t be easily converted into an apartment. Even if the building design is compat-

ible with a conversion, doing so requires just about the entire interior of the building to be replaced: completely new HVAC systems, electrical, plumbing, floors, walls, ceilings, etc.

Despite the challenges, it is often far cheaper to convert existing office space into residential than to build something new — and Bailey’s Crossroads in particular is seeing multiple office building repurposing projects popping up as a result, in particular in the Skyline area.

Beginning in 1945, Bailey’s Crossroads was the home of Washington-Virginia Airport (originally Crossroads Airport), a two-runway private airport.

Seen as a public nuisance as development continued to expand into the suburbs — in particular a number of non-fatal crashes and low-flying planes over cars on Leesburg Pike — the airport was eventually shut down, and in 1977 the massive Skyline Center complex opened, consisting of commercial and residential space.

The once

FLOOR COVERINGS INTERNATIONAL - TYSON’S CORNER -

booming area, though still densely populated, is now second only to the Springfield area in office vacancies for the region.

Highland Square Holdings (2HSQ) is has completed several office-to-residential buildings in the Bailey’s and surrounding area, with another in development — which it says are well worth the initial investment. The buildings that comprise its converted residential communities began as top-tier Class A office space (with premium underground parking), allowing for over-the-top amenities and expansive community space. 2HSQ says it purchased one property (now e-Lofts Alexandria, 4501 Ford Ave., Alexandria, VA) for “a fraction of what the underground parking would have cost to build alone.” Similarly, 2HSQ purchased the nearby Mission Lofts building (5600 Columbia Pike, Falls Church) for the cost of the parking garage alone.

2HSQ has also begun leasing at 3Collective — the single

largest live/work project in the country — comprised of three 1980s office buildings in the Skyline Center. These buildings have been transformed into 720 “live-work” spaces, with residential parking below ground, and much of the previous surface parking replaced with expanded outdoor amenity spaces. 2HSQ purchased and completed the 3Collective complex for less than the cost of a new surfaceparked wood-frame apartment community.

This fall, just two doors down from 3Collective, 2HSQ will begin construction on an additional office-to-residential conversion, the future home of Spolia Lofts (5111 Leesburg Pike, Falls Church).

The effect of upscale residential offerings replacing largely vacant office space around Bailey’s Crossroads is yet to be determined — but with extensive projects delivered or underway, it is clear that hopes are high for a revitalizing effect for the surrounding community.

The Stars of Flooring

SUMMER PROMO!! CALL US! 703-214-9175 Up to 30% off select products! White Oak Performance Hardwood Luxury Vinyl Plank (CoreTech and Cali) Wall-to Wall-Carpet and Custom Area Rugs Porcelain, Ceramic, and Marble Tile Hardwood Refinishing.

We develop custom solutions to meet all our client’s needs

FALLS CHURCH NEWS-PRESS | FCNP.COM

HO ME & R EA L E STATE

Home Sales Vs. 1 Year Ago

Change in # of Homes Sold: 3Q ‘23 vs 3Q ‘24

Real Estate

Top 5 F.C. Home Sales APRIL 1 –

-21.43% Change in Falls Church City (22046)

-1.43%

JULY 18 - 24, 2024 | PAGE 15

JUNE 30, 2024

1. 2236 Whitcomb Pl Falls Church, VA 22046 2. 6620 Moly Dr Falls Church, VA 22046 3. 608 Jackson St Falls Church, VA 22046 4. 2142 Hilltop Pl Falls Church, VA 22043 5. 310 N Van Buren St Falls Church, VA 22046

#1 $2,700,000

Change in Bailey’s X-roads (22041)

20.00% Change in Sleepy Hollow (22042)

11.76% Change in Pimmit Hills (22043)

66.67% Change in Lake Barcroft (22044)

Home Prices Vs. 1 Year Ago

#2 $2,500,000

19.82%

#3 $2,450,000

Change in Average Home Price: 3Q ‘23 vs 3Q ‘24

Change in Falls Church City (22046)

-0.24% Change in Bailey’s X-roads (22041)

6.99%

#4 $2,414,955

Change in Sleepy Hollow (22042)

11.44% Change in Pimmit Hills (22043)

-1.75% Change in Lake Barcroft (22044)

#5 $2,400,000

PAGE 16 | JULY 18 - 24, 2024

HO ME & R EA L E STATE

FALLS CHURCH NEWS-PRESS | FCNP.COM

A Falls Church News-Press Advertorial

Meet Your Home Experts

Julie Andre- UNFCU

Julie Andre is an area native and highly experienced Senior Mortgage Officer with UNFCU, lending in all 50 States. She provides valuable solutions and education for all home loan types and sizes. Julie provides individualized attention to borrowers from pre-approval through closing. First-time buyers, move-up buyers, downsizers, self-employed, investors, second homes, cash buyers seeking delayed financing, foreign nationals and more. In addition to weekdays, Julie is available evenings and weekends.

703.237.0333 • JAndre@unfcu.com

Albert Bitici -Bitici Group at KW Metro Center

Elevated interest rates and record low inventory continue to impact market conditions with some homes receiving multiple offers and selling in a matter of days, while others sit on the market despite multiple price reductions. Your choice of realtor, and how you prepare and present your home for selling can literally cost, or earn you tens of thousands of dollars... Don’t leave money on the table.

Several years ago, I created THE BITICI GROUP with a focus of providing the right advice to clients, backed by the highest level of customer service, and the best marketing.

For a smarter, personalized approach to buying, selling and investing in real estate, contact our award winning real estate team, THE BITICI GROUP at KW Metro Center.

571.775.0468 • 703.224.6000 • thebiticigroup.com

JD Callander & Ed Blanchard

JD Callander and Ed Blanchard with Weichert Realtors both call Falls Church City home and bring 30 years of combined real estate experience and passion to their work.

They are well-known and respected agents who demonstrate success through integrity in all that they do.

They are experts on the local market, are attentive to details and truly care about their client’s needs. They also love giving back to their beloved community through sponsoring the FCC Memorial Day Fun Run, HTG Games benefiting Falls Church City ES/PTA, Little League baseball plus many additional events. JD and Ed are honored and feel a strong sense of responsibility in assisting homeowners through important life transitions.

703.821.1025 • JD@NewNovaHome.com

Floor Coverings International

Floor Coverings International of Tysons Celebrates 1 Year Anniversary.

As the Floor Coverings International brand continues to grow their presence in the region. Local owner and Falls Church City resident, Owen Sullivan has added Maxx Patagonia to the team. Maxx brings 30 years of Industry expertise, having worked for the top three US Flooring Manufacturers. To keep up with increasing demand and continue providing customers with an exceptional experience. Maxx shares our commitment to providing the best flooring solutions and customer experience in the industry.

703.214.9175 • nwdca.floorcoveringsinternational.com

FOXCRAFT Design Group

FOXCRAFT Design Group is in their 35th year as an award-winning design/ build firm and general contractor. FOXCRAFT is among the most creative, experienced design/build firms in the region, specializing in meeting clients’ budget expectations and overcoming ever changing national and county codes, regulations and guidelines. Chandler Fox, the owner at FOXCRAFT, is also a licensed real estate agent, so his expertise in both building and real estate provides the best of both worlds for the client. Fox analyzes the property for current and future marketability and helps his clients make an intelligent decision about whether or not a renovation is the best investment for their property’s future value. “We build relationships with every client, based on their individual needs and wants, and advise them honestly, as to the best path for their family’s future”.

703.536.1888 • foxcraft.com

Tori McKinney - ROCK STAR realty group, KW Metro Center

What a sizzling real estate season we are having! The Spring market was hot, and Summer is proving to be equally robust.

The recent National Association of Realtors settlement has been in the news and a hot topic of many dinner parties lately. We at ROCK STAR realty group and the industry as a whole are helping to educate our Sellers & Buyers with compensation changes.

My team and I are here to answer any questions. Give me a ring any time to talk more.

Being a 26-year resident, my Little City community spirit runs deep – encouraging everyone to come together and thrive is my passion. Supporting our teachers and schools, affordable housing, charity events and local music weaves connections between residents and local businesses.

My ROCK STAR realty group and I are your go-to resource for all things real estate. Connecting our clients with the neighborhood in a meaningful way brings so much joy.

Got Real Estate questions? We’ve got answers. Stop by Northside Social, Falls Church on Wednesdays, 10:00 –11:00 AM for our ROCK the House coffee hour. We’ll buy you a cup!

703.867.8674 • ROCKSTARrealtygroup.com

Pam Micciche- KW HBC Group

Pam Micciche, a stand out member of KW’s HBC Group, combines top-notch performance with genuine local expertise as a native Washingtonian and dedicated Falls Church City resident for the past 20 years. Working with Pam means having a committed full-service team by your side throughout your real estate journey, whether it’s buying, selling, or investing. Her comprehensive support includes a complimentary in-house designer for home preparation, assistance in finding and scheduling repair/improvement services, superior property marketing, expert negotiations, and detailed management of the closing process. She is licensed throughout the DMV. 703.371.9343 • Pam@HBCGroupKW.com

Alison Miller-Keller Williams

Alison Miller has been in the DC and Virginia residential real estate market as a full-time professional since 2008 as a buyer, rehabber, seller, commercial property owner, and Keller Williams Falls Church agent helping others buy and sell. Prior to going into real estate full-time she earned an MBA degree with dual concentration in information technology and real estate finance. She worked for 25 years in the information technology industry as a Senior Manager and Director for organizations including Marriott International and Fannie Mae. Put her 360-degree real estate experience and technology skills to work for you!

703.298.9495 • alisonmiller@kw.com

Kelly Millspaugh Thompson

Kelly Millspaugh Thompson is a Falls Church City native and small business owner. Kelly opened Stylish Patina Boutique in 2013. She has been selling Real Estate in Northern Virginia for 5 years and is a NVAR Platinum Producer and recognized by Arlington Magazine as a top producer.

Her clients appreciate her fresh and cutting edge approach to marketing and exceptional client experience. Her extensive experience in home decor, interior design and home renovation provides a broad area of expertise that she brings to her clients on both the buying and selling side.

This has proven to be a unique and highly sought after combination of skills. Kelly has a passion for helping folks as they transition through life stages. If you are looking for a Realtor with compassion and commitment to making your next Real Estate transaction less stressful contact Kelly, 703-303-3700.

703.303.3700 • realestate@stylishpatina.com

TriVistaUSA Design + Build

TriVistaUSA Design + Build is an award-winning home remodeling firm serving Falls Church and the surrounding DC metro area. What could be cooler than making someone’s home dreams come to life? We like to think of ourselves as your fairy godmother, except with CAD instead of a magic wand…

Our trusted team of architects, interior designers, and skilled craftsmen dream with our clients, collaborating to create one-of-a-kind, custom designs. Some of our award winners include a bedroom coffee bar, a disco bathroom, a speakeasy lounge, a kids secret bedroom hideaway, an immersive golf simulator room… just to name a few!

703.243.3171 • TRIVISTAUSA.COM

Zimmermann Homes

Follow us at FCNP.com

We pride ourselves on building custom homes that are unrivaled in performance, beauty and durability. All Zimmermann Homes come standard with upgraded products and building techniques that result in an attractive, energy-efficient and low- maintenance home. Clients can custom design a home with Zimmermann’s talented architect or choose from dozens of established plans. You shop and pick your finishes with a stylish interior designer and the install is overseen by a seasoned project manager. Related documents are accessible via a shared construction-management system and the team’s Realtor can assist with lot acquisition or selling your home. The end result is a one-stop shop that often exceeds expectations.

Sales@Zimmermannhomes.com • zimmermannhomes.com