Falls Church News-Press Winter Real Estate guide 2020

FALLS CHURCH NEWS-PRESS | FCNP.COM

R EA L E STATE

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Duplexes Might Cure Affordability, But Might Change Neighborhoods

BY MATT DELANEY

WINTER 2020 | PAGE 13

FALLS CHURCH NEWS-PRESS

A unique zoning designation permitted a new duplex to spring up in the heart of the City of Falls Church, but the development may not be a one-off if proposed legislation to upzone all single-family lots to accommodate multifamily structures passes down in Richmond. The bill’s goal of increasing affordability remains unclear, however, it will likely face opposition to the visual changes to neighborhoods it invites.

The house at 517 Great Falls St. is soon to be 517 A/B once

Michael Albrittain of Albrittain Group Realty completes the construction and puts the rental properties on the market within the next month. The lot became available after a two-alarm house fire burned down the home in March 2018. Albrittain purchased the lot in Sept. 2018 for $926,250 and, upon viewing the property’s details, discovered that it was zoned to allow a duplex on it, or a “two-family dwelling” in the City code.

“It was kind of an aberration.

Not a lot of other locations in the City have that option,” Albrittain said.

John Boyle, the City’s zoning

administrator, highlights just how rare the designation is.

The lot has to be zoned as R-1B, the code for medium density residential, which a chunk of the City’s northwestern portion along Great Falls St. is. Although the minimum lot size has to be 12,000 square feet, instead of 7,500 square feet. for a typical R-1B lot, and it has to have a minimum lot width of 100 feet, instead of 60 feet that is standard for medium density residences.

He hopes to court a long-term rental, and will pitch its proximity to the upcoming Founders Row development that’s a short walk away from the nearby Washington

ONE OF THE REASONS developer Michael Albrittain chose to make his soon-to-be-completed duplex on Great Falls St. a rental rather than put it up for sale is because the road’s high activity makes it more palatable without a long-term commitment. (P����: N���-P����.) & Old Dominion Trail.

The homes themselves are 4,500 square feet with five bedrooms, four-and-a-half baths and a two-car garage. They also include granite countertops, hardwood flooring and stairs, a fireplace, a screen porch and a back patio, a

large fenced in yard on both sides with an eight-inch “party wall” to buffer noise between the two residences.

Growing up in a development family, Albrittain learned that if

Continued on Page 14

INSIDE: 15 or 30 Year Mortgage? ���� 17 | Native Oaks Could Be Down with the Sickness ���� 18 | F.C. Real Estate Market #s ����� 19-20

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R EA L E STATE

PAGE 14 | WINTER 2020

FALLS CHURCH NEWS-PRESS | FCNP.COM

Bill’s Passage Would Clear Way for Two-Family Dwellings in State

Continued from Page 13

he spent enough time on a project it was wiser to rent it out rather than sell it — especially since his price point for a sale wasn’t where he thought it should be.

Still, despite backing into the decision to rent it out, the homebuilder who has the duplex listed as “luxury” homes on his website doesn’t consider them affordable housing.

A different strain of thought seems to be budding up in Richmond. House Delegate Ibraheem Samirah from the 86th district, which covers parts of Chantilly, Herndon and Sterling, introduced HB 152 and its intent to upzone all single-family lots to allow duplexes and other kinds of housing structures.

In the bill’s own words, it requires “...all localities to allow development or redevelopment of ‘middle housing’ residential units upon each lot zoned for singlefamily residential use. Middle housing is defined as two-family residential units, including duplexes, townhouses, cottages, and any similar structure.”

Samirah’s rationale for this bill, articulated in a press packet obtained by the News-Press, is about using the market to achieve a social good.

“Not only would these housing types help alleviate Virginia’s housing shortage, but they are the type of units that are relied on by low-income people and people of color,” Samirah’s statement reads, citing the history of singlefamily zoning to enforce racial and economic segregation. “My bill to legalize middle housing is a rare chance to pursue equity by empowering the market rather than regulating it.”

There is a precedent for this kind of legislation in parts of the country. According to Politico, the Minneapolis city council approved changes to its comprehensive plan with its aim to abolish all single-family housing zoning last year. Oregon went a step further in 2019 as well, passing a law statewide where cities of more than 1,000 people in the Portland metropolitan area and those of more than 25,000 in the rest of the state will have to allow up to fourplexes in singlefamily neighborhoods, while cities between 10,000 and 25,000 would have to at least allow duplexes, per Oregon Public Broadcasting.

TWO VIEWS, SAME SPECS. The duplex will be listed as 517 A/B when it is up for rent within the next month and offers identical structures with the layouts reversed. Both residences will include five bedrooms, four-and-a-half bathrooms and a two-car garage, which is better seen in the left picture. The right picture gives an idea about the layout of the lawn and driveway, where fenced in front and back yards will be featured in both of the properties. Along with that, granite countertops and hardwood floors and stairs will be a part of both units, as well as a fireplace, a screened in front porch and a back patio and an eight-inch “party wall” to buffer any noise between the homes. (Photos: News-Press) Emily Hamilton, a housing policy researcher at George Mason University’s Mercatus Center, tells Reason.com that high-end areas where old homes are torn down and replaced by McMansions — such as Falls Church, McLean and Fairfax — could see developers pivot to building duplexes instead if HB 152 were to become law.

Albrittain said the finances do make sense from the development side. In his case, he’s building one less finished wall and accounting for less windows, but it’s still one structure just divided into two with reversed layouts.

However, Samirah’s logic is uncertain. Christina Stacy, a senior research associate in the Metropolitan Housing and Communities Policy Center at the Urban Institute, told the News-

Press that it’s too soon to tell if a lift on single-family zoning will have any effect on an area’s affordable housing problems.

She said the thinking among housing economists is that increasing supply in the middle to high income markets is likely to have a positive effect on affordability at the lower end.

While it will take some time to see if the evidence will bear that out, ideally, Stacy continues, allowing for increased density would have to be paired with the availability of accessory dwelling units to really take a chunk out of the 264,000 low cost units the Washington, D.C. region is recommended to build by 2030, per a recent Urban Institute report.

In the here and now, Falls Church City Commissioner of Revenue Tom Clinton is neither

for nor against the Great Falls St. duplex, though he did say that it is “certainly not workforce housing,” or the kind of home within reach of low-wage workers or even teachers and firefighters.

But what is catching homeowners’ eyes is the potential for similar outside-the-norm houses to start dotting their neighborhoods.

As the bill continues, “Such structures shall not require a special use permit or be subjected to any other local requirements beyond those imposed upon other authorized residential uses.

Localities may regulate the siting, design, and environmental standards of middle housing residential units, including setback requirements, provided that the regulations do not, individually or cumulatively, discourage the development of all two-family

housing types permitted through unreasonable costs or delay.”

Taken to the extreme, builders could assemble duplexes in single-family neighborhoods at will. Albrittain’s testament to the favorable cost-benefit analysis of two-family developments makes it an avenue that other firms could find worthy of exploring.

Clinton, who is also on the board for the Village Preservation and Improvement Society, mentioned that other members enjoy their single-family aesthetic, and believe that houses should look reasonably like other houses along the same block.

He noted that nearby Vienna’s saturation of McMansions doesn’t come off as consistent or planned at all — a problem that could pop up with duplexes if they were to become en vogue.

FALLS CHURCH NEWS-PRESS | FCNP.COM

R EA L E STATE

WINTER 2020 | PAGE 15

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R EA L E STATE A Falls Church News-Press Advertorial

FALLS CHURCH NEWS-PRESS | FCNP.COM

M e e t Fa l l s C h u rc h’ s Re a l E s t a t e E x p e r t s A����� B�����, K����� W�������

T��� M�K�����, K����� W�������

I, like many others, have chosen to live, work, and raise my children in the Little City™. I am such a strong advocate of our wonderful community and I bring over 10 years of real estate experience in sales, rentals, and renovation. Bred from a family of small business owners I understand the importance of consistently delivering a high level of customer service to all my clients.

Prior to setting down roots in Falls Church, I began my real estate career over a decade ago in New York City where I held a sales position at Douglas Elliman in Manhattan. After leaving New York, I settled in the United Kingdom.

I specialized in luxury residential real estate in Prime Central London working for top agencies and one of the largest privately-owned property businesses — the Grosvenor Estate. Leading real estate teams, driving marketing and branding initiatives, I successfully negotiated hundreds of real estate transactions while representing buyers, sellers, landlords, and tenants.

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K�� T������, TTR S������’� I������������ R�����

As a Lifelong resident of Falls Church City, I’ve experienced first hand the growth and changes to the local and regional real estate market. My past experiences in mortgage & finance, running local small businesses, volunteering, being involved in the local school systems, and building relationships over the past decades, gives me a unique perspective and advantage in representing my clients in the local Northern Virginia Real Estate Market.

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FALLS CHURCH NEWS-PRESS | FCNP.COM

R EA L E STATE

WINTER 2020 | PAGE 17

Lenders Weigh in on Benefits of 15 vs. 30 Year Mortgages

BY PATRICIA LESLIE

FALLS CHURCH NEWS-PRESS

Whether a buyer seeks a 15or 30-year mortgage is based on their plan for their life, but both present unique advantages that should be hammered out before committing to one over the other.

A lengthier term has a lower rate, allowing a consumer to have more money for education, household goods, vacations and paying off higher-interest bills, which is a reason “to keep more of your money,” according to Kevin Parker, the vice president for field mortgage originations at Navy Federal Credit Union.

Plus, added inflation reduces monthly payments in real dollars.

“A 15-year is attractive to persons with a lot of cash on hand, who don’t want to be burdened with long-term debt, who have the money to pay the higher note,” Parker added.

“The longer term you can go out, the better, since you’re holding on to your money at a lower rate,” John Tomasello, a vice president for consumer mortgages at Burke & Herbert Bank said.

But he “absolutely” recommends 15-year loans to those who can afford them.

“A 15-year loan and its higher payments make it tougher when an emergency happens,” Ana C. Tolentino, senior loan officer at Atlantic Coast Mortgage, said, but she, too, recommends them.

For a hypothetical $500,000 mortgage, Tomasello quickly figured up the difference in monthly payments between a 15-year loan and a 30-year which came to about $1,200 less for the longer term, based on last week’s rates.

But, paying one month’s principal early on the front end of a 30-year loan can shave several years off a loan life, Tomasello said. And, by making extra principal payments during the life of the loan, borrowers can reduce their balances owed since lenders can only charge interest based on balances.

Tolentino said many older mortgagees don’t want to be burdened with a monthly obligation when they approach fixed income status.

She and Tomasello both mentioned lower monthly obligations

with 20-year mortgages, which are sometimes overlooked. “It has a little bit higher interest rate,” Tolentino said, “but it cuts years off your loan.”

And then there are adjustablerate mortgages. Remember them?

“They get such a bad rap,” Tolentino said. “Many don’t have the best feelings about them,” — but — “they are not such a bad idea, for five, seven, or ten years” out when older persons may be thinking later about moving to a retirement home, assisted living or moving in with family.

The interest rates for adjustable rate mortgages are slightly lower, and last week on the web, they matched rates (three percent) for 15-year loans.

According to the terms, their interest fluctuates every few years, and the rate can actually diminish.

“They make sense if you are going to sell your home in five or seven years, and they are not a lot of risk,” Parker said.

He should know since he got one four years ago.

Timing is critical for these loans “which have a lower inter-

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“It all depends upon circumstances and the client’s goals and needs,” Tolentino said separately.

Before applying for a loan, “you should figure out your goals and what’s really important to sacrifice.”

est rate because risk is reduced and reset every five years or whatever the term is.”

In 2017 the U.S. Census Bureau estimated that 63 percent of homeowners have mortgages of which 90 percent are 30-year loans, according to a report the same year by Freddie Mac, the government entity which buys mortgages and sells them to investors.

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PAGE 18 | WINTER 2020

R EA L E STATE

Experts Not Definitive About Diagnosis of Weakening Oaks

by Christopher Jones

Falls Church News-Press

With native oak trees appearing unseasonably ill and eventually dying off, speculation that a disease spreading throughout the region could be infiltrating Falls Church abounded. But despite a troubling eye test from residents, local experts have yet to reach the same conclusion.

“It was heartbreaking!” said area resident Allison Dobbins about the loss of the massive oak tree in her front yard in the Poplar Heights neighborhood, just outside the City of Falls Church. One day, she said the massive tree had vitality, and then, “the very next day, it just wasn’t — it was completely dead and had to come down.” Soon after, a commercial arborist determined another mature oak in the front yard would have to be removed.

The cost: thousands of dollars, according to Dobbins. And, the tree die-off seemed to be spreading, block to block.

“All of a sudden it pops up on trees in the neighborhood. They look like fall trees in the summertime, while all the other trees are alive and well,” said Dobbins. Has Oak Decline, a tree disease caused by the pathogen phytophthora, come to the City of Falls Church?

Not yet, according to Kate Reich, City of Falls Church arborist and Charles Prince, Falls Church Urban Forester, though they have seen significant oak tree problems just

next door in Arlington County, where, per Reich, oak decline was pretty scary looking. Shannon Shy, consulting arborist with Ax Tree Services serving Falls Church and arborist for the Town of Vienna, said cases have been confirmed in Prince William County and parts of Maryland, but not yet in Falls Church City.

To explain why oak decline has hit Arlington County and not yet the City of Falls Church, Reich highlighted faster urbanization causing tree stress in the county. “Arlington is more urbanized than we are…,” she said, “and, we’re less paved than Arlington.”

For Reich and Prince, the oak tree die-off is explained, not simply by one particular tree fungus, bacteria or pest, but from a complex set of variables associated with a much wider array of causes, from climate and weather stresses (drought and excessive rain) to damaged root systems, poor soil structure, improper tree care and maintenance. Recent droughts in the area have particularly exacerbated the problem.

“Historically, Northern Virginia doesn’t have a drought season,” Reich said, “But, we’ve been seeing a lot of drought. In fact, this last summer, the National Weather Service called it a ‘flash drought.’ I have never heard of that in my life,” she said.

Even though major oak decline hasn’t yet exploded in the City, Reich indicated many red oaks have suffered from bacterial leaf scorch.

BUT OTHERS, such as Allison Dobbins’ dead oak tree in the Poplar Heights neighborhood in greater Falls Church, has been enough evidence for residents to conclude that something is amiss with the local crop. (Photo: Christopher Jones)

FALLS CHURCH NEWS-PRESS | FCNP.COM

SOME TREES, such as this one planted outside Sfizi Cafe on the corner of West Broad and Oak St, have been healthy enough to hold their leaves through the winter, according to City of Falls Church Arborist Kate Reich. (Photo: Christopher Jones).

Analysis of trees along West Broad Street has found that the trees in the median with higher soil volume at the base are faring better than the trees along the sidewalks in the smaller planter areas.

Some trees near the Giant Foods at West Falls Plaza shopping center have suffered significantly and have required more pruning than usual.

“It is quite possible that once it’s run its course and killed a lot of red oaks, it’ll pick something else,” Reich said.

Aware of local concerns about oak decline, Reich and Prince would like to “combat misinformation” about the syndrome and help residents properly care for their trees. They’ve posted a new flyer on the Falls Church City government’s website entitled: “Oak Decline in Northern Virginia.”

“In recent years,” in northern Virginia, it begins, “oaks in the white oak group… have started dying in significant numbers. Some reports indicate other oaks are affected as well.” The die-off is caused by “water stress ” as well as “construction damage” on or “near your property.”

Homeowners can take a variety of steps to mitigate risks to their trees, including working with an International Society of Arboriculture (ISA) certified arborist who is “not associated with a tree service company” for guidance on tree and root damage prevention.

Within the City of Falls Church, tree care contractors are required to have an annual permit, according to Reich and Prince, and the City will provide homeowners a list of all tree companies who employ ISA Certified contractors.

According to Reich and Prince, mounding up a large pile of mulch in the shape of a volcano against the base of a tree’s trunk (i.e., “volcano mulch”) is one of the worst things a homeowner or tree service can do, because it risks rotting the tree’s root and bark systems, and can often kill a tree. The flyer also suggests giving trees “space” by considering replacing grassy lawn areas surrounding the base of the tree with mulched and shrubbed zones (since the roots of grasses run deep and compete for nutrients with the trees’ roots.)

Being sure to have proper soil tests before applying potentially “unnecessary” or harmful fertilizers or sprays is also important.

The flyer places special emphasis on avoiding treating “diseases or insects without knowing the cause of [a tree’s] decline,” since “treating for diseases that are not present or treating when it will not help the tree’s likelihood of survival will waste your money and can cause negative impacts to our local ecosystems.”

They also list five “Secondary Factors” identified by tree specialists as causing “stressed trees,” for which treatments are not likely to “improve your tree’s health.” These include: Armillaria root rot, Hypoxylon Canker, Ambrosia Beetles, Bacterial Leaf Scorch, and Two-Lined Chestnut Borer. The flyer also provides many helpful links for the homeowner concerned about tree care.

For Reich and Prince, who oversee and protect the City’s inventory of 10,000 trees, vigilance is essential. “Falls Church has a tree culture and we want to support that,” Reich reassured.

R EA L E STATE

FALLS CHURCH NEWS-PRESS | FCNP.COM

Real Estate

WINTER 2020 | PAGE 19

Top Falls Church Home Sales

October-December #2 $1,646,600

#1 $1,950,000

#4 $1,605,142 #3 $1,612,500 Top 5 F.C. Home Sales October 1 – December 31, 2019 Address

BR #1 3621 Stanford Cir. 7 #2 1504 Crane St. 6 #3 2160 Royal Lodge Dr. 5 #4 6512 32nd St. 6 #5 3502 Pinetree Ter. 6

FB

4 5 5 5 6

HB 1 1 1 1 0

List Price

$1,999,999 $1,650,000 $1,650,000 $1,619,000 $1,559,000

Sale Price

$1,950,000 $1,646,600 $1,612,500 $1,605,142 $1,559,000

Zip

22041 22046 22043 22046 22041

Date Sold

12/23/19 10/3/19 11/4/19 10/11/19 11/20/19

Source: MRIS, Inc.; Photos: MRIS, Falls Church News-Press

#5 $1,559,000

R EA L E STATE

PAGE 20 | WINTER 2020

FALLS CHURCH NEWS-PRESS | FCNP.COM

Falls Church Area Housing Market — 4th Quarter 2019 Report Zip Code Area Median Price Number of Homes Sold

Average Days on Market

22046

City of Falls Church $769,200

48

22041

Bailey’s Crossroads

$358,000

61

27

22042

Sleepy Hollow

$575,450

98

18

22043

Pimmit Hills

$634,250

60

24

22044

Lake Barcroft

$663,250

28

23

26

Home Sales Vs. 1 Year Ago

Home Prices Vs. 1 Year Ago

Change in # of Homes Sold: 4th Quarter ‘19 vs 4th Quarter ‘18

Change in Median Home Price: 4th Quarter ‘19 vs 4th Quarter ‘18

-30.43%

Change in Falls Church City (22046)

-3.85%

Change in Falls Church City (22046)

-29.89%

Change in Bailey’s X-roads (22041)

+20.13%

Change in Bailey’s X-roads (22041)

+6.52%

Change in Sleepy Hollow (22042)

+14.63%

Change in Sleepy Hollow (22042)

-6.25%

Change in Pimmit Hills (22043)

+5.71%

Change in Pimmit Hills (22043)

-28.21%

Change in Lake Barcroft (22044)

+21.70%

Change in Lake Barcroft (22044)

Source: Metropolitan Regional Information Systems, Inc. Copyright © 2020 Metropolitan Regional Information Systems, Inc.