Living
Smart selling in spring housing market
Your house may be worth more than you think
By SAMMY DWECK
Sellers may rejoice. Although the weather is just heating up, the market’s temperature is well ahead of the curve this year. Fabulous interest rates are keeping buyers excited, and the low inventory means it is time for sellers to capitalize on demand.
Washington, D.C. real estate has outperformed the nation through the recession and recovery and continues to grow. This is certainly still a government town but the last several years have brought more in technology and the arts. Entrepreneurs and creative types are flocking to D.C.
This is a sellers’ market, and our buyer clients have been highly cognizant of this as we go into the busiest time of year in the housing market.
Sellers who take a hard line stance against losing a dime on their current homes could do better to focus on capitalizing on the exciting opportunities in this marketplace. Sellers need to understand that as mortgage rates climb back to “normal” levels, their purchasing power is eroded on their next home.
Similarly, the purchasing power of their buyers is as well — unless salaries keep pace with mortgage rates, buyers have the same monthly budget at 3.5 percent and at 7 percent, but more of those payments go to paying interest at the higher rates and less to equity. In other words, it is OK to sell your home at a price that’s close to that which you paid, even if you do not come out with every dollar you invested. That is because you have an opportunity to buy at prices similar to the ones at which you bought last time, but with a much lower rate — and move into the place you want to live in.
Furthermore, your house may be worth more than you think. The days of bidding wars and escalation clauses are back. The key to selling your home for the most it’s worth right now is the proper price and the right kind of marketing. You need to work with an agent who knows what price will inspire buyers to bite and how to make your home look its best.
As much as people like to think otherwise, buying and selling a home is emotional. Polish your home before you put it on the market. Like dating, you want to put your best foot forward. Presentation is everything. If you present well, you may achieve a competitive bidding scenario in which buyers waive certain contingencies and shorten time frames to provide you with more of a “sure thing.” You can demand better-qualified buyers if you have people falling over themselves to buy your home. Picture a dating show with many bachelorettes wooing only one bachelor, but with buyers competing on one property and trying win over a seller.
It is easy to understand why buyers get stuck on certain numbers and prices, but homeowners are usually better off than if they were renting in one of the D.C.-area’s very expensive rentals. If, after seven years of ownership, your loss is a few percent in transaction costs, but you’ve saved in not having to pay non-tax deductible rent, you’ve won this round.
It is also easy to understand why sellers get stuck on certain numbers, but value is a moment in time. We tell our clients to live where they want to live and to move when they want to move. Your primary home as not just an investment, but rather an investment in you. Smart sellers are leaving what happened in 2005 where it belongs – in 2005 – and are looking forward to the next phase of their lives in their new homes. It’s time to seize this fabulous opportunity in our sellers’ market and get moving.
Sammy Dweck of The Amber & Sammy Group with Evers & Co. Real Estate, Inc., is a licensed real estate agent specializing in townhouse, condo and co-op sales in the D.C. metro area. Reach him at [email protected] or 202-716-0400.
Real Estate
Introducing Next-Generation Assisted Living & Memory Support.
Now Available in Tysons: Kokua at The Mather
We have good news for those seeking assisted living or memory support for a loved one: a fresh, hospitality-driven approach to care is now available in the heart of Tysons, Virginia. Kokua at The Mather opened in fall 2025 and provides residents with collaborative care as well as everyday possibilities for creativity, purpose, and connection.
For a limited time, Kokua is welcoming new residents with exclusive move-in incentives.
“Kokua is a Hawaiian word meaning ‘To extend help to others without expecting anything in return,’” explains Brandon Davidson, Administrator. “If you’re seeking support for a loved one, Kokua is worth a closer look. We take an individualized approach to care, with evidence-based practices provided by a dedicated, interdisciplinary team.”

LIMITED-TIME OPPORTUNITY
“At Kokua, we focus on the individual. We blend care with our research-driven approach to deliver personalized wellness tailored to residents’ needs and preferences,” says Davidson.
Residents enjoy the freedom to choose from enriching programs, meaningful social opportunities with experiences such as sensory walks, meditation, acupuncture, Reiki, songwriting workshops, poetry readings, Sensory Symphony Swim, and more.
Assisted Living in Ādar
Ādar means “respect”, and Kokua delivers. Comfortable residential living is combined with caring assisted living services, enabling residents to remain as independent as possible. Each one-bedroom apartment home (ranging in size up to nearly 900 square feet) offers generous space and thoughtful design, complemented by assistance with daily living tasks and emergency response systems for peace of mind.
Memory Support in Miran
Miran means “peaceful”—another pillar in the Kokua way of life. Private suites are designed for those with mild to moderate Alzheimer’s disease, dementia, or similar cognitive conditions. “Our person-centered approach embraces individual strengths and needs, with an interdisciplinary team that includes a staff member in attendance 24 hours a day to assist with event reminders and activities of daily living,” says Davidson. “Residents have access to a variety of opportunities to connect, express, and explore their potential through social events, wellness programs, creative arts, and more.”
Kokua offers the next generation of care in these areas, with a commitment to highly personalized service.

INSPIRED AMENITIES & BOUTIQUE SERVICE
Nestled in a lively urban neighborhood, Kokua incorporates biophilic design that brings the outside in to enhance health and wellbeing.
Throughout Kokua, residents enjoy a collection of thoughtfully designed spaces and top-shelf hospitality in an upscale community. Beautifully appointed gathering spaces create flexible opportunities for wellness, connection, and everyday enjoyment. A spacious outdoor terrace, demonstration kitchens, art and music studios, and more are used for an array of programs and are available to residents and their visitors. Multiple restaurants offer chef-prepared cuisine with flexible, open-hour service.
“Here at Kokua, we’re offering the next generation of care in Ādar and Miran, and it’s available to the public for a limited time,” says Davidson. Now is an ideal time to explore the personalized care and quiet luxury that Kokua at The Mather has to offer.
For more information, download a brochure at www.themathertysons.com/kokua. To schedule a visit or for additional details, contact Kokua at [email protected] or (571) 282.3650.
At my stage of life — “somewhere between 40 and death,” as the iconic line goes in the musical “Mame” — I want some pampering. A lot of pampering.
Luckily, for anyone who constantly craves a soothing spa, steam room or sauna, there’s the completely updated Mercedes S-Class. This flagship sedan is now so full of glitz, glamour, and gee-whiz gadgetry, it gives new meaning to the term “auto erotica.”
Does this make the S-Class a “gay” ride? For me, any vehicle that pushes my buttons like this one is a Kinsey 6.
MERCEDES S-CLASS
$122,000 (est.)
MPG: 21 city/31 highway
0 to 60 mph: 4.3 seconds
Trunk space: 19 cu. ft.
PROS: Exceptional comfort. Ultra-quiet cabin. Cutting-edge safety.
CONS: Price climbs fast. Tech learning curve. Sportier competitors.
The S-Class continues to define what luxury really means, with a bolder silhouette, larger grille, and striking, next-gen LED headlights. There’s also an optional illuminated Mercedes star on the hood. Overall, nearly 2,700 parts are new or improved, so more than 50 percent of this vehicle has been updated. An extreme makeover, to be sure.
At the same time, this latest S-Class leans harder into intelligence and electrification than ever before. Under the hood, a range of turbocharged inline-six and V8 engines — paired with mild-hybrid systems — deliver power in a way that seems almost edited for smoothness. Braking is solid and strong, too, but never abrupt. All the engineering is fine-tuned and intentional.
Yes, the top-of-the line S580 version is more expensive, almost $140,000. But it’s also blisteringly fast, zipping from 0 to 60 mph in just 3.9 seconds. That’s as lickety-split swift as a Lamborghini Revuelto supercar, which has a starting MSRP of $610,000 and can easily exceed — yowza! — $800,000.
Colors? There are 150 to choose from for the exterior and 400 for the interior. You can even customize the illuminated door sills, interior stitching and wheel accents.
And the ride quality? Sublime. Adaptive air suspension reads the road constantly, leveling out imperfections before they even register. Rear-axle steering enhances maneuverability, making this full-sized sedan feel surprisingly nimble in tight spaces. On the highway, the S-Class simply glides like a private yacht on the calmest of seas — extremely quiet, composed and completely unbothered.
Whenever you slide inside, the cabin immediately sets the tone. A massive OLED digital display — the same high-def technology used for cinematic viewing and gaming monitors — anchors the dashboard, running the latest MBUX infotainment interface. Highly customizable, this software allows for advanced voice commands that feel natural, not forced. And an augmented-reality navigation system takes your route and overlays it onto live camera feeds. It’s intuitive — mostly, as there is a learning curve for all this cutting-edge gear. Overall, though, such amenities make older setups feel like dial-up internet.
A Burmester surround-sound stereo is available in 3D or 4D, with up to 31 speakers, 1,690 watts and tactile transducers in the seats that vibrate and pulse with the music. Those seats are, of course, extremely comfortable. And the seatbelts? These are now heated.
Let’s not forget the latest cabin air-filtration system, which can remove ultra-fine particles to deliver air quality that rivals medical environments. Clean air, yes, but even this seems like a special treat. It’s like being swaddled in couture, not ready-to-wear.
And lastly, there’s the rear-seat area, which — to be honest — is where the S-Class really shines. Executive packages offer multi-contour reclining seats with rapid heating and ventilating, heated armrests and massage functions. You can opt for a footrest, which ups the glam factor to give you a calf massage. Dual 13.1-inch display screens come with their own remote controls. There’s also a video-conferencing feature, to help transform the rear cabin into a fully connected mobile office. For me, it feels less “back seat” and more “private lounge.”
Even in fiction, high-tech luxury carries weight. Tony Stark helped cement the idea that state-of-the art vehicles can be aspirational, not just practical. The magical S-Class fits right into that narrative — minus the flying suit (for now).

Advice
I’m a 64-year-old single gay man and I hate my life
How can I turn things around before it’s too late?
Dear Michael,
I’m a 64-year-old single gay man and I hate my life.
I’ve never had a relationship that lasted more than a few months. I can’t say why. I don’t think I’m defective. I wasn’t unattractive when I was younger (still not bad looking), I think I’m an interesting person to spend time with, but everything always seemed to fizzle out.
Thankfully, I missed AIDS because I came out after people knew what to do. Sometimes I wonder if fear of contracting the virus metastasized into a fear of getting close. I don’t know. I don’t think I’ve consciously kept people away. Consciously I have wanted someone to share my life with, very much.
With my 65th birthday and official senior citizen status approaching, I’ve been taking stock of my life and am coming to the hard realization that I’m never going to find that elusive partner.
I don’t go out anymore because people look right through me, except the ones who have a fetish for older guys. No one’s actually interested in me as me, a unique person rather than what they see on the surface.
I’m tired of my coupled friends. They’re always talking about “we.” Yes, I have become resentful that they have what I want and will never get. I know that’s not admirable but it’s how I feel, secretly, and I am sick of feeling like this when I am around them. So why be around them?
And I’m tired of my friends who are focused on sex all the time. It just all feels like a waste of time. I don’t get anything from a hookup anymore, they’ve been feeling increasingly meaningless. I feel like I’m someone’s momentary opportunity to get off, rather than any kind of real connection.
I’m just sick of the whole chase I’ve been doing for the last 40+ years.
I’m realizing that the whole thing has been pointless, a quest for a partner who is never going to materialize and a lot of diversions along the way that have added up to a despairing feeling that I’ve wasted my life trying to get something that will never happen.
Gay life hasn’t been so gay for me. And I’m officially old, maybe even nearing the finish line. Yes, if you haven’t noticed, I’m getting bitter.
What do I do with this dead end?
Michael replies:
How about looking for a different road to go down?
I’m not going to challenge your belief that you aren’t going to find a partner. I think it’s possible that you could, because there are other guys out there, in your age range, who are looking. But you have no guarantee, especially if you have decided to take it off the table.
So what else can you do with your life? How can you make your remaining time on this earth well-lived?
From your letter, it’s clear what you don’t want to do: Look for a boyfriend, hook up, or spend time with your current friends. Surely there must be more possibilities for your life than those options.
So my advice is to figure out some things you care about and start doing them. Travel? Volunteering? Getting a companion animal? Taking classes? Finding a new career? Those are just a few of the ideas I can come up with, but I don’t know you. What ideas can you generate, that you suspect you’d like to pursue?
In other words, start putting one foot in front of the other and go in some new directions that intrigue you enough to explore.
Sitting around feeling miserable does not help you to get anywhere. It keeps you feeling miserable. Sitting around waiting to feel better does not lead you to feel better. What would help you get to a better place would be to start taking action on your own behalf. Always keep in mind that while you are alive, with your faculties intact, you do have the choice to take this step, over and over and over again.
If you give yourself something (or some things) worthwhile to put your focus on, and do your best to shift your focus there whenever you notice that you are lamenting, I’m hopeful you will create a more fulfilling and meaningful life.
I’m also hopeful that if you are spending time doing things that you actually enjoy and that enrich your life, you may find more satisfying companionship than you are experiencing with your current friend group. (And yes, this could include a romantic relationship if you decide to be open to this possibility.)
A brief reply in an advice column can point you in the right direction, but it is likely not enough to sustain and motivate you through a major life overhaul.
Therefore, I suggest that you find a therapist to help you figure out how to move forward and what to move toward; and also to grieve, and put to rest as best you can, the loss of the life you hoped you would have.
I know that transcending the loss of a huge lifelong dream may seem impossible. But working toward this, as best you are able, would help you.
Relatedly, one more thing that I hope you can address with a therapist is your bitterness. I do understand why you feel so bitter, and I also think that it is torquing your life in a downhill direction.
Michael Radkowsky, Psy.D. is a licensed psychologist who works with couples and individuals in D.C., Maryland, Virginia, and New York. He can be found online at michaelradkowsky.com. All identifying information has been changed for reasons of confidentiality. Have a question? Send it to [email protected].
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