Real Estate
Summer-ready rentals: How to prepare for the season
Inspect your A/C, upgrade the kitchen, and more
Now’s the time to get your property looking sharp for summer. In the D.C. rental market, summer is our version of the Super Bowl. Tenants are on the move, leases are flipping, and if your property isn’t ready for game time, you’re sitting on the bench while the competition scores.
Here’s how to get your rental property summer-ready, keep it competitive, and avoid the scramble once the heat (and the demand) is on.
First Impressions Count
In a walkable city like D.C., curb appeal isn’t a luxury, it’s your ticket to play. Prospective tenants don’t just scroll through listings from their couches; they walk the neighborhoods, eyeing buildings and row homes like it’s a real-life episode of House Hunters. If your property looks run-down from the sidewalk, it doesn’t matter how nice it is inside: you’ll already have lost their attention.
Start with a good power wash. Sidewalks, front steps, and that brick façade can collect a year’s worth of grime and pollen, and nothing says “we didn’t get around to it” quite like a dingy entryway. Once that’s done, grab a paintbrush and freshen up the details — front doors, railings, and window trim are often the first thing people see, and chipped or faded paint sends the wrong message. Landscaping doesn’t have to rival a botanical garden, but it should be tidy and intentional. A few potted plants, some trimmed bushes, and a weed-free yard show that you care. And don’t forget the lighting — a working porch light adds a layer of polish and safety. Think of curb appeal like a dating profile picture. If it’s not appealing, people won’t even bother to swipe right.
Handle Maintenance Before Repair Emergencies
Summer in D.C. means one thing: humidity. And it’s not just uncomfortable. It’s a property’s worst enemy if you’re not on top of things. Tenants will test that A/C the minute they move in, so don’t wait for a 98-degree day to find out the AC compressor is clogged and is not performing to its potential. While you’re at it, check those windows and screens. No one wants a unit that turns into a sauna because the windows won’t open or the screens are shredded.
Plumbing deserves a once-over, too. In some of D.C.’s older neighborhoods, tree roots have been known to snake their way into century-old pipes. If you’ve had slow drains or backups, now’s the time to act. And don’t skip out on pest control. Ants, roaches, and rodents all love a good D.C. summer, but your tenants sure don’t. A preventative visit now can spare you the late-night emergency call later.
Upgrade What Matters
If your place still has that “2008 Craigslist listing” look, now’s your chance for a low-cost glow-up that pays off in higher rent and better tenants.
You don’t have to renovate the entire kitchen, but a few strategic upgrades can keep your property feeling current without breaking the bank. Swapping out dated cabinet pulls or faucet fixtures is a quick win. Replacing an old Formica countertop with stone is a great add, albeit a bigger investment.
Installing a smart thermostat or keyless entry, especially if you’re trying to attract a tech-savvy tenant, adds a bit of glitz. And don’t underestimate the value of LED lighting. Not only is the lighting brighter, but energy efficiency is a real plus when Pepco bills start climbing.
Don’t Forget the Marketing Materials
The window for summer leasing moves fast. Between May and August, tenants are locking in their spots quickly, and they aren’t wasting time on listings that look outdated or vague. Having strong, current marketing materials can be the difference between locking in a new tenant over several weeks or watching your property sit vacant for several months while others get rented.
When writing your listing, make sure it reflects the strengths of the unit and its location. Is there a private balcony that catches the sunset? Mention it. Is the washer and dryer tucked inside the unit instead of down a shared hallway? Highlight that. And in the D.C. summer heat, central A/C and ceiling fans aren’t bonuses; they’re expectations. Mention any shaded outdoor spaces, or if you’re lucky enough to be close to a pool, splash pad, or one of the city’s beloved parks, say so.
Once the property is shining on the outside and tuned up inside, the final step is making sure that polish shows up in your marketing. Your listing needs to be more than just functional, it needs to sell. That starts with updated and clear photos. Snap new images once the landscaping is cleaned up, the paint has dried, and the light’s hitting just right. Don’t use older photos pre-2020 where the tree out front was still a sapling and the trash bins were in the shot. And please, always close toilet seats first! Prospective renters are savvy, and their intuition perks up when they see less than professional looking photos.
It’s All About Timing
This summer, make the most of the opportunity. In D.C., there’s a wave of renters moving for new jobs, internships, or simply trying to relocate before school starts. Landlords who prep early and market smartly are the ones who don’t just find tenants, they find good tenants. And they fill units faster.
Grab that to-do list, schedule those contractors, and maybe treat yourself to a cold one after a long day of touch-ups. You’ll thank yourself later when your rental is leased out and earning while others are still scrambling at the end of the season.
Scott Bloom is owner and senior property manager at Columbia Property Management. For more information and resources, visit ColumbiaPM.com.
Real Estate
Factors to consider when hiring an interior designer
It’s essential to have confidence in the professionals you engage
(StatePoint) Ready to redesign your home? Whether you have only a vague notion of how you want your spaces to look or a very specific vision, relying on the expertise of a professional can help you bring your dream home to life. Before choosing and hiring an interior designer, though, be sure to take the following factors into consideration:
Style: Identify your style. Is it boho chic? Industrial? Maximalist? Many designers have their own signature look and preferences. It’s best to understand what vibe you want first, then search for a designer who aligns with that style.
Past client projects: One of the best ways to know whether a particular designer is the right fit for you is to review their past client projects. Ask to see their portfolio or review their finished projects on their website or socials. Also, take a look at reviews and testimonials to ensure their previous customers walked away satisfied with a job well done.
Budget: Communicate your budget in advance of work to confirm that you and your designer are on the same page financially. Your decorator will need this ballpark figure to get a handle on the scope of the project and to make design decisions accordingly. You should also use this conversation to understand their rates so you can decide whether you want to move forward.
Preferred vendors: It’s important that the interior designer you choose has preferred vendors that they work with. These are partners they’ve built strong relationships with that provide the same first-rate experience they do, and have streamlined processes in place. “A home renovation has so many moving parts. That’s why we try to take the hassle out of the process for designers and homeowners alike,” says Katie Zess, senior marketing manager and director of Renewal by Andersen’s Interior Designer Loyalty Program.
Through the loyalty program, the full-service window and door replacement division of Andersen Corporation offers their program members exclusive access and rewards, including a “designer discount” they can share with their clients. Renewal by Andersen also offers designers a dedicated point of contact to ensure a smooth process that’s customized for your project from start to finish. To learn more, visit renewalbyandersen.com.
Before you begin your home renovation, it’s essential to have confidence in the professionals you hire. Be sure your interior designer has fostered partnerships that will streamline your redesign, and that their goals and budget aligns with yours.
Real Estate
The LGBTQ real estate map is being redrawn
Affordability, higher mortgage rates reshaping where we choose to call home
For decades, the map of LGBTQ+ America was relatively easy to recognize.
New York. San Francisco. Los Angeles. Palm Springs. Provincetown. Fort Lauderdale and Wilton Manors.
These communities became LGBTQ+ destinations because they offered something that wasn’t always easy to find elsewhere: visibility, acceptance, community and the freedom to live openly.
But that map is changing.
Today’s LGBTQ+ homebuyers are navigating a housing market defined by high prices, elevated mortgage rates and affordability challenges. At the same time, remote and hybrid work, retirement and the growth of LGBTQ+ communities beyond traditional destinations are giving buyers more choices about where to live.
Increasingly, the question isn’t simply, “Where are the most LGBTQ-friendly places to live?”
It’s also: “Where can I find community and afford the life I want?”
That shift may become one of the defining LGBTQ+ real estate trends of the coming decade.
Affordability Is Changing the Conversation
For many buyers, the biggest issue in today’s housing market is simple: the monthly payment.
The average 30-year fixed mortgage rate was 6.95% in mid-September, compared with 6.26% a year earlier, according to Freddie Mac.
Meanwhile, the median price of an existing U.S. home reached $429,100 in August, according to the National Association of Realtors.
The combination of elevated home prices and higher borrowing costs has changed what many Americans can afford—and where they can afford it.
Some buyers are purchasing smaller homes or condominiums. Others are moving farther from major urban centers. Still others are reconsidering expensive markets entirely.
For LGBTQ+ buyers, this is helping broaden the definition of an LGBTQ+-friendly place to call home.
LGBTQ+ Buyers Have More Choices
A generation ago, relocating away from a major city or established gay neighborhood could sometimes mean sacrificing access to a visible LGBTQ+ community.
That’s increasingly less true.
Traditional LGBTQ+ destinations such as Palm Springs, Fort Lauderdale and Wilton Manors, San Francisco, New York and Provincetown remain important centers of LGBTQ+ life. But today, LGBTQ+ buyers can also find established or growing communities in cities across the country.
Places such as Minneapolis, Columbus, Pittsburgh, Richmond, Atlanta and the Tampa Bay area are among the markets attracting buyers who may be looking for a different balance of housing costs, lifestyle and community.
The goal isn’t necessarily to find the cheapest house.
It’s to find the right combination of affordability, LGBTQ+ community, lifestyle, employment opportunities, healthcare, culture and quality of life.
Remote and hybrid work have expanded those possibilities for some buyers. If a job no longer requires being in an expensive employment center five days a week, the geographic search for a home can become considerably larger.
That can make communities that once seemed impractical suddenly worth considering.
Retirement Is Redrawing the Map, Too
Retirement is another important part of the changing LGBTQ+ real estate landscape.
As more Americans reach retirement age, LGBTQ+ retirees are considering where they want to spend the next chapter of their lives. Housing costs, taxes, healthcare, climate and proximity to airports, restaurants and cultural activities all play a role.
But LGBTQ+ retirees may have additional questions.
Will I feel comfortable living openly?
Is there an LGBTQ+ community nearby?
Can I find LGBTQ+-affirming healthcare?
Will I have opportunities to build a social network as I get older?
Those considerations can make choosing a retirement destination particularly personal.
Palm Springs and Fort Lauderdale/Wilton Manors remain well-known LGBTQ+ retirement destinations. But retirees are also exploring smaller cities and communities across the Southeast, Midwest and other regions where housing costs and lifestyles can look very different.
For many, the search is becoming less about moving to a famous gay destination and more about finding a place where community, lifestyle and affordability intersect.
Buyers Finally Have More Leverage
There is another significant change in today’s housing market: buyers have regained some negotiating power.
The National Association of Realtors reported 1.62 million existing homes for sale in August, up 5.9% from a year earlier. That represents approximately 4.9 months of housing supply, the highest level in more than a decade.
Realtor.com also reported that 20.4% of active listings had experienced a price reduction in August.
That’s a very different environment from the pandemic-era housing market, when buyers in many communities faced bidding wars, waived inspections and offers well above asking price.
Depending on the market, today’s buyer may have more time to evaluate a property and greater opportunity to negotiate price, repairs, closing costs or other concessions.
But there is an important caveat: there is no single national housing market.
Conditions can vary dramatically from one city—or even one neighborhood—to another. Some markets remain competitive, while others have considerably more inventory and negotiating room.
That’s one reason local expertise matters.
Sellers Need a Different Strategy
The changing market also has implications for LGBTQ+ homeowners considering selling.
Strategies that worked several years ago may not work today.
Buyers are highly sensitive to monthly payments, and an overpriced home can quickly be passed over when competing properties are available.
Sellers should pay close attention not only to recent comparable sales but also to homes currently competing for the same buyer.
Condition matters, too.
Repairs, landscaping, staging and professional photography can make a meaningful difference when buyers have more choices. Pricing correctly from the beginning has also become increasingly important.
More Than 30 Years Serving the LGBTQ+ Community
One part of buying or selling a home hasn’t changed: the importance of working with a real estate professional who understands your priorities.
For more than 30 years, GayRealEstate.com has served the LGBTQ+ community, connecting buyers and sellers with LGBTQ+ and allied real estate professionals throughout the United States.
Over that time, the GayRealEstate.com network has supported more than $2 billion in real estate sales and more than 55,000 transactions.
Behind those numbers are thousands of people making one of life’s most personal decisions: where to call home.
For LGBTQ+ buyers, that conversation can involve much more than bedrooms, bathrooms and price per square foot. It can include community, acceptance, healthcare, family, retirement, lifestyle and the ability to live openly.
An experienced LGBTQ+ or allied real estate professional can understand why those considerations belong in the real estate conversation.
Finding Home in a Changing America
The 2026 housing market presents real challenges.
Mortgage rates remain elevated. Home prices are high. Affordability continues to strain buyers across much of the country.
But there are also signs of a more balanced market. Inventory has increased. Price reductions have become more common. Buyers in many markets have regained negotiating power.
And for LGBTQ+ Americans, something else has changed: there are more places to consider calling home.
The next great LGBTQ+ destination doesn’t necessarily need the country’s largest Pride celebration or its most famous gay neighborhood.
It could be a smaller city with a growing LGBTQ+ community, attainable housing, good healthcare, strong cultural amenities and a quality of life that leaves room for travel, retirement or simply enjoying the home you’ve worked hard to own.
Ultimately, today’s LGBTQ+ real estate search increasingly comes down to three questions:
Where can I afford the life I want?
Where will I find my community?
And where will I feel at home?
The answers are becoming more varied—and that’s helping redraw the map of LGBTQ+ America.
Scott Helms is with GayRealEstate.com.
GayRealEstate.com has served the LGBTQ+ community for more than 30 years, connecting LGBTQ+ homebuyers and sellers with LGBTQ+ and allied real estate professionals across the United States. Its network has supported more than $2 billion in real estate sales and more than 55,000 transactions.
One of the biggest headaches of the new home process is the actual moving part. By the time someone is buying a home, most people are beyond the “I just need a pickup truck, a pizza and a case of beer for my friends.”
If that is still someone’s preferred way to move, that’s great. However, many people find they need a much more robust plan. It can also trigger a lot of feelings about items one owns, what to do with them, do they have too much, should I keep this memento that I never use? Etc.
Moving is a chance for a person to “clean house” literally, figuratively, spiritually and energetically. A person can figure out which items they want to keep, and which need to go. As someone who recently moved across the country, I can speak to this experience. It’s also time for what people call “the fresh start effect.” This phenomenon, according to psychologists, can happen in little moments (like the start of a new work week) and bigger moments (such as moving from one home to the next).
The fresh start effect offers these benefits often mentioned by psychologists:
- Mental Accounting: Dates act as chapter breaks, letting you put past failures into a previous period.
- Psychological Distance: You separate your flawed past self from your aspirational future self (“That was the old me”).
- Optimism Boost: New beginnings clear mental clutter and increase your sense of agency and control
Does this mean that “the new you” will be the perfect version you envisioned? Probably not. We are humans. But it might mean you get a chance to “leave some of the old you behind” within the walls you used to live in, and now have a chance to have a new layout, a new décor, a new color pattern, new wallpaper, donate old furniture and books or magazines, throw out clothes you no longer use or fit in, and enjoy the opportunity to literally use the, “Does this spark joy?” method that was made so popular by Marie Kondo in her Netflix series.
So, for all its hassle and headache, moving is a chance to shake off the “old you” and try on the new you, to incorporate the items you would like to keep and use more of, and shed the items, habits, and ways of thinking that you feel no longer serve you.
I can speak to the experiences that several of my clients had when they moved from a previous residence to a newer one. It usually coincided with a change in relationship status, a change in employment, a change in family size, but sometimes it just seemed to correlate to a new attitude and perspective that the client was really hoping for.
I have literally had clients come to me after the fact, in tears, that they were so happy they made the decision to move out of a situation that no longer served them, and move into one that felt like a much better fit.
Change can be annoying and overwhelming at times, but usually most people come out the other side, not wanting to return to the way they were before.
Joseph Hudson is a referral agent with RLAH. Reach him at 703-587-0597 or [email protected].
988 restores crisis services for LGBTQ youth
To school to homeschool to school again
Ryan Murphy’s ‘Monster’ vilifies the lesbian
The right to be an ordinary transgender man
LGBTQ community must vote in big numbers
PHOTOS: HRC National Dinner
What’s frightening is also funny in ‘Venus’
I’m 66, he’s 27. Is it love or am I being played?
The LGBTQ real estate map is being redrawn
