Real Estate
New Year, more of the same D.C. housing trends
Sales remain robust in first quarter of 2019
New year, hot market! After a weaker than usual fall market of 2018, the 2019 market came in with a bang. Sales are robust, buyers are entering the market at a rapid pace (more on this later), days on market are short, and off-market activity has increased. So will this fast pace of the market continue throughout the year? What else do we anticipate for real estate in 2019? As I reviewed my 2018 real estate market predictions, I realized that although much has changed since early 2018, much more has stayed the same. So without further ado, here are my predictions for the 2019 real estate market.
AMAZON – HOW REAL IS THE HYPE?
Everyone is asking how much impact Amazon’s HQ2 will have on our area. While it is too early to tell exactly what the HQ2 future holds, we can tell you what we’ve seen so far. A few Amazon executives have already relocated to our area. We are working and have worked with several buyers from Seattle and have seen a couple of others bring offers on our listings. However, this first round of relocations has been limited and hasn’t impacted the market on a large scale.
We have also seen the Amazon effect in two other areas. First, renters (mostly millennials living in D.C., Arlington, and Alexandria) have decided they want to buy before the large relocations begin, causing a buyer influx in the market. The second effect is a significant increase in consumer confidence locally. While the political climate (which we will talk about later) is a bit more unpredictable with furloughs and unstable interest rates, the news of Amazon’s HQ2 has given both buyers and sellers confidence about our local real estate market — always a good thing. With the news of the New York location possibly being reconsidered, this means only good things for our area. You can read more about our predictions for Amazon’s HQ2 at thegoodhartgroup.com.
FEBRUARY 2019 UPDATE
This week, Amazon announced it’s halting plans for its other HQ2 site in Queens, N.Y., due to a lack of support from local government officials and the community. Amazon officials insist that pulling out of the Long Island City location does NOT mean they’re searching for a new HQ2 site. Its expansion plans will proceed focused on the National Landing site outside D.C. and Nashville hub locations. Amazon’s 17 other hubs will absorb the remaining jobs. However, local officials are not ruling out the possibility of more jobs at Amazon’s Crystal City location. Stephanie Landrum, president and CEO of the Alexandria Economic Development Partnership, said the state’s package was structured to allow for the possibility of up to 37,500 local Amazon jobs, an additional 50% on top of the planned 25,000. Of course, more area jobs means only good news for home values in our region.
MILLENNIALS: HIGH EXPECTATIONS
This resurgence of high-end millennial buyers who entered the market in 2018 also created demand for new construction and renovated homes. Why are these younger luxury buyers so interested in newer renovated properties, especially in our historic town? Many are dual-income families who do not have the time, vision, or cash to update an older home. But, these buyers still want their home to look good. We millennials have come of age in a visual society (thank you, Instagram and Pinterest) where we expect everything to look good, all the time.
This desire for new and improved homes has meant intense competition over the few available lots and small homes on lots over 5,000 square feet that could be expanded and renovated.
Unfortunately for many buyers looking for starter homes in our market, most single-family homes in close-in neighborhoods listed under $800,000 were scooped up in multiple offer situations by builders making all cash, no contingencies offers. As a result, many first and second time buyers were edged out of the running.
THE POLITICAL CLIMATE: IT’S ALL ABOUT POTRUXI
So, what in the heck is PoTruXi? ProTruXi is an abbreviation for the three people who will shape the course of the national economy this year.
Po = Jerome Powell, Chair of the Federal Reserve. What the Fed does over the next year will matter, big time. Interest rates have been especially volatile and quite a bit higher than they were at this time last year. It’s been predicted that rates would continue to rise throughout 2019, but we have seen the Fed pump the brakes a bit on their plans to raise rates. Rising interest rates play a huge role in the health of the real estate market as they can dramatically impact affordability. We anticipate rates to rise only subtly this year – versus the expectation at the end of 2018 that they would continue to rise aggressively. This is good news!
Tru = President Trump – and actually, Congress too. What happens here in D.C. has major ramifications for our economy and our real estate market, both nationally and locally. With a Democratic House of Representatives and a Republican Senate, the balance of power could provide to be a positive for the market. Why? Often it means that extremist policy on either side of the aisle is unlikely to be passed which improves consumer confidence. The big unknown locally is how we will weather another possible government shutdown. The January shutdown didn’t have a large impact on our market as a whole. However, if Trump and Congress continue their stalemate, it may cause more of a problem in the future.
Xi = China’s President Xi. The ability to strike a trade deal between the U.S. and China will also matter. The current turbulence around trade is fueling a lack of confidence and stock market volatility. Many U.S. companies are reliant on growth in China and tariffs on construction materials have made both renovating and building less affordable. We already have a chronic shortage of housing, especially affordable housing, so I would anticipate trade becoming more of a hot button issue as we get closer to elections.
THE FUTURE OF TECHNOLOGY
Last year, I predicted biometrics and artificial intelligence would make their appearance as new trends in the industry. Biometrics has become more mainstream in our everyday world as consumers embraced the iPhone X and Clear security at the airport. However, we still haven’t seen it become mainstream in the real estate world but the whispers continue that it is coming.
I also predicted artificial intelligence would become a part of the real estate space and there were significant strides in this arena in 2018, both inside and outside of real estate. On the real estate front, last year I referenced a futuristic sign that could interact with consumers that was “teased” at a conference I attended. In 2018, this sign was unveiled by Compass! In fact, the moment Robert Reffkin, the CEO of Compass, introduced the idea of the sign, a spark of interest about this growing company was ignited for our team. Of course, in June of 2018, we officially joined Compass and are so proud to be a part of a company that is advancing the world of real estate forward. With the hiring of Microsoft’s former Chief of Technology, Compass is also rolling out an artificial intelligence program that will improve both the consumer and agent experiences.
THE REAL STORY OF 2019
While all of these factors will play a role, the real story of 2019 market in the DC Metro areais historically low inventory which is impacting buyers and sellers of all agents in all price points. While our market has experienced low inventory for the last two or three years, we are seeing even more fierce competition and bidding wars already in 2019. After being strategically staged and marketed with a coming soon campaign, one of our listings in Rosemont recently had 13 offers and sold well over asking with no contingencies. This is great news for sellers and not-so-great news for buyers. It will be critical for buyers to work with an agent plugged into the market.
Because of this low inventory, we are seeing more off-market activity, with fewer homes going on the active market.
As a result, most active buyers aren’t even hearing about available homes until they are already under contract.
THE BOTTOM LINE – OUR MARKET IS STRONG
So, what does all of this mean when taken together? More buyers in the market and fewer sellers mean that we are likely going to be in a sellers’ market in 2019. That being said, sellers still need to stage and price their homes appropriately to generate interest in today’s highly visual world. When they do, they are being rewarded with excellent contracts. Sellers can capitalize on the stalemated interest rates and excitement over Amazon. Buyers can lock in still low rates before they rise.
All in all, the first half of 2019 is shaping up to be a strong market. We will be closely watching the political climate and the plans for Amazon’s expansion to see how things look for the second half of the year. In the meantime, if we can help you with your real estate goals in any way, please don’t hesitate to reach out. We are always here to help!
Allison Goodhart DuShuttle is with Compass Real Estate. Led by Sue & Allison Goodhart, they have been named a Top Agent by both Washingtonian and Northern Virginia magazines. Allison can be reached at 703-362-3221 or [email protected].
Real Estate
In real estate, trust the process
With rates coming down, we could see spring surge in buyers
The average 30-year mortgage rate is falling, little by slowly. With predictions that the rate will continue to adjust downward in the next year or two, there may be a busier spring market than we have seen in the last few year, especially for the DMV market, which has been reeling from thousands of layoffs this past year. The frenzied activity resulting from interest rates close to 3% for some borrowers will probably not occur; however, this spring could add up to be a few notches busier than the last.
What does this mean for buyers and sellers? Lender Tina Del Casale with Waterstone Mortgage says she has seen “low to mid 6’s as the average for conventional loans.” If rates continue downward into the 5% range, there may be more activity than we saw in the last year or two. This could release a little bit of pent up demand.
Many buyers will have found that for whatever reason, their current home is not meeting their needs. Sellers may want to finally take the plunge and put a for sale sign in the yard and online, now that they might find a more reasonable rate on their next home. This winter can be an opportunity to assess financial situations, home conditions, and optimize one’s chances to have a sale with more agreeable terms, or put one’s best foot forward in an offer. In addition to checking with a lender or favorite handy person, let’s review what sellers and buyers typically spend their energy negotiating while enjoying the lovely process called “going under contract”:
- Timelines – Sellers might want to have their house solidly under contract (papers signed, thumbs up from the lenders, all inspection items decided upon and settled) so that they can put an offer down on a new home, and then negotiate that timeline with the other sellers. Remember, making a move is not only about the buyer taking possession of a new home, but also about the sellers figuring out their situation as well.
- Sale Price – unfortunately for buyers, in the eyes of most sellers, “money talks.” So, in a non-competitive situation, a seller might be happy to just get one offer at a price that was within the desired range. As soon as another interested buyer enters the equation, it can become a little bit like RuPaul’s Drag Race, and one will have to lip sync for one’s life, honey! And only one buyer will get to hear the words, “condragulations!”
- Tone/Vibes/Energy in the Room – Remember: Human beings are emotional creatures. All of us have feelings. And all of us want to put energy into situations where we feel appreciated, where a level of self-awareness exists, and a sense that each side is trying one’s hardest to act in good faith. The best transactions I saw were where a little grace was the “grease on the wheels” of the transaction. Occasionally, a buyer had cold feet and wanted to see the unit a few more times before the settlement date, or a seller forgot to scrub the bathroom with a little extra elbow grease before the settlement date. Life happens; misunderstandings can occur. A wise therapist once said: “You don’t have to like it, but can you allow it?” The tone of one or both parties in the transaction can be what seals the deal, or results in one party exiting the contract. (In the case of the dirty bathroom, the seller left a check with the title company for the buyer to pay a housekeeper to come clean what they couldn’t.)
Joseph Hudson is a referral agent with Metro Referrals. He can be reached at 703-587-0597 or [email protected].
Real Estate
Signs you’ve outgrown self-management of your D.C. rental
Keeping up with local regulations is a struggle
According to rental market statistics from RentCafe, Washington, D.C., remains at the top of the most popular cities for rental properties. With a strong rental market and a growing population, success should be second nature to real estate investors and rental property owners in this area.
As a self-manager of your own rental, if you’re not enjoying the profitability and the earnings that this market can provide, it might be time to look for professional management.
There are certain signs that show property owners have outgrown self-management. We’re exploring those today, and inviting DIY landlords to consider the benefits that come with a partnership with a professional property management company in Washington, D.C.
Washington, D.C., is known for having a complex and ever-changing regulatory environment. There are strict tenant rights, rent control laws, and specific rules related to property maintenance such as mold, lead based paint hazards, among others. The Rental Housing Act of 1985 is strictly enforced, and under this program, there are specific rules regarding rent adjustments, dispute resolution, and eviction protections.
Fair housing laws need complete compliance, security deposits have strict timelines, and habitability standards are in place to ensure tenants are living in a home that’s safe and well-maintained.
Staying on top of these rules can be time-consuming and difficult. Violating even a small regulation unintentionally can result in fines or legal action. It’s critical to stay compliant, and if you find yourself struggling to keep up with the evolving laws and regulations, it’s a clear sign that you may need professional help. Property managers can reduce the risk and liability of making a legal mistake.
Financial Returns are Underwhelming
A lot of self-managing landlords choose to lease, manage, and maintain their own properties because they don’t want to pay a management fee. We get it. Keeping more of your money seems like the best way to increase profitability.
But, here’s the reality of it: property managers can help you earn more and spend less on your investment, increasing your earnings and your ROI. In fact, a good property manager can often earn enough additional net revenue for the owner to pay for that fee over a year.
Property managers are experienced at maximizing the financial performance of rental properties. We can help:
- Optimize rental income
- Reduce vacancy rates
- Lower maintenance costs through established vendor relationships
- Recommend improvements for higher values
Ultimately, a good property manager will ensure that your property is being run efficiently. We will use our expertise to ensure your property is earning what it should.
Maintenance and Repairs Are Taking Up Too Much Time
Maintenance challenges are not unique to self-managing rental property owners. We deal with them, too, as professional property managers. We respond to plumbing issues and appliance malfunctions, we take calls in the middle of the night when a sewer is backing up, and we work hard to protect properties against deterioration and general wear and tear.
This can be overwhelming, especially when it comes to finding vendors and service professionals that are both affordable and provide quality service. Plumbers, electricians, HVAC technicians, and even landscapers and cleaners are in high demand in Washington, D.C. But maintenance at your rental property cannot wait. It’s essential to the value and condition of your investment as well as to the product you are selling.
It’s time to work with a professional property manager if you’re having trouble finding vendors or if you’re struggling to keep up with maintenance requests. We have systems for emergency responses, routine repairs, and preventative services.
Tenant Screening Is Becoming More Difficult and Time-Consuming
Finding good tenants is one of the most critical aspects of rental property management. But in our home of Washington, D.C. we have one of the most regulated rental markets in the country. The tenant screening process has become increasingly complex, highly restricted, and time-intensive.
Many property owners are surprised to learn that there are more limitations than ever on what can be screened, what information can be used in making a decision whom to rent to, and how screening decisions must be documented. Federal and local laws tightly regulate the use of credit histories, criminal background records, income verification, and even eviction records. Staying compliant is not optional. Failure to follow these rules can open the door to discrimination claims, administrative complaints, substantial fines, or even lawsuits.
That’s why rushing or relying on outdated methods can easily result in selecting the wrong resident or worse, unintentionally violating DC’s Human Rights Act or federal Fair Housing laws.
Problematic tenants often become evident only after move-in: lease breaks, chronic late payments, noise complaints, and property damage. When these patterns appear repeatedly, it is often a sign that the screening process is not sufficiently structured.
Why Professional Screening Matters
Professional property managers have systems in place to perform thorough, legally compliant screening while avoiding oversteps that could violate the regulations. Professional property managers use trusted screening platforms and follow written processes that keep owners protected and ensure fairness for applicants.
Columbia Property Management’s screening process includes:
- Credit Report Review
Evaluating credit patterns, payment reliability, and debt load while complying with restrictions on how data can be used. - Rental History Verification
Contacting prior landlords and reviewing national eviction databases—keeping in mind that some jurisdictions like the District of Columbia limit how far back eviction data can be seen, must less considered. - Background ChecksReviewing public records in a manner consistent with DC’s Human Rights Act and federal guidance on criminal history usage. Not all criminal records can be considered in rental decisions, and timing rules often apply.
- Income & Employment Verification
Confirming applicants can afford the rent and other monthly expenses based on their income, without ruling out certain income in a discriminatory way (e.g., vouchers, subsidies, or lawful alternative forms of income). There are many intentional steps conducted by professional property managers under a framework that ensures decisions are based on objective criteria, applied consistently, and fully aligned with the latest federal and DC regulations.
Your Property Is Sitting Vacant for Longer Periods
While current rental market dynamics are starting to show the effects of federal workforce layoffs and the worsening local economy, the vacancy rate in Washington, D.C., is relatively low, compared to the national average. According to a news report from WTOP, the local vacancy rate is just 6%, and there are an average of seven applications for every available rental unit.
A vacant rental property can quickly become a financial drain. Whether you own a condo near Dupont Circle or a single-family home in one of Capitol Hill’s neighborhoods, every day your property sits empty means lost income. While the D.C. market is generally competitive, the reality is that there are always fluctuations in demand based on seasons, neighborhood desirability, and even economic trends.
If you’re struggling to fill your rental quickly, it might be a sign that you need to re-evaluate your approach. An experienced property management company has a marketing strategy in place to keep vacancy periods as short as possible. From professional photos and listings to leveraging established networks, they can help ensure that your property is rented quickly, reducing the amount of time it sits vacant.
While managing a rental property in Washington, D.C., can be rewarding, it’s also challenging. As your property portfolio grows or the demands of your life or the demands of being a landlord increase, it’s helpful to recognize when it’s time to step back and let a professional handle the day-to-day tasks.
From navigating complex local regulations to ensuring your property remains occupied and well-maintained, there are many reasons why rental property owners in Washington, D.C., outgrow self-management. If any of these signs resonate with you, consider partnering with a property management company like ours to ensure that your rental investment continues to thrive without the stress and burnout of self-management.
We’d love to be your Washington, D.C., property management partner and resource. Please contact us at 888-857-6594 or ColumbiaPM.com
Scott Bloom is owner and Senior Property Manager, Columbia Property Management.
Real Estate
Tips for LGBTQ buyers, sellers during holidays
A powerful and overlooked window for real estate transactions
The holiday season is a magical time, filled with celebration, travel, connection, and reflection. It also happens to be a powerful — and often overlooked — window for both buying and selling real estate. For members of the LGBTQ+ community, shopping for a new home or preparing to list a property during the holidays comes with opportunities, challenges, and important considerations that deserve thoughtful attention.
Whether you’re preparing to make a move as a same-sex couple, searching for safe and affirming neighborhoods, or hoping to secure the best possible price for your home sale before the new year, the holidays can offer unique advantages. With an inclusive approach, LGBTQ+ friendly resources, and the right professional guidance, this season can be a strategic and rewarding time to take your next real estate step.
Below are actionable tips, insights, and resources specifically tailored to LGBTQ+ home buyers and sellers navigating the holiday season.
Why the Holidays Can Be the Right Time
Lower Competition & Motivated Sellers
Because so many people put their real estate plans on pause during November and December, LGBTQ+ home buyers may see lower competition, fewer bidding wars, and sellers who are eager to close before January. This can bring real advantages for first-time gay home buyers or same-sex couples seeking more favorable negotiating terms.
Buyers Are More Serious
If you’re selling your home as an LGBTQ+ individual, remember: holiday buyers tend to be more intentional, financially prepared, and timeline-driven. This can make the sale process smoother.
Holiday Appeal Helps Homes Show Better
Warm lighting, seasonal décor, and neighborhood festivities can enhance curb appeal and emotional impact — which can be especially valuable when selling your home.
Tip #1: Choose LGBTQ-Friendly Representation
Above all else: work with a professional who understands the LGBTQ+ community and the unique concerns LGBTQ+ clients have.
This means choosing:
- a gay realtor
- a lesbian realtor
- an LGBTQ+ friendly real estate agent
Agents who are part of, or deeply familiar with, the LGBTQ+ community can make a tremendous difference in safety, comfort, and confidence throughout the transaction.
For more than 30 years, GayRealEstate.com has been the trusted leader in LGBTQ+ real estate, providing LGBTQ+ home buyers and sellers access to:
- verified LGBTQ+ real estate agents
- same-sex couple home buying experts
- LGBTQ+ friendly realtors near you
- agents experienced in discrimination-related protections
- LGBTQ+ relocation specialists
Whether you’re buying or selling, this starts you on the right path.
Tip #2: Focus on LGBTQ-Friendly Neighborhoods
If you’re buying a home during the holidays, make researching neighborhoods a top priority.
Look for areas known for:
- Inclusion & diversity
- Active local LGBTQ+ groups
- Gay-friendly businesses
- Visible LGBTQ+ community presence
- Supportive schools & services
- Pride events & alliances
Searching online helps — but talking with an LGBTQ+ friendly realtor who knows these neighborhoods firsthand is invaluable.
Also search:
- LGBTQ+ crime statistics
- local anti-discrimination policies
- protections against housing discrimination
- hate crime data
- political climate
- HOA regulations
Your home should feel safe year-round, not just festive in December.
Tip #3: Know Your Legal Protections
Housing discrimination still exists — and LGBTQ+ home buyers and sellers must remain vigilant.
While federal protections exist through the Fair Housing Act (as interpreted to include sexual orientation and gender identity), not all states provide equal protection.
Know your rights around:
- Mortgage discrimination
- Rental screening discrimination
- Sellers refusing offers from LGBTQ+ buyers
- HOA discrimination
- Harassment after move-in
Your agent should be able to assist — but GayRealEstate.com also offers educational guidance and resources for navigating LGBTQ+ legal protections in real estate
Tip #4: Navigate the Emotional Side
For LGBTQ+ buyers and sellers, the holidays can stir up complex feelings:
- family dynamics
- financial pressure
- expectations around marriage or partnership
- relocation stress
- memories tied to a home
Be patient with yourself.
Buying or selling a home is life-changing — honor the emotional journey as much as the financial one.
Tip #5: Take Advantage of Holiday Cost Savings
Buying?
- Lower interest rates may appear around December
- Contractors often discount home inspections & repairs this time of year
- Movers run holiday promotions
Selling?
- Minor seasonal upgrades help tremendously:
- warm lighting
- new evergreen planters
- festive front door accents
- Be careful not to over-decorate — buyers need to see the space clearly
And yes — holiday cookies help.
Tip #6: If You’re Relocating — Plan Ahead
Many LGBTQ+ buyers relocate during the holidays to:
- be closer to family
- move in with a partner
- begin a new job in the new year
If you’re relocating as an LGBTQ+ couple or family:
- research local LGBTQ+ resources
- connect with local LGBTQ+ organizations
- ask your gay real estate agent about local LGBTQ+ clubs, groups, and services
- evaluate long-term safety for LGBTQ+ families
Plan early — December moves get booked fast.
Tip #7: Use Trusted LGBTQ Real Estate Resources
The most important resource of all:
GayRealEstate.com — the #1 dedicated LGBTQ+ real estate resource for over 30 years.
On GayRealEstate.com, you can find:
- LGBTQ+ friendly real estate agents nationwide
- Verified gay and lesbian Realtors
- LGBTQ+ real estate market information
- Same-sex couple home buying guidance
- LGBTQ+ real estate services
- Gay and lesbian friendly neighborhoods
- Relocation tools
- LGBTQ+ home buyer & seller education
No other site offers this level of specialization, expertise, or community connection.
The holidays are more than just a season of celebration — they’re also a meaningful opportunity for LGBTQ+ home ownership, real estate transitions, and new beginnings. Whether you’re a first-time gay home buyer, a same-sex couple selling a home, or an LGBTQ+ family preparing to relocate, you deserve an experience grounded in respect, inclusion, and safety.
With the right preparation — and the right LGBTQ+ friendly real estate agent — your journey can be rewarding, affirming, and filled with new possibilities for the year ahead.
To find an LGBTQ+ real estate agent who understands your needs, visit GayRealEstate.com, the trusted leader in LGBTQ+ real estate services, resources, and representation for over three decades.
Scott Helms is president and owner of Gayrealestate.com.
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In real estate, trust the process
