Just Listed highlights Alexandria properties that came on the market within the past week. This feature is sponsored by Corcoran McEnearney, the leader in Alexandria real estate since 1984.
After a few quiet weeks at the end of the summer, new listing activity has picked up this week. According to BrightMLS, our regional multiple listing system, 141 homes have been listed for sale from September 5-11 in the City of Alexandria and the Alexandria area of Fairfax County.
Prices range from $190,000 for a 1-bedroom condo at Saxony Square to $3,995,000 for a mixed-use commercial and residential property in Del Ray (see 2100 Mount Vernon Ave below). The breakdown by property type is as follows: 54 condos, 47 townhomes, and 40 detached homes. 16 of the listings already have ratified contracts, and 42 are in Coming Soon status.
6206 Foxcroft Road
1250 S Washington Street 124
6013 Franconia Forest Lane
1506 Hollindale Drive
2100 Mount Vernon Avenue
Let’s take a look at some of our just-listed properties from the past week:
For more information, reach out to your favorite local Realtor. Happy House Hunting!
Note: Open house information may change. Please click on the website link to verify.
Corcoran McEnearney, 109 S. Pitt Street, Alexandria, VA 22314, corcoranmce.com. Each office is independently owned and operated. Equal Housing Opportunity.
This week’s Q&A column is sponsored and written by Hope Peele of The Peele Group and Corcoran McEnearney, the leading real estate firm in Alexandria. To learn more about this article and relevant Alexandria market news, contact The Peele Group at 703.244.6115 or email [email protected]. You may also submit your questions to Corcoran McEnearney via email for response in future columns.
Question: What is the relationship between list price and days on market?
Answer: One thing that is very important for both home sellers and buyers to understand is the relationship between list price & days on market (often referred to as DOM). Since they each have an effect on the other, this relationship is important to understand when pricing a home or considering making an offer.
From a buyer’s perspective, if a home has been on the market for longer than other listings, several ideas might run through their heads.
Are there potential issues with the home? Perhaps there have been failed offers, or the seller is difficult to work with. Most commonly, they will see the home as overpriced.
A simple miscalculation of the market could raise all of these red flags for buyers.
Setting the right price at the start is crucial to avoid these concerns from buyers, as well as giving the seller the most negotiating power.
Sellers might have a target in mind for what they would like to list for, but this is not always the best place to start.
Sellers should think of the list price as the starting point of a negotiation. The goal is to get as many buyers in on that negotiation as possible. Buyers are much more likely to go higher than the list price if there is competition, and if the house sits for weeks or months, they may very likely go lower than the list price.
It is important for both buyers and sellers to discuss the market regularly with their agent. A “long time” on the market can vary greatly over time and by region. Consult with an experienced agent for the best advice.
Hope Peele is a licensed real estate agent with Corcoran McEnearney in Alexandria, Virginia. She grew up in Old Town and currently lives in Del Ray. As a partner with The Peele Group, Hope is dedicated to guiding her clients successfully through the many-faceted process of buying or selling a home. Contact Hope at 703.244.6115.
If you would like a question answered in our weekly column or to set up an appointment with one of our associates, please email: [email protected] or call 703-549-9292.
Corcoran McEnearney, 109 S. Pitt Street, Alexandria, VA 22314, corcoranmce.com. Each office is independently owned and operated. Equal Housing Opportunity.
Spice up your Thursdays with NaLa Noches, a new Latin music series this fall in National Landing’s beautiful Metropolitan Park in Arlington. The free weekly seriescelebrates the broader diaspora of Latin music, kicking off Thursday, September 18 (5:00 – 7:00 p.m.) with a performance byMax Rosado, a powerhouse vocalist known for his salsa and tropical rhythms. During the live music guests are invited to grab a bite on-site from local favorite Taqueria Xochi, enjoy free Topo Chico (while supplies last) and dive into hands-on art activities hosted by the Museum of Contemporary Art Arlington. Plus, stop by the National Landing BID tent for giveaways!
The music lineup features a diverse array of groups handpicked by DC trumpet legend Joe Herrera. Getting there is easy; Metropolitan Park is a short walk from the Pentagon City Metro and buses, and there is ample parking in nearby garages.
NaLa Noches music lineup: September 18: Max Rosado (Salsa) September 25: Gigi MacLaughlin (Brazilian music) October 2: Miramar (Boleros) October 9: Fran Vielma (Venezuela jazz) October 16: Alfredo Mojica (Salsa) October 23: Bio Ritmo (Psychedelic Salsa)
The free series takes place Thursdays, Sept 18-Oct 23, 5-7pm, Metropolitan Park, 1330 S Fair Street, Arlington, VA. The event is produced by the National Landing Business Improvement District (BID) with support from Amazon.
Free to attend; RSVPs are encouraged. Visit the website for details.
If you’re looking for an environment that encourages your child’s curiosity and helps build their confidence, you’ve come to the right place! Northeast Stars Montessori Preschool is actively enrolling new students for the 2025-2026 school year. Our award-winning preschool program is designed to nurture young learners’ desire to explore new things and foster their independence through hands-on discovery. Northeast Stars is open to children ages 2-5 and follows traditional Montessori principles, allowing each child to learn at their own pace while building confidence and critical thinking skills. Our daily curriculum and scheduled activities are designed to introduce new experiences, foster creativity and develop real-world capabilities to help your child thrive.
Northeast Stars has schools located in Alexandria, Virginia and on Capitol Hill in Washington D.C. and we are currently accepting applications for the new academic year. The school welcomes families who want their children to develop strong foundations for lifelong learning. Parents who are interested in more information can contact Northeast Stars Montessori Preschool today to schedule a tour and discuss enrollment opportunities.
Just Listed highlights Alexandria properties that came on the market within the past week. This feature is sponsored by Corcoran McEnearney, the leader in Alexandria real estate since 1984.
After a few quiet weeks at the end of the summer, new listing activity has picked up this week. According to BrightMLS, our regional multiple listing system, 133 homes have been listed for sale from August 29 to September 4 in the City of Alexandria and the Alexandria area of Fairfax County.
Prices range from $115,000 for a 1-bedroom condo at Huntington Club to $4,500,000 for a 4-bedroom end townhome in Old Town. The breakdown by property type is as follows: 52 condos, 37 townhomes, and 44 detached homes. 15 of the listings already have ratified contracts, and 34 are in Coming Soon status.
1503 Russell Road
2907 Dartmouth Road
1208 Huntly Place
309 S Columbus Street
803 Second Street
4500 Picot Road
Let’s take a look at some of our just-listed properties from the past week:
For more information, reach out to your favorite local Realtor. Happy House Hunting!
Note: Open house information may change. Please click on the website link to verify.
Corcoran McEnearney, 109 S. Pitt Street, Alexandria, VA 22314, corcoranmce.com. Each office is independently owned and operated. Equal Housing Opportunity.
Carlyle Crossing is bringing back its annual Pickleball Tournament this fall with a lively pop-up event that transforms the plaza into a hub of energy and competition. In partnership with DC Fray, the action kicks off Saturday, September 27, at 10 AM, inviting athletes and fans to be part of one of Alexandria’s most spirited gatherings.
The tournament has quickly become a yearly highlight, drawing players of all levels into the fast-paced fun. From competitive doubles to casual open play, participants can count on a day that blends friendly rivalry with plenty of fitness benefits.
Pickleball’s reputation as a workout rooted in functional fitness is front and center. The event encourages Alexandrians to stay active while enjoying the social side of the game, connecting neighbors and creating a shared sense of movement and wellness.
Adding to the atmosphere, a live DJ will keep the tempo high, while raffles and giveaways keep the crowd engaged between matches. Spectators can enjoy the pop-up for free, soaking up the music, community vibes, and complimentary refreshments throughout the day.
For players, a small registration fee secures a spot in the tournament brackets. Space is limited, and sign-ups are expected to go quickly. DC Fray’s Fraylife+ membership ($14/month) also includes an exclusive tournament team slot along with year-round perks like discounted leagues and complimentary tickets to pro sporting events.
More than just a tournament, the event doubles as Carlyle Crossing’s unofficial kickoff to fall, blending fitness, fun, and neighborhood spirit to usher in the season.
The process for selling a business can often be overwhelming and confusing. Everything from setting an asking price, finding a buyer, and negotiating a deal while still operating your business can be fraught without guidance or help along the way. In our experience, when there are businesses that are listed for sale and don’t find a buyer, it’s often for one of several common reasons. The good news is that most of these issues are fixable and can be avoided if addressed ahead of time!
Ideally, business owners will plan for the sale of their business when they start their business or at least several years in advance to allow time to plan their exit and ensure they maximize the value of their enterprise. Even if you aren’t considering selling your business in the next few years, it’s still worth obtaining a business valuation. A valuation, even if you aren’t quite ready to sell, can serve as an important benchmark to determine the true value of your business. After the valuation is complete, you will know how your business might fare when listed for sale and you will be able to address any weaknesses that might be in the way of you obtaining a higher sale price. It’s never a good feeling to be ready to sell your business only to find out it’s worth a fraction of what you might feel it’s worth. In our firm’s last article, we went into detail about business valuations. Click here to read more about what goes into a business valuation.
This important preparation lead time will enable a business owner not to just get their business ready for sale, but to ensure they are ready to list their business when market conditions are favorable. There are times when certain macro-economic conditions can adversely affect the broader business-for-sale marketplace. The last thing a business owner wants is to be in a position where they feel like they have to sell, but the timing isn’t right. We recommend that business owners take the approach that they are going to run their business forever even when they decide to sell to make sure they are in the best position to review offers when the time comes.
Our firm had a recent client who initially contacted us in 2021 looking for information on how to sell their IT business based in Northern Virginia. We helped them understand what buyers look for when purchasing a business like theirs, including: ensuring they had a diverse mix of clients so there wasn’t major concentration with only a handful of customers, that their client contracts were assignable and had new long term agreements in place, to be sure they had accurate financial data for their business, and for the owners to delegate the sales and IT Service work. We came to market in late 2024, fielded over 150 inquiries from interested buyers, and had over 10 offers in just a couple of weeks after listing the business for sale. The business sold in early 2025 for almost 17% above asking price! This client benefited from pre-sale planning, fine tuning their business, and engaging with a business broker before they were ready to sell. The result was a very high level of interest and a quicker than average sale time for above asking price.
Business buyers will want to review financial documents, tax returns, employment agreements and payroll files, client and vendor contracts, and point of sale reports (if applicable) to verify that any information presented to them is accurate. A business owner will need to spend some time making sure their books and records are in order before buyer due diligence takes place. Business owners can work with a business broker to also get their business pre-qualified for a SBA loan prior to listing their business for sale. This will not only help with marketing the business, but also with addressing common questions that might be raised by a lender.
As a business owner, make sure your business is ready to run when you are out of the picture. Businesses that are entirely reliant on the owner, one key product, or perhaps a major customer or two can be a turn off to prospective buyers as they fear performance will drop off significantly once the owner departs. A business owner also needs to offer a transitional training and support period to the buyer as well. The exact time and duration often depends on the complexities of the business and experience of the buyer, but should allow the new owner to feel more comfortable when they finally take over. Another effective tool for business owners looking to sell that generally instills buyer confidence is to offer some form of seller financing. The amount of seller financing might be as low as 10-20% of the sale price, but can help facilitate the transaction depending on the circumstances of the sale.
Lastly, whether you are planning to buy or sell a business, we always recommend seeking guidance. A knowledgeable business broker can assist you in setting a price, determining when is the right time to sell, preparing the business for sale, confidentially advertising and marketing the sale, negotiating with prospective buyers, and recommending advisors for any legal or financial issues that need to be addressed. Please contact us today if you are interested in speaking with someone from our team.
For players ages 8–18, this is your chance to try one of the world’s fastest-growing sports! No water polo experience needed — just bring your swimsuit, energy, and sense of adventure!
🌟 What can you expect?
🥇 Path to Junior Olympics – Start here, and you could compete on the national stage!
🌍 Elite Coaching – Coaching by former NCAA Division I and World Cup athletes!
🏆 Join a Powerhouse – Capital Water Polo is among the top competitive teams in the nation!
💦 Bored with swimming? – Stay in the pool while learning a thrilling new team sport.
🔥 Skills & Drills – Passing, shooting, and teamwork from day one.
⚡ Mini Games – Scrimmages designed for beginners to get in the action.
👫 Team Spirit – Make new friends in a supportive, co-ed environment.
🏅 Confidence Building – Discover your strength in and out of the water.
📍 Location: The St James
📅 Sept 8th 7pm: Learn-to-Play begins this week – Spots are limited!
Noteworthy: Energy-efficient stainless steel appliances, 9 ft ceilings
Don’t miss this gorgeous 1BR/1BA condo! Del Ray Place is a modern, boutique-style condominium designed for community, style, and convenience Unit is bright and airy with an open layout and 9-foot ceilings. Move-in ready and impeccably maintained with a history of only one owner! The kitchen is equipped with energy-efficient stainless steel appliances, gas cooking, sleek quartz countertops, custom cabinetry, and pantry. The living and dining area leads to a patio perfect for sipping morning coffee or evening unwinding. Full-size in unit washer and dryer. Del Ray Place offers a tastefully decorated boardroom with wet bar perfect for remote work or meetings, as well as multiple rooftop terraces to take in the views of Del Ray and a ground-level well-maintained green space to relax or BBQ with friends and neighbors. 1 assigned underground parking space included and plenty of sheltered bicycle racks. Del Ray is one of Alexandria’s most sought-after neighborhoods, known for its locally owned restaurants and cafés, specialty shops, parks, local events, and Del Ray Farmers’ Market. Within minutes to all of these and more!
This week’s Q&A column is sponsored and written by Hope Peele of The Peele Group and Corcoran McEnearney, the leading real estate firm in Alexandria. To learn more about this article and relevant Alexandria market news, contact The Peele Group at 703.244.6115 or email [email protected]. You may also submit your questions to Corcoran McEnearney via email for response in future columns.
Question: What’s the Best Strategy for Pricing Your Home?
Answer:
When it comes to selling your home, one of the most important factors will be choosing the right price. If you price it too high, buyers will head towards better value homes, and maybe not even visit your home. If you price it too low, you may be leaving money on the table. The goal is to get buyers to flock to the home and want to buy it. It’s a beautiful thing when there are multiple offers and buyers bid up! So what is the best strategy for pricing your home?
Start with a CMA. The first step in price is to consult the experts. Your realtor will do a Comparative Market Analysis, a CMA. This data will show you what homes are on the market currently, what homes are Under Contract, Expired and Sold. It’s very important to focus mainly on the sold properties, as they are the true indicator of the market. While the prices of homes currently on the market are good to note, they have not sold, so they do not reflect what a buyer will pay. It’s also important to note that homes that are under contract have not sold yet, so we do not know if they got their list price or not. The CMA will take into account the square footage, the lot size, how many days the homes were on market and other factors. With some additional analysis, the CMA should let you know the condition and upgrades of the homes sold. This gives you a clear picture of what buyers are paying for, not what sellers are asking for.
Keep Emotions of Pricing. It’s very important to use the data from the CMA and price your home accordingly. This can be difficult for some sellers, as you have built memories in the home. Buyers look at your home with fresh eyes, and consider the data very closely to determine whether this home fits in their budget and aligns with other sales prices, so don’t let your emotions guide the price.
Use Strategic Price Points. When buyers are searching for homes, they typically search in specific price brackets. For instance, they may search for homes from $750,000-$800,000, even if they are willing to pay a little more for a home they love. So if the data is telling you that your home should be priced at or near $790,000, and you decide to price at $810,000, those buyers will never see the home. Just because you have an amazing yard or you just spent a lot of money fixing things or you think your home is the best in the neighborhood, buyers will not be swayed by those “feelings”. If you price it right, there is a stronger likelihood of getting lots of buyers looking, possibly multiple offers and maybe even that high price you are dreaming of.
Look at the Competition. Your home will be compared to everything currently on the market, as well as those that have recently sold, so you should actively keep an eye on the current market. Ask your realtor to set up a report for you, so you see the other homes that are competition for your home. Put on your buying hat, and look at the photos and the prices and how it compares to your home. It’s important to know what’s out there, because buyers will just move on if they do not think your home is worth the price. Work with your Realtor to make sure that your home stands out.
Never Overprice. Especially in this market, over pricing is never a good strategy. Some sellers want to over-price to leave room for negotiation.This often backfires, as overpriced homes tend to sit on the market longer and this makes buyers wonder if something’s wrong with the home. The longer your home sits on the market, the more likely it is that you will have to lower your price and oftentimes more than once. Data shows that homes that were initially overpriced tend to sell for lower than they would have if priced appropriately in the first place.
Create Urgency with the Right Price. The goal in pricing your home is to create a sense of urgency. Going slightly lower than what the market dictates is in your best interest. Homes that are seen as a great value get lots of showings immediately, as buyers don’t want to miss the opportunity. Typically, aggressively priced homes have multiple offers and sell for higher, and sometimes MUCH higher than the list price.
Adjust Quickly if Needed. The DC Metro area still has a strong, vibrant real estate market. If your home is not consistently getting showings and does not get any offers within the first few weeks, this is an indication that you have overpriced the home. It is very important that you adjust quickly rather than become a stale listing that sits on the market. The longer a listing sits, the more likely that buyers will think something is wrong with the home, and they will lose interest. If a buyer does come along, they are most likely going to insist on a much lower price, since the listing has been sitting for a long time. It’s important to keep the listing fresh and desirable, so listen to the market and adjust the price accordingly.
The Bottom Line! The best strategy for pricing your home is to work with a Realtor who knows your market inside and out, and to trust the data. A well-priced home doesn’t just sell faster, it sells for more money. When you align with the market instead of second guessing it, you put yourself in the best position for getting the most money for your home.
Hope Peele is a licensed real estate agent with Corcoran McEnearney in Alexandria, Virginia. She grew up in Old Town and currently lives in Del Ray. As a partner with The Peele Group, Hope is dedicated to guiding her clients successfully through the many-faceted process of buying or selling a home. Contact Hope at 703.244.6115.
If you would like a question answered in our weekly column or to set up an appointment with one of our associates, please email: [email protected] or call 703-549-9292.
Corcoran McEnearney, 109 S. Pitt Street, Alexandria, VA 22314, corcoranmce.com. Each office is independently owned and operated. Equal Housing Opportunity.
This recurring Most and Least Expensive Home feature is sponsored by Adrianna Vallario of Compass. Based in Alexandria, VA, Adrianna is more than just a Real Estate Agent – she is a trusted advisor, relocation expert, and community advocate.
