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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 deal with buyer love letters?

Answer: I’ve had a lot of questions lately, from both buyers and sellers, about buyer “love letters”.

Many sellers I work with are curious about buyers who might be purchasing their home, and sometimes buyers are hoping that a letter from them will encourage the sellers to choose them and help seal the deal.

Reading buyer letters, however, can come with many hidden risks that home sellers might not expect. Here are a few examples of statements that might seem harmless, but in fact tell the seller about characteristics that are protected classes.

“We can already imagine opening presents beneath the Christmas tree, in front of that beautiful bay window, and hiding Easter eggs in the lovely yard.”
Religion – While this doesn’t mention an exact religion, the holidays are typically Christian and can give the impression that this buyer is Christian.

“This cul-de-sac will be perfect for us to teach our daughter to ride her bike.”
Familial status – Some sellers would love for the home in which they raised their own children to go to another family with children. However, it is a fair housing violation to pick a buyer based on whether or not they have children.

“My wife and I just graduated from Bryn Mawr and can’t wait to make this our forever home!”
Sexual Orientation – The fact that both members of this couple graduated from a women’s college might be a reference to their sexual orientation. A person’s actual, or perceived, sexual orientation is a protected class. If there is any indication of the sexual orientation of the couple purchasing the home, it could be a red flag for housing discrimination.

“I grew up in Hong Kong, and my parents, who still live there, would love to stay in the guest suite when they are visiting.”
Nation of Origin – This statement doesn’t necessarily confirm national identity, but this is a protected class. What’s important to remember is that any perception of preferential treatment could be a minefield for fair housing violations.

“This location is perfect, since it is just a few blocks from our Temple.”
Religion – You probably guessed this one! Even if there are multiple local temples, and this doesn’t necessarily indicate a specific religion, a seller should not give the impression that they are favoring buyers who have a religious practice.

Any photos!
They say a picture is worth a thousand words, and in this case, it could be worth thousands of dollars! It might be nice to see a cute family who will potentially be taking over the care of a beloved home, but it is never a good idea to look at photos when deciding which offer to accept. In Virginia, the protected classes are race, color, religion, national origin, sex, elderliness, familial status, source of funds, sexual orientation, gender identity, military status, and disability. Any one of these could be indicated in a photo.

Keep in mind that fair housing discrimination applies whether you are discriminating against someone, OR choosing someone because of their status. Think about it this way. If you also grew up in Hong Kong, and love the commonality between you and the potential buyer, it would be discriminatory against everyone who is NOT from Hong Kong.

It is also important to remember that this information could come to a seller by means other than a letter from the buyers. If a seller waits outside in their car while visitors come to view their home, that can also open the door to all kinds of potential accusations of discrimination. For this reason, I always advise my sellers to stay as far away as possible when showings are scheduled.

As a buyer, it is important to remember that there are many other things that you can do to appeal to a seller. Accommodating their timeline or putting down a higher earnest money deposit are both much better ways to give yourself a competitive advantage!

We love working with both sellers and buyers, and can help you navigate this sensitive aspect of real estate. Please give us a call or email if you have any questions about this topic!

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 week’s Q&A column is sponsored and written by Darlene Duffett of Corcoran McEnearney, the leading real estate firm in Alexandria. To learn more about this article and relevant Alexandria market news, contact Darlene at 703-969-9015 or visit her website, darleneduffettrealestate.com. You may also submit your questions to Corcoran McEnearney via email for response in future columns.

When your parents move out of their long-time home—whether they’re downsizing, moving into assisted living, or transitioning to live with family—it often falls on adult children to handle the sale of the property.

I’ve worked with 3 different sellers this past year that found themselves in this exact situation. It’s not just about paperwork and staging; it’s about managing memories, emotions, and the responsibilities of a life transition. If you’re facing this journey, here’s what you need to know, what to expect, and how to make the process manageable with confidence and care.

Understand the Legal and Financial Landscape

Before you begin packing boxes or calling contractors, it’s essential to understand the legal and financial aspects of selling the home. Start by confirming the current ownership status—whether your parents still hold the title, if it’s in a trust, or if there are multiple heirs involved. If your parents are unable to manage the process themselves, you’ll need to have legal authority through a Power of Attorney to make decisions on their behalf. In cases where the property has been inherited or is part of an estate, consulting a tax advisor or estate attorney is crucial. Getting these legal and financial questions clarified early will save time and stress down the line.

Begin the Decluttering and Sorting Process

Clearing out the home can feel like the most emotional part. Whether your parents have lived in the house for five years or fifty, it’s likely full of treasured memories and belongings accumulated over a lifetime. The key here is to work methodically and compassionately, starting one room at a time. Create clear categories: items to keep, donate, sell, or discard. Involve your parents if possible, especially when it comes to sentimental objects, and allow time to honor the emotions that may come up. You may also consider hiring a professional organizer or a senior move manager—especially helpful if you’re managing the process from out of town. In one of our cases, we had a company come in to hold an estate sale and another to haul away the leftovers.

Assess the Home’s Condition

Now it’s time to look at the home through a buyer’s eyes. Older homes may have outdated finishes or deferred maintenance, and it’s important to identify which updates will provide a return on investment. I recommend walking through the property with an experienced real estate agent (like me!) who can advise on smart, cost-effective improvements. This might include painting dated walls, replacing worn carpeting, or enhancing curb appeal with simple landscaping. In some cases, a pre-listing home inspection may be a wise move, particularly for older properties, as it allows you to proactively address any major issues and avoid surprises once the home is under contract. The goal is to present the home in its best light while being mindful of your time and budget. Or, it may be just to sell it in “as is” condition. There are many construction companies that will purchase the home even with the contents intact. For some, this is the easiest way to a quick closing.

Create a Thoughtful Pricing and Listing Strategy

Once ready, it’s time to create a pricing and marketing plan tailored to the DC-area market. We usually do this based on recent comparable sales and current demand. If the home is empty or features older finishes, staging (either physical or virtual) can help buyers see its potential. Professional photography, detailed floor plans, and strategic marketing are essential. Your agent should coordinate everything—from marketing to showings to negotiation—to ensure the sale goes smoothly, allowing your family to focus on what matters most during this transition.

From Contract to Closing – What Happens Next?

Once your parents’ home goes under contract, it might feel like the hard part is over, but there’s still an important phase ahead. The time between contract acceptance and closing typically lasts 10 to 45 days, and a lot happens during this period.

The first step could be the home inspection, usually scheduled within the first week. Buyers may request repairs, a credit, or a price adjustment based on what’s uncovered.

Next, the buyer’s lender will order an appraisal to ensure the home’s value supports the loan amount. If the appraisal comes in low, it could require price adjustments, additional negotiations, or documentation to justify value.

Behind the scenes, title work, HOA document reviews (if applicable), and final loan approval are all in motion. You’ll want to keep the home in good condition until settlement day and make any agreed-upon repairs well in advance. Your agent will coordinate access for re-inspections, walk-throughs, and provide updates every step of the way.

Finally, as you approach the closing date, you’ll gather necessary documents, sign paperwork, and hand off the keys. Once the transaction is complete, funds are disbursed, and the home is officially sold, you’ll be able to take a breath—and maybe toast to a job well done.

Here is a quick checklist that might be helpful:

Legal & Financial

• Confirm ownership and title status
• Secure Power of Attorney (if needed)
• Consult with a tax or estate planning professional

Prep & Declutter

• Sort personal belongings (keep/donate/sell)
• Hire a junk removal or estate clean out service (if needed)
• Deep clean the entire home

Repairs & Improvements

• Repair visible damage (walls, fixtures, floors)
• Refresh paint, lighting, or flooring if cost-effective
• Spruce up curb appeal (trim, mulch, clean porch)

Listing Prep

• Hire a real estate agent familiar with estate or downsizing sales
• Stage the home (either fully or virtually)
• Schedule professional photos & create a marketing plan
• List and show the property

Darlene Duffett is a licensed real estate agent in Virginia with Corcoran McEnearney in Old Town, Alexandria. She is licensed in Virginia and Washington, D.C. She has built a reputation of partnering with her friends and clients throughout the home buying or selling process. If you would like more information on selling or buying in today’s complex market, contact Darlene at 703-969-9015, [email protected], or visit her website DarleneDuffettRealEstate.com.

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 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 if I want to sell but don’t want a lot of people in my house?

Answer: While at first glance it might seem counterintuitive for one to want to sell their home but not want others inside, there are a ton of reasons why a seller might hesitate to put their home on the open market.

The first thing that is important to know is that putting your home on the market does not mean that you are opening it up to the general public. Buyer appointments are always made by real estate agents, and they will always accompany their client throughout the entire home.

However, as I mentioned before, there are countless reasons why a seller wouldn’t want their home openly marketed. Perhaps they are the CEO of a large company and aren’t ready to share that the company is relocating. Maybe the seller is a public official or just doesn’t want nosey neighbors to visit. There could be someone who is immunocompromised living in the home. In these cases, discretion, privacy, or safety might be more important to the homeowners than price.

What is most important in every situation is that each seller understands how their home will be marketed and how that could affect the price they ultimately sell for.

One option that sellers have is to opt for Limited Marketing, also known as an Office Exclusive. This means that information about your home is not distributed through the Bright Multiple Listing Service.

In this case, there is a disclosure form* that sellers must sign stating that: “Nearly every home in the area is in Bright’s database, and most websites and apps get their information from Bright. This form instructs your broker, however, not to have your property information shared with others through Bright’s system.” The seller must initial that they are “instructing my broker not to market through the MLS and instead to limit marketing to their own network and methods, per my written instruction.” (Source: Bright MLS Office Exclusive Form)

Also stated on this form are the risks of this option: “Studies show that homes publicly marketed through Bright’s MLS typically sell for significantly more than homes marketed as ‘off MLS,’ ‘off market,’ ‘private’ or ‘exclusive.’ And most homes that start with restricted marketing find a buyer only once marketed through the MLS to the open market. If you want to instruct your broker to restrict marketing, then you must sign this form because this limits people’s access to information and may affect the sale price.”

After considering all of this information, the majority of sellers will elect to list their home on BrightMLS but may still have some concerns. Of course, there is never any guarantee that accidents won’t happen. Even the most responsible and professional agent might have a buyer trip into a cabinet and shatter your favorite vase on the floor. I always recommend that my sellers remove this possibility by taking out anything valuable or irreplaceable. Whether it’s starting to pack up a few boxes stashed in your closets or renting a short-term storage unit, this is always a good step to ensure peace of mind.

If they’re able, I typically advise my buyers to get out of town for a long weekend once their home goes on the market. If you’re out for a few nights, you can rely on your Realtor to manage the showings, and you don’t need to worry about keeping your living space “show ready”.

No matter what you choose, there will likely be moments that you are a bit stressed or irritated by people coming into your home. Keep reminding yourself that this is only temporary and to look to the future. You are getting one step closer to being in your new 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 week’s column is sponsored and written by Corcoran McEnearney, the leading real estate firm in Alexandria. To learn more about this article and relevant Alexandria market news, contact us at 703-549-9292. You may also submit your questions to Corcoran McEnearney via email for response in future columns.

Question: When is the best time to list my home?

Answer: Across the country, sellers are consulting their calendars to land on just the right time to list their properties.

Just like the temperature, the spring real estate market is heating up in our region, and buyers are anxious to get in on the action. Limited inventory still favors sellers, but there are strong signs that more homes will continue to be added, allowing buyers a better chance of finding a home that meets their needs.

It’s not a secret that the spring market is the busiest of the real estate cycle, but unlike local declarations of the change in season — “the first pitch of Nationals baseball” or the “first blooms of the Tidal Basin’s cherry blossoms” — there’s no clear date that sellers can peg for “The Best Day” to list their home.

Locally, the “spring market” is loosely defined by many agents as “between the Super Bowl and Memorial Day,” which is pretty broad. If you’re looking to move soon and you can be flexible about your listing strategy, here’s what to consider. ​​

Realtor.com’s annual “best time to sell” analysis identifies April 13-19 as the ideal new listing window based on seasonal trends in pricing, demand, and days on market (DOM) seen over the past seven years. But Zillow pushes their ideal date further out and predicts that, based on 2024 data, sellers who listed their home in the last two weeks of May netted an additional 1.6% on the sale, about $5,600 on the typical U.S. home.

Because all real estate is LOCAL, let’s take a look at the trends in our region, with the disclaimer that the best time to list your home is…when you need to move! Life changes can happen at any time, necessitating a move when you may least expect it. Factors like rising or falling interest rates (ex: higher interest rates are likely to keep would-be sellers in their current homes), consumer confidence, and the impact of cuts to the Federal workforce can also influence local market activity, throwing a potential curveball at well-crafted listing plans.

“In general, April and May tend to have the most available inventory, with March and June close behind. Same goes for new listings coming on the market,” says David Howell, CIO and a Principal of Corcoran McEnearney. “But it’s important to note that the relative supply doesn’t change as much as the actual inventory. And that’s because there are more buyers in the spring as well. So, the supply of homes — inventory and contracts — is only a little lower in the spring than it is in the winter months.”

“That wasn’t always the case,” says Howell. “Many years ago, we could count on the market being very quiet from Thanksgiving through most of January. But as our market grew more culturally diverse, the traditional seasonality waned to some degree.”

Another regional influence is the high number of military installations and the service members who keep them operating, but even that impact is shifting from a spring/summer impact to one that is increasingly spread out over the year.

“The summer months were always the biggest for military moves, but PCS (permanent change of station) moves in the military are now typically three years rather than two like they used to be, decreasing the number of moves military personnel would make,” Howell explains.

“What moves the market far more than the seasons is geography and major economic indicators — like mortgage rates and unemployment,” he adds.

As we head toward what could be peak Selling Season, what are the stats telling us about what to expect? BrightMLS, the mid-Atlantic database of real estate transactions, reports that year-to-date, new listings are up 10.4% in the D.C. region, compared to 4.8% for the overall Bright MLS service area. (This is higher than last year but is 5.3% lower than listing activity in the week prior.)

BrightMLS also reports that for the week ending March 23, the increase in local inventory is encouraging sellers to lower their prices, with the share of sellers dropping their asking price now two percentage points higher than it was a year ago. It had been anticipated that DOGE would cool housing market activity in the greater Washington, D.C. area, but BrightMLS reports that the uptick in new listing activity has drawn some sidelined buyers into the market.

“In the spring market, homes tend to go under contract about 10-15% faster, likely influenced by a combination of better weather that makes it easier to see and show houses and the simple fact that there are more buyers in the spring,” says Howell.

Sellers who are preparing to list soon should expect some negotiation from buyers who see, maybe, not “bargains” but “opportunities” with more homes to choose from. Buyer activity was relatively stronger in the D.C. area market than in other parts of the Mid-Atlantic region last week, with pending sales activity the strongest in the local markets where listing activity has increased the most.

If you’re planning to list within the next month or two to capture excited buyers and stand out from the competition, working with the experienced Realtors® at Corcoran McEnearney who understand the nuances of our local market will ensure your real estate goals are achieved no matter what season you’re selling.

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.