Welcome to August! Whether you are planning on getting in every last pool day, barbecue, and vacation before summer ends or just staying cool in the air conditioning, I hope that summer is treating you well! I have been busy exploring some of the neighborhoods in the DC area, catching the new F1 movie, and listing and showing more homes for my clients! I also have some exciting newsletter content lined up for you this month!
Here's what you will see in this month's newsletter:
Real Estate News: What to Expect From DC’s Changing Housing and Tenant Laws
Homeownership Tips: Downsize, Upsize, or Rightsize: Which Move is Right for You?
What I'm Reading This Month
DC Metro Area Real Estate Market Data
Neighborhood Spotlight: Cameron Station, Alexandria, Virginia
As always, if there is anything I can help you with, whether buying or selling or real estate advice, I would love to talk more! And if there are topics you would like to see in upcoming newsletters let me know!
Best,
Hannah
In early 2025, Mayor Muriel Bowser unveiled the RENTAL Act (short for Rebalancing Expectations for Neighbors, Tenants, and Landlords Act), signaling a major legislative pivot in Washington, DC’s approach to affordable housing, tenant protections, and housing development. This is DC’s biggest housing policy overhaul in years, and it could shape everything from eviction timelines to tenant purchasing rights.
The legislation is designed to tackle two interlocking crises: rising unpaid rents in affordable housing units and a slowdown in the construction of new housing. Rent collection by nonprofit affordable housing providers, such as the NHP Foundation, sank from about 95% pre‑pandemic to 82% in recent years, triggering a fear of foreclosures and financing barriers for future projects.
On July 28, the DC Council passed an amended version of the RENTAL Act during voting for the final FY2026 budget, and the legislation is expected to go up for a final vote in September 2025. Mayor Bowser has criticized the council’s modifications as watering down her original bill; council members defend them as necessary for balancing equity, safety, and production goals.
Here are some of the key changes:
1. Faster Eviction Process for Nonpayment and Public Safety
The RENTAL Act would streamline the eviction timeline for tenants who aren’t paying rent. DC currently has some of the longest eviction processes in the country—making it hard for landlords to manage risk and keep buildings running smoothly. The new law shortens notice requirements and allows faster legal action in certain public safety cases (like when a tenant is charged with a violent crime in the building).
What this means for you: If you’re a rental property owner, these changes could bring more stability. If you’re a renter, it’s a good reminder to stay informed about your rights and obligations under your lease.
2. Changes to TOPA (Tenant Opportunity to Purchase Act)
DC has long allowed renters the “first right” to buy their building if the owner decides to sell. While TOPA protects tenant rights, developers and landlords have argued it slows down transactions and adds uncertainty to the process. The mayor proposed a 25-year exemption for new buildings to spur production of new units, but the DC Council is leaning toward a 15-year window instead.
What this means for you: If you own or are considering buying rental property in DC, it may soon become easier to sell without triggering a long tenant negotiation process. Changes a few years ago exempted single-family landlords from the more onerous parts of TOPA, but it could soon be smoother for multi-family landlords.
3. Focus on Affordable Housing Efficiency
A recent Washington Post investigation that we highlighted in last month’s newsletter revealed that some publicly funded affordable housing projects in DC cost over $1 million per unit. With limited resources and rising construction costs, the city is under pressure to build more—and build smarter. The RENTAL Act includes measures to speed up housing production and improve oversight of subsidies.
What this means for you: Whether you're a buyer, seller, or investor, expect to see more emphasis on “missing middle” housing—think duplexes, small condos, and multi-family properties—designed to close the affordability gap.
Real Estate and Tenant Advocates Hold Opposing Views on the Act
Proponents from the real estate industry—such as the District of Columbia Building Industry Association and AOBA, cite the RENTAL Act as a necessary modernization of outdated systems. They argue it stabilizes rent income, preserves affordable housing, reduces wasteful eviction delays, and reclaims investor confidence.
However, tenant advocates have expressed alarm. Recent analyses note that nearly half of DC’s renters now struggle to afford monthly rent, and that the wealthiest landlords often benefit disproportionately from proposed reforms. Groups like Greater Greater Washington warn against curtailing tenant rights, emphasizing that shortening legal timelines and weakening TOPA may expose low‑income and Black households to displacement.
Whether this bill ultimately strikes a sustainable balance—or tips the scale too far toward market interests—remains to be seen. But one thing is clear: for the first time in decades, tenant rights and housing production are being reimagined in tandem. And real‑estate stakeholders across the region should watch how DC’s experiment unfolds—because its results may set a precedent for cities across the nation.
As someone who helps clients navigate moving transitions, I’m here to help you make sense of one of the biggest decisions in homeownership: deciding whether to downsize, upsize, or rightsize. The best move depends on your lifestyle, future plans, and what feels right for you.
What Do These Moves Mean?
Downsizing means moving to a smaller home to simplify life, reduce costs, or make use of your equity.
Upsizing means choosing a larger home when you need more space for family, work, or storage.
Rightsizing is about finding the home that truly fits your current needs, whether that’s more space, less space, or a better location.
When to Downsize You might want to downsize if you have rooms you no longer use, if home maintenance feels like too much, or if you’re looking for a way to lower expenses as you approach retirement. Many people also downsize to free up time and energy for other priorities.
When Upsizing Makes Sense A larger home can be a smart move if you’re feeling cramped, need a dedicated workspace, want more storage, or are looking for a yard where kids or pets can play. Upsizing is also a great option when you’re planning for long-term needs.
The Case for Rightsizing Rightsizing is about matching your home to your lifestyle. Maybe that means a home closer to work or school, a layout that works for aging parents, or a neighborhood that better fits your daily routine. The goal is to find a home that helps you live comfortably today and in the years ahead.
Ready to Explore? If you’re starting to think about a change, I’m here to help! Let’s talk about what matters most to you and what kind of home will help you get there!
Big residential real estate companies are continuing to sue each other left and right. The latest salvo is from Homes.com owner Costar, which is suing Zillow over alleged copyright violations related to real estate pictures.
I’ll write more about zoning reform in a future newsletter. Debates about how to increase housing stock are happening in communities all over the country, including here in the DC area:
On the broader subject of building community, I’m still musing over one article in the NY Times from June: Men, Where Have You Gone? Please Come Back. I would love to chat with you about it.
Curious about how the housing market shifts from month to month? In this section I share insights about shifts in the market so you can make informed decisions about where you live. If you are interested in how things are changing week to week, you can also take a look at the weekly updates provided by Bright MLS in their Weekly Greater DC Area Housing Market Update for a deeper level of detail, but note that the data fluctuates more as you zoom into specific cities.
Washington DC Metro Area Housing Data
Data Provided by Bright MLS, as of July 7, 2025
Based on the latest data from June 2025 sales, here are a few key trends we're seeing in the greater DC area market compared to 2024:
Home prices grew more slowly as inventory continues to rise. In June, the median sold price in the Washington, DC metro area was $650,000. Prices rose by 1.6% compared to a year ago, the smallest year-over-year gain in two years. Home prices rose fastest in Frederick County, MD and Loudoun County, VA and fell year-over-year in some closer-in jurisdictions.
Inventory continues to rise, with the number of active listings on the market 41.2% higher than the same time a year ago. Overall, the region’s inventory is still below 2019 levels, but supply is higher than pre-pandemic levels in Arlington, Alexandria and DC.
The pace of new listings coming on the market slowed. In June, there were 5,259 new listings in the Washington, DC metro area, just 0.9% higher than last June. New listings fell by 12.2% between May and June in the region, which was a bit of a surprise.
Overall, more inventory is starting to have an impact on home prices in the Washington, DC region. With elevated mortgage rates, high home prices, and economic uncertainty, buyers are starting to have more negotiating power in the market. It is likely that home sales activity will continue to be slow this summer, and prices will grow more slowly and *perhaps* slightly decline year-over-year in some local markets.
Remember: these trends are averaged for the metro DC region, so what is happening on your street may be different. If you are interested in seeing the latest data for a specific neighborhood or zip code, don't hesitate to reach out! I'm happy to have a conversation about what these market trends mean for your current home's value or your future home search. Shoot me an email if you'd like to schedule a time to chat or want to be sent more information about what's going on in your neighborhood.
Source: Bright MLS
Located in Alexandria’s West End, charming Cameron Station blends the polish of a planned community with the warmth of a historic village. Built on the site of a former Army logistics center, this neighborhood features brick sidewalks, mature trees, pocket parks, and friendly front porches—all wrapped in 18th- and 19th-century–inspired architecture. The neighborhood began development in 1999 and today features over 975 townhouses, 762 condominiums, and 32 single-family homes.
Residents have walkable access to on-site dining, a coffee shop, a fitness studio, and the Cameron Club, which offers a gym, pool, and meeting spaces. The neighborhood backs directly onto Ben Brenman Park and the Backlick Run trail—perfect for joggers, dog walkers, and weekend picnickers. The West End Farmers Market adds to the appeal, drawing locals every Sunday for fresh produce and handmade treats.
Cameron Station Neighborhood Gazebo
Home options include one- to three-bedroom condos, spacious townhomes with garages, and a handful of detached homes. Condos typically start in the $300s, while townhomes often range from the mid-$500s to high $800s+. Detached homes are rare and tend to list over $1M. Most properties are part of a master HOA, with additional condo fees where applicable.
A dedicated rush-hour shuttle connects residents to the Van Dorn Metro station, ensuring quick commutes to Old Town Alexandria, Pentagon City, or downtown DC. Cameron Station is ideal for commuters, families, and downsizers who crave a close-knit feel. Community events—from movie nights to pool parties—make it easy to connect.
If you are considering a move to Cameron Station or anywhere in the region I would love to talk more!
WHY I WORK BY REFERRAL
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