Decorating a Rental House

Those who opt to rent a house as opposed to an apartment may still be held to certain restrictions regarding the type of decorating which can be done on the property. These restrictions may be stricter or more lenient than those typically enforced when a renter is renting an apartment property. This will largely depend on the preferences of the homeowners. Homeowners who do not want to see major modifications done to the property may place strict restrictions while those who want to see the property improved may allow the renter a great deal of freedom in their decorating options.Continue reading

Alexandria and Arlington Real Estate exchanges with Nesbitt Realty

Properties in Arlington

Nesbitt Realty is a top-ranked brokerage serving buyers, sellers, renters, and Landlords throughout National Capital Region in Northern Virginia and Suburban Maryland.

Properties in Alexandria

1325 S Wilkes St

Majesty West brings you the Cambridge model, w/ 4 car parking, 12' X 19' deck, 2 gorgeous rooftop terraces w/ wet bar, perfect 4 entertaining. 1st flr BR w/ FB, ideal 4 overnight guests or as your home office. Gourmet kitchen, w/ GE Monogram SS appliances, carrara marble counters, a 10' ft waterfall island, Wood flrs throughout entire home. Great Walkability in the heart of Old Town Alexandria! [Majesty West - $1,179,000]

3831 Miramonte Pl #E

Beautiful property ready to move in. Very bright and open space layout, recently painted, new carpet, individual deck great for entertainment,newer hvac.Excellent location near transportation and shopping. Show and sell. [Sequoyah - $204,000]

106 Lynhaven Dr

New to the Market!!! Updated! Move-In Ready! New Stainless Kitchen Appliances, Updated Bath, Sparkling Hardwood Floors! Move into Popular Lynhaven Community for less than $500k! Close to Amazing Potomac Yards Shopping, Crystal City Restaurants! 2 Parks within the block! Spacious Backyard! Covered Porch! Freshly Painted!!!! This one won't last! [Lynhaven - $490,000]

4305 Neptune Dr

Deceptively spacious split level in private Yacht Haven Estates. Brand new foyer tile. New master and second bathroom, new basement carpet . Large level lot. Living room has soaring ceiling, gas fireplace and bay window. Bedrooms face rear yard for privacy and quiet. Granite counters in the eat-in kitchen, covered parking, finished basement w/family room and 4th bedroom plus another fireplace. [Yacht Haven Est - $580,000]

4551 Strutfield Ln #4410

Located on the 4th floor with views of a well-manicured courtyard surrounded by many parks. This condo features a large kitchen with plenty of cabinets & counter space. A large soaking tub in the master BA with a walk-in closet for storage, & washer dryer. Amenities include a swimming pool, playground, & fitness room. A perfect location for easy access to I-395 & bus stops. [Palazzo At Park Center - $229,900]

116 Union St N #116

Stunning end 3 BR 3.5 Ba townhouse, totally and beautifully renovated in Torpedo Factory! Hardwood floors throughout, Woodburning fireplace, fabulous new stainless/granite/ kitchen with white custom cabinets with nickel handles, new marble baths with custom vanities, 2 master suites with incredible storage. Spacious patio with greenery and flowers. Master BR has balcony. One deeded parking spot. [Torpedo Factory - $889,000]

6811 Stoneybrooke Ln

Beautiful 4BR/4.5BA/three level colonial on a quiet pipe-stem in Stoneybrooke. Hardwood floors throughout living, dining and family rooms w/ wood burning fireplace in family room. Spacious layout with huge recreation room and separate den/office all on the main level. Large carpeted basement walkout level. Patio w/ mature trees and terraced backyard complete this great home. [Stoneybrooke - $549,900]

4112 Seminary Rd

Home is vacant but need to schedule with listing agent. [Vauxcleuse - $950,000]

4551 Strutfield Ln #4307

Beautiful Throughout at The Palazzo! Rich Hard Wood Floors,Kitchen w/ all new Stainless Appliances,Renovated BA w/ Ceramic Tile,Vanity w/ Granite,& Soaking Tub. Relaxing Balcony,Open Floor Plan,& Fabulous Walk-In w/ Closet Organizer! Great Location; Mins. to 395,DC,495,Shirlington,Old Town,The Pentagon,Shops,Restaurants,&Nat'l Airport. Garage Parking, & Community w/ Pool,Fitness,Clubhouse&More! [Palazzo At Park Center - $228,000]

5801 Quantrell Ave #505

Spacious Top Floor unit with Wood Burning Fireplace. Wood flooring under carpet, Ceramic Tile in Kitchen & Bathroom, Large Windows in the LR/DR, Large Storage Closet & Balcony. Conveniently located near I395, Shopping & Metro Bus, Minutes from DC & Old Town. Community Pool & more! [The Seasons - $169,000]

Nesbitt Realty is a family-run Real Estate brokerage with a small-town touch.

What Do Property Managers Do?

Property managers can come in the form of a person or a company. Either way, what they do can be simply summarized as: getting paid to oversee a real estate property on behalf of the owner.

The responsibilities of a property manager include (as applicable) dealing with the property’s tenants, facilitating repairs or improvements necessary for homes, assuring overall cleanliness and general maintenance of the property, landscaping, etc. This is, of course, in line with any arrangements the property manager has agreed upon with the owner.

property managment
Amin & Will in Lowes

It is possible for a property manager to handle multiple properties and interface with several owners. Services offered may also differ depending on the type of property and what was initially agreed upon with the owner. For example, in the case of vacation homes, which are only periodically occupied, greater security measures may have to be employed by the property manager. The property manager must also be certain that everything is in place and ready whenever the owner comes over for vacation.

There are also cases when the property manager is tasked to handle a commercial property, wherein one of the requirements is to operate the business (if the manager is qualified) as well as managing the property itself.

For a property manager to be effective, he or she must be able to maintain a good relationship not only with the owner of the property but also the tenants. This should be done on top of the core duty of maintaining, beautifying and keeping in order the real estate property.

With the right property manager, owners can rest assured that their properties are in good hands and tenants can enjoy the satisfaction of living in a secure, well-maintained and beautiful home.

We’re here when you need us

Nesbitt Realty manages rental homes, townhouses, and condos for landlords in Northern Virginia. We are a family business that strives for excellence in what we do.  Our goal is to strictly administer the lease while adhering to the Virginia Residential Landlord Tenant Act. We avoid “judgement calls” as much as possible; and we prefer to simply act in accordance with the lease, law, and regulations.

We serve most of Northern Virginia and have offices across the area.  We manage single-family homes, townhouses, and condominiums.

Property Management Basics

We have experience working Northern Virginia and can save you thousands on your purchase.

Properties in Carlyle District

1325 S Wilkes St

Majesty West brings you the Cambridge model, w/ 4 car parking, 12' X 19' deck, 2 gorgeous rooftop terraces w/ wet bar, perfect 4 entertaining. 1st flr BR w/ FB, ideal 4 overnight guests or as your home office. Gourmet kitchen, w/ GE Monogram SS appliances, carrara marble counters, a 10' ft waterfall island, Wood flrs throughout entire home. Great Walkability in the heart of Old Town Alexandria![$1,179,000 - Alexandria, VA 22314]

1319 S Wilkes St

Majesty West brings you the Kent model, w/ 2-car rear entry garage, 2 gorgeous rooftop terraces w/ wet bar, perfect 4 entertaining. 1st flr BR w/ FB, ideal 4 overnight guests or as your home office. Gourmet kitchen, w/ GE Monogram SS appliances, carrara marble counters, a 10' ft waterfall island, & exterior 12' X 21' deck off of the kitchen. Great Walkability in the heart of Old Town Alexandria![$1,319,000 - Alexandria, VA 22314]

520 John Carlyle St #118

2 Level 1st floor Unit. Sunny, light-filled, contemporary loft with soaring ceiling and giant windows. Roomy, second-floor office/study. New Hardwood floors throughout. Granite Countertops and S/S appliances in kitchen. Gorgeous Courtyard. Walk to King Street Metro, Whole Foods, Starbucks, Restaurants, Parks and More. Pool and Gym Membership available. CALL OWNER FIRST, then Sentrilock.[$729,000 - Alexandria, VA 22314]

520 John Carlyle St #112

Lofted 2-story condo in the condominiums at Carlyle. This home has a modern feel, featuring an open floor plan, soaring ceilings, and large windows allowing plenty of natural light to pour in. Located just around the corner from movie theaters, restaurants, and essential shopping. With easy access to Duke Street, the King Street Metro station, and everything Old Town has to offer.[$550,000 - Alexandria, VA 22314]

2151 Jamieson Ave #1908

Ideally located in Old Town Alexandria, just 3 blocks from both the King Street and Eisenhower Avenue Metro Stations. This beautiful 1 bedroom 1 bath 19th floor condo, with great views, has full sun, 24 hour desk in the lobby and 24 hour security. One garage parking space is included in this sale. Carlyle Towers has 2 fitness centers, pool, tennis courts, putt putt, party room and a great staff.[$385,000 - Alexandria, VA 22314]

For more information or to set up an appointment call Stuart at (703)765-0300.

Rental Management Services

Here’s an email I recently sent to a landlord who has questions about our property management services.

As promised here is my detailed reply. I’m numbering my answers so you can compare to your questions below.
1. We locate tenants with a multi-pronged approach but we primarily attract tenants through the Multiple Listing Service and one of our many websites.  We do a background check on our applicants to learn credit history, employment history, income and criminal record.  We report the results to you along with a positive or negative recommendation depending on what our investigation uncovers.
Listing a property for rent is a separate service apart from property management.  Some landlords only use us to list property for rent.  Some landlords only use us for property management.  Most landlords do both.  Each time the property is listed for rent there is a fee to the landlord.
Our structure is a little different from most companies in that we explain where the commission goes and then let you set the fee as you wish. We make a recommendation for how much the landlord should pay, but allow the landlord to set the fee at any level. I think this makes more sense than setting an arbitrary number.  I would expect by glancing at your property online you will probably want to pay at least one half of one month’s rent to list the property, but you may wish to pay as much as three-quarters of a month rent. I can explain this at length when you contact us but in short some landlords sometimes pay higher commissions to attract more attention from agents.
In subsequent years, if the tenant stays on we don’t need to market the property and you won’t have to pay a commission.  When the tenant moves on we’ll need to list the property for rent again. Nearly every landlord is looking for a longer term renter for this reason.  The minimum lease we recommend is 12 months.  In the rare event that a lease is less than 12 months, we pad the rent to recoup the additional expense to the landlord.
2. Our brokerage currently manages about 100 properties.  We are a family business, not a large corporation.  Our landlords and tenants know us personally and we know them personally.  We do have a team approach. For example my wife handles the processing or rent checks and the preparation of monthly reports. My son often helps with dispatching handymen and with move-in and move-out inspections.  But no matter who you talk to the buck always stops with me and no matter who you talk to we generally all know what is going on with our properties.
Currently, we only have one member of the foreign service as a client but we have a good number of clients who are overseas. Some of our overseas clients are high-ranking military, intelligence service agents, foreign nationals who have returned to their home countries, diplomatic persons and I can even call to mind a couple of academics who are in the wilds doing field research. We are well-accustomed to the challenges of dealing with landlords who might be 8 to 12 hours different in time zone and who may or may not have regular access to a phone.
3. I do not own any properties in 22206.  We sold most of our own Northern VA rental properties a few years ago. Even then our properties were not in that zip code.  We still have some property that is out of the area and for that we rely on a property manager.  In fact, the only rentals we’ve ever had serious problems with are the properties which we owned and personally managed.
As an aside, without effort, I can call to mind 3 properties which we manage and that are in close proximity to your property.  Two of these are condos and one is a single-family residence.  The SFR is owned by an Indian technology guru who returned to India to raise his kids.  One of the two condos is owned by a recently retired judge who move back to his home state.  The third property is owned by a local attorney who does not want the hassle of managing his property. There may be a few more in your neighborhood, but those are the three that pop in my head.
4. We can inspect as often as you like, but we generally only inspect the property once per quarter.  We do not do the inspection ourselves.  Instead, we send a handyman who will check every system on the property and write up any deficiencies along with any recommendations.  There is a small fee for this inspection ($35 or so) to cover the handyman’s time.  But we do not charge anywhere near 10% of the monthly rent.  Our rates vary depending upon the property, but we will charge 6.5% of the monthly rent for a property such as yours.
5. We use a software called Rent Manager to track our landlord’s expenses and accounts. I will copy this email to my wife Julie who can send you and example report on Monday.
6. We do not charge a fee when the property is vacant.  We are only paid when you are paid.  Money in general does not flow from you to us.  Rather it flows from tenant to our company and then to your pocket.  Rent is due on the first of the month.  Most of the tenants pay sometime between the 29th and 3rd of the month.  There is a grace period until the fifth day of the month.  If rent is not received by the fifth of the month we charge a late fee to the tenant and swiftly ramp up to begin the eviction process. We quickly train any tenants to understand that we do not play around with rent and deadlines.
We pride ourselves on how quickly we get the money to our landlords.  Some companies take 10 to 15 days to process rents.  We usually deposit money into the landlord’s bank account within 24 hours of receiving payment.  Because of the extensive background checks mentioned above, we generally don’t have much problem with unpaid or late rents.
7. Tenants contact us for repairs and we select the most cost-effective and prompt solution available.  If the repairs are less than around $250 we generally do not get bids, we just make the work happen.  We allow landlords freedom to set their own notification level.  For most condos we recommend a $250 threshold.  For most townhouses and single-family homes we recommend $350.  However, yesterday a newly-made landlord asked that we set that number at $1. (Yes.  ONE dollar.) We will abide by her request.  A few of our busiest landlords don’t want to hear about bothered by anything less than $1k.
We do not “mark-up” any maintenance requests.  We do not charge anything extra to manage repairs. Maintenance is not a profit center for us.
8. Property reports are usually delivered just a few days after rents are processed.
Our clients like us because we are very responsive to both tenants and landlords.  We always seek out the most cost-effective solutions for our landlords.  We are not an enormous company.  You can call at any normal hour of the day and most likely reach the principal broker (me).  If you call at a strange hour, you still might reach me.  If you don’t reach me, I’ll call you back promptly. Most of our competitors charge higher fees than we charge. So we believe that our combination of price and service is very tough to beat.
I look forward to meeting you and thank you for the opportunity to be of service.
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  • What Do Property Managers Do?

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    Property managers can come in the form of a person or a company. Either way, what they do can be simply summarized as: getting paid to oversee a real estate property on behalf of the owner. The responsibilities of a property manager include (as applicable) dealing with the property’s tenants, facilitating repairs or improvements necessary…

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