Dollar costs aren’t the only consideration for homeowners wishing to expand. Sometimes there’s a social price to pay, whether the project involves a complete demolition or— as is becoming more commonplace—ripping a house down to its studs and rebuilding on the same foundation, which technically qualifies as a remodel, but can result in a house that bears little resemblance to its predecessor. (Homeowners may go this route if they want to reuse materials, preserve the existing setbacks or avoid the cost of pouring a new foundation.) In the end, the neighbors may not see a difference between a whole-house renovation and a new build on a teardown lot. They only know that the new house is much bigger than the old one.
Such projects have been known to spark protests from residents who want to preserve the character of the streetscape. A soaring modern home is art to some, an eyesore to others.
On this topic, the county walks a fine line. Maintaining aesthetic continuity in single-family neighborhoods is a priority in Arlington, Dorsey says. “The market forces that have created this teardown effect of older homes replaced by bigger houses—we don’t want to see that become the unfettered norm because it changes the fabric of our neighborhoods.” Rebuilding also drives up property values, changing the affordability equation.
At the same time, there are instances where infill construction is paramount to renewal. Many houses that are razed and rebuilt are already dilapidated beyond repair, observes Buck, the real estate agent. “I’ve seen houses torn down that are a heartbreak and other houses that should have been torn down decades ago.”
Karen Close, an associate broker with Century 21 New Millennium in McLean, says it’s probably worth tearing down if other homes in the neighborhood are selling for two or three times the current value of the home in question.
In recent years, the teardown option has become more feasible for buyers. Northern Virginia’s high cost of living means that homeowners here tend to qualify for larger construction loans, through programs like Fannie Mae, than applicants in other parts of the country, says David Faber, a senior loan officer at George Mason Mortgage in Ballston. With Arlington land going for premium prices, property owners have more equity to borrow against.
Buck says that when he started in real estate in 2000, land value accounted for about a third of the cost of a new home in Arlington. Now it’s more like half.
All of these factors have contributed to a housing landscape that’s ripe for turnover. From 2001 to 2010, Arlington saw an average of 92 homes demolished per year, according to Claude Williamson, the county’s director of community planning, housing and development. From 2011 to 2016, the annual average was 157.
