I’m often asked about the fastest way to sell a property. As the market has normalized, many sellers have approached me with a clear goal: to sell as quickly as possible. A cash offer is the fastest option, but it’s important to understand how it works and what you might be giving up in return. Here's everything you need to consider.

How cash offers work. Cash offers move quickly because they avoid many of the delays that come with traditional financing. There is no need for lender appraisals, loan approvals, or extra processing steps. If you need to sell a property within five to seven business days, a cash offer is the most efficient option. These offers often come from flippers, investors, builders, and developers.

However, not all “cash” offers are truly cash. It's important to verify proof of funds and confirm that the buyer isn’t relying on financing that is simply marketed as cash. Some offers are backed by lines of credit or other borrowed funds, which means they are not as straightforward as they appear. Always check whether the buyer has actual cash in hand.

"A cash offer is the fastest way to sell, but it often comes at a discount."

While cash offers are fast, they often come at a discount. In many cases, cash buyers offer between 10% to 20% below market value. For example, a property worth one million dollars in a prime location might receive a cash offer as low as $800,000 to $850,000 from a developer. That’s a significant reduction in price.

Know your goal. The key question is what outcome you want to achieve. If speed is your top priority, a cash offer is the most reliable way to move quickly. But if you are willing to wait two to four weeks longer, you could walk away with $50,000 to $150,000 more. Even after factoring in real estate commissions, which typically range from 3% to 6%, the net gain from exposing the property to the open market can be much higher.

When I speak with property owners, I make sure they understand both options clearly. If the goal is to sell immediately, I work with serious buyers such as developers, investors, and builders who are ready to move forward. If there is flexibility to wait a few weeks, listing the property can attract broader interest and lead to a higher sale price. The decision comes down to what matters more to the seller: speed or the potential for a stronger financial outcome.

If you have questions or need guidance, just reach out. You can contact me at (703) 286-9771 or send me an email at Jon@HomesFromDeHart.com. I’m here to help.

It’s summer in the Washington, D.C. metro area, and while this season is typically known as buying season, the current market is presenting some unique trends. As of June 2025, there has been a noticeable slowdown in both the number of new listings coming to the market and the showings on homes that are already listed. This shift is something I observe every year around this time.

Once schools are let out in mid-June, activity in the housing market typically slows down. Although many expect summer to be a busy time for real estate—especially with families relocating before the new school year—that trend doesn’t hold as strongly in this region. Overall activity in the area decreases significantly with Congress out of session and many residents traveling or adjusting their work schedules.

Opportunities for buyers. However, this seasonal slowdown creates opportunities for buyers. Right now, it is possible to purchase homes at fair or even below-market prices. I am currently helping buyers secure very favorable deals, including offers that are contingent on the sale of their own homes. This kind of contingency has been extremely rare in recent years, so seeing it succeed again signals a shift in the market dynamic.

"The summer slowdown in D.C. is creating rare opportunities for buyers to negotiate strong deals."

Looking ahead into July and August, I expect activity to slow even further. Fewer listings will likely be added to the market, and many buyers will have already found the homes they were looking for. While some demand will remain, the limited supply may pose challenges for those who are just starting their home search.

Price sensitivity. For sellers, this market requires a careful and strategic approach. Some properties are receiving traffic but no offers, which has led to price reductions. If you are planning to sell, it is essential to price the home accurately from the start. Overpricing can result in extended time on the market and eventually force you into a price cut.

From the buyer’s side, now may be the right time to act. As soon as interest rates begin to fall—which is expected to happen later this year—the market will likely become more competitive. Increased demand could bring back bidding wars and multiple-offer situations.

From a buyer's perspective, this may be a good time to make a move. Interest rates are expected to come down later this year. When that happens, more buyers will likely enter the market, which could lead to increased competition, bidding wars, and multiple-offer situations.

If you have questions about how to navigate the current market, I’m happy to help. You can contact me at (703) 286-9771 or send me an email at Jon@HomesFromDeHart.com. I hope you have a great summer!

What happens when a buyer or a seller wants to get out of a real estate contract? Not every contract that’s ratified actually goes to closing. This is a situation that comes up more often than people expect, and it's important to understand how it works depending on which side of the transaction you're on. Here's everything you need to know before backing out of a real estate deal:

Contingencies for buyers. If you’ve already signed a contract but decide not to go through with the purchase, the first thing to check is whether there are contingencies. Most contracts include a deposit, which is a sign of good faith that you intend to close. That deposit is typically applied to your down payment or closing costs.

"Inspection, financing, and appraisal contingencies can offer a way out."

During the COVID market, many contracts were written without contingencies. In those cases, walking away meant losing your deposit. Now that the market has stabilized, contingencies are more common again. These include home inspection, financing, and appraisal contingencies. Each one allows a buyer to cancel the contract under specific conditions and within a certain timeframe.

For example, we recently had a case where an inspection uncovered serious issues that were not visible at first. The buyer decided not to move forward. The buyer was able to notify the seller, void the contract, and request a return of the deposit because there was a home inspection contingency in place. In this case, the deposit was about 1.5 percent of the purchase price.

These contingencies also apply when a property does not appraise or when financing falls through. In one case, a buyer lost their job during the process. They were able to cancel and recover the deposit because the contract included a financing contingency/

Buyers today have several options to cancel a contract, and contingencies are the most common tool. While you should never enter into a contract planning to cancel it, these protections are important if something unexpected happens. In many cases, buyers can walk away with minimal loss beyond the cost of inspection or application fees.

What should sellers do to exit? The situation looks different for sellers. I’ve seen cases where sellers have second thoughts after ratifying a contract. This can happen due to personal reasons or sudden regret. However, once a seller signs, backing out is not easy.

In many states, including Virginia, it’s tough for a seller to cancel a ratified contract without facing legal consequences. If a seller breaches the contract and the buyer still wants to go through with the purchase, the seller could be sued for damages or forced to complete the sale. In some cases, there may be ways to exit the contract, but they typically require legal assistance, which can be costly.

Sellers who find themselves in this position need to be very cautious and should always consult a real estate attorney. The legal and financial risks of backing out are significant, and it's essential to understand the consequences.

Real estate deals don’t always go as planned. When problems come up, it’s our job to handle them and find solutions. If you’re in a situation like this and want to discuss your options, you can contact me at (703) 286-9771 or send me an email at Jon@HomesFromDeHart.com. I’m here to help.

Does the estate market suck? While recent market conditions have shifted, the data does not support a negative outlook. While recent market conditions have shifted, the data does not support a negative outlook. A closer look at Fairfax County provides useful insights for both buyers and sellers in 2025. Here's everything you need to know:

Market behavior. January and February were particularly strong months for home sellers. Inventory levels were extremely low, which led to multiple offers on most listings. This environment mirrored market behavior seen over the past seven to eight years.

However, conditions changed rapidly. In Fairfax County, the number of homes listed in March 2025 increased by 25 percent compared to March 2024. This rise in inventory has been accompanied by a reduction in buyer activity. Pending sales declined by 8 percent during the same period. In April, the trend continued, with a 25 percent year-over-year increase in new listings and a 15 percent decrease in pending transactions.

"The DC metro market remains in the seller’s territory, but urgency is fading."

Flattening market. The data from March and April indicates a flattening market. What has shifted is the level of urgency among buyers. Homes are no longer consistently receiving ten offers within the first weekend. Instead, listings are seeing six to twelve showings and one or two offers, provided the property is priced appropriately.

Overpriced homes are remaining on the market without attracting traffic or offers. By contrast, competitively priced properties, particularly those in excellent condition, are still receiving multiple offers. Price sensitivity among buyers is becoming more evident.

Looking ahead. As the summer months approach, the market appears to be heading toward a more balanced environment. It is neither strongly buyer-friendly nor heavily in favor of sellers. June, July, and August are typically quieter months due to seasonal distractions, which may offer strategic advantages to buyers seeking reduced competition.

Market activity remains consistent. Offers are still being made daily, although they are less aggressive than earlier in the year. Sellers can still benefit from favorable conditions, while buyers may find opportunities for below-market pricing or seller-paid closing costs.

If you have questions or need guidance, just reach out. You can contact me at (703) 286-9771 or send me an email at Jon@HomesFromDeHart.com. I look forward to hearing from you!

VA loans are a great option for veterans. However, the legal rules and regulations around them can make them difficult to assume. In case you don’t know, you can sometimes assume someone’s loan when purchasing a house from them. This is a great option that is especially popular in this market since many homeowners have mortgages with very low interest rates. While assuming VA loans may seem tricky, we were able to pull it off for one of our clients recently. Today, we’ll explain how we did that and what benefits it gave our client.

You can listen to our full explanation in the video above or skip to each topic using the timestamps provided: 

0:00 — Introduction

0:33 — Assuming VA loans is rare

0:51 — Why assuming loans is becoming more popular

1:42 — A few things to know about VA loans

2:22 — Typically, VA loans have lower rates

3:21 — Assuming a VA loan can take time, but it’s not complicated

3:43 — The seller can make more money with an assumption

4:40 — Wrapping up

If you have questions about assuming a VA loan, either as a buyer or seller, please call or email us. We’d love to help you!

To ensure you have a smooth transaction, you need to check the permits.

Buying or selling a home is a significant undertaking, and one crucial aspect that often goes overlooked is the importance of obtaining proper permits. Today, we'll delve into a recent settlement experience that highlights the significance of ensuring a property is appropriately permitted.

We recently concluded a settlement, representing buyers in the purchase of a single-family home in a Northern Virginia county, during the due diligence period back in October. Part of our thorough checklist during this period involved confirming that the county had all the necessary permits in place to protect our buyers.

To our surprise, we discovered a complaint against the property that triggered an investigation by the county. However, thanks to a well-crafted contract with a protective title clause, we ensured that our buyers were not obligated to proceed with the purchase in case of ongoing investigations or potential permit-related issues within the jurisdiction. Leveraging this clause worked out in the best interest of the buyers.

When purchasing a home, it's crucial to visit the county website and verify that the property has the correct permits. Any active investigations or unresolved permit issues should be addressed before the closing to avoid complications down the line. This commitment to due diligence is an integral part of our values and contract practices.

"Whether you're buying or selling a home, prioritizing permits is essential."

The importance of permits isn't exclusive to buyers; sellers should also be proactive in ensuring their property complies with local regulations. If you've made modifications to your home, such as adding a bathroom without obtaining the necessary permits, addressing these issues before listing the property is vital. Failure to do so could result in significant delays and potential complications during the selling process.

We conduct thorough investigations to uncover any unpermitted additions or ongoing permit issues. Taking care of these matters before listing your property ensures a smoother settlement process and avoids unforeseen problems.

Confirming the property's compliance with local regulations not only protects buyers but also ensures a seamless selling experience. If you have any questions about permits or want to discuss the intricacies of various jurisdictions, feel free to call or email us. Your peace of mind during real estate transactions is our top priority.

We have a verified VIP list of buyers eager to pay cash for your home.

Are you thinking about selling your home but want to skip the hassle of listing, staging, and waiting for the right buyer? Finding a motivated buyer who can close quickly and at the price you want can be challenging. However, there is an easier way to sell your home fast and with less stress.

Right here in Northern Virginia, several cash buyers from our VIP buyer list are actively looking to purchase homes. These buyers are ready to make all-cash offers, allowing you to avoid the usual challenges of the traditional real estate market. There is no need for professional photography, costly repairs, or open houses. Instead of waiting months for the right offer, you can sell quickly and easily.

"We have eager buyers from our exclusive VIP buyer list eager to make an all cash offer on your home." 

If you are interested in a no-obligation, all-cash offer, the process is simple. Just send me a message with a few details about your property, including some photos and your preferred selling timeline. I will match you with the best possible cash buyer to ensure you get an offer with the price and terms that work for you.

This option allows you to avoid market uncertainties, bank approvals, and financing delays. Whether you need to sell quickly or just want a smooth transaction, this is one of the most convenient ways to get your home sold. If you have questions or need guidance, don't hesitate to reach out. You can contact me at (703) 286-9771 or send me an email at Jon@HomesFromDeHart.com. I look forward to hearing from you!

Register for the Seminar here.

Register for the Webinar here.

It’s your neighborhood expert, Jon DeHart, with Keller Williams Realty.  Great news! Even with the higher interest rates in the last 2 years, the real estate market remains strong for sellers in Northern Virginia due to low inventory. This means you haven’t missed out on the market… YET. Your home may be worth more than you expect. If you’re in the “thinking about moving” stage, now is the ideal time to start planning. Take the first step by joining one of our upcoming FREE Home Selling sessions.

If you received this letter, you’re invited to our FREE Educational in-person Seminar at the Tysons/Pimmit Regional Library on Saturday, February 22nd, at 1:00 pm or our Home Selling Webinar on Monday, February 24th, at 6:30 pm via Zoom.

During this 60-minute interactive workshop, we will discuss the types of selling options available to you:

• As Is, Hassle-Free Sale to Builders

• Fix Up & Sell for More $$$

• What Gives You the Best Return on Investment

• Does Staging Matter?

• How to Maximize the Sales Price

• Do I Sell & Stay Until You Find Another Home?

Now is a great time to start the home prep process. Inventory continues to be historically low, which presents a huge opportunity for homeowners interested in selling.

Expect a wealth of valuable insights, and come prepared to take thorough notes! We look forward to seeing you either on Saturday, February 22nd, at 1:00 p.m. at the Tysons/Pimmit Regional Library or Monday, February 24th, at 6:30 p.m. via Zoom.  

Low supply and rising prices are shaping Washington D.C.'s market in 2025.

If you’re considering buying or selling real estate in Washington, D.C., this year, you need to be informed. As of January 2025, the local real estate market remains consistent with what’s been seen over the past seven or eight years: low supply. This limited inventory has been a key driver in market trends, particularly in Northern Virginia. So, what does this mean for buyers and sellers in the area? Let’s break it down:

1. Home prices are rising. Between January and November of 2024, home prices in Northern Virginia appreciated by over 8%. Despite interest rates ranging from 7% to 7.5%, prices climbed due to the ongoing supply shortage.

"The D.C. real estate market in 2025 is all about low supply and strong demand. "

2. Seller's market. For those considering selling, the current market may present favorable conditions. There is little competition in most areas and it makes the perfect time for listing. 

For example, a property in South Arlington was listed the week before Christmas, primarily because it was ready to go and faced no competition. This resulted in over 40 private showings, more than 150 visitors during a two-day open house, and offers that exceeded the last comparable sale by $100,000 in April 2024.

3. Buyers are adjusting to higher interest rates. While 6.5% to 7% rates are a far cry from the historically low levels seen a few years ago, buyers have started to accept these as the new norm. Buyers have been waiting on the sidelines and are now ready to take action.

4. Buying now could save money in the long run. For buyers, acting sooner is a smart move. A home bought in January 2024 would have gained 8% in value by November. Prices are not dropping, so buying now can mean paying less than if you wait.

The D.C. real estate market in 2025 is all about low supply and strong demand. Sellers have an opportunity to benefit from the current conditions, and buyers who move quickly can avoid paying higher prices down the road. If you want to know more about buying or selling in this market, don’t hesitate to reach out. You can contact me at (703) 286-9771 or send me an email at Jon@HomesFromDeHart.com. I look forward to hearing from you!

Starting the upfront approval process early ensures buyers are well-positioned for success and reduces stress when the right property comes along.

Remove financing contingencies and stress with true upfront approval.

Financing contingencies are a critical part of the home-buying process, and understanding how they work can significantly impact your ability to navigate contracts. As the real estate market is expected to remain strong, many contracts will likely feature minimal contingencies. Among these, financing contingencies stand out as one of the most important.

True Upfront Approval helps buyers manage financing contingencies effectively. Removing them upfront using True Upfront Approval can be crucial to having the winning offer on a property. This process includes the following steps:

• Completing a full loan application.
• Undergoing underwriting before making an offer.
• Verifying income, assets, and credit during underwriting.

"Preparing now is the best course of action."

Once underwriting is complete, the only remaining steps typically involve:

• Ordering an appraisal (if required).
• Obtaining title work.
• Securing an insurance policy.
• Verifying employment before closing.

Taking these steps early reduces stress and ensures that financing won’t fall through, providing peace of mind for both buyers and sellers.

Avoid the stress of last-minute preparation. A common mistake buyers make is casually browsing homes and submitting offers without proper financial preparation. Acting without prior approval often results in scrambling to catch up, creating stress during the 30-day closing period.

Pro tip: Start the approval process early—even months before actively searching for a home. This allows time to:

• Pay off debts
• Access funds (e.g., through a home equity line of credit)
• Address other financial matters

Pre-approval vs. full underwriting. It is essential to understand the difference between pre-approval and full underwriting. Pre-approval typically involves a preliminary review based on information provided by the buyer, while full underwriting includes a thorough evaluation by an underwriter who verifies income, assets, and credit. A fully underwritten approval gives buyers a significant advantage, allowing them to submit non-contingent offers with confidence.

Without full underwriting, financing contingencies can lead to serious risks, such as losing a deposit or facing legal issues if financing falls through. However, with true upfront approval, buyers can proceed knowing their loan is secure, as long as they maintain stable employment and avoid major financial changes during the process.

The underwriting process usually takes between one and three days, depending on the complexity. This brief timeframe can make a significant difference by reducing uncertainty and simplifying the transaction for all parties involved. By vetting borrowers and confirming collateral (the property being purchased), the financing contingency can be eliminated, resulting in a smoother and more secure home-buying experience.

If you’re planning to purchase a home in 2025, preparing now is the best course of action. If you have any questions or need assistance, we’re ready to provide expert guidance:

• Jon DeHart: (703) 286-9771 | Jon@HomesFromDeHart.com
• John Pyne: (703) 855-5158

Starting the upfront approval process early ensures buyers are well-positioned for success and reduces stress when the right property comes along.