Sterling Breaks Ground on New 80-Unit Affordable Housing Project
Atlantic Boulevard Apartments is an 80-unit, 100% income-restricted rental community at 21895 Atlantic Blvd in Sterling, Virginia (Loudoun County). The Board of Supervisors approved the rezoning on June 12, 2024 in roughly six months, about half the usual review time — and construction began with a groundbreaking on July 17, 2025. The four-story building will offer one-, two- and three-bedroom apartments for households earning up to 60% of area median income, with leasing anticipated in fall 2026 according to the developer. Total development cost exceeds $27 million.
Key Takeaways
- 80 income-restricted apartments on 3.12 acres at Atlantic Blvd and Magnolia Rd, south of Dulles Town Center beside the W&OD Trail and Route 28; rezoned from PD-H6 to multi-family (Loudoun County, LEGI-2023-0101).
- Board approval June 12, 2024 (about six months from application); $6.3 million county loan approved June 18, 2024; groundbreaking July 17, 2025; leasing anticipated fall 2026.
- Financing: 4% Low-Income Housing Tax Credits syndicated by Cinnaire, $15.4 million in Virginia Housing tax-exempt bonds, and the county's $6.3 million Affordable Multi-family Housing Loan Program loan.
- Loudoun County in July 2026: 510 closed sales, $813,000 median sold price (+7.4%), 21 average days on market, 868 active listings (+8.5%), 1.96 months of supply (NVAR, Bright MLS).
- Our own Sterling record covers 104 closings and about $45.0 million in closed volume, with sold prices from $175,000 to $1,075,000. Sterling is several markets at once, and one rental building does not move any of them.
In This Article
- Key numbers at a glance
- What was approved and what is being built
- Approval timeline: proposed, approved, under construction, completed
- Why Loudoun moved this one faster
- Sterling market 2026: the numbers that govern your sale
- Trend drivers: what pushes Sterling prices up or down
- Does an affordable housing project affect nearby home values?
- Our Sterling record: 104 closings, every one on the list
- What this means for sellers vs. buyers
- Net proceeds and the 1.5% listing fee
- Common mistakes homeowners make with development news
- Alternatives if an open-market sale is not the fit
- Frequently asked questions
- Glossary
- Methodology and sources
This is the first fully affordable standalone rental community to break ground in Loudoun County in several years, and the county used it to pilot a faster review track for 100% affordable applications. That matters beyond the 80 households who will live there. It signals how Loudoun plans to add rental supply near the Route 28 and Dulles Town Center employment corridor as it works toward its stated goal of 8,200 new affordable units by 2040. Community context is on our Sterling, VA community guide.
For a Sterling homeowner the practical question is narrower: does a new income-restricted rental building near Route 28 change what your home is worth, how long it takes to sell, or how you should price it? Eighty rental units are small next to a county that closed 510 sales in July 2026 alone.
Below are the verified project facts, the approval timeline with the correct status terms, the 2026 numbers that actually govern a Sterling sale, our team's Sterling transaction record, and the point where a professional Sterling home valuation replaces the headline.
Key Numbers at a Glance
Project figures: Loudoun County news release (July 11, 2024) and the Good Housing / Green Street Housing release (July 21, 2025). Market figures: NVAR using Bright MLS data as of Aug 10, 2026 — county-level, not Sterling-specific.
What Was Approved and What Is Being Built
The Atlantic Boulevard Residential Rezoning (LEGI-2023-0101) changed roughly 3.12 acres at the corner of Atlantic Boulevard and Magnolia Road from Planned-Development Housing 6 to a multi-family residential district, allowing 80 attached, income-restricted rental units. The site sits just south of Dulles Town Center, beside the Washington & Old Dominion Trail and Route 28, on land the general contractor describes as a former VDOT stormwater site.
Good Housing (Reston-based, born from Good Works LP) and Green Street Housing (Salisbury, Maryland) are building a four-story community with one-, two- and three-bedroom apartments. Planned amenities include a community room, fitness center, business center, playground and covered bicycle storage, with direct trail access.
The developer's July 2025 release states the apartments will be income-restricted for households earning up to 60% of area median income. The county's 2024 rezoning notice described units not exceeding 80% of the Washington MSA median income. The narrower 60% figure reflects the Low-Income Housing Tax Credit financing the developer ultimately used. Both are shown here with attribution rather than merged.
| Item | Fact | Source |
|---|---|---|
| Address | 21895 Atlantic Blvd, Sterling, VA 20166 (Atlantic Blvd & Magnolia Rd) | Contractor release, July 2025; county notice, July 2024 |
| Units / building | 80 apartments, 1–3 bedrooms, four stories | County notice; developer release |
| Income restriction | Up to 60% AMI (developer); rezoning allowed up to 80% ($123,800 for a household of four at the time) | Developer release, July 21, 2025; county notice, July 11, 2024 |
| Financing | 4% LIHTC (Cinnaire), $15.4M Virginia Housing tax-exempt bonds, $6.3M Loudoun loan; total cost over $27M | Developer release, July 21, 2025; county notice (loan approved June 18, 2024) |
| Developers / builder | Good Housing and Green Street Housing; general contractor Morgan-Keller | Developer and contractor releases, July 2025 |
| Leasing | Anticipated fall 2026 — [TEAM MUST VERIFY status on publish date via liveatlanticblvd.com] | Developer release; project website |
Approval Timeline: Proposed, Approved, Under Construction, Completed
These four words get used loosely in listing remarks and headlines. For this project they map to specific dated events, which is how any Sterling seller or buyer should read a development claim.
Proposed — late 2023 / early 2024
Rezoning application LEGI-2023-0101 filed. The developer proposed using it to pilot an expedited review for 100% affordable projects. Proposed means filed, not approved.
Approved — June 12, 2024 (rezoning) and June 18, 2024 (county loan)
The Board approved the rezoning at its June 12 public hearing, about six months after filing, then approved a $6.3 million Affordable Multi-family Housing Loan Program loan on June 18. Approved means the Board voted. It does not mean anything has been built.
Under construction — from July 17, 2025
Groundbreaking ceremony held July 17, 2025; the developer's release was dated July 21. Site plan, bonding and building permits were completed in between — about 18 months from rezoning application to construction start.
Completed — anticipated fall 2026
The contractor estimated completion in fall 2026 with leasing shortly after, and the project website says leasing is anticipated in fall 2026. Until a certificate of occupancy is issued it is not completed. [TEAM MUST VERIFY status on publish date.]
A correction worth making
Some coverage described the project as delivering 80 units in 18 months. The 18 months ran from rezoning application to groundbreaking, not to delivery. Construction is a separate period ending in fall 2026 at the earliest.
Why Loudoun Moved This One Faster
Loudoun's Unmet Housing Needs Strategic Plan sets a target of 8,200 new affordable units by 2040. The county's 2024 news release notes that the Department of Planning and Zoning is developing a formal process to expedite review of fully affordable applications so the Planning Commission and Board can consider them sooner. Sterling District Supervisor Koran Saines described the six-month approval as a new standard and said the Board wanted to show developers it would move quickly on future 100% affordable applications.
Two follow-on signals suggest this was not a one-off. In December 2025 the county approved a separate affordable housing development near Dulles Plaza that could bring more than 300 units, and on September 18, 2026 the Board approved a loan for attainable multi-family rental housing near the Silver Line. Confirm both on loudoun.gov before citing specifics. The pattern is more income-restricted rental supply along the Route 28 and Silver Line corridors through the rest of the decade.
How to check any Loudoun project yourself
- Search the LEGI number (here, LEGI-2023-0101) in the county's land application system for the current file status.
- Read the Board of Supervisors action date, not the news date. They are often months apart.
- Check whether a building permit and site plan have been issued before calling anything under construction.
- Ask the developer's leasing site for delivery dates. Contractor estimates are estimates.
- Treat rental supply and for-sale supply as separate. They do not share a comp set.
Headlines do not set your price. Closed comps in your subdivision and property type do. Get a written valuation built on current Sterling sales rather than an automated estimate, usually within 24 hours.
Sterling Market 2026: The Numbers That Govern Your Sale
If you are thinking about selling a home in Sterling, the affordable housing project is background. The foreground is the Loudoun County market, reported by NVAR from Bright MLS data. In July 2026 the county closed 510 sales (−1.0% year over year), the median sold price rose 7.4% to $813,000, average days on market climbed 5.5% to 21, and active listings grew 8.5% to 868, putting months of supply at 1.96. Prices are holding. Buyers have more choice than a year ago.
| Metric | July 2026 | Change vs. July 2025 |
|---|---|---|
| Closed sales | 510 | −1.0% |
| Median sold price | $813,000 | +7.4% |
| Average days on market | 21 | +5.5% |
| Active listings | 868 | +8.5% |
| Months of supply | 1.96 | +6.3% |
Statewide sentiment is softer than the county numbers. Virginia REALTORS® members surveyed August 26–September 1, 2026 reported a buyer activity index of 28, down from 38 in July, an average of 1.6 offers per transaction, 22% of clients receiving above-list offers, and inspection issues behind 52% of contracts that fell through.
Trend Drivers: What Pushes Sterling Prices Up or Down
| Driver | Evidence | Direction |
|---|---|---|
| Rising inventory | Loudoun actives +8.5% year over year; NVAR-region attached +33%, condo +41% | ↓ pressure, especially townhomes and condos |
| Still-tight supply overall | 1.96 months of supply, under the roughly 3-month seller-leaning threshold | ↑ supports prices |
| Detached scarcity | NVAR-region detached inventory −2.5% year over year | ↑ for detached, if the pattern holds locally |
| Buyer sentiment | Virginia buyer index 28, down from 38; more agents expect statewide price declines than gains | ↓ less pressure to bid up |
| Employment corridor access | Route 28, Dulles Town Center, Silver Line stations in eastern Loudoun | ↑ durable demand |
| New income-restricted rental supply | 80 units at Atlantic Blvd; 300+ approved near Dulles Plaza in Dec 2025 | → no measurable effect on for-sale prices in the public record |
| Condition of older stock | Inspection issues behind 52% of failed contracts statewide; much of Sterling was built 1960s–90s | ↓ for unprepared homes, ↑ for documented ones |
Does an Affordable Housing Project Affect Nearby Home Values?
Nothing in the public record for this project supports a claim that it will raise or lower the value of nearby Sterling homes, and we will not make one. What can be said with sources: 80 rental units is roughly 9% of the 868 homes that were actively listed for sale across all of Loudoun County in July 2026, and it adds rental rather than for-sale supply. Sterling's for-sale prices are set by closed comparable sales in each subdivision and property type, by inventory, by rates and by condition.
Buyers do ask about it. The useful answer is factual: what it is, where it is, its status and its source, using the four status terms above. Describing who will live there, or characterizing the surrounding area, is neither accurate nor appropriate. For school questions, point buyers to the Loudoun County Public Schools parcel-level attendance-zone lookup and let them verify the assignment for the exact address. Broader context on how Loudoun's development pipeline relates to home values is in our data-center guide.
Sale price is only the start. A written net sheet shows what you keep after the listing fee, buyer-agent compensation, Virginia grantor tax, settlement fees, the HOA package, payoff and prep — before you decide whether this is your year.
Our Sterling Record: 104 Closings, Every One on the List
Below is our own Sterling transaction record, taken straight from our transaction files rather than from a market report. It is a small, honest snapshot of local business, not a price index and not a prediction.
7 both-side closings · 16 closings since 2024 · sold prices from $175,000 to $1,075,000 · most frequent neighborhoods: Pembrooke, Sterling Park, Woodstone, Potomac Lakes, Newberry, Cascades, Countryside, Dominion Station
Source: The Jamil Brothers Realty Group transaction records (Bright MLS export). Counts are unique closings; both-side transactions appear once in the total and in each side. Listing-side and buyer-side counts therefore sum above the unique total.
Every Closing, One Honest List
These are recent Sterling closings by address, city, structure type and close price. The spread is the point: the same city holds $215,000 condos and $1,075,000 detached homes in the same years.
2026 Closings
| Address | City | Structure type | Close price |
|---|---|---|---|
| 46932 Foxstone Pl | Sterling | Detached | $1,075,000 |
| 34 Palmer Ct | Sterling | Townhouse (interior) | $390,000 |
2025 Closings
| Address | City | Structure type | Close price |
|---|---|---|---|
| 143 N Duke Dr | Sterling | Townhouse (interior) | $379,900 |
| 46410 Blackrock Summit Ter | Sterling | Townhouse (end unit) | $755,000 |
| 1006 S Ironwood Rd | Sterling | Detached | $480,000 |
| 308 Sanderson Dr | Sterling | Townhouse (interior) | $449,000 |
| 46865 Backwater Dr | Sterling | Detached | $925,000 |
| 47655 Comer Sq | Sterling | Townhouse (interior) | $632,000 |
| 21791 Goldstone Ter | Sterling | Townhouse (end unit) | $545,000 |
| 108 N Lincoln Ave | Sterling | Detached | $610,000 |
The median that matters for your sale is not the county's $813,000 and not a Sterling-wide figure. It is the median of closed comps matching your property type, subdivision, year-built band and condition. Our guide on what to fix, what to skip and how to price a Sterling home in 2026 walks through that comp method step by step.
What This Means for Sellers vs. Buyers
| If you are selling | If you are buying |
|---|---|
| Price to subdivision-level comps, not the county median. Buyers have 8.5% more listings to compare than a year ago. | More inventory means more leverage on condition and terms, especially for townhomes and condos. |
| Fix finance-sensitive items first. Inspection issues sank 52% of failed contracts statewide in August. | Budget for inspections on 1960s–90s stock and ask for HVAC, roof and permit documentation. |
| Describe nearby development factually with status and source. Do not speculate on value effects. | Verify any coming-soon claim against county records. Atlantic Blvd is under construction, not complete. |
| List by mid-October if selling this fall. Holiday travel thins showings from mid-November. | Late fall usually brings less competition from other buyers, and December sellers are often motivated. |
| Run a net sheet for a fall listing and a spring 2027 listing, including carrying cost. | Get a written buyer strategy covering offer terms, compensation and which subdivisions fit your budget. |
Buying in Sterling after selling elsewhere, or moving up within Loudoun? Our buyer strategy consultation covers offer structure and buyer-agent compensation under the current rules, and you can start with what is on the market right now.
Net Proceeds and the 1.5% Listing Fee
Your net is the sale price minus the listing-side fee, any buyer-agent compensation you agree to, Virginia grantor tax and the Northern Virginia regional fees, settlement charges, the HOA resale package, mortgage payoff, prep and carrying cost. We list qualifying homes at a 1.5% full-service listing-side fee. The 1.5% listing-side fee is available on qualifying homes that sell for $500,000 or more. Final commission, services and eligibility are established in the signed listing agreement. Buyer-agent compensation and normal seller closing costs are separate.
Full service means the same photography, drone video, 3D tour, Bright MLS marketing and negotiation as any traditional listing. Only the fee structure differs. Several Sterling closings above are under $500,000, so if your home is likely to sell below that line, ask what commission options apply to it rather than assuming the 1.5% program does. Program details are on our 1.5% full-service listing page.
Seller Savings Estimator
See the listing-fee difference at your Sterling price point
Select an estimated value from $500K to $4M. Figures are illustrative estimates, not a quote or an appraisal.
Traditional Agent 3%
Full-Service Listing 1.5%
Difference in listing-side fee
$6,000
This is the gap between a 3% listing fee and a 1.5% full-service listing fee at this price. Buyer-agent compensation and closing costs are shown for context and are the same in both columns.
Traditional Agent 3%
Full-Service Listing 1.5%
Difference in listing-side fee
$7,500
This is the gap between a 3% listing fee and a 1.5% full-service listing fee at this price. Buyer-agent compensation and closing costs are shown for context and are the same in both columns.
Traditional Agent 3%
Full-Service Listing 1.5%
Difference in listing-side fee
$9,000
This is the gap between a 3% listing fee and a 1.5% full-service listing fee at this price. Buyer-agent compensation and closing costs are shown for context and are the same in both columns.
Traditional Agent 3%
Full-Service Listing 1.5%
Difference in listing-side fee
$10,500
This is the gap between a 3% listing fee and a 1.5% full-service listing fee at this price. Buyer-agent compensation and closing costs are shown for context and are the same in both columns.
Traditional Agent 3%
Full-Service Listing 1.5%
Difference in listing-side fee
$12,000
This is the gap between a 3% listing fee and a 1.5% full-service listing fee at this price. Buyer-agent compensation and closing costs are shown for context and are the same in both columns.
Traditional Agent 3%
Full-Service Listing 1.5%
Difference in listing-side fee
$13,500
This is the gap between a 3% listing fee and a 1.5% full-service listing fee at this price. Buyer-agent compensation and closing costs are shown for context and are the same in both columns.
Traditional Agent 3%
Full-Service Listing 1.5%
Difference in listing-side fee
$15,000
This is the gap between a 3% listing fee and a 1.5% full-service listing fee at this price. Buyer-agent compensation and closing costs are shown for context and are the same in both columns.
Traditional Agent 3%
Full-Service Listing 1.5%
Difference in listing-side fee
$18,750
This is the gap between a 3% listing fee and a 1.5% full-service listing fee at this price. Buyer-agent compensation and closing costs are shown for context and are the same in both columns.
Traditional Agent 3%
Full-Service Listing 1.5%
Difference in listing-side fee
$22,500
This is the gap between a 3% listing fee and a 1.5% full-service listing fee at this price. Buyer-agent compensation and closing costs are shown for context and are the same in both columns.
Estimates only, based on the percentages shown. Your actual costs depend on your signed listing agreement, negotiated buyer-agent compensation, and normal seller closing costs. The 1.5% listing-side fee is available on qualifying homes that sell for $500,000 or more. Final commission, services and eligibility are established in the signed listing agreement. Buyer-agent compensation and normal seller closing costs are separate.
Professional photography, drone video, 3D tours, negotiation and full Bright MLS marketing are all included. Available on qualifying homes that sell for $500,000 or more; final terms are set in the signed listing agreement.
Common Mistakes Homeowners Make With Development News
Five that cost money or credibility
- Repricing on a headline. A rezoning vote is not a comp. Your price comes from closed sales, not from news about rental construction.
- Confusing approved with built. Approval and delivery here are more than two years apart. Listing remarks that blur the two invite a correction from the buyer's agent.
- Speculating about who will live nearby. Beyond being inappropriate and a fair-housing risk, it is unverifiable. Stick to what the county and developer documents say.
- Waiting for clarity that never arrives. Carrying cost is real: mortgage, taxes, insurance and maintenance accrue every month you wait for a cleaner story.
- Skipping the inspection prep. Statewide, inspection findings were behind more than half of failed contracts in late summer. That is a bigger threat to your sale than any nearby project.
Alternatives if an Open-Market Sale Is Not the Fit
| Route | Typical timing | Usually best when | Main trade-off |
|---|---|---|---|
| Full-service listing on Bright MLS | Prep 1–4 weeks, then market time | The home shows well or can be prepared | Showings, prep work and some uncertainty on timing |
| List as-is with disclosure | Similar, sometimes longer | Deferred maintenance you will not fund | Smaller buyer pool and price adjustment for condition |
| Cash offer option | Often days to a few weeks | Estate, tenant-occupied or timing-driven sales | Terms vary and may be below an open-market outcome |
| Rent it out | Weeks to place a tenant | You can carry it and want longer exposure to the market | Management, vacancy, and tax questions for your CPA |
| Wait for spring 2027 | Six months or more | Prep is unfinished and carrying cost is low | Carrying cost plus the risk of softer conditions |
If timing or condition matters more than maximum price, a cash offer gives you a firm number to set beside a projected open-market net. Cash-offer terms vary and may be lower than an open-market outcome. Compare estimated net, timing, contingencies and certainty side by side. No route guarantees the highest price. For tax, title or legal questions, talk with your CPA, settlement attorney or lender.
Frequently Asked Questions
What is the Sterling VA 80-unit affordable housing project?
Atlantic Boulevard Apartments is an 80-unit, 100% income-restricted rental community under construction at 21895 Atlantic Blvd in Sterling, Virginia, developed by Good Housing and Green Street Housing. It is a four-story building with one-, two- and three-bedroom apartments for households earning up to 60% of area median income, financed with Low-Income Housing Tax Credits, $15.4 million in Virginia Housing bonds and a $6.3 million Loudoun County loan. Total development cost exceeds $27 million.
When did Sterling break ground on the affordable housing project?
The groundbreaking ceremony was held on July 17, 2025, and the developers' press release announcing it was dated July 21, 2025. The Loudoun County Board of Supervisors had approved the rezoning on June 12, 2024 and a $6.3 million county loan on June 18, 2024.
When will Atlantic Boulevard Apartments open for leasing?
Leasing is anticipated to begin in fall 2026, according to the developers' July 2025 release and the project website, and the general contractor estimated construction would wrap up in fall 2026. Confirm current status with the property's leasing office. [TEAM MUST VERIFY status on publish date.]
Who qualifies for Loudoun County affordable housing at this project?
Per the developer, apartments will be income-restricted for households earning up to 60% of the area median income; the county's 2024 rezoning notice described units for income ranges not exceeding 80% of the Washington MSA median income, which was $123,800 for a household of four at that time. Exact income limits, unit mix and the application process are set by the property's leasing office and Loudoun County housing programs, not by a real estate brokerage.
Will the new affordable housing project lower home values in Sterling?
There is no evidence in the public record that it will raise or lower nearby home values, and no agent should claim either. The project adds 80 rental units, roughly 9% of the 868 homes actively listed for sale across all of Loudoun County in July 2026, and rental supply does not enter the for-sale comp set. Sterling home values are driven by closed comparable sales, inventory, interest rates and condition.
What is the Sterling VA real estate market doing in 2026?
The closest published proxy is Loudoun County: 510 closed sales in July 2026 (−1.0% year over year), a $813,000 median sold price (+7.4%), 21 average days on market (+5.5%), 868 active listings (+8.5%) and 1.96 months of supply, per NVAR using Bright MLS data as of August 10, 2026. Regionally, townhome and condo inventory rose sharply while detached inventory declined. Sterling-specific figures: [TEAM MUST INSERT].
What is the median home price in Sterling, VA?
A single Sterling median is a poor guide because the market splits sharply by property type. Loudoun County's median sold price was $813,000 in July 2026 (NVAR, Bright MLS), while across our own 104 Sterling closings the median close price was $402,500 spanning 2013 to 2026, with 2026 closings at $390,000 for an interior townhouse and $1,075,000 for a detached home. Ask for a median built from comps that match your property type and subdivision.
Should I sell my home in Sterling, VA in 2026 or wait?
Sell in 2026 if your home is prepared and priced to subdivision-level comps: Loudoun prices held (+7.4% median) while inventory rose 8.5%, so well-presented homes still move and unprepared ones sit. Wait only if you expect a future price gain to exceed your carrying cost plus the risk of softer conditions, since Virginia REALTORS® members surveyed in late August 2026 were more likely to expect statewide price declines than gains over the next three months. Run a net sheet for both scenarios first.
What should I fix before listing a Sterling home?
Start with finance-sensitive and inspection-sensitive items: active roof leaks, failing HVAC, water intrusion, electrical panel issues, and anything that would appear on a lender's repair list. Then handle cosmetics that photograph well, such as paint, lighting, landscaping and decluttering. Skip full kitchen or bath remodels unless the comps in your subdivision clearly require them. Ask for a written before-and-after estimate rather than fixing on instinct.
How much will I net after selling costs in Sterling?
Take the likely sale price and subtract the listing-side fee, any buyer-agent compensation you agree to, Virginia grantor tax and regional fees, settlement and title charges, the HOA resale package, your mortgage payoff, prep costs and carrying cost to closing. On a $600,000 Sterling home, the listing-side fee alone differs by about $9,000 between a 3% and a 1.5% fee. A written seller net sheet puts your own numbers in place of estimates.
What is the difference between approved and under construction for a Loudoun development?
Approved means the Board of Supervisors has voted to authorize the rezoning or funding, and nothing has necessarily been built. Under construction means permits are issued and a contractor is actively building. Proposed means an application has been filed but not approved, and completed means the project is open and in service. Atlantic Boulevard Apartments was approved in June 2024, has been under construction since July 2025, and is anticipated to complete in fall 2026.
Are more affordable housing projects planned in Loudoun County?
Yes. Loudoun's Unmet Housing Needs Strategic Plan targets 8,200 new affordable units by 2040, the county is formalizing an expedited review track for 100% affordable applications, a separate development near Dulles Plaza that could bring more than 300 units was approved in December 2025, and the Board approved a loan for attainable multi-family rental housing near the Silver Line on September 18, 2026. Confirm each project's status on loudoun.gov before citing specifics.
How do I choose a real estate agent in Sterling, VA?
Ask for verifiable Sterling closings with dates and property types, a written pricing method showing subdivision-level comps, the full list of included marketing, a written fee disclosure separating listing-side fee, buyer-agent compensation and closing costs, and a net sheet before you sign anything. Check licensing in the states where you will transact and ask who handles showings, negotiation and contract-to-close. The Jamil Brothers Realty Group at Samson Properties has 104 closings in Sterling, is licensed in VA, MD, DC and WV, holds NVAR Lifetime Top Producer status, and lists qualifying homes at a 1.5% full-service fee. Apply the same criteria to every agent you interview.
Glossary
Bottom Line
Sterling's 80-unit affordable housing project is a verifiable, dated fact set: approved June 2024, under construction since July 2025, leasing anticipated fall 2026, income-restricted to 60% of AMI, financed with tax credits, Virginia Housing bonds and a county loan. It is worth knowing and worth describing accurately. It is not a reason to change your list price.
If you plan to sell in Sterling, the numbers that matter are your subdivision's closed comps, the 8.5% rise in county inventory, the inspection findings buyers are using to renegotiate, and what you keep after costs. Start with a valuation and a net sheet, then decide.
Know your likely price, understand your costs, and see what you would walk away with before you make any decisions. Free, no obligation. Call (703) 782-4830 or use the buttons here.
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