Category: Kingsbridge Real Estate

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By Krasi Henkel, Broker

It is the Holiday Season again. Social calendars and children’s activities are at their peak. A common belief is that December is “quiet” in real estate. In reality, things are abuzz preparing for the New Year. Realtors are planning and wrapping up their year. Many homeowners are thinking, while perhaps, not taking immediate action.

When the calendar slows,  distractions abound. Plans percolate. There might be fewer sales. There is also less competition (good for buyers). Are you evaluating how your space functions? Conversations often shift from “Should we?” to “What do we want next?” What do you really want?

The Conversations That Matter Most

Planning conversations revolve around timing, readiness, and sequencing. Much depends on selling or holding the current property. Should you consider a more immediate or deferred approach?

What matters to you most? Do you need more space, a different location, more land? What does your next chapter look like?

Here is why early planning matters. Several years ago, a client shared some plans for the following year. We discussed options and made a plan. I received a distress call shortly before their listing was going on the market. A neighbor was also going on the market at the same time. “What should we do?” I assured them that we are ready to put the house on the market immediately. There were no properties for sale in the entire community. So, “Let’s get you several offers, the best buyer, and the best offer, and those who miss your house can have the next one.” This is exactly what happened. Soon after their sale, three more houses came on the market. There were no multiple offers. Our price remained top for the neighborhood for quite some time.  

Financial Considerations

The financial and strategic conversations are inescapable – the “yes…but.” Yet, where there is a will there is a way. You most likely have equity in your current property which will benefit your future purchase. As a seller, tax advantages could help you act sooner than later. Perhaps now is a good time to have a preliminary conversation with your trusted real estate advisor.

Your three percent loan is marvelous, but you can still up or downsize despite interest rate fluctuations. I have structured many happy outcomes and helped my clients build wealth.

Waiting until January or worse, “spring” limits your options. January brings speed, competition, and many external pressures. Making reactive decisions is rarely optimal. Early conversations allow for better evaluation, preparation, and ultimately, execution.

As in any important financial consideration, thoughtful outcomes begin with thoughtful conversations. If you are considering a potential change, contact me now. I will help you sort the pieces and give you meaningful information with which to make good decisions.  After all, the best real estate decisions are rarely rushed. They are considered.

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Take a Close Look Today

by Krasi Henkel

Cold weather changes the rhythm of our homes. We shift from open windows and outdoor evenings to warm fireplaces, hot tea, and the satisfying quiet of a winter night. Yet winter requires more than comfort. It asks that we protect what protects us. A thoughtful checklist now prevents emergencies later.

Protect Pipes from a Cold Night

Few things interrupt a peaceful winter evening like a frozen pipe. When water turns to ice, it expands and can burst pipes behind walls or beneath floors. The damage is both expensive and preventable.
Insulate exposed pipes in garages and crawl spaces. Keep interior temperatures steady, especially overnight. If you plan to be away, leave the heat set above fifty-five degrees. A winter night is no time for the house to fend for itself.

Ice Dams and Rooflines

Snow on the roof is picturesque until warm air beneath melts it, and it refreezes at the eaves. The ice forms a dam, and water has nowhere to go except beneath shingles. It is the hidden kind of problem that appears in March when ceilings become discolored.
Proper attic insulation and ventilation keep temperatures uniform. Clean gutters before the first snowfall, and if heavy snow arrives, use a roof rake from the ground. Let the roof stay cold. That is the goal.

Walkways and Concrete Surfaces

Salt seems like a winter necessity until one remembers that salt breaks down concrete. Over time, it erodes driveways and walkways. The better approach is calcium magnesium acetate or similar products that are kinder to surfaces.
The real secret is prompt snow removal. The less ice forms, the less melting product you need.

Doors, Windows, and Storm Doors

Winter air knows how to slip inside. A loose latch or worn weather stripping can make a room feel twenty degrees cooler.
Take a moment when you close storm doors. Listen for the latch. Check windows and sliding doors for small gaps that invite drafts. Replace worn seals. Secure latches. These are small details that make a noticeable difference on a January morning.

Fireplaces, Embers, and a Cautionary Note

A winter fireplace is one of life’s quiet luxuries: a chair nearby, a warm beverage, and the comfort of real heat. Yet fireplace ash carries a danger many homeowners underestimate. Hot embers can remain active for hours.


Never dispose of them outdoors or in the yard. A breeze can reignite ash and send embers toward siding, mulch, or wood structures. Always place ashes in a metal container with a lid, kept away from the house, until fully cooled. It is a simple precaution that prevents a house fire while everyone is asleep.

Winter Should Be Enjoyed

The purpose of preparation is not worry. It is confidence. Once the essentials are handled, winter can be what we hope it will be: evenings by the fire, comfort in familiar rituals, and the quiet pleasure of knowing the house is ready.

Here’s to enjoying the season prepared and protected.

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Mold Can be a Silent Contagion

By Krasi Henkel, Broker

This is the season when we spend more time indoors and our doors and windows remain closed for longer periods.

I am deathly allergic and toxic to mold. A three second exposure can make me ill for weeks and even months. I often laugh with my buyer clients that I am the official “mold meter” when we look at houses. There have been times that I detected mold even before opening the front door. I share my experience with my clients, and we leave as quickly as possible. Sick houses can be cleaned. My clients need not be the ones to do that.  

Not everyone smells or reacts to mold. I believe that educating my clients is paramount. No sale is worth illness and maladies. I would rather walk away than knowingly let my clients buy into malaise, illness, and even life-threatening accidents. A mold reaction caused me to fall from my horse, breaking my ankle. My life changed. I have not been the same ever since.

While everyone has varying levels of reaction, if any, to mold in a property, it is important to understand how mold develops and where it can grow. It is not always the old basement, although it quite possibly can be. With weather changes and moisture changes, below is a list (not comprehensive but suggestive) where mold can grow:

  • Window casings and drywall around them
  • Doors – under sill plates and around the frames on the drywall
  • Under sink base cabinets
  • Under dishwashers
  • Under washing machines
  • Under HVAC condensate lines
  • Inside HVAC air handlers
  • Behind and under refrigerators (even those without water sources)
  • Bathrooms
  • Basements – under floors, wall bases, even ceilings
  • Your car!!

What can you do to prevent mold from taking root in your home or car?

  • Inspect window caulking regularly – recaulk as needed
  • Check door sill plates – especially at decks and patios
  • Look under sinks – look for evidence of moisture – attack and remediate
  • Look under your dishwasher for evidence of water and mold signs
  • Look under and behind washing machines
  • Have your HVAC serviced and inspected semi-annually – ask your tech to look for evidence of leakage and mold
  • Pull your refrigerator out – inspect the floor
  • Run the exhaust fan in your bathrooms while showering to prevent condensation build-up
  • Confirm that bathroom exhaust fans are operating properly
  • Change the air filter in your car
  • Keep all HVAC filters clean

Here are a few unsettling facts that I recently discovered:

  • Drywall in its manufacturing process has imbedded mold spores
  • Mold loves drywall. That is why after a water incursion event, mold grows on drywall very quickly.
  • New home construction can “build-in” mold during the construction process by allowing materials to get wet.
  • Your car’s trunk gasket can be allowing water incursion and harboring mold
  • Your car’s air filter can get damaged by mice – their deposits can sprout mold
  • Your car’s AC can leak into your dash – mold can sprout

These lists are just a few of the mold issues that can develop over time or quickly.

Mold has been associated with chronic fatigue syndrome, headaches, upper respiratory ailments, even ‘colds’ could be reactions to mold.  Do not be lulled into security by a ‘new house.’

Last year, I walked through our basement bedroom for a split second. That was long enough for me to get sick. It lasted through January. Where was the mold? Our basement bath exhaust fan had stopped exhausting but sounded to be running just fine. My husband likes the shower there. The moisture from the shower traveled to the far corner of the room, settled on the cold tile floor under a night table, and sprouted a quarter-sized spot of mold.

As a precaution – I had the exterior walls’ drywall removed – luckily – all was dry including studs and base framing. The tile was dry with no evidence of water. I called a waterproofing company – they tried to sell me a $50,000 remediation system.

I decided to call on the home inspector who inspects my clients’ home purchases. He came armed with a moisture meter. He found none. Then, he suggested laying down and sealing a vapor barrier plastic sheet like that of a crawl space. He told us to leave it down for 7-10 days. If at the end of the period, there was moisture under the barrier – there is a water problem. If none, then it was a condensation problem. Luckily, it was the latter.

Our brilliant contractor figured out that the exhaust fan was not extracting the condensation. In with a new fan and lots of cleaning – all is well.

However, this episode required that I discard the entire contents of the room. I had my brand new furnace thoroughly cleaned and disinfected. Mold spores are airborne and had certainly settled on all fabrics and furnishings. All because an exhaust fan had malfunctioned. On that note – ask questions about the history of any resale furnishings that you are considering buying. Have you ever smelled mustiness in antique drawers . . . ?

Mold is toxic and for those who are sensitive, each episode increases that sensitivity and the reactions.  While I am not a mold expert, here is a link to mold and its remediation on YouTube.  The mold conversation begins around the 3 minute mark. It is a little long but could save you years of misery.

If you have questions or need resources, contact Krasi Henkel – TEXT – 703-624-8333. If you are planning to buy your next home, Text Krasi.

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Eleanore of Aquitaine: Her Influence on Architecture and the Fireplace

Fireplaces are a favorite holiday feature
Inspired by Eleanore of Aquitaine, the fireplace removed the smoke and mess from the castle by drafting the smoke through a chimney

Eleanore of Aquitaine was one of the most powerful and influential women of the Middle Ages. She was strong, determined, and opinionated. She got things done. She initiated a revolt against the king, her husband, in favor of her son. She was the mother of King Richard Lionheart and King John (not everyone is a winner). She rode astride and led and/or participated in the Second Crusade. At age 72, she crossed the Pyrenees Mountains in winter to select the future queen of France. She left a lasting impact on numerous aspects of European culture, including architecture and the development of the fireplace.

As Queen of France and later England, Eleanore was known for her patronage of the arts and her keen interest in architecture. She commissioned the construction of numerous castles, palaces, and abbeys throughout her domains, many of which showcased the latest architectural innovations of the time.

One of the most significant architectural features that Eleanore is credited with popularizing is the fireplace. Prior to the 12th century, most European homes relied on open hearths in the center of the room for heating and cooking. However, this design was inefficient and caused smoke to fill the living space.

Eleanore, having grown up in the sophisticated courts of Aquitaine, was accustomed to more advanced heating systems. She is believed to have introduced the concept of the wall-mounted fireplace to the castles and palaces she inhabited. This design, which featured a flue to carry smoke out of the building, allowed for better heat distribution and improved air quality.

The incorporation of fireplaces into castle design became increasingly common during Eleanore’s lifetime. The Great Hall, a central feature of medieval castles, often showcased grand fireplaces that served as a gathering place for the household. These fireplaces were not only functional but also highly decorative, with intricate carvings and elaborate mantels.

Eleanore’s influence on fireplace design can be seen in many of the castles and palaces she inhabited, such as the Palace of Poitiers and the Fontevraud Abbey. The latter, where Eleanore spent her final years and was eventually buried, features numerous fireplaces throughout its buildings.

The legacy of Eleanore’s architectural innovations extends beyond her own lifetime. The use of wall-mounted fireplaces became widespread throughout Europe in the centuries that followed, evolving into the diverse range of fireplace designs we know today.

Eleanore of Aquitaine’s influence on architecture and the development of the fireplace cannot be overstated. Her patronage of the arts and her introduction of advanced heating systems to medieval European castles left a lasting impact on architectural design and the way we heat our homes to this day.

Do you dream of a home with a fireplace? Whether gas or log-burning, quaint or ornate, Properties on the Potomac can help you find your perfect fireplace. Give us a call at 703-624-8333 today!

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By Krasi Henkel

Ranch-style homes have been a popular choice for decades thanks to their practical single-story layouts and flexible spaces. While some home buyers may overlook older ranch houses in favor of newer construction, these modest homes actually offer great opportunities. With some creativity and wise investments, you can remodel a ranch house on a budget.

The Benefits of Buying an Older Ranch:

  • Mail level primary bedroom(s)
  • Mature trees and landscaping
  • Established neighborhoods
  • Lower property taxes
  • Good value per square foot
  • Flexible floor plans
  • Hardwood floors or solid mid-century materials

The Blank Canvas:

BEFORE
AFTER

The simple shapes of ranch homes make them perfect blank canvases to incorporate modern style. Minor changes can make ranch homes feel fresh and new without blowing the budget. Consider these economical updates:

  • New paint in contemporary hues
  • Swap dated lighting for streamlined fixtures
  • Replace builder-basic kitchens and baths with IKEA systems
  • Refinish hardwood flooring hidden under outdated carpeting
  • Knock down walls to create open-concept spaces
  • Add an addition
Kitchen Before
Kitchen After
Primary Bath Before
Primary Bath After
Entry Before
Entry Construciton
Entry After

The above photos were a joint project with Anders Hurd – Faber Custom Builders, Inc. The project was incredibly successful and the property sold to the first buyer ho saw it!!

Big Style for Small Budgets

You don’t need expensive materials to give a ranch home an interior facelift. Use these design insider tips:

  • Shop for unique vintage details
  • Use bold wallpaper or paint instead of new cabinets
  • Stain concrete floors for an industrial look
  • Upgrade windows and patio doors even if you keep other structural elements

The single-level living and unused basement or attics in ranch homes present opportunities for expansion or converting unused areas into rental units for extra income.

Addition to a ranch home provides tall, open spaces with abundant views

Take a fresh look at older ranch houses. With an updated exterior paint color, strategic refreshes indoors, and your own custom vision, you can personalize a home to suit your needs and style for less than you might expect. The charm and practicality of ranch homes continue to win over buyers who see their outstanding potential.

One of my favorite ranch homes in a subdivision that I have sold many ranches and that I love to walk my dog!
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“How is the market?”

This is our most frequently asked question. It is understandable given low inventory, rising interest rates, and homes often selling for over list price. Real estate headlines can seem daunting. Headlines notwithstanding, our market is still active. Home values climbed at about 3.5% in the first half of this year as demand continues to outpace supply.

The key to this market is being an educated buyer or seller. Now more than ever, working with the right agent is critical. Selecting a savvy, experienced agent who will give you expert guidance will make all the difference in this competitive market.

Our proven systems help our clients find the right homes and make the best offers. Our success speaks for itself. We leave no details to chance. Our sellers optimize their properties to attract the most qualified buyers who are ready to move quickly.

Today’s most successful real estate agents are taking advance reservations from qualified clients. By planning ahead and partnering with a top agent, buyers and sellers can still achieve their property goals, even in this fast-paced market.

Bottom line: real estate remains an essential need and purchases are happening every day. With the right preparation and guidance, your real estate goals can absolutely become reality. The key to our clients’ success are our well-honed systems.

Do you have real estate plans for 2024? Connect with Properties on the Potomac at 703-624-8333 to start strategizing for your next move!

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While scam artists have always been around, modern technology has made their work easier and more effective. Readily accessible public records are fodder for them.

Recently, I received a text with the look and feel of an authentic inquiry. The writer inquired about commissions and timing. When I called the writer, he answered the phone. Our dialogue was typical of a potential seller. They responded with an Outlook email address to my request for their email address. The property address and description matched as well as the name given during our conversation.

The potential “seller” knew about the property’s features, details, and general acquisition information. My intuition had an initial twinge when I learned that the caller was out of town and wanted to sell as soon as possible. My scam antennae were on mild alert. I was planning identity verification measures before concluding the initial conversation.

The property in question was a vacant lot of substantial value. Fortunately, I am familiar with the area and the associated lots. My former investigator self was devising plans to verify the veracity of the caller.

Upon my return to my office, I dug deeper into the owner. I discovered phone numbers that did not match the one from which the text was sent. A phone call to the newly discovered phone number confirmed my suspicions. The caller/texter was a scam. The actual property owner confirmed that they had not spoken to me or asked to sell their lot. The owner was naturally upset. Was he being targeted, was someone trying to steal the lot, or was the texter trying to “tunnel” into my computer network?

How can someone other than the actual owner sell a property? There are many ways. One of the easiest ways is a gullible agent. Forged documents, identity theft, an absentee owner, an owner’s death, and many other scenarios can separate a rightful owner from their property.

What can a property owner do to protect the titles to their properties? Here are some ways:

  • If closing on a new purchase, buy owner’s title insurance. However, enhanced title insurance is typically not available for vacant land.
  • Another option is to subscribe to an identity protection service with a title monitoring option.
  • If you own investment property or vacant land, visit your properties, introduce yourself to the neighbors and ask them to alert you to any suspicious activities or strange or repeated visitors, visits or unexpected surveys.

At Properties on the Potomac, Inc., we are implementing new and higher levels of security to safeguard our community from this form of theft. We are educating our agents, working with professionals, and designing stringent security measures. The increased security measures might seem invasive to callers to our office and agents. Please know that we intend to protect property owners’ rights and never be duped to the contrary.

Through our affiliation with the National Association of Realtors, Northern Virginia Association of Realtors, and the Greater Capital Area Association of Realtors, we have available sophisticated resources and research tools with which we can help protect our clients and our community. If you have questions or concerns about real estate scams, call Properties on the Potomac at 703-624-8333.

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I recently showed a home that was set slightly below the road. I was immediately apprehensive.

Obviously not all homes can be built at the top of a hill—if they were, neighborhoods would look more like tiny Tuscan villages. But whenever a house is set below the road or otherwise at the bottom of a hill, you have to worry about water. Maybe the Tuscans had the right idea—they were protected from invaders and water.

Real estate pictures tend to only show the positive attributes of a home, and many times these photos don’t show the house in relation to the surrounding topography. If only technology came with a scratch and sniff feature, we could easily tell if incoming water was an issue without having to be in the home.

The basement of this home proved my suspicions correct—it had previously had a problem with water intrusion. How did I know for sure? It had been professionally waterproofed. In the unfinished portion of the basement, along two of the perimeter walls, there was concrete repair and a little piece of plastic that sticks out around the edge. These are telltale signs a waterproofing company had trenched around the interior perimeter of the basement and installed a drainage system that empties into a sump pump. The sump pump then pumps the water out and away from the house.


Now the home seems dry, but it will be something that a future homeowner will need to monitor in the future, and it’s definitely something you should know when considering purchasing a house.

If you ever do have issues with water coming into your home, here are some remedies:

1.If there is a sump pump installed, make sure it is working properly. You might also want to consider installing a backup battery on the sump pump in case of power outages.

2. If there are exterior stairs to the basement with a drain at the bottom, that drain must always be kept clear. At the very least, install an elevated drain cover to keep leaves and debris from covering it completely. If possible, consider building a roof over top of the stairs, to direct water away.

3. Extend downspouts away from the home. This can be done hrough a gutter extension kit (either above ground or dig a trench and extend it underground). A rain barrel is another good option, just make sure that the overflow extends away from the home.


4. Landscaping should be slightly elevated and sloped away from the foundation. Aside from the aesthetic, foundation flower beds serve an important purpose. They not only direct water away from the home, but the plants also help absorb any remaining water.

5. Put a cover over any window wells. You can purchase an inexpensive plastic cover from your local hardware store. They come in multiple sizes and shapes depending on what you need. If the window well is in a more prominent part of your home you, you can have a custom one made that is more aesthetically pleasing.

6. Apply a sealant to the interior foundation walls. Interior sealants are not a permanent solution but can help keep humidity levels down in the lower level.

7. Have the home professionally waterproofed. This is an effective, long-term solution to move water away from the foundation of the home.

It is extremely important to keep your home dry. Damp basements can lead to mold and mold can travel through the ductwork of your home, creating a toxic health hazard.

If you have any questions about keeping water out of your basement, reach out to us at 703-624-8333. Properties on the Potomac can help guide you to the right contractor.

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Pre-fabricated homes come in a variety of prebuilt conditions. You may have heard the terms “modular home” or “panelized home” but what do these really mean? Regardless of the name, the ultimate outcome is that the house arrives in some form of units to be assembled on a lot. The idea often conjures up visions of mobile homes or plain houses without character, but the reality of these homes is very different.

Properties on the Potomac has sold homes that were panelized for millions of dollars. In McLean, Virginia, an entire subdivision was developed with modular homes that now resell for over $1.5 million. From a real estate perspective, modular houses can perform similar to those that were stick built on the lot.

Modular homes come in “modules.” Typically, a module would be 12 feet wide. Therefore, many of the rooms in such houses max out at 12 feet. Modules come complete with hung doors, installed windows, and even with drywall.

Panelized homes come in panels ready to assemble. The panels are typically the lumber part of the construction and streamline construction time. Many contemporary designs rely on panels to create the clean lines and tall walls. Panels do not warp and often come pre-insulated.

Another form of panels are precast cement panels used for basement walls. They are taller and energy efficient.

In the modular systems, the houses provide minimum change opportunities from the plans as presented. The key is to find the right plan. These homes save hundreds of thousands of dollars over custom-built or stick-built.

Some of the benefits of using modular include the following:

  • The structure is built indoors and is not exposed to the elements.
  • Because it is not in the elements, the structures remain clean and free of mold.
  • According to the manufacturers, the joints at connections are stronger and more rigid, thus less susceptible to storm damage and soil shifts;
  • The timing of a project is predictable.
  • Modular homes are less susceptible to supply chain fluctuations.
  • Pricing is very predictable and often fixed at time of order.

Modular house square footage can range from under 1,000 to over 5,000. The cost for the package as listed is typically the cost of the building materials. The price does not reflect the cost of land, land engineering, basements and foundations, and water and sewer taps or well and septic development.

The builders that we recommend can build from scratch or build with modules or panels. They can also add to modules, including garages and porches.

If you have considered a custom home only to be discouraged by the high cost of building, let’s explore modular or panelized systems to determine if that would be a good option. Call Properties on the Potomac at
703-624-8333.

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By Andrea Justus, Properties on the Potomac Realtor

It’s that time of year: the time to plan your garden and start seeds. Vegetable gardening is easy and fun and the prep starts eight weeks prior to planting time. In Northern Virginia, planting time is generally the weekend of Mother’s Day. Although beautiful Spring days are tempting, I have “early planted” and lost a garden or two due to late season snow and cold snaps. I now am a firm advocate of Mother’s Day planting.   

Seeds can be planted directly into the ground for items like spinach, radishes, beets and herbs, as long as the ground is 50 degrees. For non-leafy vegetables, it’s important to start your plants early to get a jump on the growing season. I start tomatoes, eggplant, okra, cucumbers, squash and pumpkins in early March so that by early May the plants are large and healthy enough to withstand weather and insects and flourish. (For pumpkins, you can also sow the seeds in the ground in June for pumpkins in Fall.) March is also a good time to start flowers like Astilbe, Dahlias, and Croscomia. By starting in March, the flowers will bloom early and throughout summer.

What is the best method for starting seeds? There are many approaches, from dirt in a cup to seed-starting trays with heating pads and overhead lights. I make my own seed-starting blend with a Miracle Grow soil, worm castings, vermiculite and peat moss mixture. The mix is approximately 5 parts soil, two parts worm castings, one part vermiculite and a handful of peat moss. This gives the seeds an airy and nutritious start. You can use seed-starting trays or mini pots available at most gardening stores. Solo cups in trays also work well. I start mine in the basement next to the door so they get natural light. I use solar blankets on the ground and behind the seed table to capture any warmth and sunlight available.

Once the seed starts come up, I transfer them to larger cups and plant them deeper. Sometimes more than one transplant is needed. Water lightly every other day so that the soil is slightly damp, not wet. A gentle hand is critical to transferring the seed starts. Plan on starting more seeds than you need plants so that it’s not a crisis if you break a tender shoot. About 2 weeks before planting, start hardening off the plants by putting them outside. Start with an hour or two and gradually increase the time outside. You can also cover the plants while they are outside with burlap to keep them from being wind and sun burned. Once the plants are hardened, get ready to plant your garden in early May. I like to plant and fertilize with Abernethy and Spencer’s TLC. It gets healthy plants off to a roaring start!

I enjoy gardening and sharing the fruits of my labor with others! If you know me, you know I’m a plant person. Happy Gardening!

Need help figuring out the best landscaping for resale value? Reach out to Properties on the Potomac at
703-624-8333 now!