Happy Friday, Northern Virginia!
In today’s update:
🤖 Robots are delivering dinner in Alexandria, but there’s a twist. A new partnership is quietly changing how food gets to your door in Del Ray and Old Town North.
⚖️ New Year, New Rules: From surprise changes in baby food labels to screen time limits for teens, Virginia's 2026 laws may affect more of your daily life than you think.
🏠 Northern Virginia’s housing market just did something it hasn’t done in years (and buyers might actually like it). While sales slowed down, prices climbed and inventory surged, changing the game for both sides of the deal.
Scroll down and enjoy!
—Chris Colgan
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Best Things To Do This Weekend
in the NoVA/DC Area
International Gem and Jewelry Show
Discover a wide selection of fine and costume jewelry from over 150 exhibitors, perfect for collectors and last-minute holiday gifts. Browse diamonds, freshwater pearls, rubies, 18-karat gold, and sterling silver at one of the final events hosted at this venue.
📍 Location: Dulles Expo Center, Chantilly
📅 Date: Dec 19–21
🎟️ Tickets: $6 online, $8 cash only at the door
MORE INFO→
The Nutcracker
Celebrate the holiday season with Tchaikovsky’s timeless ballet, featuring performers from the Fairfax Ballet, guest soloists from New York City Ballet, and a live performance by the Fairfax Symphony.
📍 Location: Center for the Arts at George Mason University, Fairfax
📅 Date: Dec 20–21
🎟️ Tickets: Starting at $44
MORE INFO→
Loudoun Cider House Holiday Market
Wrap up your holiday shopping at this festive market featuring local artisan vendors, cider and beer pours, food trucks, and live music. A relaxed way to shop small while enjoying seasonal drinks and bites.
📍 Location: 48 Fields Farm, Leesburg
📅 Date & Time: Dec 21 | 11 AM – 4 PM
🎟️ Tickets: $5 for children, $10 for adults
MORE INFO→
🤖 Robot Food Delivery Rolls Out
in Alexandria
Driving the news: Alexandria is officially on the robot delivery map. Serve Robotics, in partnership with Uber Eats and the City of Alexandria, has launched autonomous sidewalk food delivery in several neighborhoods.
Details:
The rolling robots are currently delivering meals in Del Ray, Potomac West, and Old Town North.
Expansion into more neighborhoods is already planned.
Residents ordering through Uber Eats may have their food delivered by a robot (though they can’t request one specifically just yet).
Why it matters: This rollout brings a new layer of convenience to local dining, especially for residents with limited mobility or tight schedules.
It also gives Alexandria a fresh edge in adopting smart city tech while reducing traffic congestion from traditional delivery drivers.
The big picture: Serve Robotics spun out from Uber and has been growing its delivery robot fleet across major U.S. cities including LA, Miami, and Chicago. The company says it’s completed over 100,000 robotic deliveries so far.
What’s next: Expect more Alexandria neighborhoods to see rolling deliveries in early 2026. As availability increases, the city could serve as a model for other mid-size areas curious about autonomous tech.
The bottom line: Robot delivery is a step toward more energy-efficient, low-emissions delivery models. It could also reshape how restaurants and platforms handle short-distance orders.
Your next poke bowl might not arrive by car, it could roll up to your door on six wheels and a smile.
⚖️ Virginia’s 2026 Laws: What You Need to Know Before the New Year
Virginia is rolling out a batch of new laws aimed at improving public safety, transparency, and healthcare (with fresh rules on tech use, insurance, and wages).
What’s changing:
Baby food safety: The Baby Food Protection Act will require companies to test baby food for toxic heavy metals and display the test results via QR codes on packaging.
Social media limits for minors: Platforms must verify if users are under 16 and restrict them to 1 hour of use per day unless parents set otherwise.
Hospital drug testing: Malcolm’s Law adds fentanyl to hospital urine drug screens to help improve diagnosis accuracy.
Telemarketing rules: Solicitors can only call from 8 a.m. to 9 p.m., must state their identity, and must stop contacting anyone who texts or says "STOP" for up to 10 years.
Minimum wage bump: The state minimum wage will rise from $12.41 to $12.77/hour — a 2.9% increase based on inflation.
Unemployment increase: Weekly benefits will rise by $52.
Court fine transparency: Courts will provide itemized statements to anyone who owes fines or fees tied to convictions.
These laws reflect Virginia's shift toward stronger consumer protections and better health transparency. From lower costs for medical screenings to added digital safeguards for kids, residents are set to see real-world benefits in their daily lives, especially in healthcare, family safety, and financial fairness.
🎥 Gainesville VA's Transformation & The Best Holiday Markets! | Real NoVa Ep 16
In this episode, we’re touring the brand-new JW Marriott at Reston Station—wait until you see the luxury condos inside! I’m also revealing famous movies you didn’t know were filmed right here in NoVa, and sharing the best holiday markets to visit this season. Plus, get the latest scoop on Arlington’s real estate market and a massive new development in Rosslyn that will change the skyline forever.
💬 Let’s Connect: Buying, Selling, or Growing Your Brand in Northern Virginia?
Whether you’re looking to move to Fairfax, Prince William, Winchester, Alexandria, Arlington, or Reston — or want help growing your business with smart, local content I’ve got you covered.
📍 Explore homes for sale across Northern Virginia
📲 DM me on Instagram for real estate or content marketing help
💼 Visit ColganTeam.com to learn more or collaborate on your next project
🏠 November Numbers Show a Tipping
Point in NoVA Real Estate
Driving the news: Northern Virginia saw a major jump in available homes this November (even as overall sales slowed) pointing to a more balanced, less rushed housing market.
Details:
Closed sales fell 6.6% year-over-year to 1,091 units.
Median sold price rose to $740,000, a 5.7% increase from last November.
Days on market rose to 29 days, a 31.8% jump.
Active listings hit 2,042 units, up 45.1% from a year ago.
Months of supply climbed to 1.48, up 41.2%.
Total sales volume slipped just 1.6% to $969.6M, despite fewer sales.
Why it matters: For Northern Virginia, this shift is good news for buyers and sellers.
Buyers now have more options and more time to make decisions. Sellers are still seeing strong pricing due to continued demand. This creates a healthier market where deals are less rushed and outcomes more stable.
The big picture: After years of tight inventory and lightning-fast sales, the market is settling into a more sustainable rhythm. Rising interest rates may have cooled buyer urgency, but demand for Northern Virginia homes remains strong.
The bottom line: Northern Virginia real estate is shifting, not slumping. Buyers have more breathing room, sellers continue to benefit from rising prices, and the region’s housing stability is holding strong.
Our Current Local Market Numbers
Washington DC’s market is still competitive. Median sale price hit $680K last month, up 2.3 percent year over year. Homes are selling in about 55 days on average, slower than last year. Total sales dipped 9.5 percent year over year. Price per square foot fell to $488, down 6.5 percent. Inventory is edging up while momentum softens. Could be a smart entry point if you’re ready.
For buyers: Rising inventory and slower days on market give you room to negotiate. Stay pre-approved and move when the right home pops up.
For sellers: Prices are still holding, but buyers expect value. Clean presentation, smart pricing, and strong agent strategy matter more than ever.
In Other News…
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And don’t forget to tell me which one was your favorite. See ya!