THE KOITZ GROUP
SOTHEBY’S INTERNATIONAL REALTY
A LETTER FROM THE KOITZ GROUP / FALL 2026
It’s been too long. We have some catching up to do.
Let’s start with the apology. We’ve been out of touch for far too long—not because we don’t care, but because we’ve been busy (and that’s a good thing).
As many of you know, in late summer we had the opportunity to affiliate with TTR Sotheby’s International Realty. We’re excited to join like-minded colleagues in a stimulating, collaborative environment, and we believe the move will benefit both our team and our clients.
Of course, any move means learning new systems and procedures. Making sure our listings and sales were in the right place had to take precedence over sending a newsletter. But we’re back!
01 / MARKET PERSPECTIVE
A Different Kind of Buyer Opportunity
Inventory is up, borrowing costs remain a concern, and consumer confidence has softened. But those conditions can create opportunities for buyers who look beyond the headline interest rate.
In some segments of our local market, buyers have more room to negotiate—not just on price, but on terms. One option is a seller-funded mortgage rate buydown, which can lower a buyer’s interest rate for the first year or two, depending on the structure and lender approval.
The asking price is only one part of the negotiation.
We’re also seeing some condominium sellers offer prepaid condo fees. These concessions can make a meaningful difference to a buyer’s initial costs, though what’s available varies by property and negotiation. We encourage buyers and sellers alike to think creatively about the full transaction.
02 / AROUND THE NEIGHBORHOOD
Local Notes & Developments
Old Georgetown Road & St. Elmo Avenue
The former Old Georgetown Grille site is part of a downtown Bethesda redevelopment story. The longtime neighborhood restaurant has closed, marking another change at this familiar corner. Read the local coverage.
Sidwell Friends Lower School
The 5.5-acre Bethesda campus has been listed for sale as the school prepares to consolidate its operations in Washington, DC. Neighbors will be watching closely to see what comes next for the property. Read the Bethesda Beacon report.
Montgomery County Public Schools
With enrollment trends changing, MCPS is exploring possible school consolidations and other long-range decisions. No schools have been selected for closure as of this edition. Community forums will be an important part of the process. Read the MCPS update.
03 / A PERSONAL RECOMMENDATION
Movies, Anyone?
Gretchen attended the Telluride Film Festival over Labor Day and came home with a list of favorites. No reviews or spoilers—she’d rather you discover them for yourself.
Elsinore
Wild Horse Nine
Tenzing (Apple TV)
The Debut
The Only Living Pickpocket in NY
The Liberation
Seen any of them? Gretchen would love to hear what you thought.
It’s good to be back in touch.
Have a real estate question, a neighborhood update, or a film recommendation? We’d love to hear from you.
The Koitz Group | Sotheby’s International Realty
Download the Fall Letter (PDF) ↓
Published October 2026. Market commentary and development details reflect conditions and information available at the time of publication.