Buying in Old Town Alexandria: Historic District (BAR) Rules and Waterfront Flooding
#1 Selling Realtor in Northern Virginia by Units Sold Since 2020
Certificates of Appropriateness, Demolition Permits, Flood Maps and the City’s Waterfront Flood Plan
Contact Us for Your Free Consultation Today
Sell Faster & For More Money With Nikki
$17.88 More Per SQFT & 45% Faster Vs. Reston Market Average (Nikki’s Reston Listings)*
Quick Answer: What Should Old Town Buyers Know?
Last updated October 15, 2026.
Quick answer: most of Old Town is in the Old and Historic Alexandria District, and part of the area to the northwest is in the Parker-Gray district. In both, new construction and exterior changes visible from a public way need a Certificate of Appropriateness from the Board of Architectural Review (BAR) or city preservation staff, and removing more than 25 square feet of material needs a Permit to Demolish. Blocks near the river also flood: city data reported by ALXnow counted 227 flooding events at the Prince Street level from January to October 2025. The city’s flood project is in design, with construction expected to start in 2027.
Back to the Living in Alexandria, VA guide.
Named #1 Selling Realtor in Northern Virginia by Units Sold Since 2020
The best way to navigate Alexandria’s real estate market is with a knowledgeable realtor who listens, advocates, and works tirelessly for your goals. Nikki Lagouros offers a blend of proven expertise, honest guidance, and commitment to helping clients feel supported throughout every step.
#1 Selling Realtor in Northern Virginia by Units Sold Since 2020
Nikki is the #1 selling realtor in Northern Virginia by units sold since 2020, based on RealTrends’ Virginia sales rankings and her team’s transaction records. See Rankings & Data.
Above-Average
Market Results
Searching online for the “best realtor to sell my home”? Nikki’s Reston listings sell 45% faster and for $17.88 more per square foot than the Reston market average. Maximize your property value with Nikki managing your sale.
Trusted Local
Insights
A Northern Virginia resident since 2006, Nikki’s insights combine real estate market analysis and local expertise. Whether you need house-hunting help for a single-family home or a city condo, she’ll find the perfect fit for your lifestyle.
Personal, Client-First
Approach
As a wife, mom, and military spouse, Nikki understands the personal side of real estate. Whether you’re relocating for military postings or want to sell quickly, she offers thoughtful guidance.
Your Real Estate
Advocate
Nikki is by your side every step of the home-buying or selling process. With honest guidance and strong negotiation skills, she ensures your needs are prioritized, offering advice she would give her own family.
Old Town’s Historic Districts
The Old and Historic Alexandria District, designated in 1946, was the third historic district in the United States, after Charleston and New Orleans. The historic African American community known as Uptown was designated the Parker-Gray Historic District in 1984. Alexandria has seven National Register historic districts, but only these two are regulated locally by the BAR, which also oversees buildings outside them that City Council has designated as 100-year-old buildings.
The BAR is a seven-member board appointed by City Council, and two members must be architects. Since 2019 a single board has covered both districts.
What Needs BAR Approval
| Project | Approval needed | Who usually decides |
|---|---|---|
| New construction or an addition visible from a public way | Certificate of Appropriateness | BAR at a public hearing |
| Replacement doors, windows, siding or roofing | Certificate of Appropriateness | Often city preservation staff, administratively |
| New vents, railings or fences | Certificate of Appropriateness | Often city preservation staff, administratively |
| Painting masonry that has never been painted | Certificate of Appropriateness | Staff or BAR; the boards do not review paint colors |
| Demolishing or covering more than 25 square feet of material, visible or not | Permit to Demolish | BAR or staff, depending on scope |
| Interior work | No BAR review (building permits still apply) | City permit staff |
The city’s 2024 letter to historic district owners says many administrative approvals take one to three business days. Full hearings follow the BAR’s published schedule, and applications are filed through the city’s online permit system. If the BAR denies a case, the same case cannot come back for a year; decisions can be appealed to City Council within 14 days by the applicant or by 25 property owners in the district. See the city’s Historic Preservation page and design guidelines.
BAR Checklist for Old Town Buyers
- Confirm whether the address is in the Old and Historic Alexandria District, the Parker-Gray district or a designated 100-year-old building.
- Ask the seller for past Certificates of Appropriateness and permits, especially for windows, additions and decks.
- Price planned changes with BAR review in mind: original materials can cost more, and hearings add time.
- Talk with city preservation staff ([email protected], 703-746-3833) before you count on an addition or a new rear deck.
- Remember that interior renovations still need regular building permits.
Waterfront Flooding: What the Record Shows
Old Town’s lowest blocks, around King, Union, Prince and The Strand, flood from heavy rain, high tides and storm surge. According to city data reported by ALXnow, the waterfront saw 227 flooding events at the Prince Street level from January to October 2025, against a 20-year average of 145, and city projections point to about 353 events a year by 2100 without action. Flooding costs, including cleanup, sandbagging and lost business, run an estimated $400,000 to $800,000 a year.
The City’s Waterfront Flood Mitigation Project
The original design paired a raised bulkhead with a pump station in Waterfront Park. In early 2026 the National Park Service declined to allow the pump station, and in March City Council chose an enhanced gravity storm sewer system that replaces old, undersized pipes with a larger drainage system with valve vaults and outfalls. Council approved that plan on June 13, 2026. Crews tested utility locations at intersections near King Street, The Strand and Union Street in July 2026, and on Oct. 7, 2026 the city took designs for a new bulkhead, a 20-foot riverside walkway and brick paving on the unit and 100 blocks of King Street to the BAR. A June 2026 presentation projected final design by winter 2026 or spring 2027 and construction starting in summer or fall 2027. Status details are in the Alexandria development tracker.
Flood Checklist for Waterfront Buyers
- Look up the parcel on FEMA’s Flood Map Service Center and ask whether an elevation certificate exists.
- Get flood insurance quotes before you commit, even if the lender does not require coverage.
- Ask about past water in the basement or first floor, sump pumps, backflow valves and any flood claims.
- Ask Nikki or your attorney what Virginia requires sellers to disclose about flood zones and flood history.
- Expect construction near the foot of King Street once the flood project begins, and plan for park closures during the work.
More Alexandria Guides
- Living in Alexandria, VA: the full Alexandria guide
- City of Alexandria vs. an Alexandria address (Kingstowne, Fort Hunt and more)
- Alexandria neighborhoods compared
- Alexandria development tracker
- Alexandria events calendar
Nearby area pages: Arlington, Burke, Fairfax and Woodbridge, or see all areas served. Nikki’s results are on the Rankings & Data page, and you can contact Nikki any time.
Old Town BAR and Flooding FAQ
Do I need BAR approval to replace windows in Old Town?
Yes, if the building is in the Old and Historic Alexandria or Parker-Gray district and the windows are visible from a public way. Replacement windows need a Certificate of Appropriateness, and city preservation staff can often approve them administratively.
Does the BAR review paint colors?
No. According to the city, the boards do not review paint color, but painting masonry that has never been painted requires a Certificate of Appropriateness.
How do I appeal a BAR decision?
Appeals go to City Council and must be filed within 14 days of the BAR decision. The applicant or 25 property owners in the historic district can appeal.
Is Old Town Alexandria in a flood zone?
Parts of it are, especially the low-lying blocks near the river. Check the exact address on FEMA’s Flood Map Service Center and get a flood insurance quote before you buy.
What is Alexandria doing about waterfront flooding?
After the National Park Service declined a pump station, City Council approved an enhanced gravity storm sewer system in June 2026, along with a new bulkhead and waterfront improvements. Construction is projected to start in summer or fall 2027.
Get in Touch With Your
Alexandria Real Estate Expert Today
Nikki Lagouros is your go-to real estate partner for buying or selling in Alexandria, VA. Schedule a consultation and start your journey toward a successful real estate experience.
Sources
Sources checked October 15, 2026.
- City of Alexandria: Historic Preservation and BAR FAQ; The History of Preservation in Alexandria; Old & Historic Alexandria and Parker-Gray Districts, and 100-Year-Old Buildings; 2024 letter to historic district owners; Waterfront Flood Mitigation briefings (2025 and 2026)
- ALXnow: Alexandria unveils major waterfront makeover and flood control plans (Oct. 6, 2026); Waterfront Flood Mitigation Project brings traffic impacts (July 9, 2026); New plan after NPS sinks pump station (March 25, 2026)
- Alexandria Gazette: NPS denies city’s pump station plan (March 5, 2026). FEMA Flood Map Service Center
- Photo: Strand Street and Waterfront Park, Old Town Alexandria (2011), by Doug Kerr, CC BY-SA 2.0 via Wikimedia Commons.
.jpg){kind=link}