Just Listed: Four Bedroom Carriage Home in Braemar

Just Listed: Four Bedroom Carriage Home in Braemar

As of this evening at 8pm, on February 21st (2018,) there are only seven homes available for sale in Braemar.  That includes one townhouse and six single family homes.  And of the single family homes, the prices currently range from $435,000 to $589,900.

If you want a Braemar single family home priced below $450,000 you have two choices.  One Courtyard home, with a zero lot line lot at $435,000 and my latest listing at 13802 Tartan Hills Parkway, a Braemar Carriage home.  Yes, earlier this afternoon it went from Coming Soon to Active.

My experience in Braemar is that the vast majority of buyers looking here for single family homes want back yards and separation from neighbors.  Right now, the least expensive home with a back yard is 13802 Tartan Hills Parkway.  It’s also got a great covered front porch with a swing.  This house hits most of the must haves of a single family home in suburbia.  Check out the virtual tour and you’ll see why Braemar Carriage homes are among the hottest selling homes in the neighborhood.

If you are interested in this opportunity to own one of the most popular floor plans in the neighborhood (a Parkdale,) give me a call.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

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Coming Soon: Four Bedroom Parkdale Carriage in Braemar for $439,000

Coming Soon: Four Bedroom Parkdale Carriage in Braemar for $439,000

If you are in the market for a moderately sized Braemar single family home as of today, February 18th, you have virtually no options today.  There are three single family homes listed at the moment.  Two are are priced above $500,000, one with four bedrooms, the other with six.  The more affordable one at just under $370,000, but only has three bedrooms.  What’s a Braemar buyer looking for a four bedroom single family home  under $450,000 to do?  You need to come call me about 13802 Tartan Hills Parkway, coming soon at $439,000.  I listed this home several years ago when the current owners bought it.  I can tell you, it’s in much better shape now with a remodeled kitchen, deck and new roof.

This property is a Carriage home.  That means it has a detached two car garage.  And being a Parkdale model, it is one of the most desired floor plans in Braemar. You’re about to find out why.

When you enter the front door of this home, you can see the formal living room, dining room and family room beyond.  The formal living and dining rooms flank the foyer entry. This gives them separation from the openness of the rest of main level.

The dining room connects to the kitchen by way of the butler’s pantry, which sits across from the main level laundry room.

Once you step into the kitchen, you immediately appreciate the open floor plan.  Enjoy cooking a meal without being cut off from the action in the family room.  And while entertaining, there is plenty of space between the breakfast nook and large granite island for guest to gather.

The family room is the perfect size for a large sectional sofa, without feeling cramped.  The wall of windows, including transoms, gives plenty of light. And in the colder months, enjoy the gas fireplace.  And the main level powder room is located between the family room and living room.

Upstairs you find an expansive master suite with sitting area and attached full bathroom.  There’s also a large walk-in closet.

The remaining three bedrooms are larger than the average Braemar townhouse secondary bedrooms.  The have hall access to the second full bathroom.

There is an unfinished basement that allows you to create your perfect recreation space.  There is a rough in for a full bathroom and framing for a den.

Outside enjoy a fenced yard and wood deck.  Best of all, you will love the corner lot.  What it allows is a short driveway to the two car garage, perpendicular to the home.   This also makes the back yard easier to fence, not that you have to bother with that here.  The fence is already in.  Other carriage homes either have shared alley access to the garage or a long driveway along the side of the home.  Less to shovel in the winter.

Because this home is not listed as coming soon in the MLS, it can be shown.  If you want to tour it, give me a call.  Or if you have an agent, have them call me.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

 

Another Yardley in Braemar SOLD!!

Another Yardley in Braemar SOLD!!!

In my career as a Braemar Listing Agent, which began in 2005, I have listed and sold nine Yardley models.  That’s more homes than have sold so far in 2018 in Braemar.  And in case you are curious, as of right now there have been seven Braemar homes sold in 2018.  I’m happy to say I’m responsible for two of those sales.  Let me tell about 12366 Fife Ness Court, which sold today–January 31, 2018.

In the middle of September I was contacted by the owners who were looking for the right agent to sell their home.  There was a lot of trepidation on their part about timing.  Everyone always talks about the spring market.  No one talks about the year end market.  And that’s exactly the market they were going to be facing to list if they wanted to dove tail the sale of their Yardley before purchasing their new construction home, due to be complete in January.  It was my pleasure to put their minds at ease.

The year end market is a fantastic time to list.  We took a look at average days on market and made a plan to list in November.  The home hit the market on November 9th, priced at $489,000.  I knew this home was going to be eaten up by the market.  After all, I also had 12278 Scotts Mill Drive on the market around that time.  And having more than one buyer ready and willing to buy that one, it was great to be able to tell those agents that they could bring their buyers to 12366 Fife Ness Court. That’s an advantage of hiring a top agent in Braemar.  If you have a listing coming up, you can let buyer’s agents looking in that price range know.

After only eleven days on the market, this home was under contract.  The sellers were very pleased to see just how many buyers were out at the end of the year.  They were even more excited that the buyers that wrote on their home were willing to settle in late January.

This meticulously maintained four bedroom home went sold on January 31st (2018) for $485,000.  

When you are ready to sell your Braemar home, hiring a top Braemar listing agent is key to getting your home sold for the most money.  Call me and let me show you why Since 2005,  No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

 

Braemar Townhouse Report: November-December 2017

Braemar Townhouse Report: November-December 2017

Probably the most concerning thing to a Braemar townhouse owner is trying to figure out who is the top Braemar real estate agent when it is time to sell.  A great place to start is finding one that knows the market, beyond cutting and pasting a market report that is so generic it applies as much to Sheffield Manor or Victory Lakes as much as it does to Braemar.  That’s certainly not my style.  Every two months, I’m here compiling the data for my Braemar Townhouse Report myself.  This particular report looks back to the sales activity to November and December.

For the purposes of this report, Braemar townhouses are not condos, patio homes or piggyback townhouses.  That means they are fee simple ownership, three level attached homes with back yards.  In other words, a traditional townhouse.

There were seven Braemar townhouses that sold in the last two months of 2017.  Their sold prices ranged from $277,128 to $354,900.  The details of each sale are listed below:

When we take these most recent Braemar townhouse sales and place them with our rolling six and twelve months values, what we find is the average sold price in the last six months is a little higher than that in the last twelve months.  However, the median sold price in the last six months is a little lower than that in the last twelve months.  A little high in one and a little low in the other is good indicator of stability in value.

Seller subsidy (closing cost assistance) is up in both the six month values compared to the twelve month values.  And marketing time (DOM) is up a bit in both the shorter term values compared to the longer term values.

If you were to place your Braemar townhouse on the market, priced to current conditions, you could expect it to be under contract in a little over a week or two.  You could also expect to pay about 1.5% of the sales price in closing cost help to the buyer.

The next Braemar Townhouse Report will be out in March.  Until, feel free to call this top Braemar Real Estate Agent when you are ready to sell. Since 2005, No One Knows Braemar Better! 

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

Braemar Property Value Report: November-December 2017 (Ryan Homes)

Braemar Property Value Report: November-December 2017 (Ryan Homes)

What a great couple of days to be out and about in Bristow and Gainesville.  It has been sunny and relatively warm.  However, it does look like we have some cooler temperatures coming tomorrow.  A look at the forecast tells me we aren’t with the 15 degree temperature swings.  At least the daylight we are gaining each day is constant.

Right now, it is time for another Braemar Property Value Report.  This one brings up the rear of the single family home reports for the neighborhood and focuses on Ryan Homes properties that sold in the last two months of 2017.

There were Ryan Homes that sold during our reporting period, ranging from $445,000 to $515,000.  The details of those sales are detailed below:

If we take these sales and plug them in with our rolling six and twelve month values, what we find is that the six month average sold price has softened quite a bit compared to the twelve month average sold price.  In a complete contradiction of that information is the fact that the median sold price is only $100 less in the six month value vs. the twelve month value.  This is likely an indicator of more stable market values than the average sold price change in the short term indicates.

The average and median seller subsidy (closing cost help) is virtually unchanged in the short term compared to the long term.  However, the six month marketing time (DOM) compared to the twelve month value indicates that it has been taking longer to sell Ryan Homes in Braemar.

If you placed your Ryan Home on the market, priced to current market conditions, you could expect it to be under contract in two months or less.  (I would think much less given our lack of inventory heading into spring right now.)  You could also expect to pay about $8,000 in closing cost help.

The next Braemar Property Value Report will be out in March.  Until then, if you want to know how the market is affecting your specific home’s value, give me a call.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

Braemar Property Value Report: November-December 2017 (NV Homes)

Braemar Property Value Report: November-December 2017 (NV Homes)

Having been on two Braemar listing appointments this weekend, I have been digging into lots and lots of comps.  That means really digging into MLS listings.  It always troubles me that there are still agents that will barely fill out relevant information in the MLS when marketing a home.  Things I’ve seen left out of pick list items include whether or not a home has a finished basement, deck, patio, fenced back yard and on and on.  In my world the more information you give a buyer, the better, especially if the alternative is leaving OUT valuable information.  That’s one of the reasons I believe so strongly in these market reports that I do for Braemar.

This particular Braemar Property Value Report included NV Homes sold between November and December 2017, of which there were three.  The details of those sales are listed below:

If you are anything like me, the first thing that stands out is the first sale listed and its DOM (days on market.)  That home was on the market just 51 days shy of one full year.  That, in my Braemar real estate world, is unacceptable.  It was a combination of poor listing prep, bad marketing photos and unrealistic asking price that started that had that listing languishing on the market.  One thing I preach to my sellers is no one is going to over pay for a home.  And even projects as simple as carpet and paint make a HUGE difference in buyer perception.  And professional photography makes all the difference when it is show time.

Outside of that listing, we have two other NV Homes that sold in a week or less.  That’s more like it.  When we take all three sales and put them in with our rolling six and twelve month data, we find that prices have softened a bit in the short-term.  Seller subsidy (closing cost help) has increased a bit in the short-term.  And since the average marketing time is going to be thrown off by the anomaly of the 314 day guy, I’m choosing to focus my attention on median here, where we see that in the short-term, homes are selling faster.

If you placed your Braemar NV Home on the market, priced to current conditions, you could expect your home to be under contract in a week or two.  You could also expect you would pay about 1.5% to 2% of the sales price in closing cost help.

The next Braemar Property Value Report will be out in March.  Until then, please give me a call if you have been thinking of selling your Braemar home.  Our market has buyers just waiting to pounce on Braemar homes.  And it’s my job to get you the absolute most for your sale.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

 

 

Braemar Property Value Report: November-December 2017 (Heritage Series)

Braemar Property Value Report: November-December 2017 (Heritage Series)

Today certainly felt a lot warmer than it has been in Bristow.  Funny when forty degrees feels balmy.  Even still, our low overnight in Bristow will be in the teens tonight.  Brrr.  Another good reason to stay inside and do some reporting on Braemar real estate activity.

This particular edition of the Braemar Property Value Report covers sales activity in the Heritage Series homes during the months of November and December 2017.   Heritage homes are the mid-sized single family homes, built by Brookfield Homes.  They have two car attached garages and include the following floor plans:  Exeter, Yardley, Zachery (a.k.a. Zurich) & Waverly.  

There were six Heritage home sales in the months of November and December.  I was happy to have sold one of those (in purple type) and another that will be included in our next report.  The details of those six sales are as follows:

Placing these sales in with our rolling six and twelve month sales in the Heritage Series, we find that values may have softened the slightest bit in the short term.  Meanwhile, seller subsidy (closing cost help to the buyer), along with marketing time (DOM) have increased a bit in the short term.

If you placed your Braemar Heritage home on the market, priced to current conditions, you could expect it to be under contract in about a month or five weeks.  You could also expect to pay a little more than 1% of the sales price in closing cost help to your buyer.

The next Braemar Property Value Report will be out in March.  Until then, if you have been thinking of selling your Braemar home, give me a call.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com