Another Braemar Single Family Home Goes Under Contract!

Another Braemar Single Family Home Goes Under Contract!

12833 Gentle Shade Drive  listed on May 6, 2015 for $475,000 and went under contract 10 days later!

On May 6th, I activated a listing that was new to me, at 12833 Gentle Shade Drive.  It had been listed with its first agent for seventy-nine days with a handful of showings in that time.  Mind you, as a full-time Braemar Real Estate Agent, I can tell you that even during that first listing period, even when the temps were so cold you could feel your face freezing, or during snow storms, buyers were out looking at homes and making offers.

The transition to me as a Listing Agent brought new life to the listing.  I joked that I should title the listing–Under New Management.  Listing Hot Tub-12833 Gentle ShadeAgents are not all equally capable.  For instance, I take GREAT pride in my listing photos.  Making sure the home is photo ready is a must.  In this case, it meant de-cluttering, painting a fireplace mantel white,  removing pieces that made other rooms feel too busy and adding some staging touches, particularly by the hot tub.  LIfting that hot tub cover wasn’t easy, but let’s face it, there is nothing sexy about a hot tub cover with dried up leaf and dirt debris on it.   Bubbles and water are the only way to go.

I should also mention, we actually raised the list price a tad.   

The difference in traffic was immediate.  We were getting showings within the first days on market.  The photos had a lot to do with it, but so did the show instructions.  Previously, Breakfast Area and Kitchen--12833 Gentle Shadethe home had been listed as “By Appointment Only.”  Turns out, appointments were never needed to begin with and we made arrangement for the four legged family member so that buyers could by with short notice.

The proof that my listing approach worked, where the other failed, is the fact that this home went under contract in only ten days on the market with me.  My favorite testimonial may actually be when one of the owners looked at me today and said, “I knew when I met you that you would sell this house in less than twenty days.”

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037If you are serious about selling your Braemar home, give me a call and let’s get it DONE.  No One Knows Braemar Better!

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com

Braemar Property Value Report: March-April 2015 (Arista Series)

Braemar Property Value Report:  March-April 2015 (Arista Series)

When we first entered spring, I don’t know about you, but I thought I might have lost a couple of trees and some flowers in my garden due to the brutal winter temps.  There were some late bloomers, but they all made it and are now coming out in vibrant color.  It’s so nice to see Braemar in bloom.

Right now, we’re going to look back to the start Canterbury Model in Braemarof the spring market in the Arista Series, which are the larger single family homes built by Brookfield Homes and includes the Allister, Buckingham and Canterbury models.  This report will cover the months of March and April.

There were two Canterburys that sold, both in April.  One sold for $506,000, the other for $573,000.  The difference is in the amount of space, finishes and location within the community.  The average of the two sales gives us our new average market value of Arista Series homes of $539,500.  That average value is down over 1.5% since last report, but up nearly 3% since last year.

Braemar Property Value Report:  March-April 2015 (Arista Series)

If you placed  your Allister, Buckingham or Canterbury on the market, priced to current conditions, you could expect it to be under contract in a little less than a month. Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037 You could also expect a buyer to ask for an average of about 1/2% of the sales price in closing cost assistance.

The next Braemar Property Value Report will be out in July and will focus on homes sold inMay and June.  Until then, when you are ready to sell your Braemar home, give me a call.  No One Knows Braemar Better!

If you want to be a member of a neighborhood Facebook group that will always allow links to these reports, please join my new Braemar Facebook group.  While you’re there, start a conversation with your neighbors or maybe even help a lost pet find its way back home.

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com

Statistics compiled using MRIS (Metropolitan Regional Information Systems.)

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You can see the most recent property values in Braemar by clicking the links below:

Carriage Series (smaller single family homes with detached garages, Brookfield Homes)

Courtyard Series (executive style home, five to a private driveway, Brookfield Homes)

Heritage Series (mid-sized single family homes, Brookfield Homes)

NV Homes (single family homes built by NV Homes)

Ryan Homes (single family homes built by Ryan Homes)

Townhouse Report (traditional townhouses with small back yards)

Condo Quarterly (townhouse style condos)

Piggyback & Patio Quarterly (back to back townhouses and quad homes)

Reflection Quarterly (single family homes attached at the garage only)

Braemar Reflection Series Quarterly: January-March 2015

Braemar Reflection Series Quarterly:  January-March 2015

In an effort to include property value updates for ALL types of Braemar homes, I am adding this Reflection Series report which will 9632 Tarvie Circle sold for $375,000 in February 2015be compiled quarterly.  Reflection Series homes in Braemar are easy to locate and identify.  They are located off of Tarvie Circle and are the semi-detached single family homes that are attached at the garage only.  There were two floor plans offered byBrookfield Homes:  Annan and Bromley.

This first edition of the Braemar Reflection Series Quarterly, there is only one sale to report.  It was a Short Sale of the former builder’s model.  It listed for $385,000 and sold for $375,000 with $11,250 in closing cost going to the buyer from the seller.

Braemar Reflection Series Values, January-March 2015

This sale alone indicates that if you placed your Reflection Series on the market, priced to current conditions, it would take more than a month to get it under contract.  You could also expect a buyer to ask for 3% of the sales price in closing cost help.

The next Braemar Reflection Series Quarterly will be out in July and focus on activity from April to June.  Until then, when you are ready to sell your Braemar Reflections Series home, give me a call for a free market analysis.  No One Knows Braemar Better!

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037And if you haven’t already, please join my Braemar Facebook group.  You can find links to these reports and be involved in all kinds of neighborhood conversations.

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com

Statistics compiled by Chris Ann Cleland, using the MRIS (Metropolitan Regional Information Systems.)

___________________________________

You can see the most recent property values in Braemar by clicking the links below:

Arista Series  (large single family homes built by Brookfield Homes)

Carriage Series (smaller single family homes with detached garages, Brookfield Homes)

Courtyard Series (executive style home, five to a private driveway, Brookfield Homes)

Heritage Series (mid-sized single family homes, Brookfield Homes)

NV Homes (single family homes built by NV Homes)

Ryan Homes (single family homes built by Ryan Homes)

Townhouse Report (traditional townhouses with small back yards)

Condo Quarterly (townhouse style condos)

Piggyback & Patio Quarterly (back to back townhouses and quad homes)

Braemar Piggyback & Patio Quarterly: January-March 2015

Braemar Piggyback & Patio Quarterly:  January-March 2015

The first quarter of 2015 is behind us and it was extremely busy.  Of course, this report may not reflect that because we can only sell what is on the market.  Many Braemar sellers wait until spring to put their homes on the market.

Let’s take a look at what happened in the first three months of the year with Braemar Piggyback and Patio homes.  For clarification, Braemar Piggyback Townhouses are attached side-to-side and back-to-back.  While they do not offer back yards, they offer large bedrooms and a two car garage.  Braemar Patio Homes are also known as quads.  Each is attached at the side, back and corner to another Patio Home.  They have two levels, also offering large bedrooms and a modest side yard.

PIGGYBACK

Braemar Piggyback TownhouseUnlike the last quarter of 2014 where there were no sales of Piggyback townhouses in Braemar, the first quarter saw one sale.  One is better than none, and it is the same number of sales we saw first quarter of 2014.  The sold price was $232,575.  That’s down 24% since last year, but don’t panic.  This home was a Short Sale, which in and of itself doesn’t necessarily mean a low sales price.  The home showed poorly.  Dirty, cluttered and in need of carpet and paint.  The same home is relisted by the new owners who recarpeted, painted, renovated the kitchen with new appliances and granite counters, and staged the home.  The new list price?  $295,000.  Carpet, paint and staging go a long way to improving value.

Braemar Piggyback Values, January-March 2015

If you placed your Braemar Piggyback townhouse on the market, the sale from the first quarter indicates it may take nearly three months to get your home under contract.  However, you may not need to pay any closing cost help.

At the time of this report, there are two Braemar Piggyback townhouses on the market.  The high price is $299,000 and the low is the flip of the sale from this report at $295,000.  Stay tuned to next quarter’s report to see if these Piggyback townhouses sell.

PATIO

We have the reverse problem with Braemar Patio homes as we did with the Piggybacks.  There were no sales in the first quarter, but we had one in the last quarter of 2014, none in the first quarter of 2014.  This means there is nothing to report to you with Patio home values this report.

Braemar Patio Home Values, January-March 2015

Braemar Patio HomeHowever, at the time of this report, there are three Braemar Patio homes on the market, priced between $299,000 to $315,000.  We’ll have to wait until the second quarter’s report to see if they sell.

The next Braemar Piggyback & Patio Quarterly will cover the second quarter of 2015 and will be out in July.  Until then, when you are ready to sell your Braemar home, call me for a free market analysis.  No One Knows Braemar Better!

And if you haven’t already, please join my Braemar Facebook group.  You can find links to these reports and be involved in all kinds of neighborhood conversations.

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com

Statistics compiled by Chris Ann Cleland, using the MRIS (Metropolitan Regional Information Systems.)

___________________________________

You can see the most recent property values in Braemar by clicking the links below:

Arista Series  (large single family homes built by Brookfield Homes)

Carriage Series (smaller single family homes with detached garages, Brookfield Homes)

Courtyard Series (executive style home, five to a private driveway, Brookfield Homes)

Heritage Series (mid-sized single family homes, Brookfield Homes)

NV Homes (single family homes built by NV Homes)

Ryan Homes (single family homes built by Ryan Homes)

Townhouse Report (traditional townhouses with small back yards)

Condo Quarterly (townhouse style condos)

Reflection Quarterly (single family homes attached at the garage only)

Braemar Condo Quarterly: January-March 2015

Braemar CondoBraemar Condo Quarterly:  January-March 2015

The first quarter of 2015 started with a bang and hasn’t slowed down in the Bristow real estate market.  Buyer demand has been incredible.  Of course, we can only sell the homes that come on the market, and sometimes lack of inventory is a problem.  Let’s see what happened with Braemar condos during the first quarter of the year.

Just like the first quarter of last year, there was only one Braemar condo that sold.  For some reason, Braemar sellers seem to like to wait until spring, though buyers were out in full force in January.  The sold price of $249,900 represents over 4% since last year and an increase of over 1.5% compared to last quarter’s average.

Braemar Condo Quarterly, January-March 2015

As I type this report, there are two Braemar condos under contract and three available for sale.   We’ll see if demand holds up through spring.  One thing is for sure, Braemar Condo in Bristow, VAsellers that waited to list until spring faced more competition than those that listed in the beginning of the year.

If you placed your Braemar condo on the market, priced to current conditions, you could expect it to be under contract in a little over a week, based on the sale in the first quarter.  The sales on the market now are going to be pushing that marketing time up.  You could also expect a buyer to ask for 3% of the sales price, or more, in closing cost help.  The sale outlined here is one where the buyer got 4% of the sales price, which is very rare to see.

The next Braemar Condo Quarterly will cover the second quarter of 2015 and will be out in July.  Until then, when you are ready to sell your Braemar condo, call me for a free market analysis.  No One Knows Braemar Better!

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037And if you haven’t already, please join my Braemar Facebook group.  You can find links to these reports and be involved in all kinds of neighborhood conversations.

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com

Statistics compiled by Chris Ann Cleland, using the MRIS (Metropolitan Regional Information Systems.)

___________________________________

You can see the most recent property values in Braemar by clicking the links below:

Arista Series  (large single family homes built by Brookfield Homes)

Carriage Series (smaller single family homes with detached garages, Brookfield Homes)

Courtyard Series (executive style home, five to a private driveway, Brookfield Homes)

Heritage Series (mid-sized single family homes, Brookfield Homes)

NV Homes (single family homes built by NV Homes)

Ryan Homes (single family homes built by Ryan Homes)

Townhouse Report (traditional townhouses with small back yards)

Piggyback & Patio Quarterly (back to back townhouses and quad homes)

Reflection Quarterly (single family homes attached at the garage only)

Just Listed in Braemar: True Five Bedroom Home, Backing to Woods for $475,000

Just Listed in Braemar:  True Five Bedroom Home, Backing to Woods for $475,000

12833 Gentle Shade Drive  listed on May 6, 2015 for $475,000

Around the bend of Gentle Shade Drive at 12833, you can find this brick front Bainbridge model by Ryan Homes–a true five bedroom home in Braemar, meaning all the bedrooms are on the upper level.

Living Room--12833 Gentle Shade

The Bainbridge floor plan gives you the formal spaces you expect, like formal living and dining rooms, on opposite sides of the two-story foyer.

Dining Room--12833 Gentle Shade

Follow the hardwood floors from the foyer to the breakfast area and kitchen to find the floor plan opens up just where you like...in the area you will be spending the most time in every day life.  The kitchen is open to the family room, with a breakfast area in between.  Here, the partial bay window houses a door that leads to the expansive wood deck, but we’ll get to the outside later.

Breakfast Area and Kitchen--12833 Gentle Shade

Family Room--12833 Gentle Shade

Upstairs is a large master suite with two closets and a bathroom with double sinks/vanity, extra large soaking tub and separate shower.

Master Bedroom--12833 Gentle Shade

MBA Tub--12833 Gentle Shade

MBA Shower Vanity--12833 Gentle Shade

The remaining four bedrooms are all on the upper level and would share the second full bathroom off the hall.  Fourth bedroom is the largest bedroom in the house, even larger than the master suite.  The current owners are using it as a game room/secondary family room, for their boys.

BR 4--12833 Gentle Shade

In the walk out basement, you will find a generously sized, finished recreation area.  In the unfinished space is where you’ll find the laundry room.  Leave it the way it is for storage, or finish it up and create more rooms, which can include another full bathroom.

Basement Rec Room--12833 Gentle Shade

This home backs to a wooded common area.  Enjoy this leafy view from the deck as you sit atop the fully fenced back yard.

Deck--12833 Gentle Shade

Wooded View--12833 Gentle Shade

Step down to the lower level of the deck and you have something you can enjoy year round…a hot tub in a cabana with side bar.

Hot Tub Bar--12833 Gentle Shade

Hot Tub-12833 Gentle Shade

This Braemar home has much to offer at $475,000 and is located in the Patriot High School District.  Call me for a tour to see it yourself.  No One Knows Braemar Better!

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com