Just Sold: Move In Ready, Three Bedroom Braemar Carriage Home for $385,000

Just Sold:  Move In Ready, Three Bedroom Braemar Carriage Home for $385,000

Around mid-June (2015,) I was contacted by former clients who had purchased
their move-up home from me, to help them sell their former Braemar Carriage home at 13174 Kirkmichael Terrace.  
It had been tenant occupied since 13174 Kirkmichael Terrace sold for $385,000 on Septmber 29th, 2015August 2011 and the owners really had no idea of the current condition of their property.  They made a commitment to get the home freshly painted and recarpet at a minimum.  And after a conversation about the pros and cons of listing with tenants still in the home, they chose to list when the home was vacant and move in ready as a result of their improvements.   Tenants get nothing for the inconvenience of living in a home for sale.  As a result, the home may not show as well as if it were owner occupied.  And the tenants may not be as cooperative with showings.

When the owners contacted me to get the home on the market in August, we took a look at the average marketing time, which was about 21 days.  That said, August is probably my lease favorite month to market a home.  The whole Northern Virginia area seems to be on vacation, which is evident by the number of beach pictures you can see on Facebook during August.  So I warned my Sellers that the time frame to get under contract may be a bit longer.

Built Ins Basement--13174 Kirkmichael

Back Yard Walk Way--13174 Kirkmichael

This three finished level Norwood model hit the market on August 15th.  In addition to the existing selling features of built-in bookcases and a walk-up exit in the basement, a fully fenced back yard, detached two car garage and a built-in closet organization system in the master suite, the Sellers more than lived up to their promise to get the home move in ready.  They had the entire home repainted, including the closets.  Neutral carpet was installed, the driveway resealed, deck re-stained, landscaping done and a professional cleaning job.  Then I came in with some light staging items to get the home the fastest results.

Kitchen--13174 Kirkmichael

After 25 days on the market, this Braemar beauty was under contract.  And on September 29th it sold for full list price of $385,000.  The Sellers generously agreed to pay $8,000 in closing cost help and for a home warranty.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037When you are ready to sell your Braemar home, don’t leave the results to chance.  Call this full-time professional with years of proven results in the neighborhood.  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

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Braemar Townhouse Report: July-August 2015

Braemar Townhouse Report:  July-August 2015

Only a couple days left in September.  Hard to believe that we are about a month from Halloween.   Summer seems to go by so quick, but I’m always happy to welcome fall. 9850 Maitland Loop is currently listing for $275,000 From a real estate perspective, it is like our second spring market.  The fact that the Federal government’s fiscal year starts October 1st, creates demand near the end of the year in our housing market.  New jobs may be created in the budget, or buyers get the bump up they need to be able to make a first time purchase.  Whatever it is, I’m sure it will work well for my latest Braemar townhosue listing on Maitland Loop.  For now, let’s take a look back at the last two months of summer and see what happened in the Braemar townhouse market.

There were fifteen Braemar townhouses that sold in July and August.  Their sold prices ranged from $250,000 to $330,000.  The average of all of them gives us our new average market value for Braemar townhouses–$$292,800.  That is a decrease of 1.5% in average market value since last report, but a 1% increase in average market value since last year.

Braemar Townhouse Report:  July-August 2015

If you placed your Braemar townhouse on the market, priced to current conditions, you could expect it to be under contract in an average of twenty-three days.  You could also expect a buyer to ask for an average of slightly more than 1.5% of the sales price in closing cost help.

The next Braemar Townhouse Report will be out in late November and will detail sales from September and October. In the meantime, when you are interested in selling your Braemar townhouse, call me for a free market analysis of your specific home’s value.  No One Knows Braemar Better!

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037Please feel free to join my neighborhood Facebook group, BRAEMAR (Bristow,VA.)  I started the group to have an easy access point for these online Braemar Property Value Reports.  However, neighborhood conversation is welcome there.  When neighbors talk, good things happen.  My favorite being reuniting lost pets with their owners. 

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 the MRIS (Metropolitan Regional Information Systems.)

Just Listed: Worry Free, End Unit Townhouse in Braemar for $275,000

Just Listed:  Worry Free, End Unit Townhouse in Braemar for $275,000

9850 Maitland Loop in Bristow, VA is located in the Patriot High School DistrictThis brick front, end unit townhouse in Braemar is truly worry free.  I say that because it was completely renovated prior to putting it on the market.  The owner is not even a real estate investor.  He just wanted to get the house truly move-in ready, and boy did he ever.

First impressions are everything so the renovation started at the exterior.  A fresh coat of paint on the front door and shutters, along with new exterior light fixtures, give the home great curb appeal.  Inside, you won’t be disappointed.

Living Room--9850 Maitland

Step down from the foyer into the living room.  This is the main level of the home.  To me, the main level of any home is where the kitchen is located, and this one is just beyond the living room.  There you find a new stainless steel appliance suite, new granite counters and island that create a breakfast bar, and a breakfast nook.  There is even a new kitchen sink, faucet and light fixtures.  The flooring is also new.

Kitchen--9850 Maitland

Breakfast Area--9850 Maitland

Off the kitchen is a laundry room with a full size washer and dryer.  As you walk past the utility room to the powder room, you should know that the hot water heater is new, as is the entire HVAC system.  See what I’m talking about with worry free?

Laundry Room--9850 Maitland

The main level powder room has new flooring, faucet and light fixture.

The second level is where you find a large family room and the second bedroom and full bathroom.  The bathroom has new light fixture, faucet and flooring as well.

Family Room--9850 Maitland

Family Room--9850 Maitland

The third level, in its entirety, makes up the master suite.  A gigantic room with a cathedral ceiling and a partial wall separating the space into a sitting area and the bedroom itself.  Off the sitting room you find a large walk-in closet with a window providing natural light.  The attached bathroom has all you would except.  Dual sinks/vanity, soaking tub and separate shower.  Flooring here is new, are the vanity faucets and light fixtures.

Master Suite--9850 Maitland

Master Bath Sinks--9850 Maitland

Master Bathroom Tub--9850 Maitland

You may be wondering about the condition of the carpet and paint.  It probably won’t surprise you to know it is brand new carpet and freshly painted from head to toe.

If you like to be located near amenities and extra parking, get ready for cherry on top. This home is 50 yards from the Rob Roy pool and a little over 100 yards from Clareybrook Park.   During the summer days, the parking lot at the park may be full, but in Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037the evenings and for most of the year, it is largely vacant.  There is plenty of visitor parking.

Waiting to see this one may have you kicking yourself.  It won’t last long in its worry free, renovated state at the price of $275,000.  Call me for your tour today.

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: July-August 2015 (Ryan Homes)

Braemar Property Value Report:  July-August 2015 (Ryan Homes)

I have not noticed any changing leaves in Braemar yet, but fall is officially here. Ryan Home in Braemar (Bainbridge Model) Curiosity is setting in as I wait for the tree that replaced my cherry tree to turn.  I wonder what colors the leaves will be.  The way things go in life, they will probably change and be brown on my lawn before I even think about it again.  Things are getting busy.  The fall real estate market is like our second spring.  Between my job selling homes in the neighborhood, and commitments to two community HOAs and Braemar Day coming up… well… life is hectic.  For now, let’s take a minute and see what happened in the Braemar real estate market as it pertains to homes built by Ryan Homes for the months of July and August.

There were five sales of Ryan Homes in the last two months of summer.  The sold prices ranged from $425,000 to $480,000.  The average of all five gives us our new average market value of Ryan Homes of $452,400.  That means over a 6% loss in average market value since last report, but a 7.5% increase in average market value since last year.

Braemar Property Value Report:  July-August 2015 (Ryan Homes)

If you placed your Ryan Home on the market, priced to current conditions, you could expect it to be under contract in a little over two months.  You could also expect a buyer to ask for an average of nearly 1% of the sales price in closing cost help.

The next Braemar Property Value Report will be out in late November and will detail sales from the months of September and October. In the meantime, when you are ready to sell, call me for a free CMA of your home’s value in today’s marketplace.  No One Knows Braemar Better!

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037Come join my neighborhood Facebook group–BRAEMAR (Bristow, VA) where you will find links to this report.  You can feel free to start a neighborhood conversation or ask your real estate questions.  My favorite thing that happens in the group is reuniting lost pets with their owners. 

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 the MRIS (Metropolitan Regional Information Systems.)

Braemar Property Value Report: July-August 2015 (NV Homes)

Braemar Property Value Report:  July-August 2015 (NV Homes)

Fall in Braemar is my favorite time of year.  The community comes together for Braemar Day, Yard Sales, the Chili Cook Off and Halloween.  And the fall colors that we Brandenburg Model by NV Homeswill see next month when the trees are dressed in their autumn brilliance is stunning.  For now, we are here to take a look at Braemar Property Values for homes in Braemar built by NV Homes for the months of July and August.  And I’ll tell ya straight up, it’s going to be a short report.

There were no sales of NV Homes during the last two months of summer.  That gives us no value at all to compare to last month’s or last year’s average market value.  So what’s an NV Home owner to do that wants an idea of what their home is worth?  You can check out the Ryan Homes report that will be published on September 24th since there are similar sized homes or you can call me and I’ll be happy to run some numbers based on comparable sized homes for you.

Braemar Property Value Report:  July-August 2015 (NV Homes)

The next Braemar Property Value Report will be out in late November and will detail sales from September and October.  In the meantime, when you want to sell your NV Home, give me a call for a free market analysis of your home’s specific value.   No One Knows Braemar Better!

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037And if you haven’t already, please join my new Braemar Facebook group:  BRAEMAR (Bristow,VA.)  This is a group I started to provide you links to these reports and have conversations with the neighbors. My favorite happenings are when a lost pet is reunited with its owner.

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 the MRIS (Metropolitan Regional Information Systems.)

Braemar Property Value Report: July-August 2015 (Heritage Series)

Braemar Property Value Report:  July-August 2015 (Heritage Series)

Funny that I should be writing this report on a day when I was actually out on a listing appointment for a Heritage Series home in the neighborhood.   Then again, I
guess it may not be that coincidental because the vast majority of my business does come from Braemar.  And this fall, listing agreements are getting signed to take advantage of what I’m Yardley Model in Braemarbeginning to call our second spring market.

Let’s get down to it and see what happened with Braemar Heritage Series home values for the last two months of the year. Heritage Series homes, for those who may not be familiar, are the mid-sized single family homes, built by Brookfield Homes, with two car attached garages including the following floor plans:  Exeter, Yardley, Zachery & Waverly.

There were five Heritage Series homes that sold during July and August; two Exeters, two Yardleys and one Zachery.  The high sold price was $465,000 and the low sold price was $375,000.  That low number is really low for a Heritage home and was that of a Yardley in the shabbiest condition I have ever seen in the neighborhood.  The new average market value of $419,000 is impacted by that low sale.  That means you shouldn’t take too much stock in the difference of 6% loss in average market value since last report and a loss of 4% since last year.  Removing it from the comps brings the average market value up $10,000, but would still show losses, though not as significant.

Braemar Property Value Report: July-August 2015 (Heritage Series)

If you placed your Braemar Heritage home on the market, priced to current conditions, you could expect it to be under contract in an average of about a month.  You could also expect a buyer to ask for an average of about 1.5% of the sales price in closing cost help.

The next Braemar Property Value Report will be out in late November and will detail sales from the months of September and October.  Until then, when you are ready to sell, give me and call and let’s talk about the value of your specific Braemar home.  No One Knows Braemar Better!

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037Come join my own Braemar neighborhood Facebook group:  BRAEMAR (Bristow,VA.)  I started the group as an easy way to disseminate these property reports, but I love to see neighborhood conversation you like there.  One of the best parts of the group is reuniting lost pets with their owners.

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 the MRIS (Metropolitan Regional Information Systems.)

Braemar Property Value Report: July-August 2015 (Courtyard Series)

Braemar Property Value Report:  July-August 2015 (Courtyard Series)

It’s a rainy Monday here in Bristow, VA as I type up this Braemar Property Value Report for Braemar Courtyard homes.  At least there is no divine weather distraction to Braemar Courtyard Home, Bristow, VAkeep me from plugging along and doing  my market report for the day.  So without further delay, let’s see what happened in the months of July and August to Braemar Courtyard home values.  If you don’t know what a Braemar Courtyard home is,  let me bring you up to speed.  Courtyard homes are one of three different floor plans that share a private courtyard driveway and have extremely small outdoor spaces.  Models include the Arlington, Clarendon and Ballston.

Unlike last report where there were no sales of Braemar Courtyard homes, we saw four sales close between July and August.  There was at least one of each model making it to the settlement table.  The high sold price was $375,000.  The low sold price was $366,000.  When we average all the final sold prices together we arrive at our new average market value for Braemar Courtyard homes of $370,000.  While we don’t have a comparison to last month, it does represent a 6% loss in average market value since last year.

Braemar Property Value Report:  July-August 2015 (Courtyard Series)

If you placed your Braemar Courtyard home on the market, priced to current conditions, you could expect it to be under contract in an average of about a month and a half.  You could expect a buyer to ask for an average of 1% of the sales price in closing cost assistance.

The next Braemar Property Value Report will be out in late November and will detail sales from September and October. Until then, when you are ready to sell your Braemar home, give me a call and let’s get it done. No One Knows Braemar Better!

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037Feel free to join my neighborhood Facebook group, BRAEMAR (Bristow, VA.)  You can start any neighborhood conversation you like to there.  I started it as a place to easily spread the information from these property reports, but I love to see neighborhood interaction there.  My favorite thing that happens there is reconnecting lost pets with their owners.

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 the MRIS (Metropolitan Regional Information Systems.)