Braemar Reflection Quarterly: January-March 2017 (1st Quarter)

Braemar Reflection Quarterly:  January-March 2017 (1st Quarter)

The first quarter of 2017 is behind us, which means more Braemar market reports.  This is the Braemar Reflection Quarterly, focusing on sales of the semi-attached homes located off of Tarvie Circle in New Castle Village.  These homes are attached only at the garage, located in the back of the home.

It is no surprise that there have been no sales of a Reflection home in the first quarter.  Just like Braemar Courtyard homes, these homes make up such a small percentage of home in the neighborhood that sales can be few and far between.  And even going back one full year, from April 2016 to March 2017, there were only two sales during that time period.  The are listed below:

9684 Tarvie Circle listed for $414,900 and sold for $404,900 on November 23, 2016

9688 Tarvie Circle listed for $449,900 and sold for $445,000 on May 25, 2016

The difference between the most recent sale in November and the one in May is simple.  The one in May had an entirely finished basement, upgrades and even an additional two full bathrooms in the property.  Give those difference, it seems the Reflection homes in Braemar are holding steady.  In other words, if you have a lot of finished space with upgrades, you will sell for more than home with unfinished basements and more basic finishes.

The next Braemar Reflection Quarterly will be out in July.  Maybe we’ll have a new sale to report then.  Maybe not.  If you’ve been thinking of selling your Braemar Reflection home, give me a call.  Since 2005, No One Knows Better! 

Chris Ann Cleland

 Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

Braemar Piggyback Quarterly: January-March 2017 (1st Quarter)

Braemar Piggyback Quarterly:  January-March 2017 (1st Quarter)

Are you as happy as I am that it is sunny today?  Too many dreary days in a row bring me down.  Guess I should enjoy this sun while I can.  The extended forecast for Bristow had shown a lot of cloudy days coming up, but I just looked and it seems that some of those days are now showing as partly sunny.  We’ll have to wait and see what Mother Nature gives us.  Predicting the weather may be similar to predicting real estate values.  You can say exactly what is going to happen, but you can have a pretty good idea.

In this Braemar Piggyback Quarterly we will look at the most recent sales activity and how that compares the six and twelve month values compiled.  Of course, let me explain what type of home we are referring to when we say Piggyback.   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.  

There was one Braemar Piggyback townhouse that sold in the first quarter of 2017.  It was located at 12760 Brewland Way and was an end unit, so it had a nice side yard to offer.  It listed for $329,500 and sold for $317,000.  It also took 31 days for it to go under contract.  How does that compare to the six and twelve month values we have?

While there are only two values for the total of the six month period, the most recent sale at $317,000 being one of those, it appears the most recent sale is pulling values up.  The average six month sold price (and median) was $312,300.  The average twelve month sold price was $302,263.  The median sold price in the last twelve months was $308,800.  That makes it obvious that this most recent sale is indeed pulling values up.

If you placed your Braemar Piggyback townhouse on the market, priced to current conditions, you could expect it to take 20 to 36 days to go under contract.  You could also expect to pay some closing cost help.  The most recent $4,125 average seller subsidy number found in the last six months is probably a great place to set expectations.  Lack of inventory has lead to more buyer competition.  And when buyers compete in real estate, requests for closing cost help often diminish or disappear entirely.

The next Braemar Piggyback Quarterly will be out in July.   Until then, if you want to take advantage of the increased buyer demand in Braemar, give me a call.  Since 2005, 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.com

www.UncompromisingValues.com 

Braemar Patio Home Quarterly: January-March 2017 (1st Quarter)

Braemar Patio Home Quarterly:  January-March 2017 (1st Quarter)

Another rainy day in Braemar.   That means no walk for me today, but I must hand it to the gal I saw braving this afternoon’s heavier downpour, jogging along Tartan Hills Parkway.  That is dedication.  While I may not have that dedication to exercise, I definitely have it when it comes to keeping Braemar property owners apprised of their home values.  This particular first quarter report focuses on values of Braemar Patio homes.  Braemar Patio Homes are known to some as quads.  Each is attached at the side, back and corner to another Patio Home.  They have two levels, offering large bedrooms and a modest side yard.

There was one Braemar Patio home that sold in the first quarter.  It was located at 12873 Rannoch Forest Circle and was a four bedroom model, one being a main level bedroom.  It listed for $274,900 and sold for $262,900.  It was noted as needing extensive work, but only took  four days to go under contract.  Clearly, a home in need of extensive work is not going to be typical of most Braemar Patio home prices.  So let’s just take a look at how our six month and twelve month values compare.

The six month average and median sold price values are the same because there were only two sales from October 2016-March 2017.  That includes the distressed property that sold in the first quarter.  So the $281,450 value in those fields is expected to be low.  Therefore, if I were sitting down with a Braemar Patio home owner and trying to figure out value of a move-in ready home I would probably rely more heavily on the twelve month values.  The average sold price over twelve months was $297,878 and the median sold price in the same time period was $302,000.

The best news is that by next report, we should have a higher sale to throw in to offset that distressed property.  There is currently a Braemar Patio home that was listed for $319,900 when it went under contract, and is due to settle May 8th.

If you placed your Braemar Patio home on the market, priced to current conditions, you would probably be looking at being on the market for about two weeks before going under contract.    You could also expect to give an average of about $4,000-$5,000 in closing cost help.

The next Braemar Patio Home Quarterly will be out in July.  Until then, when you are ready to sell your Braemar home, call me and put my twelve years of neighborhood expertise to work for you.  Since 2005, 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.com

www.UncompromisingValues.com 

Braemar Condo Quarterly: January-March 2017 (1st Quarter)

Braemar Condo Quarterly:  January-March 2017 (1st Quarter)

If April showers bring May flowers, May is going to be very colorful in Braemar.  It’s been a pretty dreary stretch, but I’ll take this rainy Monday to catch you up on Braemar condo values for the first quarter.  This report, however, we’re going to do things a little bit differently to give you a more accurate view of what direction values are going by incorporating rolling six month and twelve month figures.

There was only one sale of a Braemar condo in the first quarter.  It happened on March 24th.  It was an end unit townhouse with no garage, located at 10056 Moxleys Ford Lane,  that listed for $264,900 and sold for $260,000.  It was under contract in only 3 days and gave $5,000 in seller subsidy (a.k.a. closing cost help.)  So how does that compare to the rolling six month and twelve month figures?

The sales price is higher than the average and median sales in both time frames.  So it is safe to say this sale is the start of seeing prices lift.  This first quarter sale is included in the six month and twelve month figures.  You can see it is already lifting values.  The median sales price in both instances in still $250,000.  However, the average sales price is over $3,000 higher in the six month value vs. the twelve month value.

If you placed your Braemar condo on the market, priced to current conditions, you could expect it to be under contract in 6 to 21 days, based on the marketing time frames we are seeing in those six month values.  You could also expect to pay around $5,000 in closing cost help.  You would be very fortunate to pay less than that.

The next Braemar Condo Quarterly will be out in July.  Until then, when you are ready to sell your Braemar townhouse condo, give me a call and let’s take a look at current market indicators.  Since 2005, No One Knows Braemar Bettter!

Chris Ann Cleland

 Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

www.UncompromisingValues.com 

Another Satisfied Braemar Seller Gives Chris Ann Cleland Five Stars

Another Satisfied Braemar Seller Gives Chris Ann Cleland Five Stars

Since 2005, I have made selling Braemar homes my specialty.  After all, what is more fulfilling than selling homes in the very neighborhood you yourself chose to call home?

Today, I received notification from Zillow that my most recent Braemar seller posted a review about me.  Probably the best way to narrow down your agent search is to hear the experience of others.  Here’s what my most recent Braemar seller had to say:

“Chris Ann was very knowledgeable, honest, trustworthy, reliable, and responsive. During our first weekend on the market she called to see how we were doing because she knew it was hard to get our small children and two big dogs out of the house for the entire day. She was very personable and truly cares about her clients. Listen to her advice even when you may not want to hear it! She knows what she is talking about and you will be happy with the end result. She is an excellent agent and knows the Braemar community best!”

That review is compliments of Tim Brown, former owner of 9450 Cromarty Court. The advice I gave him, that he didn’t want to hear, was that he should paint his home a neutral color.  While we all have our preferred colors, when selling it is best to neutralize your home as much as possible to appeal to a broad range of buyers.  Tim took the advice in stride and three hours after I left I got a text message with a photo of the neutral color I had recommended going up on his walls.

My job is to be straight forward with my clients and share market realities, and strategies for best results.   If you are looking to sell your Braemar home, I’ll be happy to treat you with the same care and respect.

For more reviews, and to see all of my past real estate sales, check out my Zillow profile.  You will quickly understand when you put the two together why I continue to say, 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.com

www.UncompromisingValues.com 

Another Braemar Carriage Home in the Sold Column!

Another Braemar Carriage Home in the Sold Column!

The home that started my 2017 carriage home roster was 9450 Cromarty Court in Braemar.  I listed it on February 2nd for $425,000.  The sellers wanted to get a jump on the spring market and were sure glad they did.  They were under contract in only eight days.

Of course, that first weekend on the market they had no clue what activity the market had in store for them.  Showing after showing after showing kept this couple, with two small kids and two big dogs out of the house practically all weekend.

With a lot backing to private farm land, totally fenced, and the larger Parkdale floor plan, I knew this home would get a lot of showings.  The upgrades in the kitchen and bathrooms certainly helped too.  And as always, brand new carpet and paint proved to be money well spent.

After a little over two months since contract ratification, settlement seemed like it would never get here.  Once the home inspection was wrapped up and the appraisal was done, it was nothing but waiting for the big day.  That big day arrived today.

On April 14th, this Braemar carriage home sold for $430,000, $5,000 above the list price!  The sellers generously agreed to give closing cost assistance of $7,500.

Chris Ann Cleland

 Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

www.UncompromisingValues.com 

Braemar Townhouse Report: January-February 2017

Braemar Townhouse Report: January-February 2017

Been wondering what your Braemar townhouse is worth?  Well, this edition of the Braemar Townhouse Report is sure to help get in the ball park of your townhome’s value.  In this report, we are looking back to the first two months of 2017.

Between January and February there were three Braemar townhouses that sold.  Details of those sales are shown below.

Three sales aren’t very many for a two month period when it comes to Braemar townhouse sales.  Simply put, there just weren’t any others on the market.  Hence the low marketing time (DOM.)  And there is no doubt that some of these townhouses likely faced multiple offers.  Let’s see how the sales detailed above jive with the six and twelve month average and median values.

All but one of the sales are well above the six and twelve month average and median sales prices.  The closing cost assistance (seller subsidy) in two of the three cases are well below the average and median values.  Best news yet, the marketing time in all three sales are lower than even the lowest marketing time, found in the twelve month mediam marketing time.

When comparing the six month sales prices to the twelve month prices, we see a tick up in average value, but median value remaining steady.  My Braemar real estate gut is telling me that our townhouse values are on the rise.  By next report, I expect to see a larger difference in the six and twelve month values.

If you placed your Braemar townhouse on the market, priced to current conditions, you would likely be under contract in about a week or less.  And hopefully, the trend of lower seller subsidy continues.  Worst case, from the six month median value, you could expect to give just under $6,000 in closing cost assistance.

The next Braemar Townhouse Report will be out in May.  At that point in time, we’ll be able to throw in the sales data from March and April and see how things are looking.  Until then, give me a call for the best results when selling your Braemar townhouse.  Since 2005, 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.com

www.UncompromisingValues.com

Braemar Property Value Report: January-February (Ryan Homes)

Braemar Property Value Report:  January-February (Ryan Homes)

Braemar’s real estate market has been hopping ever since the turn of the new year.  And in this edition of the Braemar Property Value Report we are going to take a look back at January and February sales activity of properties built by Ryan Homes in our neighborhood.

There were three sales to report from January to February:  

Taking a look at how these sales figures, compare with the rolling six and twelve month average and median prices we see that Ryan Homes in Braemar are ticking up in value.

Even looking at the more recent six month figures to the longer term twelve month figures we see the increase in average and median values.  However, the two sales that did give closing costs came in above the average and median seller subsidy figures noted in both the six and twelve month figures.

If you placed your Ryan Home on the market, priced to current conditions in Braemar, you could expect it be under contract in about a month’s time.  Honestly, it may not even take that long to sell your home.  Buyer demand is very high and there really aren’t very many homes listed in our neighborhood at the moment.  One thing is for sure, odds are better than not that you will end up giving some closing cost assistance to your buyer.  Buyers still haven’t let up on their requests for seller subsidy.

The next Braemar Property Value Report will be out in May.  At that point we’ll be able to update our data with the sales that happen in March and April.  Until then, when you are ready to sell your Braemar home, call me for the best results.  Since 2005, 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.com

www.UncompromisingValues.com

Braemar Property Value Report: January-February 2017 (NV Homes)

Braemar Property Value Report:  January-February 2017 (NV Homes)

Putting together Braemar Property Value Reports is something I have been doing since 2005.  And this cycle, I’ve retooled how I’m working my stats to be more true to average and median market values.  Good thing too, because in this edition of the Braemar Property Value Report for NV Homes, we have no sales to report.

You may be wondering what in the world I can tell you about properties built by NV Homes in Braemar when I have no sales to report for the reporting period of January-February.  Well, I decided to take a six month and twelve month rolling pool of data.  From there, I will be giving you sales price, closing cost and marketing time figures.  So even though there are no numbers to toss in for January and February, we have four other months in the six month numbers and ten other months in the twelve month figures.  Let’s just see how the shorter term (six month) is shaping up against the longer term (twelve month.)

Unfortunately, the six month median and average sales prices have taken a dive compared to the twelve month numbers.  Of course, our demand really picked up in January.  So since we have no sales of NV Homes to throw in the mix from January and February, we aren’t seeing what that demand has done to NV Home values.  My suspicion is that next time I present property value data for NV Homes we will see higher six month figures than twelve month figures.

If you placed your NV Home on the market, this report’s six month figures indicate it would be under contract in 75-84 days.  I don’t believe you would have to wait that long.  Remember, our data here is reflective of a slower fall market.  You may still have to give about $10,000 in closing cost help.  Despite the strengthening seller’s market, buyers seem unwilling, or unable, to pay for all their closing costs.

The next Braemar Property Value Report will be out in late May.  That’s when we will be able to throw March and April sales into the mix and see how we are trending.  Until then, when you are ready to sell your Braemar home, give me call for best results.  Since 2005, 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.com

www.UncompromisingValues.com

Braemar Property Value Report: January-February 2017 (Heritage Series)

Braemar Property Value Report:  January-February  2017 (Heritage Series)

One of the things I love most about my job is keeping Braemar home owners updated about the values of their property.  And that is exactly what I am about to do.  This particular Braemar Property Value Report focuses on Janaury and February sales in the Heritage Series.   If you aren’t familiar with what type of homes make up the Heritage Series, they are he mid-sized single family homes, built by Brookfield Homes.  They have two car attached garages and include the following floor plans:  Exeter, Yardley, Zachery & Waverly. 

There was only one Braemar Heritage home to sell in the first two months of the year.  That home was a Waverly model with five bedrooms, three and a half bathrooms over three finished levels. It was also a foreclosure sale.  It listed for $499,900 and sold for $485,000.  No closing cost assistance was given and the home took, all told, 111 days to sell.  I have special insight into this home as it was listed as a regular sale with me before the bank foreclosed.  It was in desperate need of carpet and paint, but was one of the only true five bedroom homes in the neighborhood.  All five were on the upper level.  It had accumulated 99 days on the market with me from June to September, but only 12 days on the market as a bank owned listing.  Funny how buyers will percieve a bargain just because the bank owns it.  It sold for virtually the same price I had it listed.  Folks thought my seller was priced too high.

When looking at the six month and twelve month average and median sales prices, this sale of $485,000 was above all the numbers.  And it’s nice to see the six month median sales price above the twelve month median sales price.  That means values in the Heritage Series are increasing.

If you placed your Braemar Heritage home on the market, priced to current conditions, this report’s six month median and average marketing times indicate it would over two months to get under contract.  Please bear in mind, that number does not reflect the quick sales we have seen since we rolled into January.  We’ll see those marketing times decrease next report.  The closing cost assistance noted here, particularly in the six month median and average numbers, is indicative of what we were are seeing in the current marketplace.  Selling your Braemar Heritage home, you could expect to be asked for $2,000 to $3,200 in closing cost help.

The next Braemar Property Value Report will be in out in late May and will focus on what happened in March and April.  Until then, when you are ready to sell 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®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com