Braemar Property Value Report: November-December (Heritage Series)
Holiday Mondays have a tendency to throw my internal work schedule off. And with a typical Monday being my favorite day of the week, I’ve decided that this Top Braemar Real Estate Agent is just going to plow through the day, business as usual. And part of business as usual for me is compiling Braemar Property Value Reports. Today’s installment covers sales of the Heritage homes in our neighborhood. Heritage homes are 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. The homes built by Coscan in Braemar North Gate are also included in this group, as they are similar in size.
There were three Braemar Heritage homes that sold in the last two months of 2020. The details of those sales are listed below:
The difference is sold price between the top sale on Conveyor and the other two sales on Erroll is about $100,000. That’s huge. However, bear in mind that the Exeter on Conveyor is the smallest in the Heritage Series. By contract, the Waverly model is one of the largest. And the ones on Erroll are also in the last area completed by Brookfield homes. This is one of the reasons we look at six and twelve month averages. When combined with the Heritage home sales from 2020, our six and twelve month data points are updated as seen below:
Both the six month average and six month median sold prices are higher than their respective twelve month sold prices. This means that Heritage homes in Braemar are continuing to rise in value. It’s likely we’ll see them peak in value late this year or early next, but we’ll only know we have hit the peak when values decline from that point in future reports.
The seller subsidy column is where we get to see how much closing cost help buyers negotiated in their purchase contracts with Braemar Heritage home sellers. What is surprising is that the six month average seller subsidy is a little higher than the twelve month average seller subsidy. Don’t get me wrong. It’s not by leaps and bounds, but a move in an unlikely direction, particularly when you look at the median values in seller subsidy. Both the six and twelve month median seller subsidy values being at zero means that in both time periods, more than half of Braemar Heritage home sellers gave nothing in closing cost help. Even the three most recent sales above all indicate nothing given in seller subsidy. It’s a tough market to negotiate closing cost help for buyers as they are in multiple offer situations on virtually every property. Sellers have the upper hand.
Finally we get to days on market. The six month average marketing time was six days shorter than the twelve month average marketing time. The six month median marketing time was one day shorter than the twelve month median, but both of them are in single digits.
If you placed your Braemar Heritage home on the market, priced to current conditions, you could expect it to be under contract in a week or so. You could also reasonably expect to give absolutely nothing in closing cost help.
The next Braemar Property Value Report will be out in March. Until then, know that our market is still experiencing extreme buyer demand and very limited inventory. If you have ever wanted to sell when you could make the most for your home, now would be the time. And when you list with me, you get top notch, professional marketing along with an unparalleled understanding our neighborhood market that will net you the absolute max in your sale. Since 2005, No One Knows Braemar Better!