About cacleland

Chris Ann Cleland is an Associate Broker with Long & Foster REALTORS® in Manassas, VA. She specializes in listing residential property, and helping buyers find the right home, in the areas of Bristow, Gainesville and Haymarket. As a Braemar resident, she has a special knowledge of the homes in that particular community. In fact, Chris Ann has been tracking Braemar home values since 2005.

There are NO Homes For Sale in Braemar

There are NO Homes For Sale in Braemar

Just about every day I log into the MLS and run my “hot search” for Braemar. (A hot search is a preset search.) The inventory has been gobbled up as quickly as it hits the market, but generally, each time I Iook, there are at least some coming soon listings or a handful of actives.

Today, there were no homes, townhouses or condos for sale in Braemar!

Yeah, I know. It’s the holiday season and a lot of sellers are passing on listing until the New Year. Buyers, however, aren’t taking the time off. And with literally NO COMPETITION, sellers could clean up right now.

I know December isn’t what most sellers would consider a great time to sell, but seriously, there are buyers out right now and there is nothing for sale in the neighborhood. Add in the strong emotions that come with this season and buyers are ready to fall in love with HOME. They won’t be falling in love with your home this holiday season if it isn’t listed.

Want to investigate a holiday home sale vs. waiting until the New Year? I would be happy to consult with you. Since 2005, No One Knows Braemar Better!

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Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037
ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Townhouse Report: September-October 2020

Braemar Townhouse Report: September-October 2020

Bringing up the rear of November’s Braemar markert reports is this edition of the Braemar Townhouse Report. In this report the focus is on the sale of traditional three level townhouses in Braemar with a back yard, and attached side to side only.

In the months of September and October (2020) there were eight Braemar townhoues that sold. Final sold prices ranged from $315,000 to $395,000. The details of those eight sales are listed below:

Taking all eight of these sales and combining them with the entire past twelve months of Braemar townhouse sales, the six and twelve month data points are updated as seen below:

Starting with the sold price column, we find that both the six month average and six month median sold prices are higher than their respective twelve month values. This means that Braemar townhouses are still gaining value. No surprise in the current market where inventory is scare and buyer demand is intense.

In the seller subsidy column we get to learn the amount of closing cost help that sellers gave to their buyers. The six month average seller subsidy is less than the twelve month average seller subsidy. This is good. What is better is that the six month median and twelve month median seller subsidy values are in agreement at zero. This means that more than half the sellers in these time period gave absolutely no closing cost help. And if you look at the sales from September and October above, more than half of those sellers gave nothing.

The days on market columns shows the six month average and twelve month average marketing times aligned at seven days. Meanwhile the six month median marketing time was one day longer the twelve month median marketing time. It is not taking long for Braemar townhouses to get under contract.

If you placed your Braemar townhouse on the market, priced to current conditions, you could expect it to be under contract in a week or less. You could also expect that you would not have to give any seller subsidy.

The next Braemar Townhouse Report will be out in January. Until then, I wish you all the best this holiday season. And if the need arises for you to sell your townhouse between now and then, don’t hesitate to get in touch. Our year end Braemar real estate market is a powerful one…one without a lot of competition and with the most serious buyers. I would be happy to show you what a year end sale could mean for you. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037
ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Property Value Report: September-October 2020 (Ryan Homes)

Braemar Property Value Report: September-October 2020 (Ryan Homes)

Having closed out September and October, it is time to bring you another Braemar Property Value Report. Today’s report focuses on the houses built by Ryan Homes in our neighborhood.

There were two Ryan homes that sold during the last two months. As you will see by the details of both sales below, there is quite a bit of difference in their sold prices. What is not noted is the square footage of the homes. However, you have probably rightly guessed by now that the Chandler model is a lot larger than the Victoria model.

Taking these two sales and combining them with the entire past twelve months worth of Ryan home sales in Braemar, the six and twelve month data points are updated as seen below:

Everyone loves to start with the sold column, and so do I. Here we find that both the six month average sold price and the six month median sold price are higher than their respective twelve month sold prices. This means that Ryan homes are continuing to gain value in this seller’s market.

Seller subsidy, also known as closing cost cost assistance from seller to buyer, is another column that shows seller favored trends in the more recent sales. Both the six month average seller subsidy and the six month median seller subsidy are lower than their twelve month counterparts. In particular, I am loving the six month median $1,500 seller subsidy. This value means that of the Ryan home sellers in the last six months, more than half of them gave $1,500 or less. That’s another product of the intense buyer demand and scarce inventory we are facing.

Days on market shows us how long it took Ryan homes to go under contract. The six month average marketing time is nearly two weeks faster than the twelve month average marketing time. Better yet, both the six and twelve month median marketing times are in agreement at four days. This means that in both time periods, more than half of Ryan home sellers were under contract in four days or less.

If you placed your Ryan home on the market, priced to current conditions in Braemar, you could expect it to be under contract in less than one week. You could also expect to give very little in seller subsidy.

The next Braemar Property Value Report will be out in January. Until then, I wish you all the best this holiday season. Of course, if the need arises to sell your Braemar home, don’t hesitate to reach out. Our year end market is a very powerful time to sell. You may find waiting until spring to list unnecessary. Get in touch and I’ll be happy to show the benefits of listing in each market and we’ll figure out what works best for you. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037
ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Property Value Report: September-October 2020 (NV Homes)

Braemar Property Value Report: September-October 2020 (NV Homes)

Showing property on a rainy day can be messy. Thank goodness for hooded rain jackets with deep pockets. Helps to not have to carry an umbrella. All part of being prepared when you are Top Real Estate Agent in the area. Another part of being a Top Agent, at least as far as I am concerned, is having a grasp on market data. One of the things that started me doing these Braemar Property Value Reports back in 2005 was a want to know what was happening my neighborhood. Being able to compile these reports and share them with you is something I take pride in.

Today’s Braemar Property Value Report focuses on the NV Homes in our neighborhood. During the months of September and October, there was only one NV Home that sold. The details of that sale are listed below.

Combining that one sale with the entire past twelve month of NV Home sales in Braemar, the six and twelve month data points are updated as reflected below.

Looking first at the sold price column, what indicates rising values are six month values higher than their respective twelve month values. In the case of this NV Home report, those six month values are falling below their twelve month counterparts. Having seen this in the Arista Home report, of equivalently large single family homes are featured, I’m not necessarily surprised by this. Could be a blip. Could be we are seeing the softening of the real estate market start here in the larger single family homes. When we had our slide in 2008, that’s where it started was larger single family home values. Unfortunately, all we can do is wait for the next report to see if this was a blip, or if the same happens next report.

The seller subsidy column is where we learn how much closing cost help sellers gave to their buyers. Her we find exactly what I would expect to find in the strong seller’s market we have been experiencing. The six month average seller subsidy has decreased more than half of what the twelve month average seller subsidy was. And the six and twelve month median values are in agreement at zero. This latter one is more telling because it means more than half the sellers in both time frames gave nothing in closing cost help.

Marketing time is showing conflicting information. The six month average days on market was two days shorter than the twelve month average days on market. That indicates that NV homes were selling faster in the shorter term. Meanwhile, the six month median has doubled compared to the twelve month median. However, the six month average and six month median marketing times are in agreement.

If you placed your NV Home on the market, priced to current conditions, you could expect it be under contract in two weeks. You could also expect to give nothing in seller subsidy.

The next Braemar Property Value Report will be out in January and will detail how we ended 2020. In the meantime, I wish you every happiness this holiday season. And if the need arises to sell your Braemar home, don’t hesitate to call me. Our year end selling season is one of the most powerful times of the year to sell and I would be happy to tell you why. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Property Value Report: September-October 2020 (Heritage Series)

Braemar Property Value Report: September-October 2020 (Heritage Series)

A rainy fall day is a good day to bring you another Braemar Property Value Report. Of course, from where I sit as a Top Braemar Real Estate Agent, I think any day is a good day for Braemar Property Value Report. Today’s report focuses on 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.

Looking back to September and October, there were eight Heritage homes that sold in our neighborhood. The details of those sales are listed below:

At a glance, we see that sold prices ranged from $515,000 to $586,000. Only three of eight sellers gave any seller subsidy and there is only one double digit days on market (DOM.) Taking these eight sales and combining them with the entire twelve months of Braemar Heritage home sales, our six and twelve month data points are updated as seen below:

Starting with the sold price column, we find both the six month average and six month median sold prices are higher than their respective twelve month sold prices. This means Heritage homes in Braemar are still gaining value. No surprise in our scarce inventory/high demand market.

Next up is the seller subsidy column, where we learn how much closing cost assistance sellers gave to buyers in their transactions. The six month average seller subsidy is slightly lower than the twelve month average seller subsidy. The six month median and twelve month median seller subsidy values are in agreement at zero. That means in both those time period of sales, more than half the sellers gave nothing in closing cost help.

Days on market shows an already healthy twelve month average marketing time shrinking by one week in the six month average. As for the median values, they are both at five days. That means more than half the sellers in each of those time frames got under contract in five days or less.

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 week. You could also expect that you would not have to give any seller subsidy.

The next Braemar Property Value Report will be out in January. Until then, I wish you every happiness this upcoming holiday season. Of course, if the need arises to sell your Braemar home between now and next report, don’t hesitate to get in touch. Our year end market is incredibly powerful and may be just what you need. I am happy to conduct a free consultation to explain what a year end sale could mean to you. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Property Value Report: September-October 2020 (Courtyard Series)

Braemar Property Value Report: September-October 2020 (Courtyard Series)

Seems I am usually scrambling near the end of the odd numbered months to get these Braemar Property Value Reports together. This month, I am definitely ahead of schedule. And what a great month to be getting an early start. It will leave time for Thanksgiving planning and holiday decorating.

Today’s Braemar Property Value Report focuses on the Courtyard homes in our neighborhood. Braemar Courtyard homes are the single family homes located on Orland Stone, Pentland Hills and Playfair.  Five homes share a courtyard driveway and have a strip of yard separating them from each other.  I often refer to them as city homes or executive style homes, as they require the most minimal lawn maintenance and have very contemporary floor plans named the Arlington, Ballston and Clarendon.  What they lack in lawn, they more than make up for in generous bedrooms sizes.

During our current reporting period of September and October, only Braemar Courtyard home sold. The details of that sale are listed below:

Being a much smaller percentage of home styles in Braemar, it is not unusual to see sparse sales of Courtyard homes in any given time period. However, combining the current reporting period with the prior ten months of Braemar Courtyard home sales, we get an entire year’s worth of information that we can break into six and twelve month data points. This is what lets us know what’s been happening in the market.

Starting with the sold price column, we see healthy increases in the six month average and median values compared to their respective twelve month values. This means Braemar Courtyard homes have been gaining value in the most recent sales.

Seller subsidy is where we learn how much closing cost help sellers gave to buyers in their transactions. The six month average seller subsidy is down a good chunk of change compared to the twelve month average. Meanwhile, both median values are at zero. The latter means that in both sample sizes, more than half of the sellers didn’t give any closing cost help at all. Buyers are having to make extremely competitive offers to get under contract.

Days on market is the final column and where we learn how long it took for Braemar Courtyard homes to go under contract. The six month average was two days quicker than the already fast six days seen in the twelve month average marketing time. Both median values are in agreement at four days. Braemar Courtyard homes, like just about every home style, are getting gobbled up fast in this low inventory/high demand market.

If you placed your Braemar Courtyard home on the market, priced to current conditions, you could expect it to be under contract in less than a week. You could also expect to give nothing in closing help.

The next Braemar Property Value Report will be out in January. Until then, I wish you every happiness the holiday season has to offer. If you find yourself with the need to sell between now and then, don’t hesitate to reach out and find out the benefits of our year end market vs. waiting for spring. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Property Value Report: September-October 2020 (Carriage Series)

Braemar Property Value Report: September-October 2020 (Carriage Series)

As I stood in my living room yesterday afternoon, making a new spot for our Christmas tree, I couldn’t help but feel odd about the passage of time this year. During the spring, when we were under shelter-in-place orders by the Governor, time seemed to pass so slowly. Lately, it has been zipping past. Obviously, as a Top Bristow Real Estate Agent, the passage of time to me is often tied to how busy I am. In the spring things were a bit quiet, but folks were still selling and buying. Lately, the Bristow real estate market has been a break neck pace. And there’s been so little inventory if you reference a property by street name, odds are another full-time agent in the market will know exactly which home you are talking about and have at least one buyer in mind for it.

Today I bring you the most recent Braemar Property Value Report for Carriage homes in Braemar, looking back to the months of September and October. Braemar Carriage homes are characterized by the lack of an attached garage. When these homes have a garage, it is detached and sits in back of the home.  The floor plans, from smallest to largest, are: Maplewood,  Norwood,  Oakdale and  Parkdale. And this time of year, it is worth mentioning, they remind me very much of a home you would see in a Christmas tree village scene.

During the last two months, there were five Braemar Carriage homes that sold. Their final sold prices ranged from $445,000 to $506,000. Details of all five sales are listed below:

Just looking at this list of homes sold, I know I showed three of these properties and wrote three offers for different buyers on them. Seems that no matter how many homes are selling, our market needs more. Taking these five sales and combining them with the entire past twelve month of Carriage home sales, the six and twelve month data points are updated to give us a refreshed picture of what’s happening in the market.

First stop is the sold price column. Here we see what I would expect to see–both the six month average and six month median sold prices are higher than their respective twelve month values. This means Braemar Carriage homes are still gaining value, and in healthy strides.

Seller subsidy is where we get to learn how much closing cost help sellers agreed to give buyers in their transactions. While four of the five most recent sales gave nothing, only one sale gave a small credit, which I suspect was negotiated for inspection repairs. As a result of sales like the most recent ones, the six month average seller subsidy has significantly decreased compared to the twelve month average. Meanwhile, both the six and twelve month median seller subsidy values remain at zero, which means more than half of sellers in both of those periods gave nothing in closing cost help. Again, not surprising given the intense buyer demand and lack of inventory. Buyers are having to foot their own bill to purchase in this market.

Last up is the days on market column, or marketing time, as I like to call it. The six month average marketing time was two days faster than the twelve month average marketing time. Meanwhile, the six and twelve month median are the same at five days.

If you placed your Braemar Carriage home on the market, priced to current conditions, you could expect it to be under contract in less than a week, maybe a week and a half. You could also reasonably expect to give no closing cost help.

The next Braemar Property Value Report will be out in January, at which point we will be able to see how Braemar Carriage home values did at the close of the year. I expect nothing but good news on that front. In the meantime, if a Braemar home sale is looming on the horizon, you may want to investigate our year end market, rather than waiting for spring. It is a powerful time of year to sell with a lot less competition than spring usually brings. Get in touch with me to find out what listing sooner might mean to your bottom line. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Property Value Report: September-October (Arista Series)

Braemar Property Value Report: September-October (Arista Series)

It’s a gorgeous autumn day in Braemar. The sun is streaming through the trees, becoming more and more bare with each passing day. It’s one of those days where you may opt for air conditioning during the day, but will need the heat at night. The change from warm to cold doesn’t happen all at once.

The kind of change monitored here in the Braemar Property Value Report is changes in the real estate market. In this particular report, the focus in on the Arista Series homes in Braemar, which are the largest of the single family homes built by Brookfield Homes in our neighborhood. Their floor plans are the Allister, Buckingham and Canterbury.

Looking back at the last two months of Arista home sales, we find only one that closed between September and October. The details of that sale are found below:

Obviously, no trend can be determined by looking at one sale, or even a handful. That’s why I take this sale and combine it with the entire past twelve months of Arista home sales and pull out the six and twelve month average and median values. That’s where we find trends.

Looking first at the sold price column, we see that the six month average sold price has fallen ever so slightly below the twelve month average. Meanwhile, the six month median sold price is exactly the same as the twelve month median sold price. No increase by leaps and bounds in the Arista homes. Values are stable.

Seller subsidy is where we get to find out how much closing cost assistance sellers gave to buyers. The bad news for would-be Arista home sellers is that we see increases in both six month values over their respective twelve month values. That means, despite the most recent sale where no seller subsidy was given, Braemar Arista home sellers have been giving more closing cost help in the more recent sales as a whole.

Marketing time, marked above as days on market, shows very little change. The six month average marketing time is exactly the same as the twelve month marketing time. The six month median marketing time improved by one day from an already low six days in the twelve month median. Braemar Arista homes are selling quite quickly.

If you placed your Braemar Arista home on the market, priced to current conditions, you could expect it to be under contact in about two weeks, if not in under one week. You could also expect to give an average of 1% of the sales price, maybe less, in closing cost help.

The next Braemar Property Value Report will be out in January. Then, we’ll be able to see how we finished up the year. Despite popular opinion, the year end market is a very powerful one in which to list. If the time has come to sell, don’t feel you have to wait until spring. Get in touch with me for a free market analysis and discussion on what a year sale could mean for you. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Veterinarians Close to Braemar

Veterinarians Close to Braemar

As a pet parent, I know the importance of good veterinary care. Living in Braemar since 2005, I have become familiar with just about every veterinarian in the area, but not all. We are very familiar with some, not so much with others. We know specialists in internal medicine, cardiology and ophthalmology. The Cleland cats have their issues, especially as they are getting into their upper years, but have always been well taken care of thanks to our veterinarians.

CARING HANDS ANIMAL HOSPITAL: This is our go to veterinarian for check ups and the first stop for sickness. They are located in the Braemar Village Shopping Center to the left of Safewway. We have interacted with many vets over the years. From their reception, to the techs and the doctors, we have remained extremely satisfied with the quality of care our pets receive. 703-368-7300

OHANA VETERINARY CARE: While I have no personal experience with Ohana, based on the reviews they get from other residents in the area, if Caring Hands were not available, I would have no issue taking my pets to Ohana. They are located off of Bristow Center Drive, to the right of the Harris Teeter shopping center just before Route 28. 571-379-5812

ARTEMIS VETERINARY EMERGENCY & SPECIALTY SERVICES: I am so thankful that we have an emergency vet so close to our neighborhood of Braemar. Before Artemis existed we used to have to take our pets to Manassas or Leesburg. And because of a bad experience with Manassas AGES AGO, when they were under different ownership, we would go to Leesburg. Artemis a is great practice. Located off of Wellington Road behind the Murlarkey Distillery, it is super close. Make sure to call ahead if you are heading to them with something serious so they can prepare. 703-722-9159

MEDVET NORTHERN VIRGINIA: I am most familiar with MedVet and their internal medicine doctors. We have had three cats undergo treatment for cancer there. We have also been there for ophthalmology. They have emergency services as well. They are located off of Route 28, a few blocks east past the downtown center of Old Town Manassas. Their number is 703-361-8287. I have noticed, however, that this phone number doesn’t always work. The alternate I have is 703-361-0710.

PAWS FOR HOLISTIC PET CARE: Dr. Rebecca Verna is a one woman show and a good friend of mine. She used to own Healthy Paws in Haymarket, but decided to sell the practice and get into holistic pet care. We’ve had acupuncture and laser therapy appointments for our arthritic gal. We’ve also had her come and perform in-home euthanasia when our primary vet had shut down in-home visits due to the pandemic. If you are looking for alternative treatment, or a personal goodbye in your own home, Dr. Verna will come to you. Her house calls make her as close as can be, despite her physical location in Marshall. 703-395-0795

LAP OF LOVE: This is a house call hospice and end of life veterinary service. Having known one of the vets that left Caring Hands to join this practice, I can assure you that they among the most compassionate people around. If you need end of life care or in-home euthanasia, this is also an option. 703-870-5489.

I usually keep the phone numbers of veterinary practices saved in my phone, even the emergency vet. You don’t want to be fumbling for a number in the event of an emergency. Been there, done that and won’t do it again.

Here’s to the good health of our furry Braemar and Dunbarton residents.

Chris Ann Cleland 
Associate Broker-Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Reflection Quarterly: July-September 2020 (3rd Quarter)

Braemar Reflection Quarterly: July-September 2020 (3rd Quarter)

Reflection Series Home

Today I bring you the last of the Braemar quarterly property value reports. This one is focused on the Reflection homes in Braemar. For those who are unfamiliar with what defines a Reflection home, they are the homes on Tarvie Circle and are attached to one neighbor at the rear load garage.

Between July and September (the 3rd quarter of 2020,) there were no Braemar Reflection homes that sold. For that matter, there were no Reflection homes that sold between April and June (the 2nd quarter of 2020.) That makes our average and median six month value point non-existent, but we still have our twelve month average and median value points that we can use to get a sense of where Reflection home values may be.

The twelve month average and median sold prices for Reflection homes are close in value. And while our market demand has seen values pushing up, most home types are not jumping up in value by leaps and bounds. Maybe an average projected sales price for the current market would be $475,000 or so.

In the seller subsidy column we learn how much closing cost help Reflection home sellers gave to buyers. Even information seven to twelve month’s old shows that seller subsidy was minimal in the average and nothing in the median value. The market has been so flooded with buyers and very little inventory, very little closing cost help has been zeroing out in a lot of home sales lately.

Days on market in the twelve month stats are a little high at eighteen days in the average. The twelve month median at eight days is more likely close to what may happen in the current market if a Reflection home hit the market.

The next Braemar Reflection Quarterly will be out in January. Maybe by then we’ll have some sales of Reflection homes to report. Until then, if you are contemplating taking advantage of this extreme buyer demand, get in touch with me. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker-Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com