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.

Braemar Property Value Report: May-June 2019 (Arista Series)

Braemar Property Value Report: May-June 2019 (Arista Series)

The Braemar real estate market has been busy, busy, busy.  Low inventory and high buyer demand have been the hallmark of 2019.  Right now, we are going to specifically go over the happenings with regard to Arista Series homes in Braemar during the last two months.  Arista Series homes are among the largest homes in Braemar, built by Brookfield Homes.  The Arista Series homes are one of three floor plans:  Arista, Buckingham and Canterbury.

There were four Arista homes that sold in Braemar in the months of  May and June.  The details of those sales are listed below:

The sold prices ranged from $537,500 to $625,000.  The low sold price seems to be due in large part to an unfinished basement.  The remaining three all had finished basements to some degree.  The degree to which they were finished, and type of exit (walk out vs. walk up) seem to make a difference in their sold prices.

When we take these sales and combine with them with the entirety of the last twelve months of Arista home sales, we get new six and twelve month data points, which are pictured below.

Looking first at sold prices, the six month average sold price has dipped ever so slightly below the twelve month average.  It’s a little more than a $1,000 difference.  Certainly not enough to be concerned with, particularly when you see that the six month median sold price is $9,500 higher than the twelve month average.  Arista home prices are holding steady at worst, continuing to push up in value at best.  Either way, it is not bad news.

Seller subsidy is not a great trend in either the six month average or six month median numbers.  Both are above their twelve month counterparts.  This means that in the more recent sales, buyers are getting more closing cost help.

Finally, days on market.  Remember, our new MLS, adopted in November 2019, stops counting days on market at different points than our previous MLS.  This has resulted in higher marketing times in the more recent sales.  However, even given the difference, marketing time in both six month values is below the twelve month values.  It seems Braemar Arista homes are selling faster.

If you placed your Braemar Arista home on the market, priced to current conditions, you could expect to be under contract and well on your way to settlement in about five weeks.  You could also expect to give a little more than 1% of the sales price in closing cost help.

The next Braemar Property Value Report will be out in September.  Until then, when the time is approaching to sell your Braemar home, give me a call for the most accurate market analysis and best marketing plan for your home.  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

 

 

Advertisements

Braemar Reflection Quarterly: April-June 2019 (2nd Quarter)

Braemar Reflection Quarterly: April-June 2019 (2nd Quarter)

9684 Tarvie Circle sold for $444,000 on May 31, 2019.

Before my open house at 12849 Rannoch Forest this afternoon, this dedicated Braemar Real Estate Agent has put together the last of my quarterly property value reports.  Today you will learn what happened in the second quarter of 2019 in the world of Braemar Reflection Series homes.  If you aren’t familiar with what a Braemar Reflection home is, they are the semi-detached single family homes located off Tarvie Circle.  They are attached only at the rear load garage to one neighboring property.

Between April and June, there were two sales of Braemar Reflection homes.  I am very pleased to have listed and sold, for the second time, 9684 Tarvie Circle.  Because it was my listing, it is highlighted in pink in the detailed list below.

While my listing was not the highest sold price, for what it offered it sold for a very good price.  The high sold price of $492,500 included four finished levels.  My listing had two finished levels.  It also went under contract in less than a week.

Taking these two most recent sales and combining them with the entire twelve months worth of Reflection Series sales, our six and twelve month data points are updated as follows:

While the median sold price is unchanged from the twelve month value to the six month value, the average sold price has increased in the six month value compared to the twelve month value.  That means that these semi-detached homes in Braemar are still pushing up in value.  It may not be by leaps and bounds, but an increase is an increase.

A bigger change in the short term, compared to the long term, is a decrease in seller subsidy (closing cost assistance to buyers.)  The six month average and median seller subsidy values are both below their twelve month counterparts.  Being out in the Braemar real estate market helping buyers and sellers day in and day out, it is no surprise given the lack of inventory and high buyer demand, that buyers are having to temper their requests for closing cost help.  In the case of 9684 Tarvie, my sellers were able to offset the cost of that seller subsidy by increasing their sales price.  Not an unusual strategy when a buyer must have the closing cost help.

As you may recall, days on the market has undergone a change in how it is reported in our new MLS, which was adopted by the market in November.  Until we have a year’s worth of the new data, which will be the first report of 2020, these numbers are unreliable.  As presented, the increase of the six month days on market numbers compared to their twelve month counterparts, indicates that it is taking longer to sell a semi-detached home in Braemar.  That is simply not what I am experiencing.  It will be wonderful if our MLS would adopt the same stopping point for counting marketing time that our previous one did.  I won’t hold my breath.

If you placed your Braemar Reflection home on the market, priced to current conditions, within a month and half you would be under contract and well on your way to closing.  You could also reasonably expect to about 2% of the sales price in closing cost help.

The next Braemar Reflection Quarterly will be out in October.  Until then, when the sale of your Braemar semi-detached home is on the horizon, give me a call.  You only get one shot to maximize the profit from the sale of your home.  Since 2005, No One Knows 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

 

Braemar Piggyback Quarterly: April-June 2019 (2nd Quarter)

Braemar Piggyback Quarterly: April-June 2019 (2nd Quarter)

This is the first Saturday I’ve had free since May.  The Birstow real estate market has been insanely busy.  Not just weekends either.  Every single day has been dominated by buyer tours, listing appointments, staging, inpsections, and settlements.  It’s nice to have a day to relax….which of course to me means putting out another Braemar Piggyback Quarterly.  As a Top Braemar Listing Agent, putting together market reports for our neighborhood is actually enjoyable for me.

This particular report does focus on sales of Braemar Piggyback townhouses during the second quarter of 2019.  Piggyback townhouses, in case you aren’t familiar, are the tgarage townhouses in Braemar that are attached at the back.  That means they have no back yard like traditional townhouses.  Of course, what they lack in back yard, they make up with generous bedroom sizes and the two car garages.

There were two Braemar Piggyback townhouses that sold between April and June.  The details of those sales are listed below.

Taking these two sales and combining them with the entirety of the previous twelve months of Piggyback townhouse sales, the six and twelve month data points change.  Here’s what they look like at this point in time:

Looking at the sold prices, we see the six month average is about 1% higher than the twelve month average.  Meanwhile, the six month median sold price is exactly the same as the twelve month median.  While Braemar Piggyback townhouses may have increased a tad in average sold price, the median sold price shows very stable values.

Seller subsidy (closing cost assistance to buyers) is super stable as well.  There is very little change between the six month average compared to the twelve month average.  The six month median and twelve month median are both zero.  In this low inventory/high demand market, many buyers are having to forego asking for closing cost help to be competitive.

Days on market is a tricky category to analyze since our new MLS calculates this value differently.  Since we changed to a new MLS in November, we are still comparing apples and oranges.  It won’t be until the first report in 2020 that we have a real comparison in marketing time from the short term to the long term.  This report indicates that the average marketing time has decreased slightly in the six month average compared to the twelve month average, but the median marketing time remains exactly the same.

If you placed your Braemar Piggyback townhouse on the market, priced to current conditions, you could expect to be under contract and well on your way to settlement in a little over forty days.  You could also expect that if you had a closing cost request from your buyer, it may be as little as 1% of the sales price.

The next Braemar Piggyback Quarterly will be out in October.  Until then, when the time comes to sell your Piggyback townhouse, give me a call. 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

 

 

 

Braemar Patio Home: Just Listed & Open Sunday, July 21st from 12pm-2pm

Braemar Patio Home: Just Listed & Open Sunday, July 21st from 12pm-2pm

It is my pleasure to introduce 12849 Rannoch Forest Circle to the market.  Priced at $360,000, this Braemar Patio home is sure to be a crowd pleaser.  For starters, it is the only Braemar Patio home currently on the market with four bedrooms, one of which is a main level bedroom with attached full bathroom.  That’s a secondary master suite.

The main level floor plan is open.  A large living room sits next to the dining room and kitchen, both of the latter having been upgraded to laminate hardwood flooring.  The kitchen is very eye catching with its granite counter and tile back splash.   Beyond the kitchen, down the hall to the garage, is a very large pantry.  And in the garage, there are two storage areas that a typical townhouse doesn’t have.

Upstairs this Braemar Patio home continues to distinguish itself from a typical townhouse with the generously sized bedrooms.  The master suite runs the entire length of the side of the home and has an attached full bathroom.  The smallest of the secondary bedrooms is eleven feet by eleven feet.  (Typical townhouses would have the smallest secondary bedroom at nine feet by ten feet.)  The secondary bathroom boasts dual sinks/vanity in a compartmentalized bathroom that allows closed door privacy in the shower/toilet area from the sink area.  Great feature for siblings.  And the upper level laundry is just one more every day convenience you are sure to appreciate.

This Braemar Patio home will be open Sunday, July 21st (2019) from 12pm-2pm.  Come by and see all this home has to offer and why it is such a great alternative if you have been focused on traditional townhouses.  And if you have specific questions about the neighborhood, don’t hesitate.  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

Braemar Patio Quarterly: April-June 2019 (2nd Quarter)

Braemar Patio Quarterly: April-June 2019 (2nd Quarter)

Patio Home in Braemar

Good grief it is hot outside!  I just returned from a photo shoot of an upcoming Braemar Patio home listing at 12849 Rannoch Forest, which will be hitting the market this weekend priced at $360,000.  I’ll be holding that main level bedroom Patio home open on Sunday from 12pm-2pm.  Just walking from the house to the car I felt exhausted and overheated.  I didn’t feel at all guilty about driving to Safeway to pick up some ice cream before heading home.  If ever there was ice cream weather, this is it.  Treat yourself!

Right now it is time for another Braemar Patio Quarterly, focusing on sales of Braemar Patio homes between April and June.  If you aren’t familiar with Braemar Patio homes, they are also know as quads.  They are two level homes with one car garages, attached at two sides and a corner to other Patio homes.

During the second quarter, there were two Braemar Patio homes that sold.  Neither was the floor plan with a main level master.  There were three bedroom, two and a half bathroom models with galley kitchens.  The details of the sales are listed below.

The difference between the Patio home that sold for $370,000 and $360,000 seems to be that the higher had hardwood floors throughout.  It’s probably also worth mentioning, it had very good marketing photos.  The one on Earls Ferry seems to have only two listing photos.  Not very confidence inspiring to buyers.  When we take these two sales and combine them with our twelve months worth of Braemar Patio home sale data, here are the updated six and twelve month data points we get.

Starting with sold prices, the six month average sold price is a little higher than the twelve month average sold price.  Better news is that the six month median sold price is markedly higher than the twelve month median sold price.  Braemar Patio homes continue to increase in value.

When it comes to seller subsidy (closing cost assistance to buyers from sellers) the six month average is slightly higher than the twelve month average.  However, the six and twelve month median seller subsidy values are zero.  That means you have a very good chance of not paying any closing cost assistance if you are a Braemar Patio home seller.

Days on market continues to be an issue, as our MLS calculates days on market differently than our previous MLS.  Since we switched MLS systems in November 2018, we need an entire year’s worth of data before we have an apple to apples comparison.  Reading what we have, it seems that the average marketing time is increasing in the six month value over the twelve month.  However, the median marketing time is about the same from the twelve month value to the six month value.  All I can tell you is demand is high and Braemar real estate has been selling fast when it is priced right and marketed well.

If you placed your Braemar Patio home on the market, priced to current conditions, you could be under contract in as little as a week, or as long as a month and a half.  You could also have a reasonable expectation of giving one percent or less of the sales price in closing cost help.

The next Braemar Patio Quarterly will be out in October.  Until then, when you are thinking of putting your Braemar Patio home on the market, give me a call and let’s look at the current market conditions.  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

 

Relocating Buyer Chooses Braemar to Purchase a Single Family Home

Relocating Buyer Chooses Braemar to Purchase a Single Family Home

In early June, I had the pleasure of meeting a relocating couple from Connecticut.  With a couple kids, they were nervous about finding the right place to call home and not have an unreasonable commute to the job that brought them to the suburbs of D.C.  With only eight houses to show them the day our house hunt began, the choice came down to a single family home in Bridlewood or a single family home in Braemar.

The Bridlewood home was older, smaller and had one less full bathroom upstairs.  The Braemar home offered a lot more space, the third full bathroom upstairs and Corian counters instead of granite.  The list price difference was $10K…Braemar being the higher.  Well, being a Top Braemar Listing Agent, I knew the current price trend for Waverly models in Braemar.  For whatever reason, while the Bridlewood home was drawing a throng of buyers, this new Braemar listing on Noltland Castle was not drawing as big a crowd.  Probably the lack of granite counters.  And I’m being serious.  Buyers can be that petty.

My buyer and his wife thought about it over night.  The next day, he and his wife came to the office and we made an offer on the Braemar home.  What cinched the deal was showing them the amenities that Braemar has to offer.  Bridlewood didn’t stand a chance after that.

Today, July 19th (2019,) my buyer closed his deal on this Waverly model for $520,000, five thousand under list price.  Since he wasn’t asking for closing help, it made the $520,000 net competitive..  Meanwhile the Bridlewood home sold for only $3,000 less than what my buyer paid.  That Bridlewood home is still smaller, older and one less full bathroom.  My buyer made a fantastic choice and is so excited to move his family into their new home.

If you or someone you know is looking to buy or sell in Braemar, give me a call.  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

Braemar Condo Quarterly: April-June 2019 (2nd Quarter)

Braemar Condo Quarterly: April-June 2019 (2nd Quarter)

Having been out and about with Bristow buyers for the last week, I can sincerely say that sitting inside and type a market report at my desk, enjoying the air conditioning, is a real treat.  It has been down right swampy feeling around here lately.  If you do happen to be out, I hope you are at least enjoying our Braemar pools.

The second quarter of 2019 is most certainly behind us, making it time for another Braemar Condo Quarterly report.  This particular edition is looking back to the sales of condos in Braemar between the months of April and June.  During that time period, there were six Braemar condos that sold, ranging in price from $260,000 to $319,000.  The details of those sales are listed below.

 

One detail that is not listed above is the fact that the lowest dollar value sale above at $260,000 was a bank owned property, more commonly known as a foreclosure.  However, even with that one sale, it seems values of Braemar condos are up in the short term.  Here’s a break out of six month average and median values compared to twelve month average and median values.

The six month average sold price is above its twelve month average counterpart, and the six month median sold price is above its twelve month median counterpart.  This means that values of Braemar condos are going up!

Looking at the seller subsidy (closing cost assistance from seller to buyer) column, we see a downward trend in the short term. Both the six month average and median values in this category are below their twelve month counterparts.  This means sellers are having to give less in closing cost help as our market has so many buyers competing for properties.

Finally, days on market seems fairly stable.  The six month average is only three days longer than the twelve month average.  The six month median is only one day longer than the twelve month median.  And until we get one entire year’s worth of data with the new method of counting days on market, this comparison means little to nothing anyway.  Our January 2020 report will be the first one with one year’s worth of days on market data from our new MLS.

The next Braemar Condo Quarterly will be out in October.  Until then, when it is time to sell your Braemar condo, give me a call.  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