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.

Just Sold: Gorgeous Yardley Model in Braemar for $505,000

Just Sold: Gorgeous Yardley Model in Braemar for $505,000

When I listed 9996 Broadsword Drive for $499,000 on August 29th, I didn’t expect the market to react immediately.  It was a Tuesday, coming out of summer and into Labor Day weekend.  Definitely not what I expected to be an optimal time to list.  This home taught me that when you put a tip top home on the market, priced correctly, the market will grab it regardless as to when it is listed.

We had two showings, resulting in two separate buyers within twenty-four hours.  Having the ability to act quickly, the buyer who submitted first truly got one of the best kept homes in the neighborhood.

My sellers had taken every pre-listing note.  They painted over their colors and did all neutral.  They installed new carpet.  And they removed a bunch of furniture to show the house, not their stuff.  It worked.

This one settled today for $505,000.  The seller was happy to give $5,000 in closing cost help when the buyers upped the price to accommodate that.  It was a smooth transaction. And tonight, the best news is that the new home owners are smiling from ear to ear in their new home.  I know because I met the new owners when I took off the lockbox tonight.  Those smiles, and the fantastic review my sellers left for me on Zillow, made this otherwise horrible day a very good twist.  

If you want to know how this most recent sale will affect your Braemar home’s value, give me a call at 703-402-0037.   Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Since 2005, No One Knows Braemar Better!

Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

 

Advertisements

Braemar Townhouse Report: July-August 2017

Braemar Townhouse Report: July-August 2017

You couldn’t get a more beautiful day to end the work week than today.  Of course, if you are a Bristow Real Estate Agent, Friday is not the end of the work week.  Showing homes on the weekend is par for the course.  This Bristow Real Estate Agent doesn’t have weekends off.  I work when my clients are available.  Evenings, weekends, holiday weekends. And this gorgeous Friday evening is no different.  I’ve got one more Braemar market report to crank out, and this is it.  Ladies and gentlemen, welcome to the Braemar Townhouse Report.  For the purposes of defining a Braemar townhouse, this report focuses on sales of non-condo ownership, traditional townhouses with three stories and a back yard, attached only on the sides.

There were eight Braemar townhouses that sold during the last two months of the summer.  The details of those sales are as follows:

For starters, the great news is that five of these eight recent sales are higher than the six month average market value.  Three of them are higher than the six month median market value.  Taking a closer look at how these recent Braemar townhouse sales change the six and twelve month average and median values, we see that both the six month average and median values are above the twelve month average and median values.  That means Braemar townhouse values are still moving up.  The cherries on top are the six month seller subsidy values are belwo the twelve month numbers.  And the marketing time, virtually unchanged from the twelve month values to the six month values, is still very fast.

If you placed your Braemar townhouse on the market, priced to current conditions, you could expect it to be reasonably expect it to be under contract in a week, no longer than two weeks.  You could also expect a pay out $2,500 to $3,000 in closing cost help to the buyer.

The next Braemar Townhouse Report will be out in November and will detail sales from September and October.  Until then, if you want to know what these recent sales mean to the value of your Braemar townhouse, give me a call at 703-402-0037.   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

Braemar Property Value Report: July-August 2017 (Ryan Homes)

Braemar Property Value Report: July-August 2017 (Ryan Homes)

This is my favorite time of year.  There is something special about the fall season.  The changing foliage, the chill in the air and even the smells associated with falls.  Seeing pumpkins yesterday at Wegman’s made me smile.  It will be time to hand out my Braemar trick-or-treat Bags soon, but not yet.  I’ve still got Braemar Property Value Report to do.  Today it is time for the Braemar Property Value Report focusing on sales of Ryan Homes between July and August.

There were three Ryan Homes that sold in the last two months of summer.  The details are listed below:

Adding these most recent sales in with our rolling six and twelve month values we find that the six month average and median values are much higher than the twelve month average and median values.  This is great news.  That means values are moving up.   Marketing time is going down from the long term to the short term, which is also good news.  However, seller subsidy (closing cost help) is on the rise in the short term.

If you placed your Braemar Ryan Home on the market, priced to current conditions, you could expect it to be under contract in less than two weeks.  You could also expect to lay out about $5,500 in closing cost assistance.

The next Braemar Property Value Report will be out in November.  Until then, if you want to know how these most recent sales are affecting the value of your Braemar home, call me at 703-402-0037.  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

Braemar Property Value Report: July-August 2017 (NV Homes)

Braemar Property Value Report: July-August 2017 (NV Homes)

Fall has definitely hit Bristow.  The cooling temperatures took me by surprise over the weekend when I was out showing property.  Made me wish I had taken a lightweight jacket with me.  And the early morning temperatures in my home are letting me know it will soon be time to turn on the furnace, at least in the overnights.

On this cool fall day, let’s take a look at what happened with the sale of NV Homes in Braemar during the months of July and August.  We’ll take a look at the sales from that time, add them into our rolling data points, and see whether we are going up, down or remaining stable when it comes to value, seller subsidy (closing cost assistance to buyers) and marketing time.

There were three NV Homes that sold during the last two months of summer.  The details of those sales are as follows:

You can easily see that none of these sales took more than a month to go under contract.  In fact, two of the three were under contract in less than two weeks.  One in less in than one week.

When we take these sales and update our rolling six month and twelve month values, we find that only one of the most recent sales is above the six month average and median sold price.  And the six month seller subsidy data points are lower than two of these sales.  These two indications aren’t great, but the marketing time (DOM) for all three most recent sales are at, or below the lowest of the six month marketing figures.

Even just looking at the six month marketing figures to the twelve month marketing figures we see prices increasing, closing costs and marketing time going down.  Those trends may not be entirely present in the recent sales comparison to the six month average and median values, but the overall six month values to the twelve month values indicate seller friendly trends.  Only time will tell if these trends continue.

The next Braemar Property Value Report will be out in November and will focus on the homes sold in September and October.  Until then, if you want to know how the most recent sales in Braemar are affecting your specific home’s value, give me a call at 703-402-0037.  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

Braemar Property Value Report:  July-August 2017 (Heritage Series)

Braemar Property Value Report:  July-August 2017 (Heritage Series)

What a crummy day.  Nothing but dreary skies and rain.  Of course, these crappy weather days are great for putting together local real estate market reports.   Today I am working on the Braemar Property Value Report for Heritage Series homes in Braemar.  Heritage homes are the 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 were five Braemar Heritage homes that sold between the months of July and August.  The sales are detailed below:

When we add these sales to the rolling six and twelve month data points, we immediately see that all but one of these most recent sales falls below the six month average median and sold price, seller subsidy and above the marketing time.  And given that the six month sold values are not much higher than the twelve month values, it seems that at best, our Heritage home values are holding steady.  We also see stability in seller subsidy (closing cost assistance to buyers) from the six month figures to the twelve month figures.  Seller subsidy average and median values have ticked up a tad, but nothing alarming.  Meanwhile, marketing time looks like it may be coming down in the six month values, compared to the twelve month values.

If you placed your Braemar Heritage home on the market, priced to current conditions, you could reasonably expect it to be under contract in under two week, or a little more three weeks.  (If you do the right listing prep and hire a great listing agent, you can go under contract in two days like my sellers at 9996 Broadsword Drive.)  You could also expect to pay about $5,000 in closing cost help to the buyer.

The next Braemar Property Value Report will be out in November.  Until then, if you want to know how these most recent sales are affecting your specific home’s value, give me a call at 703-402-0037.  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

Braemar Property Value Report:  July-August 2017 (Courtyard Series)

Braemar Property Value Report:  July-August 2017 (Courtyard Series)

While the fall solstice may not be until September twenty-second this year, it
certainly felt like fall as soon as we entered September.  
The chill in the air reminds me of back to school time, even decades after graduating high school.  Even driving to a listing appointment this afternoon I noticed some early autumn leaves blowing around.  You may think fall is a slow time of year for Bristow real estate, but I’m here to tell you it is what I call our “second spring.”

Right now, we are going to look back at the last two months of summer in this Braemar Property Value Report.  Specifically, we’ll be focusing on what happened in the Courtyard homes in Braemar.   Courtyard homes are one of three different floor plans that share a private courtyard driveway and have limited outdoor space.  Models include the Arlington, Clarendon and Ballston.

During the months of July and August, there was only one Courtyard home in Braemar that sold.  Details of that sale are as follows:

When you take this sale and add to the running six and twelve data for Braemar Courtyard homes, the first thing you notice is that this sale is higher than the six month average and median sold prices.  That is great!  And with six month sold data being higher than the twelve month sold data, it means the value of Braemar Courtyard homes is pushing up.  You also notice in the six month values that marketing time is significantly reduced when compared to the twelve month values.  Another value that is down in the short term is seller subsidy (closing cost assistance to buyers.)  This is all great news for the Braemar Couryard home 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 if demand holds up.  You could also expect that buyers may need, or want, a little bit of closing cost help.  As evidenced by the sale in August, you can build that seller subsidy in the sales price.

The next Braemar Property Value Report will be out in November.  Until then, if you want to know how current market conditions have affected your Braemar home’s value, give me at a call at 703-402-0037.  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

Braemar Property Values:  July-August 2017 (Carriage Series)

Braemar Property Values:  July-August 2017 (Carriage Series)

For some reason, this doesn’t feel like a holiday weekend to me.  Maybe it is because I haven’t fired up the grill and done the American classic holiday weekend meal–hot dogs and hamburgers.  The sunshine outside today is certainly inviting me to come on out and enjoy.

Before I finish work and head for the grill, it is time for another Braemar Property Value Report.  This one will focus on sales of Braemar Carriage homes in July and August.  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.

There were four Braemar Carriage home sales in July and August.  The details are below:

When we look at the six and twelve month average and median data, we see that sold prices are stable over the last year.  What has gone up a bit in the six month median compared to the twelve month median is the closing cost help (seller subsidy.)  Otherwise, marketing times have also been fairly predictable.

If you put your Braemar Carriage home on the market, priced to current conditions, you could expect it to be under contract in as fast as a week, or in an average of three weeks.  You could also expect to pay somewhere between $4,700 to $7,000 in closing cost assistance.  Of course, as you can see in the detailed sales above, sometimes buyers need more, and sometimes buyer don’t need any.

The next Braemar Property Value Report will be out in November.  Until then, if you want to know how the most recent sales of Braemar Carriage homes is affecting your homes value, give me a call at 703-402-0037.  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