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: November-December 2019 (Courtyard Series)

Braemar Property Value Report: November-December 2019 (Courtyard Series)

As we get further into January 2020, I am still putting together Braemar Property Value Reports for my fellow home owners in Braemar. Today’s report is the Courtyard Series and focuses on sales of Courtyard homes in November and December 2019.  If you aren’t sure what a Braemar Courtyard is, they 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.

There were two Braemar Courtyard homes that sold in the last two months of 2019.  Their final sold prices were $395,000 and $439,000 respectively.  The details of those sales are listed below:

Combining those two sales with the entire twelve month of sales from 2019, our six and twelve month data points are updated as seen below:

Starting with the sold column, we see that both the six month average and six month median values are below their respective twelve month values, but not by much.  And being that one of the sales from the year end had a value above all of these average and median values, and the other fell below them all, I would consider the values of Braemar Courtyard homes stable right now.  Time will tell if we continue to climb up in value.

Seller subsidy (closing cost assistance to buyers) does not bear out a favorable trend when comparing the six month average and median values to their twelve month counterparts.  The six month values are both above the twelve month values.  This means that buyers in the last six month have been asking for, and receiving, more closing cost help.  However, it is important to note that the last two sales of 2019 show seller subsidy figures below what is noted in the six month average and median.  If future sales follow the trend set by these two sales, the seller subsidy figures will be soon be falling.

Finally we come to days on market, or what I call marketing time.  The six month average and median values, in comparison to their respective twelve month values, shows that in the last six months, average marketing time has increased a bit.  Again, the last two sales of 2019 show marketing times below the six month average and median marketing times.  If future sales follow suit, this will be another value ripe for favorable change.

If you placed your Braemar Courtyard home on the market, priced to current conditions, you could expect it to be under contract in a little over a week to a little over three weeks.  You could also expect to pay an average of about 1.5% of the sales price in closing cost help to your buyer.

The next Braemar Property Value Report will be out in March.  Until then, if you have been thinking of selling your Braemar home in the 2020 spring market, please realize that real estate spring comes a lot quicker than Mother Nature’s spring.  The time to get started is now.  Give me a call and let’s go over how you can maximize your profit in this market.  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 Property Value Report: November-December 2019 (Carriage Series)

Braemar Property Value Report: November-December 2019 (Carriage Series)

Winter was definitely feeling a bit too mild there at the turn of the New Year.  With today’s wintery mix, Mother Nature sends us a reminder of what she can throw our way.  I’ll be staying inside the comfort of my own Braemar home today and sharing with you the latest Braemar Property Value Report for the Carriage Series homes in our neighborhood.  For those unfamiliar, Carriages 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 two Braemar Carriage homes that sold during the last two months of 2019, and I am very pleased to have represented the sellers of one of those sales, 13236 Daldownie Court.  That’s the reason that sale is highlighted in pink, in the details of those two sales below.

Taking these two most recent sales and combining with all the Carriage home sales from 2019, we get updated six and twelve month data points that clue us in as to what is happening in our marketplace.

Let’s start by looking at the sold price column.  Here we see that the six month average sold price is slightly lower than the twelve month average sold price.  Meanwhile, the six month median sold price is higher than the twelve month median sold price.  At worst, Braemar Carriage home values are stable, but just the knowledge I have from dealing with the sale of 13236 Daldownie, they seem to be increasing in value.

Next up we see that the seller subsidy figures (closing cost assistance to buyers) is higher in both the six month average and median compared their twelve month counterparts.  This means Braemar buyers have been asking for, and receiving, more closing cost help in recent sales.

Finally, days on market shows mixed data.  The six month average marketing time is five days shorter than the twelve month average marketing time.  Meanwhile, the six month median marketing time is three days longer the twelve month median marketing time.  These aren’t big changes either way, so for now we can call marketing time stable.

If you placed your Braemar Carriage home on the market, priced to current conditions, you could expect it to be under contract in about two weeks time.  (Of course, if you hire me to be your Listing Agent, you may be under contract in a lot less time, judging by the three day marketing time achieved on 13236 Daldownie.)  As for seller subsidy, you could expect to pay about 1.5% of the sales price in closing cost help.

The next Braemar Property Value Report will be out in March and show us how we started 2020.  Until then, if you have been thinking that the 2020 spring market may be the time for you to sell your Braemar Carriage home, don’t wait for Mother Nature’s version of spring.  The Braemar spring real estate market comes to life a lot earlier than the flowers, trees and grass.  Give me a call to find out how to maximize your profit when you sell.  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 Property Value Report: November-December 2019 (Arista Series)

Braemar Property Value Report: November-December 2019 (Arista Series)

Who is out there enjoying the sunshine and temps in the low fifties today?  Sure it’s a weekday and the majority of Western Prince William County is at work, but that doesn’t mean you can’t enjoy it. The sun shining in the windows is lovely.  Too bad the weekend is cuing up to be nasty weather-wise. Just like the real estate market, the weather is beyond our control.

In this edition of the Braemar Property Value Report we take a look back at the last two months of sales activity in the Arista Series in Braemar.  Homes known as Arista homes are the largest homes in Braemar built by Brookfield Homes.  The floor plans include the Allister, Buckingham and Canterbury.  The most prevalent of these floor plans in Braemar is the Canterbury.

Getting right to it, there was one Canterbury that sold in December.  Details of the sale are below:

I’m sure I am not the only one scratching my head and wondering why five bedroom, three and a half bathroom Canterbury with a fully finished walk out basement sold for only $574,900.  It turned my stomach to see that one.  Well, part of the issue is that the sale was a Short Sale.  Short Sales are distressed sales where the owners of a home are upside down in their mortgage vs. what they will get for the sale of their home.  Even still, as a veteran Short Sale Agent that saw plenty of action in our neighborhood during the market down turn, I can say that the investors on the back end of the mortgage don’t give these homes away.  They usually want market value.  If this is what a bank considers market value for a Canterbury in Braemar, there could be trouble ahead.  The good news is that this shouldn’t be a comparable sale for any seller with equity.  Nonetheless, that isn’t going to stop buyers from pulling it up on any number of sites and getting unrealistic expectations of what a large single family home in Braemar is worth.  The latter could certainly affect our property values.  After all, buyers are half of the equation.

 Updating the six month and twelve month data points with the entire year’s worth of sales for Arista homes in 2019, here’s what we see:

Starting with sold price, we see the six month average is well above the twelve month average sold price.  However, the six month median has barely moved from the twelve month median.  Best case, Arista homes are still gaining ground in terms of value.  Worst case, they are holding steady.

Seller subsidy (closing cost assistance to buyers) is showing some good trends for Braemar home sellers.  The six month average seller subsidy is a good chunk below the twelve month average seller subsidy.  Meanwhile the six month median is slightly below the twelve month median.  Overall, this means Arista home sellers have been giving less closing cost help.

Days on market shows a trend I don’t like in the averages.  The six month average average marketing time is about fifty percent longer than the twelve month average marketing time.  I would love to blame the Short Sale that sold this reporting period that that one went under contract in twenty-five days!  Once again, however, the median values are where we find stability.  The six month median marketing time and the twelve month median marketing time are exactly the same.

If you placed your Braemar Arista home on the market, priced to current conditions, you could expect it to be under contract in about four to six weeks.  You could also expect to pay an average of about 1% of the sales price in closing cost help.

The next Braemar Property Value Report will be out in March.  Until then, if you have you been considering a spring sale, now is the time to get started.  By the time we are in the actual spring season, the spring selling season is well under way.  Now is the time to get on the market and get your price when the competition is minimal. Give me a call and let’s talk market timing.  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 Reflection Quarterly: October-December 2019 (4th Quarter)

Braemar Reflection Quarterly: October-December 2019 (4th Quarter)

Reflection Series Home

Welcome to another Braemar Reflection Quarterly.  While we are well into 2020, this report looks back to the fourth quarter of 2019 and details sales of the semi-detached single family homes on Tarvie Circle in Braemar.

From the beginning of October to the end of December, there were two Reflection homes that sold in Braemar.  The details of those sales are listed below.

While both homes were Annan floor plans with fully finished, below ground basements, one of these homes had a loft which brought an additional bedroom and full bathroom for an additional $25,000 in final sold price.

Taking both of these sales and combining with every Reflection home sale that happened in 2019, we get an entire year’s worth of data.  Breaking out the six and twelve month data points is how we are able to get a sense of how our market changed over the year.  This is the only way to project what the first quarter of 2020 may have in store.

Looking first at the sold price column, we see the six month average and median sold prices are both above their respective twelve month sold prices.  That means that semi-detached homes in Braemar are continuing to push upward in value.

Next, the seller subsidy column bears some good news.  The six month average and median seller subsidy (also known as closing cost assistance to buyers) is substantially lower than the twelve month average and median seller subsidy values.  While one of the sales from the last quarter of 2019 did have a buyer asking for and receiving $7,275, the other was a sale where no closing cost help was given.  Time will tell if the latter may be occurring more frequently.

Finally, days on market (also known as marketing time) reveals that the six month average marketing time has decreased by four days compared to the twelve month average marketing time.  The six month median marketing time, however, is nearly twice as long as the twelve month median marketing time.  Again, time will tell which is a trend and which was a fluke.

If you placed your semi-detached Braemar home on the market, priced to current conditions, you could expect it to be under contract in about a month. You could also expect to an average of less than 1% of the sales price in closing cost help.

The next Braemar Reflection Quarterly will be out in April.  Until then, enjoy our transition into spring and know that if you want to hit the spring market with your Braemar home, NOW is the time.  Give me a call for a free, in-depth marketing analysis and learn how my professional marketing gets my Braemar sellers top dollar in the shortest amount of time.  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 Piggyback Quarterly: October-December 2019 (4th Quarter)

Braemar Piggyback Quarterly: October-December 2019 (4th Quarter)

Welcome to another edition of the Braemar Piggyback Quarterly.  This particular edition looks back to the fourth quarter of 2019 to Piggyback townhouse sales in our neighborhood of Braemar.  If you are not familiar with what a Braemar Piggyback townhouse is, they are three level townhouses, completely above grade, with attached two car garages.  The townhouses themselves are attached not just on the sides like traditional townhouses, but also along their back wall to another row of townhouses.  What they lack in not having a back yard, they make up for the large bedroom sizes.

During the last quarter of 2019, which started October 1st and ended December 31st, there were four Braemar Piggyback townhouses that sold.  Their final sold prices ranged from $332,000 to $355,000.  The details of each of those sales are listed below.

Immediately you notice that one of the sales is highlighted in pink.  That means that I was the listing agent for that home.  Bringing you consistent market reports for Braemar certainly makes me a super knowledgeable agent.  However, I like to show you the results that my sellers, and buyers, get when they hire me.  Not only did the seller of 13036 Bathgate get one of the highest sold prices, she had multiple offers and was under contract in only six days!

Taking all four of these fourth quarter sales and combining them with every Piggyback home sale that happened in Braemar during 2019, we get updated six and twelve month data points.  This is what gives us our market insights.  Our updated values points are below:

Looking first at the sold price column, we see that both the six month average and six month median sold prices are above their respective twelve month values.  This means that Braemar Piggyback townhouses saw some some increases in recent sales.  However, it is worth noting that two of the four sales in the fourth quarter fall below even the six month average sold price.  That happens enough and values will be on the down turn.

Next up, we see an increase in the six month average and median seller subsidy when those values are compared to their twelve month counterparts.  This means that Braemar Piggyback townhouse buyers have been asking for, and receiving, more closing cost help from sellers.  This could be an indicator that our seller’s market is cooling off a bit.

Finally, when it comes to days on market (or marketing time as I like to call it,) we see that there was a slight increase in marketing time from the six month average compared to the twelve month average.  There was only a one day increase in marketing time when looking at the six month median to the twelve month median.  I noticed when I sold 13036 Bathgate that Braemar Piggyback homes tended to be hanging on the market longer.  Truly, hiring the right agent for the job and getting the best advice, puts you in the shorter time frames.  However, overall it is taking a little longer on average to sell Braemar Piggyback homes.  Perhaps another indicator of the cooling of our Braemar seller’s market.

If you placed your Braemar Piggyback townhouse on the market, priced to current conditions, you could expect it to be under contract in about two to four weeks.  You could also expect to paay 2% to 3% of the sales price in closing cost assistance to your buyer.

The next Braemar Piggyback Quarterly will be out in April.  By then, the spring market in Braemar will already be in full swing.  If you want to get on top of it and get the top dollar for your home in the shortest period of time, give me a call.  Since 2005, No One 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: October-December 2019 (4th Quarter)

Braemar Patio Quarterly: October-December 2019 (4th Quarter)

Happy New Year!  Hope our limited snowfall yesterday didn’t impact you in any negative way.  It was just enough to give us a white covering on the ground.  And roads in the community are mostly cleared up.  What I love about the day after a snowfall is how bright the surroundings are with the sun reflecting off the blanket of white.  After too many gloomy winter days, it is nice to have a lot of sunshine bouncing off that snow.

Today I bring you the Braemar Patio Quarterly property report.  It focuses on sales of Braemar Patio homes in the fourth quarter of 2019.  And if you aren’t familiar with what a Braemar Patio home is, they are the two level, one car garage, quad style townhouses in the neighborhood.  There are two floor plan styles, one of which boasts a main level master and main level full bathroom.  The Braemar Patio homes that sold between October and December 2019 are listed below:

As you can see, there were four Braemar Patio homes that sold during the fourth quarter.  The sold prices range from $318,600 to $364,900 and not of the homes had the coveted main level master bedroom/bathroom.  Seems condition and upgrades are the primary indicators of value here.

Taking these fourth quarter sales and combining them with the sales that occurred in the entire calendar year of 2019, we get updated six and twelve month data points.  

Starting with the sold price column, we see the six month average sold price is slightly higher than the twelve month average sold price.  Not an impressive leap in value, but upward movement in the short term nonetheless.  Meanwhile, we see stability in noting the six month median sold price is exactly the same as the twelve month median sold price.  Values of Braemar Patio homes are, at worst, remaining stable in value.

The seller subsidy column is where we see the closing cost assistance values.  Both the six month average and six month median seller subsidy figures are higher than their respective twelve month figures.  This means Braemar Patio home buyers on the whole, have been asking for and receiving, more closing cost help from sellers in the more recent past.

When it comes to days on market, or as I like to call it–marketing time, we see different trends.  The six month average marketing time is one day shorter than the twelve month average marketing time.  Meanwhile, the six month median marketing time is nearly an entire week longer than the twelve month median marketing time.  At worst, it is beginning to take more time to sell a Braemar Patio home.

Taken as a whole, these market indicators could be showing an easing up in the high demand our market has been enjoying.  Of course, only time will tell .

If you placed your Braemar Patio home on the market, priced to current conditions, you could expect it to be under contract in about three weeks.  You could also expect to pay about 2% of the sales price in seller subsidy.

The next Braemar Patio Quarterly will be out in April and will give us a read on our first quarter’s activity for 2020.  Until then, when the time comes for you to sell your Braemar home, give me a call.  Getting the most amount of money in a sale for Braemar home owners is what I do best.  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: October-December 2019 (4th Quarter)

Braemar Condo Quarterly: October-December 2019 (4th Quarter)

Happy New Year!  This is the first official Braemar market report hitting SellingBraemar.com in 2020.  And since I do not own a crystal ball to predict what IS going to happen in our market, this is a look back at the most recent sales.  This particular report covers Braemar condo sales in the fourth quarter of 2019.

It shocks a lot of residents in our neighborhood to know that there are condos in our neighborhood, but a condo is merely a form of ownership.  In a condo ownership, the condo association owns and insures the structure where residents live.  They don’t have to be apartment style.  Braemar condos are the townhouses known as Barrhill at Inverness Village Condos.  

There were five Braemar condos that sold between the beginning of October and end of December 2019.  Their sold prices are a very tight grouping, ranging from $285,000 to $291,000.  Details of those sales are listed below.

 

 

 

Taking the fourth quarter of Braemar condo sales and combining them with the entire twelve months of 2019 sales, our six and twelve month data points are updated as follows:

Looking first at the sold price column, we see that both the six month average and six month median values are slightly above their respective twelve month values.  Even though the increases are slight, this still points to Braemar condos inching up in value.

Seller subsidy, unfortunately, is also inching up.  The six month values are both above their twelve month counterparts.  Not a trend prospective sellers necessarily like, but this means Braemar condo buyers are asking for, and receiving, more closing cost help from sellers in the more recent sales.

When it comes to days on market, another upward trend is seen when comparing the six month values to their respective twelve month values.  Marketing time is a little longer in the more recent sales.

If you placed your Braemar condo on the market, priced to current conditions, you could expect it to be under contract in two to four weeks.  You could also to pay about 2% of the sales price in seller subsidy.

The next Braemar Condo Quarterly will be out in April. Between now and then, our temperatures will warm up and we’ll start to see spring blooming.  Of course, the spring real estate market in Braemar starts a lot earlier than that.  If you have been considering the sale of your Braemar condo, give me a call and let’s talk.  Getting the maximum amount of money when you sell your Braemar home is what I do best.  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