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 2018 (Heritage Series)

Braemar Property Value Report: November-December 2018 (Heritage Series)

As I look at the calendar, I can’t believe it is almost the end of January.  Time marches by quickly.  Thank goodness I still have time before the end of the month to get out my Braemar Property Value Reports.  It is always my goal to have them published online before the end of odd numbered months.

This particular Braemar Property Value Report focuses on sales of Heritage Series homes in our neighborhood during November and December 2018.  Heritage Series 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.

During the last two months of 2018, there were two Heritage homes that sold in Braemar.  The details of those sales are listed below.

Taking these two sales, along with all the Heritage home sales in 2018, the six and twelve month data points we follow in this report are updated as follows:

Starting with the sold prices, we see that both the six month average and median sold prices are above their twelve month counterparts.  That means values of Braemar Heritage homes are still inching upwards.

Seller subsidy (closing cost assistance to buyers) gives a bit of conflicting information.  The six month average seller subsidy is higher than the twelve month average seller subsidy.  That would indicate Braemar Heritage home sellers are giving more closing cost help recently.  However, the six and twelve month median seller subsidy values are identical.  Let’s call this one stable for now.

When it comes to days on market, we also have conflicting trends.  The six month average is certainly a shorter time frame from the twelve month average marketing time.  However, the six month median marketing time is longer than the twelve month marketing time.  In all honesty, it is going to be one full year before we have reliable data in this category and that’s because our region switched to a new MLS system in November which calculates days on market differently.

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

The next Braemar Property Value Report will be out in late March.  If you would like to receive a digital copy of the actual report, which is much like a financial statement of your home’s value, send me an email at ChrisAnn@LNF.com.  Of course, when it is getting time to sell your Braemar home, give me a call for a free market analysis.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

www.UncompromisingValues.com

 

 

 

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Braemar Property Value Report: November-December 2018 (Courtyard Series)

Braemar Property Value Report: November-December 2018 (Courtyard Series)

My plan was to get this Braemar Property Value Report out a lot earlier today.  Yet, here I sit at near ten o’clock in the evening typing away.  The best laid plans go to the wayside when you have a sick kitty in the emergency vet.  He’s back home now and stressing over his e-collar, and I’m stressing over him stressing over it.  The logical side of my brain has decided that my stress is misplaced and it’s time to get this report done.  Yay!  A distraction.  Meanwhile, let me just say how wonderful it is that we have Artemis so close to home.

This is the Braemar Property Value Report for Courtyard homes in our neighborhood.   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, Ballston and Clarendon.

During the last two months of 2018, there were three Braemar Courtyard homes that sold.  The details of those sales are listed below.

Taking these most recent Courtyard home sales, along with the last year’s worth of Braemar Courtyard home sales, I ran updated six and twelve month data points.  These are what tell us whether our market values are increasing, decreasing or stable.

Sold price is first and foremost to investigate.  The six month average sold price has fallen below the twelve month average sold price.  That is indicative of falling sold prices.  However, the six month median sold price has risen above the twelve month median sold price.  That indicates rising prices.  So which is it?   Slight differences in value in either direction is indicative of stability.

Seller subsidy (closing cost assistance to buyers) has a definite trend.  The six month average and median seller subsidy values are both well below the twelve month average and median values.  That means Braemar Courtyard home owners have been giving less closing cost assistance in the last six months.  Of course, all of the most recent sales have higher seller subsidy that the six month average and median.

Days on market, or marketing time as I like to call it, is one that also shows a definite trend, but I am not sure it is reliable.  In November our region switched to a new MLS system that calculates days on market differently than our former MLS.  As a result of the change, I expect to see marketing time increasing in the six month values as we move through the new year.  Not surprising, the days on market is the six month average and median are both longer than the twelve month average and median values.  Once we have apples to apples comparisons in marketing time, we’ll have more reliable data here.

If you placed your Braemar Courtyard home on the market, priced to current conditions, you could expect to be under contract and well on your way to settlement withing about two and a half months.  You could also expect to give an average of about 1% of the sales price in closing cost help.

The next Braemar Property Value will be out in late March.  Until then, you can sign up for email delivery of the hardcopy report, which you can save for your records, much like a financial statement.  Just send me an email at ChrisAnn@LNF.com.  Of course, when it is time to sell your Braemar Courtyard home, give me a call for a free market analysis of your specific home’s value.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

 

 

 

Braemar Property Value Report: November-December 2018 (Carriage Series)

Braemar Property Value Report: November-December 2018 (Carriage Series)

Even though most of the snow has melted, there are still chunks present in shady areas.  That’s why this Braemar Real Estate Agent went to a listing photo shoot this afternoon with a snow shovel in her trunk.  Snow is okay, but car exhaust colored snow is not.  There I was, scooping the dark gray snow off of the top of the mound still left on the median strip in front of the home.  That’s what a great listing agent will do. Something else a great listing agent will do will keep you updated on the property values in your neighborhood, and that’s the purpose of today’s Braemar Property Value Report.

This particular Braemar Property Value Report focuses on sales of Braemar Carriage homes during the last two months of 2018.  Before we begin, if you are wondering what differentiates a Braemar Carriage home from others in the neighborhood.  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 two Braemar Carriage homes that sold during our current reporting period.  The details of those sales are listed below.

Taking these two most recent sales and combining them with the entire year’s worth of sales from 2018, gives us the opportunity to take a peek at the update six and twelve month data points.  This data gives us an idea what’s happening with values, seller subsidy and marketing time.

Let’s start by looking at sold prices.  The six month average sold price is slightly below the twelve month sold price.  Taken alone, that would be an indication that values were falling.  However, the six month median sold price is $50 higher than the twelve month median sold price.  That would indicate stable values.  For now, I’m calling our Braemar Carriage home values stable.

When it comes to seller subsidy (closing cost help to buyers,) we have a more definitive answer.  The six month average and median seller subsidy are both below the twelve month average and median seller subsidy.  That means Braemar Carriage home sellers have by and large been giving less closing cost help lately.

Days on the market is going to be a tricky one.  In mid-November, our region switched to a new MLS system that calculates this value differently.  It’s likely the two sales listed above, racked up higher days on market because of this new calculation.  Nonetheless, the six month average and median marketing times are both a bit longer than the twelve month average and median marketing times. . This would normally mean that it’s taking longer to sell Braemar Carriage homes, but we’re going to have inconclusive comparisons in this category until we’ve got one year’s worth of data from our new MLS…which means one year from now.

If you placed your Braemar Carriage home on the market, priced to current conditions, you could expect it to be under contract in about seven weeks.  I’m guessing that time will decrease as we are moving into our spring market.  You could also expect to give about 1% of the sales price in closing cost assistance to the buyer.

The next Braemar Property Value Report will be out in late March.  If you would like to sign up for electronic delivery of this report, which would include an attachment that is much like a financial statement you can save, email me at ChrisAnn@LNF.com.  And of course, when it is time to sell your Braemar Carriage home, call the Braemar Listing Agent with attention to detail and unrivaled experience in the neighborhood.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

 

 

 

Braemar Property Value Report: November-December 2018 (Arista Series)

Braemar Property Value Report: November-December 2018 (Arista Series)

You know it’s cold outside when you are layering your clothing while you are in your home office.  What can I say?  I love my Braemar Arista Series home, but Brookfield Homes certainly skimped on insulating the rooms over the garage in my model.  If you live in any home long enough, you find the flaws.   There is no such thing as the perfect home.  You learn that quickly as a Bristow Real Estate Agent.

This post isn’t about the quest for a perfect home, it’s about telling Braemar Arista home owners the current market values.  Of course, if you aren’t sure if you are a Braemar Arista home owner, the Arista Series floor plan include the Allister, Buckingham and Canterbury.  Still not sure if this is for you.  If you email me your address, I can certainly tell what model you have, and what report is meant for you.

There were two Braemar Arista homes that sold in the last two months of 2018.  There were both Canterbury floor plans.  The details of each sale are listed below:

Taking these two most recent Arista home sales and update our rolling twelve months worth of sales and updating the six and twelve month value points, a read on the market emerges.

Let’s start with the most important column to Arista home owners–sold price.  The six month average and median sold prices are both below the twelve month average and median sold prices.  This is not great news.  It is indicative of a slight decline in Arista home values.

When it comes to seller subsidy (closing cost assistance to buyers,) it the six and twelve month median are exactly the same.  In better news, the six month average seller subsidy is less than the twelve month average seller subsidy.  It seems that while prices are lower, at least closing cost help given did not also go up.

Finally, we come to days on market.  The six and twelve month median are the same.  Good news in this column is that the six month average marketing time is faster than the twelve month average marketing time.  I don’t expect this trend to stay the same.  In mid-November, our region switched to a new MLS system that calculates DOM differently.  The most recent sales listed here were likely unaffected by that new algorithm  But in the coming reports this year, don’t be shocked if DOM goes up.

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

The next Braemar Property Value Report will be out in late March.  These reports will continue to be published on SellingBraemar.com and shared on my Braemar Facebook Page.  However, if you want electronic copies emailed to you, that you can print out and save like a financial statement, send me an email at ChrisAnn@LNF.com.

Until next time, if you want to know what your specific Braemar home is worth, contact me for a free market analysis.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

 

 

 

Braemar Reflection Quarterly: October-December 2018 (4th Quarter)

Braemar Reflection Quarterly: October-December 2018 (4th Quarter)

Staying inside and avoiding the arctic temperatures in the Bristow area today is my plan.  That also allows me to sit at my desk and put up this most recent Braemar Quarterly property value report.  This particular edition features the fourth quarter sales in the Reflection Series. Reflection Series homes are the semi-detached homes located off of Tarvie Circle.  They are single family homes attached to only one neighbor at the rear load garage.

Unfortunately, there were no new sales of Braemar Reflection homes to report in the fourth quarter of 2018.  That doesn’t mean I don’t have updated data to share with you.  To keep only one year’s worth of data, the sale from the last quarter of 2017 is dropped and new six and twelve month average and median values are calculated.  When that is done, here’s what we end up with:

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 sold price.  Certainly not a cause for alarm, especially when you notice that the six month median sold price is above the twelve month median sold price.  As of the end of the fourth quarter, all evidence points to the fact that Braemar Reflection homes are holding steady in value.

In not so great news, seller subsidy (closing cost assistance to buyers) seems to be on the rise.  Both the six month average and median seller subsidy dollar amounts are higher than what we see in the twelve month average and median seller subsidy figures.  This means Braemar Reflection sellers are giving more money in closing cost help in the recent past.

Finally we come to days on market, or as I like to call it, marketing time.  Both the six month average and median marketing times are slightly higher than the twelve month average and median marketing times.  This isn’t cause for concern. In fact, due to the MLS change our region underwent in November, we may see even more drastic increases in days on market, as that marketing time clock is stopped not by going under contract, but by being under contract with no contingencies.  To read about the confusion this is likely to cause in the next year, you can read my post on the subject by clicking this link.

If you placed your Braemar Reflection home on the market, priced to current conditions, you could expect it to be under contract in about four to five weeks.  You could also expect to give about 2% of the sales price in closing cost assistance to your buyer.

The next Braemar Reflection Quarterly will be out in April.  Until then, if you want to sign up to receive digital copies of these reports, before they are published online, send me an email  at ChrisAnn@LNF.com with your property address and email address.   And whenever you need to know what’s happening in the Braemar real estate market, reach out by call, email or text for a free market analysis of your home’s value.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

 

 

 

Braemar Piggyback Quarterly: October-December 2018 (4th Quarter)

Braemar Piggyback Quarterly: October-December 2018 (4th Quarter)

If you have been wondering what your Braemar Piggyback townhouse is worth, today is your lucky day.  This Braemar Piggyback Quarterly will tell you what sold in the fourth quarter of 2018.  And if you aren’t sure if you own a Braemar Piggyback home, they are the two car garage townhouses attached on the sides and back. They have no backyard, but make up for it with larger bedroom sizes than traditional townhouses.

There were two Braemar Piggyback townhouses that sold in the fourth quarter of 2018.  The details of those sales are listed below:

When we take these two sales, along with the previous three quarters of sales data from 2018, we can get some valuable data in the six and twelve month data points of sold price, seller subsidy (closing cost assistance to buyer) and DOM (marketing time.)  These are the updated six and twelve month data points for Braemar Piggyback townhouses:

Let’s start with sold price.  The six month average and median sold prices are both above the twelve month average and median sold prices.  This means values of Braemar Piggyback townhouses continue to go up in value.

When it comes to seller subsidy, the six month average  is nearly $1,200 below the twelve month average.  Even better, the six month median is zero, compared to the twelve month median seller subsidy of $3,500.  Braemar Piggyback townhouse sellers have been giving less in closing cost help.  And the last two sales of 2018, the sellers gave none!

Marketing time is a tricky one now because our data here is being measured differently since our market switched to a new MLS system in November.  Both of the sales reported here are likely unaffected by the MLS change, but in the future I expect marketing time to go up.  In this report, marketing time is unchanged in the last year.

If you placed your Braemar Piggyback townhouse on the market, priced to current conditions, it would be unreasonable for you to expect your home to be under contract in about one month’s time.  You could also expect at the high end to give about 1% of the sales price in closing cost help, but you may luck out and get a motivated buyer that doesn’t need it.

The next Braemar Piggyback Quarterly will be out in April.  Until then, if you would like to receive electronic copies of the full report emailed directly to you, sign up by emailing me at ChrisAnn@LNF.com.  You can also reach me there, or by phone at 703-402-0037 for a free market analysis of your home’s value when the time comes to sell. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

Braemar Patio Quarterly: October-December 2018 (4th Quarter)

Braemar Patio Quarterly: October-December 2018 (4th Quarter)

With the New Year in full swing, we have the opportunity to look back at the fourth quarter sales activity for a variety of Braemar homes and get a sense of what is happening with Braemar property values.  This particular report focuses on Braemar Patio homes, which are also known as quads.  They are the two story, one car garage home attached on two sides and a corner.

There were three Braemar Patio homes that sold in the fourth quarter of 2018.  Their final sold prices ranged from $330,000 to $344,000.  The details of those sales can be found below.

Taking these three sales for the fourth quarter, and combining them with the Braemar Patio home sales from the previous three quarters, gives us a year’s worth of data.  As is the custom when I prepare these reports, key values are pulled out in six and twelve month increments.  The short term (six month) values give us a sense, when compared to the longer term (twelve month) values, whether values are increasing, decreasing or remaining stable.  Here’s the break out for the last six and twelve months for Braemar Patio homes:

The six month average and median sold price are both above their twelve month counterparts.  That means Braemar Patio homes are still inching up in value!

When it comes to seller subsidy (closing cost assistance to buyer) the numbers in the six month average is nearly identical to the twelve month average.  And the median numbers in both six and twelve month are zero.  The news here is that buyers are not asking for any more closing cost than they have been the last year.

Finally we come to days on market (DOM.)  This is a category that is going to unreliable for a time because of the switch to the Bright MLS our area underwent in November.  You can click this link for specifics on the MLS change, but DOM is measured differently in Bright, so until we have a full year’s values, the numbers for marketing time are likely going to show higher in the short term.  In this report, the change in the six month values compared to the twelve month values is not so drastic, but still shows a slight increase in marketing time.

If you placed your Braemar Patio home on the market, priced to current conditions, you could expect it to be under contract and heading to closing in a little over a month or near a month and a half.  You could also expect that you may have to give less than 1% of the sales price in closing cost help.

The next Braemar Patio Quarterly will be out in April.  If you would like to sign up for the online copy of the report, send me an email at ChrisAnn@LNF.com.  You can also reach me there, or by phone at 703-402-0037 for a free market analysis of your home’s value when the time is drawing near to sell.  Since 2005, No One Knows Braemar Better! 

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com