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: March-April 2019 (NV Homes)

Braemar Property Value Report: March-April 2019 (NV Homes)

As I type this on the gorgeous Saturday of Memorial Day Weekend, I can close my eyes and picture the giggles and splashing happening at the Braemar pools.  Summer is here, even if it isn’t official on the calendar.

Right now, it is time for another Braemar Property Value Report featuring sales of NV Homes in our neighborhood during the months of March and April.  As it turns out, there were only two NV Homes that sold during that time frame.  Final sold prices were $539,900 and $582,000.  The details of those sales are listed below:

Taking these two NV Homes sales and combining them with the previous twelve months of NV Homes sales, the six and twelve month data points are updated as follows:

Starting with sold prices, we see the six month average and median values are the same, and both significantly above their respective twelve month values.  This mean NV Homes are gaining value.

Seller subsidy, also known as closing cost assistance from seller to buyer, is an area not so seller friendly.  Both the six month average and median seller subsidy values are significantly above their twelve month counterparts.  Unfortunately, this means on average, NV Homes sellers are giving more in closing cost help to their buyers in recent history.

Days on market is going to be unreliable until we get to the reports coming out in January.  Our new MLS, which we switched to in November last year, stops counting days on market when contingencies are removed if sellers are still willing to accept showings in pursuit of back up offers.  Therefore, it is not surprising to sell the six month days on market numbers nearly double the twelve month days on market.  Not to worry. When the time comes to sell, when I am looking at comps, I hand calculate how long it has been taking comparable homes to go under contract.  One day our MLS will understand that is the only number sellers care about.

If you placed your NV Home on the market, priced to current conditions, you could reasonably expect to be under contract and well on your way to settlement in a little less than two months.  You could also expect to give about 2% of the sales price in closing cost help.

The next Braemar Property Value Report will be out in July.  Until then, when the time to sell your home is on the horizon, reach out and let’s start talking.  My unparalleled knowledge of the neighborhood and marketing expertise is the perfect combination to get you the absolute most for your Braemar 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

 

 

 

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Braemar Property Value Report: March-April 2019 (Heritage Series)

Braemar Property Value Report: March-April 2019 (Heritage Series)

12146 Millbill Court sold for $499,800 on April 16th, 2019.

Graduation time is approaching and I know several families with seniors at Patriot High School that are excited to see this time come for their kids.  Of course, the excitement is tempered with a bit of sadness.  Time flies and when something like a graduation marks exactly how much time has gone by, it can give you pause.  Take time to enjoy the moments and celebrate safely.

Speaking of time, enough has passed to present you with another Braemar Property Value Report.   The various editions of the Braemar Property Value Report come out every two months and tracks sales of particular home types in our neighborhood, tracking values along the way.  This report focuses on sales of Braemar Heritage Series homes.   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.

Tied with Braemar townhouses for the most sales in the months of March and April, Heritage homes saw nine sales in our current reporting period.  That’s a lot of sales activity!  The sales are detailed below.

The sales ranged in final sold price from $442,000 to $550,000.  I was pleased to sell 12146 Millbill Court, highlighted in pinkish-purple above.  It is the oldest home on the list and sold above list price, with multiple offers, for the highest price of any of those built in the 1990’s.  And despite the marketing time listed above, it was under contract in two days.  It took twenty-two days to remove the contingencies.  That means our new MLS is still reporting marketing time in a manner in-congruent with what we had been used to, making marketing time above unreliable.

Taking these sales and combining them with the entire past twelve months of Heritage home sales, we get new six and twelve month data points.   Those figures are listed below.

Starting with sold price, it is fantastic to see both the six month average and median sold prices above their twelve month counterparts.  This means values of Braemar Heritage homes are still increasing.

When it comes to seller subsidy, also known as closing cost assistance sellers give buyers, the six month average is below the twelve month average, while both the six and twelve month median values are zero.  In the seller’s market, many buyers have been having to forego closing cost help, or settle for lower amounts, to win out in multiple offer situations.  More good news for Braemar Heritage home owners.

Marketing time, as mentioned above when discussing the sale of 12146 Millbill Court, is a number that is not counted the same as it used to be in our old MLS.  Previously, as soon as a home went under contract, no matter variety of contract status was published, the days on market counter stopped in our old MLS. However, in November, we switched to an MLS that only stops the days on market counter if you choose the contract status indicating there are no contingencies in the contract.  It’s a mess.  So when I see that marketing time has increased in both the six month values compared to their twelve month counterparts, I am not at all panicked.  Braemar Heritage homes are going under contract fast!

If you placed your Braemar Heritage home on the market, priced to current conditions, you could expect to be under contract and well on your way to closing in fifteen to twenty days.  You could also expect to pay 1/2% of the sales price in closing cost help, if any at all, to your buyer.

The next Braemar Property Value Report will be out in July.  Until then, rest assured that when the time comes for you to sell your Braemar home, I will hand calculate marketing times during our meeting.  I know you don’t care how long it takes to get contingencies removed, but how long it takes to make a deal with a buyer.  And my unparalleled knowledge of our neighborhood and top notch marketing, will get your home under contract for the maximum amount of money in short order.  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: March-April 2019 (Courtyard Series)

Braemar Property Value Report: March-April 2019 (Courtyard Series)

If you are a Courtyard home owner in Braemar and wondering what your property might be worth in the current market, this Braemar Property Value Report is for you.  This particular edition breaks down sales of Braemar Courtyard homes during the months of March and April.  Of course, if you don’t know what defines a Braemar Courtyard home, they 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.

There were three Braemar Courtyard homes that sold between the beginning of March and end of April.  Their final sold prices ranged from $430,000 to $441,000.  The details of those sales are as follows:

When we take these three sales and combine them with the entirety of the last twelve month’s worth of Braemar Courtyard home sales, our updated six and twelve month data points are as follows:

Starting with the sold price column, it is good news to see both the six month average and median sold prices above their twelve month counterparts.  That means that Braemar Courtyard homes have been gaining value in the last six months.  And looking at the three most recent sales above, you can see they are all above the six month average and median sold prices.  That indicates that the upward trend in Braemar Courtyard home values will continue.

Not all trends in this report are good news for sellers.  In the seller subsidy column we see that both the six month average and median seller subsidy values are higher than their twelve month counterparts.  This means in the last six months of sales, Braemar Courtyard buyers are getting more closing cost assistance.

Finally, we get to day on market.  Please remember, our new MLS is calculating days on market differently than our previous MLS.  The change over happened in November, so until we get to the November/December report this year, we won’t have an apples to apples comparison. Right now, it appears as though it is taking longer for Braemar Courtyard homes to sell when we see the six month marketing times being longer than the twelve month marketing times.

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 closing in five to seven weeks.  You could also expect to give an average of 1.5% of the sales price in seller subsidy.

The next Braemar Property Value Report will be out in July.  Until then, if the sale of your Courtyard home is on the horizon, give me a call for the most accurate market analysis.  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: March-April 2019 (Carriage Series)

Braemar Property Value Report: March-April 2019 (Carriage Series)

Here we are in the middle of May. School will be out before you know it.  Summer vacations are on the horizon.  And likely, there are some Braemar home sellers that will soon be hitting the market.  While we can’t predict what the market holds, we can look to the most recent sales history and see what has been happening.

Right now, it is time for the Braemar Property Value Report detailing sales of Carriage homes between the months of March and April.  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 three Braemar Carriage home that sold between March and April.  Final sold prices ranged from $395,000 to $435,000.  The details of those sales are listed below:

Refreshing the six and twelve month data points by including these most recent sales into the rolling year’s worth of Braemar Carriage home sales, here is what we find:

Let’s take a look at the sold prices.  The six month average and median sold prices have fallen below the twelve month average and median sold prices.  Our last few reports have had conflicting trends when comparing these six month values to their twelve month counterparts.  One would indicate increasing values.  The other would indicate a softening of values.  While not a big difference, the fact that both six month values are below the twelve month values could be the beginning of softening Carriage home values.  We’ll only know when we get a look at the next Carriage home report.

Another trend that does not favor Braemar Carriage home seller is that seller subsidy (closing cost help to buyers) is higher in both six month values over the twelve month values.

Days on market (marketing time) gives us a mixed bag and still having apples to oranges comparisons until we get to the fall with one year’s worth of days on market data from our new MLS, these numbers may not be entirely reliable.  As they present, the six month average marketing time is longer than the twelve month average marketing time.  Meanwhile, the six month median marketing time is shorter than the twelve month median marketing time.  Rest assured, when it comes to figuring out long it will actually take to sell your Braemar Carriage home, I will calculate recent marketing times by hand during our listing appointment.

If you placed your Braemar Carriage home on the market, priced to current conditions, you could expect it to be under contract, and well on the way to settlement, in three to eight weeks.  You could also expect to pay about 1.5% of the sales price in closing cost help to the buyer.

The next Braemar Property Value Report will be out in July.  Until then, let me know when you are getting ready to sell your Braemar Carriage home.  Maximizing your profits is a job I do very well.  It all comes from outstanding marketing, negotiating and unparalleled neighborhood market knowledge. 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: March-April 2019 (Arista Series)

Braemar Property Value Report: March-April 2019 (Arista Series)

A rainy weekend is always a great time for this Top Braemar Real Estate Agent to crunch numbers for new Braemar Property Value Reports.  The first report in the series is for the Arista Series.  Why? From the inception of this report, I have start with detached homes, alphabetical by the series.

In the event you are unfamiliar with what exactly an Arista Series home in Braemar is, they are the three largest single family homes built by Brookfield Homes in our neighborhood.  The floor plans are the Allister, Buckingham and Canterbury.  If you aren’t sure what floor plan your Braemar home is, feel free to send me an email with your address and I’ll be happy to let you know.

During the months of March and April, there were two Braemar Arista homes that sold.  The details of those sales are below:

Unfortunately, the sale at 9530 Laurencekirk was a foreclosure in rough shape.  Having personally toured it, I wondered why the bank would not even bother with a simple house cleaning.  There was filth that left your mind to imagine all kinds of horrible scenarios in the master bathroom and the kitchen.  The powder room on the main level must have had a water issue because the drywall on the lower half of the framing had been removed.  It was such a sad sight.  And honestly, I’m shocked anyone paid $463,000 for the home with the amount of work that needed to be done.

When I updated the six and twelve month data points with our newest sales in the rolling twelve months of Arista home sales, here is what I came up with:

The six month average and median sold prices are both below their twelve month counterparts. I would love to tell you that this is due to that very sad foreclosure sale, but the truth is that Arista homes haven’t had six month values above the twelve month values since our September/October 2018 report.  It seems that Arista home values have been trending down, despite the frenzy of buyer demand in our area.  Buyers are gobbling up homes under $500,000.  The larger homes are not experiencing the same conditions.

When it comes to seller subsidy (closing cost assistance to buyers,) there is good news.  It seems that buyers are getting less in seller subsidy in the six month values than we see in the twelve month values.  That’s a good trend for Braemar Arista home owners.

Days on market, is one where we see no change in the six month median to twelve month median values.  However the six month average marketing time is a little shorter than the twelve month average marketing time.

If you placed your Arista home on the market, priced to current conditions, you could expect it to be under contract in about two months.  You could also expect to give a minimal amount in closing cost help, if the current trend holds.

The next Braemar Property Value Report will be out in July.  Until then, if you want to know what your Braemar Arista home is worth in the current market, give me a call or send me an email.  Selling Braemar homes is my specialty.  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

 

 

 

Who Do Braemar Sellers Recommend to List Your House?

Who Do Braemar Sellers Recommend to List Your House?

12146 Millbill Court sold for $499,800 on April 16th, 2019.

In 2005, I not only became a Braemar home owner, but a licensed, professional real estate agent.  Having a passion for my new chosen home of Braemar, I have helped many buyers and sellers since then move into our neighborhood, and when the time comes, get the most money for their homes when they sell.

One of my most recent Braemar home sales at 12146 Millbill Court was a tremendous success, not just in my eyes, but most importantly, the eyes of the sellers.  Here’s what they said about me in their review:

“When we decided to sell our home, we chose Chris Ann because she is personable, very knowledgeable with real estate and easy to work with. Her sense of humor and honesty certainly helped us throughout the process. She strongly recommended selling our home in February because she knew the inventory  was very low and she was right! The first day our home was on the market we had multiple offers. She has in-depth knowledge of our community and the local real estate market. Because of her extensive knowledge of the local area, she is armed and ready when it comes to home appraisals. She does her homework and has all the necessary documentation to defend the sale price of the home. She also helped with finding us a rental home in the area. We recommend Chris Ann!”

So who do Braemar sellers recommend you hire to list your house?  Yours truly, Chris Ann Cleland.  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: January-March 2019 (1st Quarter)

Braemar Reflection Quarterly: January-March 2019 (1st Quarter)

9684 Tarvie Circle is Listed for $439,000 on April

Having a Braemar Reflection listing currently under contract at 9684 Tarvie, I was really curious to see the latest data in this edition of Braemar Reflection Quarterly. And I have to say, some things don’t match up with my recent experience.  So let’s get to it, the 1st Quarter edition of the Braemar Reflection Quarterly, featuring sales of the semi-detached homes located on Tarvie Circle.

There was one Braemar Reflection home that sold during the 1st Quarter of 2019.  The details of that sale are below:

Taking this sale and combining it with the previous three quarters, six and twelve month data points are updated, and they look like this:

Turns out the sale in the 1st Quarter was the only sale in the previous six months.  The good news is that the $455,000 sold price is higher than the twelve month average and median sold prices.  And knowing what is coming down the pike at 9684 Tarvie, I can tell you that values are still going to be climbing.

The seller subsidy, or closing cost assistance values, are about the same compared to the most recent sale vs. the twelve month average and median.  Buyers are obviously still in need of, or simply expecting, closing cost help to buy a property like a Braemar Reflection home.

Finally, days on market (marketing time) took a lot longer in the most recent sale reported in the 1st Quarter compared to the previous twelve months average and median marketing times.  Even my own listing at 9684 Tarvie was under contract in a matter of days.  Not sure what to make of this, but time will tell.

If you placed your Braemar Reflection home on the market, priced to current conditions, this report would have you believe it would take nearly four months (worst case,) or a couple weeks (best case) to get your home under contract.  Again, I have to defer to my well trained Braemar Real Estate gut and tell you that my most recent listing at 9684 Tarvie was under in only a handful of DAYS.  You could also expect to pay about $9,000 in closing cost help.

The next Braemar Reflection Quarterly will be out in July.  Until then, if you are thinking it is time to sell your Braemar Reflection home, give me a call for fast and profitable results.  You only get to sell your Braemar home once.  Don’t leave it to an agent who has no idea of the value of what they are selling, or who is in the market for it.  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