Braemar Reflection Quarterly: January-March 2023 (1st Quarter)

Posted on April 18, 2023 by cacleland

Braemar Property Value Report: January-March 2023 (Reflection Series)

Last, but certainly not least in my series of quarterly Braemar real estate market reports is this Braemar Reflection Quarterly. The focus here is on sales of homes on Tarvie Circle in our neighborhood. These single family home are considered to be semi-attached,or semi-detached, depending on how you look at things. The point of attachment for these homes is at the rear load garage. Reflection homes are attached in pairs, so there is only one neighbor to which each home is attached.

During the first quarter of 2023, there were two Reflection home sales. Details are listed below.

Both of these homes sold very close to their original list prices. One got a bump one-thousand dollars above list and the other got a one dollar bump above list. I think the major difference was the timing of the market. The first sale at 9660 Tarvie hit the market in mid-January. At that point in time, buyer behavior was still more cautious and slower to act. By the time the second listing at 9676 Tarvie hit the market in early March, buyers were acting quickly and decisively again. To me, this explains why one seller gave seller subsidy and the other didn’t. Market conditions have been dominated by buyer behavior. When buyers hesitate to write offers, it is often after two or three weeks on the market that sellers get nervous and are willing to work with the first offer they get. When buyers act quickly, sellers are more likely to push back or even get multiple offers.

When looking at the past twelve months of Reflection home sales in the neighborhood, we only have three total. However, when those three are diced into six and twelve month data points, here is what we get:

The sold price column shows a decrease in average and median values in both six month values compared to their respective twelve month values. This is not surprising given how buyer behavior had changed in the second half of 2022 and into the beginning of 2023.

Seller subsidy (closing cost help to buyers) has gone up in both six month values. However, with the twelve month median seller subsidy value at zero, we know that only one of these three sales gave any closing cost help. That’s not bad news.

Marketing times have gone up a tad in the six month values compared to their corresponding twelve month values. A jump of one and two days is nothing substantial.

If you placed your Braemar Reflection home on the market, priced to current conditions, you could expect it to be under contract in a week. If your home was properly prepared for buyers to see and professionally marketed, you could also expect the fruits of lifting the all important buyer enthusiasm. When buyers are excited about your home, you stand a better chance at aggressive offers that favor you, or getting multiple offers. Being able to advise my sellers on creating buyer enthusiasm is how my Braemar sellers reach the top of the market.

The next Braemar Reflection Quarterly will be out in July. Until then, if you want to know what your home is worth in the current market, I would be delighted to help you. Get in touch and let’s talk. 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
www.ChrisAnnCleland.com

Braemar Piggyback Quarterly: January-March 2023 (1st Quarter)

Posted on April 17, 2023 by cacleland

Braemar Piggyback Quarterly: January-March 2023 (1st Quarter)

What a gorgeous spring day! It makes Monday seem all the more happy. Then again, Mondays are my favorite days of the week. There is something wonderful about the start of a new week, particularly after a busy weekend showing properties and attending home inspections.

Today I bring you the latest Braemar Piggyback Quarterly. This report focuses on the two car garage, back-to-back and side-to-side attached townhouses in our neighborhood. The first quarter of the year started a bit slow, but saw the return of the buyer frenzy in February. Let’s dive right in.

During the months of January, February and March, there was one Braemar Piggyback townhouse that sold. It listed for $445,000, but sold for $435,000. Details of this sale are listed below.

Maybe you are wondering, if the buyer frenzy returned in February, why did this Piggyback townhouse in Braemar take twelve days to sell and get $10,000 less than list price? Well, this listing hit the market on January 19th. Buyers were still slower to act at that time. And the house itself was fairly basic with carpeting throughout, basic kitchen counters and no updates to the bathrooms.

Taking this Piggyback townhouse sale from the first quarter and combining it with the sales from the second, third and fourth quarters of 2022, the six and twelve month data points tracked in this report are updated. Let’s take a look.

Starting with the sold price column, it is not great news to see both the six month average and six month median sold prices dipping twenty thousand or more below their respective twelve month values. This is the second report where we have witnessed this decline. There is no question that the sales that happened in the last six months represent that time of slower to act, more cautious buyers. It is my hope that the second quarter report will show slightly less of a dip comparing six month values to the twelves. The market is really fantastic right now for any Braemar Piggyback townhouse owner looking to sell.

There is great news in this report and it is contained in the seller subsidy column. Seller subsidy is closing cost help that buyers negotiate from sellers. Seeing zero down the entire column is unexpected. Buyers have been pinched with high prices and higher mortgage interest rates. This is a result of the very low inventory that buyers have to choose from. They may have been slow to act, but there was little for them to pick from, putting them in a spot where they needed to please the seller to have their offers chosen.

Days on market does reflect the delay in buyer actions we saw in the latter half of 2022 and the first month of 2023. Both six month marketing times are much higher than their corresponding twelve month values. Watching the inventory in Braemar and the surrounding area, it seems this is not the case at the moment. Buyers are acting quickly and decisively right now. They have most certainly grown accustomed to the higher mortgage interest rates and are ready to make deals.

If you placed your Braemar Piggyback townhouse on the market, priced to current conditions, you could expect it to be under contract in a week or two. If you were properly priced, well prepared and professionally marketed, not only could you avoid seller subsidy requests, you could end up in a multiple offer situation. Buyer enthusiasm about your listing is what gets sellers the top of the market.

The next Braemar Piggyback Quarterly will be out in July. Between now and then, if you are considering taking advantage of our seller favored market, please don’t hesitate to reach out and find out what your home is worth. It is my pleasure to put my considerable experience and expertise in our neighborhood to work for my Braemar sellers to ensure they get every penny the market will bear. It starts with a conversation. Since 2005, No One Knows Braemar Better!

Braemar Patio Quarterly: January-March 2023 (1st Quarter)

Posted on April 12, 2023 by cacleland

Braemar Patio Quarterly: January-March 2023 (1st Quarter)

Here comes another gorgeous day in Bristow and another Braemar real estate market report. No matter how nice it is outside, sometimes a Top Braemar Real Estate Agent like myself just needs to get the job done. While bringing you market reports is self-imposed work, it is just as important to me as writing an offer or putting in a new listing. When I moved to Braemar in 2005, I made the decision shortly thereafter to make myself an expert in this neighborhood. I take that committment very seriously.

Today the focus is on the sales of Patio homes in Braemar. These properties are also known as quads. The homes are attached side to side and back to back, each being an end unit. They offer two levels with very generous sized bedrooms and tons of storage. There are one car attached garages on each one and a fenceable side yard.

Unfortunately, during the first three months of 2023, there were no Braemar Patio homes listed for sale. As you may have heard, there is a severe inventory shortage in our area. The first quarter of the year has been extremely limited with what is available for the overwhelming number of buyers in our market to purchase. The year initially started with the same buyer behavior we saw in the latter half of 2022. Buyers were reluctant to jump quickly to write offers as they had been doing in early 2022, and all of 2021 and most of 2020. However, in February buyers seemed to come out of that fog of deliberation and were ready to act quickly and decisively on properties listed. Buyers have become accustomed to our mortgage interest rates in the sixes as the new normal.

Just because there were no Braemar Patio home sales in the first quarter does not mean that we do not have new data available to review. The six and twelve month data points tracked in this report were updated when the first quarter’s worth of sales from 2022 were dropped from my running twelve months of Braemar Patio home sales.

Starting with the sold prices, it is not unexpected to see both six month Braemar Patio home sold prices above their respective twelve month sold prices. Values continue to push up as high buyer demand continues. If you felt you missed out on the 2020-2022 seller’s market, you have not.

Seller subsidy (closing cost help to buyers) is an area that has fallen to the buyer’s advantage according to these updated figures. Both six month values are substantially higher than their corresponding twelve month values. Though buyers have gotten used to higher mortgage interest rates, home affordability is a real problem buyers are facing, particularly first time home buyers, which is the primary demographic for these Patio homes in Braemar. My philosophy when it comes time to list is to not offer anything, but let buyers tell you what they require to make a deal.

Days on market is obviously stable at nine days down the line. Braemar Patio homes hit a sweet spot for many buyers looking in the price ranges around $450,000. These homes don’t last long on the market.

If you placed your Braemar Patio home on the market, priced to current conditions, you could expect it to be under contract in a week or so. You could get yourself in the best negotiating position possible for seller subsidy requests and any other offer term by doing three things: 1) price right, 2) properly prepare for market and 3) make sure your home is professionally presented. A full time professional in the neighborhood like me will help with all three of these goals with the strategy to lift buyer enthusiasm.

The next Braemar Patio Quarterly will be out in July. Between now and then, you can reach out anytime to find out what your specific home’s value in our current market would be. It is never to early to have a conversation about the market and how to prepare to list. Since 2005, No One Knows Braemar Better!

Braemar Condo Quarterly: January-March 2023 (1st Quarter)

Posted on April 11, 2023 by cacleland

Braemar Condo Quarterly: January-March 2023 (1st Quarter)

Ahhh. Another gorgeous sunny spring day in Braemar . This time of year lifts many gray winter weary spirits, mine included. As I go through the latest Braemar Condo Quarterly, focusing on the first quarter’s activity in 2023, you will get a sense of the local market and how it affects your Braemar condo.

A quick note before we get started for those that may not know that there are condos in Braemar. Condos are often thought of as units in a larger building. The reality is that a condo is simply a form of a ownership. Single family homes could be condos if they were registered with the SCC (State Corporation Commission) that way. The vast majority of homes in our Braemar neighborhood are part of HOAs. There is one association within Braemar registered as a condo. That is Barrhill at Inverness Village. Inside this Braemar condo enclave are townhouses. Some have garages, others don’t. They are located off of the streets Caithness Circle, Moxleys Ford Lane, Lod Lovat Way and Heykens Lane. These are the condo referred to in this report.

From the beginning of January to the end of March, not one Braemar condo sold. However, there were two listings that hit the market during the first quarter. One is located at 12518 Heykens. It listed for $365,000 on March 16th and went under contract in a matter of three days. We will see the final sold price next report. The other Braemar condo for sale in the first quarter was located at 10013 Moxleys Ford, also priced at $365,000. It hit the market as on February 1st. Remarks indicate it was a court ordered sale, which is usually indicative of a bankruptcy. However, the listing was withdrawn from the market on February 27th, not having sold. It may have been the condition (being noted as needing TLC,) or the fact that there were tenants inside that needed occupancy until the end of June that made the home unattractive to buyers.

Despite the lack of sales for the first quarter of 2023, the six and twelve month data points tracked in this report are updated when the first quarter of 2022 falls off of our year’s worth of Braemar condo sales.

Starting in the sold price column, it is good to see that both the six month average and six month median sold prices are higher, even though slightly, than their respective twelve month values. This indicates the continued progression of upward growth in Braemar condo values, despite buyer behavior changing in the latter half of 2022. Buyer behavior only started picking up to the more frenzied pace we had gotten used to for the last couple years in February.

Seller subsidy (closing cost help to buyers) is higher in both six month values compared to their corresponding twelve month values. Not a shock when you consider how affordability for first time buyers has really been hit at both ends with rising mortgage interest rates and the continued upward growth of home prices.

Marketing times are single digits down the line, varying only by one additional day in both six month values compared to their respective twelve month values. It is clear that Braemar condos, being the most affordable purchases in our neighborhood, have remained in high demand.

If you placed your Braemar condo on the market, priced to current conditions, you could expect it to be under contract in a week or less. Seller subsidy requests are not going to be uncommon, but you can put yourself in the absolute best position by making sure your home is priced right, properly prepared and professionally marketed. These are made possible by partnering with a local, professional agent like myself that can help you on all three points to create the all important buyer enthusiasm. When buyers are excited about your home, they are more likely to be aggressive in their offer terms.

The next Braemar Condo Quarterly will be out in July. Between now and then, if you would like to know your specific condo’s value in the current market, get in touch with me. It is my pleasure to help my fellow Braemarians hit the top of the market. It always starts with a get-to-know-you chat about your property, desired time frames, nd the overall market. It is never too early to consult with me to get a handle on where to spend your time, money and energy in listing preparation projects. Since 2005, No One Knows Braemar Better!

Braemar Townhouse Report: January-February 2023

Posted on March 14, 2023 by cacleland

Braemar Townhouse Report: January-February 2023

On this windy March afternoon in Braemar, I am finding it quite cozy to sit in my home office and prepare this Braemar Townhouse Report. As usual, it is the one that brings up the rear in my series of Braemar market reports. This particular edition focuses on the sales of Braemar townhouses in January and February and looks back at the updated six and twelve month market markers tracked in this report.

During the first two months of the year, there were six Braemar townhouses that sold. Details of those sales are listed below.

I was very happy to be the listing agent of 10158 Pale Rose Loop that you see in pink text. While it was an end unit, it did happen to be on the smaller side of what was available at the time. Getting them multiple offers and selling so quickly when we had just come off a slower paced year end, was a great result. They would have sold for more had the appraiser agreed with the original contracted sales price. Appraisers definitely hold the purse strings if you don’t have buyers who are willing to waive appraisal.

Of the six sales, only two sold above list price. Both gave seller subsidy (closing cost assistance to the buyer) and were both under contract in about a week. Three townhouses sold at (or just a hair under) list price. Only one sold below list price and it is no surprise that it was the sale that took the longest to happen. It is also the only townhouse sale to give no seller subsidy.

Combining all these sales with the Braemar townhouse sales going back to March 2022, the six and twelve month data points in this report are updated as seen below.

For the second report in a row, both six month sold price values are down compared to their corresponding twelve month sold price values. However, the gap is smaller when you compare to last report. Our Braemar townhouse market definitely softened up a bit in the latter half of the 2022, but all indications are that it is recovering from that momentary change in buyer behavior. Between having the listing on Pale Rose receiving multiple offers and helping buyers in the market in February in crazy multiple offer scenarios, I can assure you that buyer behavior is back to what we saw in 2020 and 2021. Buyers are making fast decisions and throwing everything they have at an offer to win. This means waiving contingencies and going above list price.

Seller subsidy shows higher amounts in both six month values when compared to their respective twelve month values. These numbers have gotten higher since last report, which really isn’t unexpected. With the steep increase in mortgage interest rates, and no noticeable decline in sales prices, buyers were having major affordability problems. Those hit worst have been first time buyers with no existing equity to roll into their next home. Buyers who have saved up their resources are the ones able to waive seller subsidy requests and compete in the conditions we are seeing right now.

Marketing time is still longer in both the six month values compared to their twelve month counterparts. In fact, these marketing time values are nearly identical to what we saw last report. I suspect this will be changing in future reports based on current market activity with homes going under contract so quickly.

If you placed your Braemar townhouse on the market, priced to current conditions, you could expect it to be under contract in a week or so. Don’t be surprised by seller subsidy requests. The best way to avoid them and get the most seller favored terms is to lift buyer enthusiasm. Getting buyers excited about your home by pricing right, preparing your home for market to show as move-in ready as possible and having it professionally marketed have always netted the best results. Relying on market conditions alone is not a recipe for hitting top of the market.

The next Braemar Townhouse Report will be out in May. Between now and then, or anytime you want to know your townhouse’s value in our current market, get in touch with me for a personalized consultation. It is never too early to get direction on what projects should be done for the optimal market reaction when you sell. Helping my Braemar sellers reach the top of the market is my mission. Since 2005, No One Knows Braemar Better!

Just Sold: End Unit, Garage Townhouse in Braemar on Pale Rose Loop

Posted on February 10, 2023 by cacleland

Just Sold: End Unit, Garage Townhouse in Braemar on Pale Rose Loop

Starting 2023, the fear was that the pause that was felt at the end of 2022 in buyer behavior would be front and center. Well, when it comes to Braemar townhouses, that is not the case. January 13th was when 10158 Pale Rose Loop hit the market, priced at $458,000. Showing requests were immediate. And the open house held two days after the home hit the market was like Grand Central Station. Buyers were out and about. Several expressed interest in moving forward with an offer. What wasn’t to like? The major components had been replaced (roof, furnace, a/c, water heater) and there were updates to the kitchen and owner’s bathroom.

After five days on the market, two of the four buyers that had been interested in stepping up to make a bid had done so. The remaining two were not feeling so inclined. Considering the sellers would have been happy with one offer that met their needs, they were thrilled to have two to chose from that each hit their goals. On day six, the seller s chose one and went under contract.

The winning bid was one from owner occupants. The sellers felt strongly they did not want to sell to an investor. So all things being mostly equal on paper, they went with the owner occupant offer.

Appraisal presented a speed bump, however. The owner occupant offer had written above list price in order to net the sellers slightly more than list price after taking into account the seller subsidy they had requested. Well, the appraiser didn’t see the value at the agreed upon sales price. (Appraisers are tightening their belts and the result is more low appraisals.) Still, this end unit townhouse in Braemar did appraise for more than list. It was disappointing when the sellers were faced with lowering their sales price while the buyers could not give up any of their requested seller subsidy. What had been net gain over list price at offer acceptance was going to be a net loss from list price to continue with the owner occupants.

The dedicated listing agent I am, I rounded on the second offer. The investor buyer was still interested and would net the sellers a full list price sale, assuming that appraisal came in at list price. It would mean more time until closing and carrying the vacant home for one more month. The sellers didn’t have the stomach for bailing on the first buyers for a little more money. They stuck with the first offer they chose and today, made those owner occupants very happy when this townhouse sold for $360,000.

If you were worried about the real estate market for early 2023 in Braemar…if you have a townhouse to sell, the market will devour it. Get in touch with me to find out what your townhouse may be worth in a sale in the near future. With my many years experience and professional marketing, I will get you the top of market. Since 2005, No One Knows Braemar Better!

Braemar Townhouse Report: November-December 2022

Posted on January 25, 2023 by cacleland

Braemar Townhouse Report: November-December 2022

January is going by in a flash. It is the month every market report I put together is due. That’s an internal deadline I set for myself. These reports are something I do because I want to do them. It keeps me on top of our Braemar real estate market and how we are comparing to nationwide trends. I am a real estate nerd.

Today’s report rounds out the end of 2022 as it pertains to Braemar townhouses. A townhouse, defined for the purposes of this report, are three level homes, attached only side to side and have fenceable back yard. These types of homes are what are typically known as townhouses vs. being a piggyback style or patio home. And certainly, Braemar townhouses are separate and apart from Braemar condos which are townhouses with condo ownership.

In this most recent edition of the Braemar Townhouse Report, there were four townhouses that sold. The details of those sales are listed below.

Most of the townhouses sold were garage units. Only one was an exterior unit. There is no consistency between original list price and sold price. As far as I’m concerned, the sale on Maitland may as well have been list price, as it was only one hundred dollars higher. More significant was the sale on Drum Salute being seven-thousand dollars higher. That’s selling above list price. Walloweer sold ten thousand below list and gave five thousand in seller subsidy (closing cost help to the buyer.) That makes their sale fifteen thousand less than their list price. And finally, Wishing Well that sold thirty-five thousand below its original list price and was on the market for one-hundred and twenty-three days! I did have the opportunity to tour this home. To say it was in shabby condition was an understatement. The owner wanted move-in market value and priced accordingly. However, the home needed paint, carpet, and some windows to name a few things. That is a perfect demonstration of what relying on the market alone without any listing preparation will get you.

Taking the entire group of Braemar townhouse sales from 2022 and extracting the six and twelve month market markers followed in this report, a slight shift is evident.

For the first time in a long time, both six month sold prices have fallen below their respective twelve month sold prices. Not to panic. What I know of our market is that there are more buyers looking for homes than there are homes for sale. That is the definition of a seller’s market. I saw it when I placed 10158 Pale Rose Loop on the market. It got a ton of activity and multiple offers in six days! Buyers are not as frenzied as they were, but they are motivated to make a deal when they see a well prepared, properly priced and professionally marketed listing. I believe we are likely to see these six month values trend up in coming reports. Buyers have settled in to these mortgage rates and are ready to buy.

Seller subsidy is definitely becoming a more commonplace request from buyers since the rise of mortgage interest rates. The six month average seller subsidy shows that being nearly double the twelve month average. Better news is that with both six and twelve month median seller subsidy values being at zero, more than half of sellers in both time frames gave none. There is always a chance to market your home to lift buyer enthusiam to get you offers without seller subsidy.

Days on market are increasing. Both six month values are longer than their corresponding twelve month values. The most recent sales are even very quick, with the exception of the one-hundred twenty-three day sale. The current market is one where Braeamr townhouses are still selling quickly.

If you placed your Braemar townhouse on the market, priced to current conditions, you could expect it to be under contract in a week or two. You should also not be surprised by buyers requesting seller subsidy.

The next Braemar Townnouse Report will be out in March. Between now and then, if you want to know what a sale in early 2023 would mean for you, let’s talk. Get in touch and set up your complementary consultation. The national news has everyone believing a crash is coming. Our local market is not seeing it. Let me put my eighteen years experience and well honed skills to work for you, getting you the top of the market. Since 2005, No One Knows Braemar Better!

Under Contract After Multiple Offers in Only Six Days

Posted on January 18, 2023 by cacleland

Under Contract After Multiple Offers in Only Six Days

Bristow buyers have a strong appetite for Braemar townhouses. This end unit, garage townhouse at 10158 Pale Rose Loop hit the market on Friday, January 13th (2023) and got immediate attention. Showing requests were rolling in after only an hour on the market. In fact, I wasn’t sure it was going to make it to the Open House planned that Sunday.

While buyers were very interested, the change in their behavior was palpable. No one wanted to act immediately. The Sunday Open House was swarmed with buyers. While another agent in my office hosted it, I popped by and noticed the intense interest just by the abundance of cars not knowing where to park. The neighbors, while probably frustrated, were patient for those two hours. Still, more interest and lots of questions, but no one was ready to step up and make an offer.

Monday, the fifth day on the market, two buyers made offers. There was the possibility of two more, but those buyers were more wary. Not uncommon for buyers in this market. The media runs too many stories about the national statistics and gets buyers thinking there are a ton more homes to hit the market, or a significant decline in prices coming. The former is not necessarily going to happen anytime soon and the likelihood of the latter happening in our market this year is extremely slim. As much as buyers may not want to hear this, the rise of mortgage interest rates has not slowed down demand.

The sellers of this townhouse were very pleased to have two offers to chose from that exceeded their expectations. If all goes according to plan, which is the most probable outcome, it will close the first full week in February.

When you are ready to sell your Braemar townhouse, let’s talk about how you can lift buyer enthusiasm on your property and get the max the market will allow. Since 2005, No One Knows Braemar Better!

Braemar Reflection Quarterly: October-December 2022 (4th Quarter)

Posted on January 14, 2023 by cacleland

Braemar Reflection Quarterly: October-December 2022 (4th Quarter)

Welcome to another edition of the Braemar Reflection Quarterly. This report focuses on the semi-detached/semi-attached homes located on Tarvie Circle behind Safeway. These homes are attached to one neighbor and only at the rear load garage.

Unfortunately, for the second report in a row, there were no Reflection homes that sold in Braemar. Not at all unusual considering these homes make up such a small portion of the the larger neighborhood.

Below are the updated six and twelve month data points tracked this report.

With no six month values to compare to the twelve month values, let’s just talk a bit about what is happening in the market.

Braemar is still experiencing a seller’s market. It is not the frenzied mess we saw in 2020 and 2021. However, supply is still not meeting demand. Sellers who price their homes right, prepare them for market and hire a listing agent that markets them professionally, are getting great outcomes. The pitfall for sellers right now is that so many are still stuck in the mindset of the ten percent over list price offers, and multiple offers, that they are overpricing their homes despite changing behavior of buyers.

Buyers are acting much more deliberately since mortgage interest rates have climbed up a bit and threaten to climb more. However, properties that lift buyer enthusiasm are still hitting values consistent with upward growth.

Just the other day, I placed a Braemar townhouse on the market. Since then, there have been ten showings scheduled. I will not be surprised if the sellers have more than one offer to choose from, but I don’t think setting an offer deadline is in order at this time.

If you have been considering what the sale of your Braemar home may mean in 2023, get in touch with me for your complementary consultation. It is one of my greatest business pleasures to get my Braemar neigbhors the top of whatever market in which they are selling. Since 2005, No One Knows Braemar Better!

Just Listed: End Unit, Garage Townhouse in Braemar at $458,000

Posted on January 13, 2023 by cacleland

Just Listed: End Unit, Garage Townhouse in Braemar at $458,000

Is January a good time of year to list your Braemar home? Most sellers tend to believe that warm weather, greening grass, budding trees and flowers in bloom are the first markers of a “spring” real estate market. Let this Top Producing Braemar Listing Agent tell you, our market is more or less, a year round market. Spring pops into action right after the year end holidays.

This end unit townhouse at 10158 Pale Rose Loop, just hit the market on January 13th (2023.) In less than two hours on the market, it had three scheduled showings. Buyers are most certainly out looking for homes and this one has a lot to offer.

Starting with the open floor plan on the main level, with an east facing living room that streams with morning sunlight and the updated kitchen at the opposite end of the floor, this is where every day living happens. The cook will enjoy gas cooking, plenty of granite counter space, under cabinet lighting and LVP flooring that is not hard to stand on for long periods of time. The breakfast nook is a perfect dining area and has a gas fireplace. Maybe you would prefer to make this is a sitting area. And the deck is perfectly located for warm weather cook outs.

Upstairs are the bedrooms and full bathrooms. Owner’s bedroom has two closets, one of which is walk-in. The other closet has been light and bright with tape lighting, making it even brighter than the walk-in closet.

Behind a sliding barn door is the refreshed owner’s bathroom. Modern furniture-like vanity, seamless shower, soaking tub and cubby cabintry make this space spa-like.

Down the hall, a second full bathroom sits between the west and east facing ends of the townhouse. Second and third bedrooms both face east.

Basement level is where your garage enters adjacent to the front door, two story foyer. Go up a flight of stairs and down another and you are in the family room in the basement. A cozy recreation space has a walk out exit, and around the corner is a hallway that takes you past the laundry area and to another half bathroom. That’s one of the must have features of a three level townhouse in my world…at least a half bathroom on every level.

This townhouse is being held open on Sunday, January 15th from 1pm-3pm. Stop by and see it for yourself or take in the 3-D interactive tour by clicking this link. Based on the enthusiasm in the market for this one already, it may not make it through a full week on the market.

If you don’t have an agent, but would like to be partnered with one to be able to act quickly on this home, please get in touch with me. As a matter of business practice, I do not practice dual agency, but I can connect you with an experienced agent in our Long & Foster’s Gainesville office that will fit your style and needs. Since 2005, No One Knows Braemar Better!

Selling Braemar

Braemar Real Estate Information Courtesy of Chris Ann Cleland, Associate Broker, Long & Foster Real Estate

Category Archives: Attached Homes