Just Listed: Two Bedroom Braemar Townhouse for $375,000

12423 Selkirk Circle in Braemar Listing on November 11th (2021) for $375,000

Just Listed: Two Bedroom Braemar Townhouse for $375,000

It is my pleasure to present 12423 Selkirk Circle to you. Priced at $375,000, this two bedroom, two and a half bathroom townhouse is sure to be a hit.

In this particular model (Auburn by Ryan Homes) all three levels are above grade and the front enters on the first floor, stepping you down into the living room, or living/dining combo. Immediately you will notice the luxury vinyl plank (LVP) flooring which goes from the foyer entrance all the way back into the kitchen. If you want to make the front room just a living room, there is plenty of table space in the kitchen, even with the portable island that conveys.

Starting up the stairs to the second level, you will notice the smell and feel of new carpet. The entire second and third floors have brand new carpet, with the exception of the bathrooms that have the same LVP as the main level. The second level is where you will find the family room, or additional living room. Here you find the added feature of a gas fireplace. The second bedroom and a full bathroom are also located here.

The entire third floor is dedicated to the owner’s suite. Chances are you have never seen as expansive an owner’s suite as this one. Not only is there plenty of room for a bedroom suite, but you could have a home office here as well…or workout area. Maybe do a bit of both. Believe me, there is room! The owner’s bathroom boasts two sinks, a soaking tub and separate shower. And if you were worried about closet space in the owner’s suite, don’t. The closet is just as oversized as the room.

With a fully fenced back yard with paver patio, there is little natural vegetation to regularly control. Set up outdoor seating and a grill and you are good to go.

You may notice some repairs with spackle to the walls that have not been painted. The plan was to touch up the paint, but the owner did not have the exact match left from the previous owner and had no idea what the color was. Odds are the next owner will be placing their own items on the wall in these places, or want to paint to their own color. Either way, these few areas in the second story living area and owner’s bathroom should not be deal breakers.

Recent replacements, besides new flooring throughout, are the new water heater and garbage disposal.

This home will be held open Saturday, November 13th from 12pm-3pm and again on Sunday, November 14th from 1pm-3pm. You can click the link for the full virtual tour if you like before coming to see it for yourself.

In the meantime, if you have been thinking of buying a townhouse in Braemar, don’t hesitate to reach out. 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

Coming Soon: Braemar End Unit, Garage Townhouse

12858 Wishing Well Way is listed for $394,000 and will be available February 26, 2021

Coming Soon: Braemar End Unit, Garage Townhouse

If what I am hearing on the streets is true, there are going to a lot of buyers anxious to see and make offers on this end unit, garage townhouse in Braemar. Rumor has it the neighbor directly across the street, listed for $414,900 had over fifty offers in four days! Meanwhile, I had buyers that were one of twenty-four on a multiple offer pile up on Pale Rose Loop in early February. It’s one of the reasons we are letting you know NOW about this townhouse coming up on Friday for sale in our neighborhood.

The list price for 12858 Wishing Well Way will $394,000. It has water resistant laminate wood flooring on the main level, which has modernized it a lot. The kitchen, still original in finishes, can use your updating to take the modernization even further. For now, it has an island and ample counter and cabinet space to make it a very useful kitchen. You will, however, have to bring your own microwave.

The open floor plan gives a lot of versatility in how you choose to arrange your furnishings. Maybe you want the dining room on the fireplace side of the kitchen and a living room in the front. Maybe the reverse. Maybe a home office across from the kitchen, a small eat-in area by the sliding doors and the living room in front. Whatever you do, you will be able to see it all from the kitchen.

One thing you won’t have to update is the HVAC. It was replaced entirely in 2020.

Upper level owner’s suite has an attached bathroom with jetted tub and separate shower. The flooring in both upper level bathrooms is tile. Second and third bedrooms have hallway access to the second bathroom with a tub/shower combo.

The basement provides a nice size recreation space and an additional powder room. Basement is also where you find the laundry room.

Being an end unit, this townhouse benefits from more lighting than the interior models. It is also just around the corner from additional visitor parking spaces and about two neighborhood blocks to community amenities. Tennis, basketball, playground (with volleyball court) and swimming pool are all very close by.

Schedule your appointment for this one today. Showings will be limited to thirty minute increments and there are restricted showing times at the owner’s request. If you want to see it, don’t wait until the last minute. Professional photos won’t be up until the day it goes active in the MLS.

If you don’t have and an agent and want to see this home, get in touch with me. While I do not represent both sides of any transaction, I can put you in touch with a top notch buyer’s agent to assist you.

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com

Helping a Buyer Move Up to a Larger Braemar Home

Helping a Buyer Move Up to a Larger Braemar Home

Yesterday I told you about a home I sold on Kirkmichael Terrace Turns out those sellers also wanted to buy in the Bristow/Gainesville area.  We started house hunting in June.  In fact, we started looking at homes before we listed theirs.  There was one particular home that really caught their eye in Morris Farm, but after seeing several others from Virginia Oaks to New Bristow Village, that first one in Morris Farm fell right off the cue.

When it came time to make offers, things were tough.  Their home on Kirkmichael Terrace was not yet under contract.  Their first offer was on a different Braemar home  and those sellers weren’t interested in a home sale contingency.  By the time my buyers had their home on Kirkmichael under contract, they were no longer interested in pursuing that first Braemar home.  They tried one other in New Bristow Village which had been at the top of their list, but again, a foolish seller didn’t think they would be qualified to purchase.  Nevermind that a top producing lender in the market had done the pre-approval letter.  Both of those sellers’ loss was the seller at Kinloss Mews’ gain.

I remember seeing 9742 Kinloss Mews hit the market in April at $629,500 and thinking it was overpriced.  Wasn’t my listing, so I paid it little attention.  Slowly it came down to $614,900 and, after my feedback from my showing with these buyers, it dropped to $599,900.

As a Top Braemar Real Estate Agent I knew there was one, possibly two, issues that were keeping buyers from eating up this fantastic Canterbury model.  The first potential issue were the double power transmission lines that buyers were passing on the way to the property.  I’ve seen many an interested buyer lose interest when they see those metal giants soaring above with the high voltage cables.  The second issue was probably the bigger problem.

Kinloss Mews is situated at the corner of Tartan Hills Parkway at a dead end that is cued up and ready in the long term plan of Prince William County, to be cut through to a future development off of Pioneer Drive. The current political climate has shot down efforts to develop a community there, but with a state route number already on the books for Pioneer Drive, a handful of lots already owned by Brookfield Homes, and a structure marked to be saved as historic, well….the writing is on the wall.  A development is likely to happen, but who knows how far out in the future.  My buyers had all this information in hand, as well as the telephone line easement between them and what will eventually be a development.  After much research and realization that this home would be worth more at the end of a wooded cul-de-sac, they made an offer and got under contract.  They were getting a bargain.

My very lucky buyers got this home for $600,000 and got $10,000 in closing cost help.  Their home inspector had a special infrared camera that found a new roof leak that ended up being fixed prior to settlement.

If you had told me in April that I would end up selling this Canterbury on Kinloss Mews to my buyers for $600,000 I would have thought you were nuts.  Sure, I thought it was over priced at $629,500, but I figured someone would jump at $615,000.  That’s the danger of overpricing your home, even in a seller’s market.  Buyers know you are overpriced and by the time you right it, buyers then wonder why you have been on the market so long and want to take you even further down.

Price right from the get go and hire an agent that knows the factors that may affect your Braemar home’s value.  My job as a listing agent is to get the most money for your home.  As a buyer’s agent, my job is to get the best deal for my buyer.  Want me on your side?  Give me a call.  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









Relocating Buyer Chooses Braemar to Purchase a Single Family Home

Relocating Buyer Chooses Braemar to Purchase a Single Family Home

In early June, I had the pleasure of meeting a relocating couple from Connecticut.  With a couple kids, they were nervous about finding the right place to call home and not have an unreasonable commute to the job that brought them to the suburbs of D.C.  With only eight houses to show them the day our house hunt began, the choice came down to a single family home in Bridlewood or a single family home in Braemar.

The Bridlewood home was older, smaller and had one less full bathroom upstairs.  The Braemar home offered a lot more space, the third full bathroom upstairs and Corian counters instead of granite.  The list price difference was $10K…Braemar being the higher.  Well, being a Top Braemar Listing Agent, I knew the current price trend for Waverly models in Braemar.  For whatever reason, while the Bridlewood home was drawing a throng of buyers, this new Braemar listing on Noltland Castle was not drawing as big a crowd.  Probably the lack of granite counters.  And I’m being serious.  Buyers can be that petty.

My buyer and his wife thought about it over night.  The next day, he and his wife came to the office and we made an offer on the Braemar home.  What cinched the deal was showing them the amenities that Braemar has to offer.  Bridlewood didn’t stand a chance after that.

Today, July 19th (2019,) my buyer closed his deal on this Waverly model for $520,000, five thousand under list price.  Since he wasn’t asking for closing help, it made the $520,000 net competitive..  Meanwhile the Bridlewood home sold for only $3,000 less than what my buyer paid.  That Bridlewood home is still smaller, older and one less full bathroom.  My buyer made a fantastic choice and is so excited to move his family into their new home.

If you or someone you know is looking to buy or sell in Braemar, give me a call.  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



Helping a Braemar Buyer Find the Right Home

Helping a Braemar Buyer Find the Right Home

If you have read even a few of my real estate posts here on SellingBraemar.com, you already know that I work with a lot of Braemar sellers.  Listing Braemar homes is one of my favorite things to do.  However, I am a not solely a Listing Agent.  I also represent buyers.9528 Ballagan Court sold on Julu 29th  (2016) for $477,000.

In early March I met with a young family that found me through my Zillow profile.  They were looking for a Bristow Real Estate Agent and had called a couple of the top agents they found.  When it came time to pick one to list their existing home and help them find another, they chose me.

Our home search started shortly after we met.  We looked all over Bristow, Gainesville and Haymarket.  We even visited new construction in Warrenton.  Once my buyers had their existing home under contract, the pressure to decide was on.  When they saw this Braemar home at 9528 Ballagan Court, they knew they had found their next home.

9528 Ballagan--Kitchen

They submitted an offer on June 29th.  While the home was only priced at $474,900, they offered a little more to get some closing cost help.

This home sold to my buyers on July 29th, just one month later, for $477,000.  My buyers were able to get all of their closing costs paid by the seller.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037If you are looking to buy or sell in Braemar, give me a call.  No One Knows Braemar Better!

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com



December 2015 Started With the Sale of a Braemar Patio Home

December 2015 Started With the Sale of a Braemar Patio Home

What do you do when you find the home you want to buy, but have a lease in place for four to five more months?  Well, if you are working with a real estate agent that knows how mortgage payments work, you first figure out when settlement could take place where no double payments would be made.  Rent is paid for the month you are about to live in the home.  Mortgage payments are made for the month you just lived in
the home.  So if you buy a home in December, you won’t have a mortgage payment until February.  And if you are a buyer that can handle one month of double payments, you plan accordingly when making your offer.  Whatever you do, you don’t stop yourself from making an offer.  Always make the offer and see what the Seller says.

Well, my Buyer-client did exactly that.  He made his offer on this Braemar Patio home off of 12849 Rannoch ForestRannoch Forest.  The bedrooms were so much larger than the townhouses he had seen.  And the bonus was that was a fourth bedroom and full bathroom on the main level.  Problem is, after no response from the Listing Agent for a day, we knew something was up.  Turns out a cash buyer had sent in an offer as well.  How do you beat a cash offer?  Find out what the offer is and come in with a higher net price and give the seller a two hour window to respond.  That’s what we did and my Buyer beat out that cash offer with an FHA loan.

While the home had been listed for $299,000, my Buyer offered higher, building in his request for closing costs to the sales price.  Bad news for the Listing Agent, who was also the Seller, was that it didn’t appraise.  Of course, meeting LR DR--12849 Rannoch Forestthe appraiser at the property with comps and the improvements that had been done to the home probably would have helped justify the sales price in the contract.  Instead, the Seller was now in a position where if he wanted to settle on time, he needed to lower his price to the appraised value.

The settlement did take place on time, December 1, 2015.  The final sales price was $305,000.  My Buyer got all of his $9,300 of requested closing cost help. Are you looking for a home in Braemar?  Give me a call and find out why I can say with absolute confidence—No One Knows Braemar Better!

Chris Ann ClelandAssociate Broker

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com


Yet Another Braemar Townhouse SOLD!

Yet Another Braemar Townhouse SOLD!

Earlier this year I had the pleasure of listing a garage townhouse at 10153 Pale Rose Loop.  That townhouse went fairly quickly and I knew when a Buyer-Client of mine wanted to look at newly listed 10145 Pale Rose Loop, that she would have to act quickly if she wanted the home.  And that’s exactly what she did.

10145 Pale Rose Loop Sold for $302,000 on June 26, 2015.The townhouse had only been on the market for one day when we saw it on May 20th (2015.)  Within an hour, we were sitting at her kitchen table writing up an offer.  The home listed for $293,000.  Honestly, I couldn’t understand why it was listed below where my listing had sold, which was $300,000.  This one had hardwood floors on two levels and backed to the same trees.  It should at the very least go for $300,000, and I let my Buyer know that.

Because my Buyer needed closing cost assistance, a counter offer was made that increased the sales price by the closing costs needed.

Today, this townhouse at 10145 Pale Rose Loop sold for $302,000 and all of the Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037Buyer’s closing costs were paid by the Seller.  It was a very smooth transaction.

When you are ready to sell, or buy in Braemar, give me a call.  No One Knows Braemar Better!

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com


Another Braemar Single Family Home Sold!

Another Braemar Single Family Home Sold!

On July 20, 2013, I was out with a buyer-client in Braemar.  We’d seen just about everything listed in Bristow under $450,000 and were not impressed.  Either the lots were undesirable, the communities were less than appealing or the homes were outdated and attempting to take advantage of the seller’s market.  No matter how much demand there is, buyers aren’t likely to over pay for a home.

10025 Spindle Foot Court in Braemar sold for $437,500 on August 5, 2013.

We were leaving a listing on Hopper Lane when we saw a For Sale By Owner sign.  Out of curiosity, we called and asked the list price and if we could view it on short notice. The list price was $445,000.  And the sellers were happy to let us see the home right then, on three minutes notice.

It was a pipe stem lot.  Nice and private.  While modest in size, it had been well maintained.  New carpet was just installed and the paint looked fairly fresh too.  Even the deck had been given some TLC.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037The next day, my Buyer made an offer on the home.  After a quick back and forth, all parties were in agreement.  It was a cash deal and slotted to settle in two weeks.  That’s a fast turn around!  In the world of Bristow-Gainesville real estate, most deals close within an average of about forty days.

This Stanford model by Ryan, with four bedrooms, two full and two half bathrooms and a partially finished walk out basement, sold on August 5, 2013 for $437,500.   

If you know someone who is interested in buying or selling in Braemar, give me a call.  No one knows Braemar better!

Chris Ann Cleland, Associate Broker-Licensed in Virginia, Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com


Everyone Wants to Be Home for the Holidays

Everyone Wants to Be Home for the Holidays

There is something magical about this time of year.  The approach of Thanksgiving, Christmas and New Year’s Eve put a palpable electricity in the air.   You feel it at the grocery store, the mall and even in the real estate market.

Most people don’t believe it, but November and December are great times to sell your Braemar home.  There are families that are always relocating to our area.  And even some native Northern Virginians just get the bug to be HOME for the holidays.

Purchasing a home this time of year is a great event.  The big problem is that sellers tend to hold off for the spring market.  This means fewer homes to choose from, which actually puts the advantage of negotiations in the sellers’ hands. 

If you have been thinking of putting your Braemar home on the market, I can assure you there are buyers out there just waiting to snatch it up before the end of the year.  Call me for a free market analysis of your Braemar home’s value and I’ll tell you all about the historical price bump we see this time of year.  Remember, no one knows Braemar better!

Chris Ann Cleland, Associate Broker-Licensed in VA, Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com, www.NVARealEstate.net, www.SpeakingOfHomes.net

What Can Braemar Buyers and Sellers Expect When Dealing with a Short Sale?

What Can Braemar Buyers and Sellers Expect When Dealing with a Short Sale?

 Braemar buyers and sellers have many questions when it comes to Short Sales.  And as a Northern Virginia Short Sale Agent that’s been listing and selling Short Sales since 2007, I have answers.  These answers are specific to the experiences I have had since my first Bramear Short Sale in the fall of 2007.  I have been tracking my Short Sale statistics, and they reveal some interesting answers.

First question most people have when it comes to a Short Sale is:  What percentage of market value will a Short Sale Bank accept?  That answer is one I usually answer by my gut with a quick 95%.  Looking at what percentage of list price my Short Sale listings garner when they sell says my gut is right on target.  For starters, I don’t price my Northern Virginia Short Sales below market value.  I don’t see the point.  Banks want market value.  So when I see that my Short Sales are selling for an average of 98%, I am not surprised in the least.  By the way, the lowest percentage of list price one of my Short Sales sold for is 92%.  Highest is 110%.

The second most popular question when it comes to Short Sales comes from sellers:  How many days does it take to get a Short Sale under contract?  Short Sale Sellers often worry that getting their home under contract will take six months because buyers will avoid their home because of the Short Sale aspect.  On average, my Short Sale listings go under contract in 41 days.  That’s about six weeks!  And the median time frame is 22 days. 

The third question is a critical one:   How many long does it take to get a Short Sale approvedAgain, there is a ton of bad news in the marketplace.  I am here to tell you that on average, my Short Sales get approved 60 days after the contract is written.  That’s a number that comes from both one loan and two loan Short Sales.  If I break those numbers out, one loan Short Sales get approved in an average of 48 days.  Two loan Short Sales get approved in an average of 58 days.  The news is not nearly as bleak as you think…at least when you are dealing with an experienced Northern Virginia Short Sale Agent.

The final question is just as critical as the third:  How long does it take for a Short Sale to go to settlement?  This answer obviously includes the time frame it takes for approval and then some.  Typically, buyers will not have their inspection, or start their loan processing until a Short Sale is approved.  Generally, a Short Sale contract will allow a buyer 30 days from approval to get to settlement.  On average, from contract to closing, my Short Sales take 85 days. 

So there you have it.  All the answers to Short Sales you wanted.  But remember, those are statistics specific to MY Short Sale business.  So if you want these results, give me a call.

Chris Ann Cleland, Associate Broker–Licensed in Virginia, Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com