Braemar End Unit Piggyback Townhouse: Under Contract in 6 Days!

Braemar End Unit Piggyback Townhouse: Under Contract in 6 Days!

On September 26th, it was my pleasure to introduce 13036 Bathgate Way to the Braemar marketplace.  Priced at $355,000, we were optimistic about what we had to offer, but were entering the market competing against two other piggyback townhouses and one patio home that had yet to be chosen.  Didn’t even realize that we hit the market the same day as yet another piggyback style townhouse.  The next door neighbor was a competitor and it had been on the market since late August.  The market wasn’t gobbling up everything right away.  

This is where my seller excelled.  She did everything that she could to make her property marketable.  She painted it inside and took care of wood rot and trim outside.  She even made a fall wreath for the door.  She would have me over to look at the progress and I would give her more pointers.  The last trip over with last minute tips was the one where I thought she would open a window and throw me out.  I suggested removing more of her furniture and rearranging how it was laid out.  This meant more heavy lifting.  No seller likes hearing suggestions when they feel worn down to a nub.  My seller, however, was a champ.  She trusted what I was saying about the market changing and that if she wanted to get this done quickly, she had one chance to make a first impression.

The day I showed up to meet the photographer my seller had transformed her living area by removing the pieces I suggested and rearranging the furnishings.  The home was clean as a whistle and ready to say cheese for the photographer.  After fourteen in this business, I know that professional marketing makes all the difference in getting chosen over your competitors, getting your price, and most importantly keeping your price through the appraisal process.  I hire professionals to take the photos and even hire professionals to install the yard sign.  It is not unusual for my sign to be sitting straight and sturdy next to a flimsy, self-installed post.  I am happy to put my own money where my mouth is and hire out these services and even bring in my own staging items to make a house look more welcoming.  And of course, it my ultimate pleasure to feature my Braemar listings on my Braemar blog.

Our existing three competitors and the one that hit the market the same day as us are still on the market.  Meanwhile, my seller got two offers within four days.  It just took two additional days to button up the deal with the buyer that was the most attractive to the seller.

If everything goes as planned, I’ll be back on Halloween to tell you that this end unit beauty has sold and give you the final details.  In the meantime, when it is time to sell your home, I would be delighted to get the same results for you.  No matter the market, you don’t get a second chance to make a first impression on buyers or the appraiser.  Hire the best to get the job done right.  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

 

Just Listed: End Unit, Piggyback Townhouse for $355,000

Just Listed: End Unit, Piggyback Townhouse for $355,000

If a Braemar buyer is budget limited, but needs a two car garage, sometimes the only thing that works are the piggyback townhouses.  These are attached at the back and sides and are the only attached homes in our neighborhood with two car garages.

I am pleased to introduce you to 13036 Bathgate Way.  It hit the market on September 26th priced at $355,000.  Let me tell you a bit about it.

For starters, in this floor plan, whether in come in the west facing front door, or enter from the south facing garage, you enter into the basement.  Here you find finished space large enough for a living area, exercise equipment, or even a home office.  Of course, noticing the full bathroom on this basement level, you may want to make it a flex space with a pull out sofa for an easy guest space.

The main level is light and bright with an entire side of the home with south facing windows in the living room/den.

The dining room is an area with west facing windows, giving you a great view of the sunset from the dining room/kitchen area.

And cook will love the kitchen with plenty of Corian counter space, stainless appliances and gas cooking.  

Upstairs is where you will find the expansive master suite and adjoining spa-like bathroom.  It’s also where you will find two oversized townhouse bedrooms (10 x 12.)

Other conveniences about this home to keep in mind are: a bathroom on every level, upper level laundry and no yard to maintain.  All that, and basic cable/internet through RCN are provided as part of your HOA dues.

This is a spacious and bright place to call home, located in the Patriot High district.  It is not likely to last very long.  If you know someone who is interested, please share or have them get in touch with me for a tour.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster Real Estate

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

www.UncompromisingValues.com

Braemar Piggyback Quarterly: April-June 2019 (2nd Quarter)

Braemar Piggyback Quarterly: April-June 2019 (2nd Quarter)

This is the first Saturday I’ve had free since May.  The Birstow real estate market has been insanely busy.  Not just weekends either.  Every single day has been dominated by buyer tours, listing appointments, staging, inpsections, and settlements.  It’s nice to have a day to relax….which of course to me means putting out another Braemar Piggyback Quarterly.  As a Top Braemar Listing Agent, putting together market reports for our neighborhood is actually enjoyable for me.

This particular report does focus on sales of Braemar Piggyback townhouses during the second quarter of 2019.  Piggyback townhouses, in case you aren’t familiar, are the tgarage townhouses in Braemar that are attached at the back.  That means they have no back yard like traditional townhouses.  Of course, what they lack in back yard, they make up with generous bedroom sizes and the two car garages.

There were two Braemar Piggyback townhouses that sold between April and June.  The details of those sales are listed below.

Taking these two sales and combining them with the entirety of the previous twelve months of Piggyback townhouse sales, the six and twelve month data points change.  Here’s what they look like at this point in time:

Looking at the sold prices, we see the six month average is about 1% higher than the twelve month average.  Meanwhile, the six month median sold price is exactly the same as the twelve month median.  While Braemar Piggyback townhouses may have increased a tad in average sold price, the median sold price shows very stable values.

Seller subsidy (closing cost assistance to buyers) is super stable as well.  There is very little change between the six month average compared to the twelve month average.  The six month median and twelve month median are both zero.  In this low inventory/high demand market, many buyers are having to forego asking for closing cost help to be competitive.

Days on market is a tricky category to analyze since our new MLS calculates this value differently.  Since we changed to a new MLS in November, we are still comparing apples and oranges.  It won’t be until the first report in 2020 that we have a real comparison in marketing time from the short term to the long term.  This report indicates that the average marketing time has decreased slightly in the six month average compared to the twelve month average, but the median marketing time remains exactly the same.

If you placed your Braemar Piggyback townhouse on the market, priced to current conditions, you could expect to be under contract and well on your way to settlement in a little over forty days.  You could also expect that if you had a closing cost request from your buyer, it may be as little as 1% of the sales price.

The next Braemar Piggyback Quarterly will be out in October.  Until then, when the time comes to sell your Piggyback townhouse, 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

www.SellingBraemar.com

www.UncompromisingValues.com

 

 

 

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

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

Not only is the first quarter of 2019 firmly behind us, but so is the first third of the second quarter.  Kids will be out of school before you know it.  Families will go on vacation and right about July and August, our Braemar real estate market will slow down.  It’s been such high demand and low supply for months that I think some sellers are taking it for granted.  The good news is that there is still time to get your home on the market before the dog days of summer.

Right now, it’s time for another Braemar Piggyback Quarterly.  This report focuses on resales of the back to back townhouses in our neighborhood.  What they lack in the absence of a back yard, they more than make up for with the two car garages and large bedroom sizes.

Looking back at the first quarter of 2019, only one Piggyback townhouse in Braemar sold.  It sold for $330,000.  The details of that sale are below.

Even though there is only one Piggyback townhouse sale to report this quarter, when it is placed with the previous three quarters of sales, we get a chance to see updated six and twelve month data points.

Seeing that the six month average and median sold prices are both higher than their twelve month counterparts, we see that Piggyback townhouse values are increasing. Not surprising given the high demand and scant supply we are seeing in our Braemar marketplace.

Another thing common in a seller favored market is dwindling seller subsidy (closing cost assistance to buyers.)  It is not a surprise to see the six month average and median seller subsidy values falling below the twelve month average and median values.

Now we come to days on market, or as I like to call it – marketing time.  When we switched to our new MLS in November, their method for counting days on market was different.  However, after many complaints from the subscribing agents, this new MLS has decided to keep consistent with how we had been counting days on market before.  Whew!  That said, seeing increases in both the six month average and median marketing times, compared to the respective twelve month values, is not what I was expecting.  Seems Piggyback townhouses take some time to snatch up their buyers and it is getting to be a little longer than the traditional townhouses in Braemar.

If you placed your Braemar Piggyback townhouse on the market, priced to current conditions, you could expect it to be under contract in less than three months. (Honestly, I would be shocked if I placed a Braemar Piggyback townhouse on the market and it took more than two weeks to sell it.) You could also expect you may have to give about 1% of the sales price in closing cost help.

The next Braemar Piggyback Quarterly will be out in July.  Until then, if you want to take advantage of our high market demand and list before July and August, give me a call.  It’s my job to maximize your profit.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster Real Estate

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

www.UncompromisingValues.com

 

Braemar Piggyback Quarterly: October-December 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 Piggyback Quarterly: July-September 2018 (3rd Quarter)

Braemar Piggyback Quarterly: July-September 2018 (3rd Quarter)

It is time for another Braemar Piggyback Quarterly, detailing sales of Braemar Piggyback townhouses in the third quarter of 2018.  If you are wondering what a piggyback townhosue is, they are not only attached on the sides, but along the back too.  They have no back yards, like traditional townhouses, but have larger bedrooms than a traditional townhouse.  They also have two car garages.

There was one Piggyback townhouse that sold during the third quarter.  Details are below:

That sale alone doesn’t tell us much.  When we take this sale and put it in with the last year of Braemar Piggyback townhouse sales, we do get a chance to look at six and twelve month data points.  Current trends are found in the six month data points compared to the twelve month data points.  These are the current six and twelve month average and median values for Braemar Piggyback townhouses.

For starters, the most recent sale is well above the six month average and median sold prices.  That’s great news.  For trends, the six month average and median sold prices are higher than the twelve month average and median sold prices.   That means values of Braemar Piggyback townhouse are still pushing up.

When it comes to seller subsidy (closing cost assistance to buyers) the six month average is about the same as the twelve month average.  The six month median is a little lower than the twelve month median.  Right now, it seems Braemar buyers are still expecting closing cost help.  And the most recent sale would indicate it could be worse than the average or medians above.

The days on market (marketing time) has increased a little in the six month average compared to the twelve month average.  However, there is a larger increase in the six month median compared to the twelve month median.  Seems it is taking longer to sell Braemar Piggyback townhouses.

If you placed your Braemar Piggyback townhouse on the market, priced to current conditions, you could expect it to be under contract in about a month or a month and a half.  You could also expect to pay about 1.5% of the sales price in closing cost help to the buyer.

The next Braemar Piggyback Quarterly will be out in January.  Until then, don’t count our fall market.  If you want to know what your home is worth right now, give me a call at 703-4002-0037.  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: April-June 2018 (2nd Quarter)

Braemar Piggyback Quarterly: April-June 2018 (2nd Quarter)

Don’t you wish winter went by as fast as summer does?  We are about halfway through the summer, yet it feels like it just started.  Time flies when you are having fun.

Since we are past the end of June, it is time for another Braemar Piggyback Quarterly.  This report focuses on sales of piggback townhouses in our neighborhood.  These townhouses are not only attached on the sides, but along the back too.  They have no back yards, like traditional townhouses, but also have larger bedrooms than a traditional townhouse.  They also have two car garages.

During the second quarter, there were two Braemar Piggyback townhouses that sold.  Details of those sales are below:

When we take these sales and combine them with our rolling twelve month’s worth of Piggyback townhouse sales, here’s what we find when we update our six and twelve month values:

The six month average and median sold prices have slipped below the twelve month average and median sold prices.  That’s not great, but considering one of the two sales listed above is above both of the six month values, I’m not about to panic.  Seller subsidy (closing cost assistance from seller to buyer) is the same in the six and twelve month median, but the six month average seller subsidy is a little lower than the twelve month average.  That means buyers are willing to go without all of their closing costs being paid by the seller, just to get an offer accepted in this seller’s market.  Marketing time is about the same when looking at the six month values compared to the twelve month values.

If you placed your Braemar Piggyback townhouse on the market, priced to current conditions, you could expect your home to be under contract in about three weeks.  You may also have to pay about 1/2% of the sales price in closing cost assistance to the buyer.

The next Braemar Piggyback Quarterly will be out in October.  Until then, when you want to know how the current market is affecting your home’s value, give me a call at 703-402-0037.  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: January-March 2018 (1st Quarter)

Braemar Piggyback Quarterly: January-March 2018 (1st Quarter)

It is time for another Braemar Piggyback Quarterly market report.  In this report, we’ll look back at what happened in the first quarter of 2018 with regard to Braemar Piggyback townhouses.  We’ll also see how values are doing in the last six months and the last year.

If you aren’t familiar with what exactly a Braemar Piggyback townhouse is, allow me to explain.   These townhouses are not only attached on the sides, but along the back too.  They have no back yards, like traditional townhouses, but also have larger bedrooms than a traditional townhouse.  They also have two car garages.

Unfortunately, there were no Piggyback townhouses in Braemar that sold in the first three months of the year.  However, that doesn’t mean we don’t updated data points to investigate. When we drop the first quarter of 2017 from our collection of Braemar Piggyback sales, our six and twelve month average and median values freshen up to look like this:

Generally, I don’t like seeing six month average and median values falling below the twelve month average and median values.  It is an indication that values could be falling.  However, since there weren’t any new sales to throw into this mix from the first quarter of 2018, we’ll have to wait and see what the second quarter brings us.  After all, the majority of Braemar real estate is on the rise, given the lack of inventory and continued, strong buyer demand.

If you did place your Braemar Piggyback townhouse on the market, priced to current conditions, you could expect it to be under contract in about three weeks time.  You could also expect to pay $4,000 to $5,000 in seller subsidy (closing cost assistance.)

The next Braemar Piggyback Quarterly will be out in July and will cover activity from the second quarter.  Until then, if you want to get a more specific idea of your Braemar home’s value, give me a call.  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 2017 (4th Quarter)

Braemar Piggyback Quarterly: October-December 2017 (4th Quarter)

The New Year is off to a great start.  Better still, the end of 2017 was nothing to sneeze at when it comes to the Braemar real estate market.  Right now, it is time for another Braemar Piggyback Quarterly.  To begin, let’s define a Braemar Piggyback home.  These townhouses are not only attached on the sides, but along the back too.  They have no back yards, like traditional townhouses.  They also have two car garages.

There were three Braemar Piggyback townhouses that sold in the fourth quarter of 2017.  The sales are detailed below:

When you take these sales from the fourth quarter and throw them into our rolling six and twelve month values, we find that values are fairly steady.  The six month average sold price is higher than the twelve month average, but the twelve month median is a tad lower than the twelve month median.  This is stability.  It is also seen in the seller subsidy and DOM (days on market.)

If you were to put your Braemar Piggyback townhouse on the market, you could expect it to be under contract in about a month.  You could also expect to give about $2,000 in closing cost help to your buyer, maybe a bit more.

The next Braemar Piggyback Quarterly will be out in April.  Until then, give me a call if you want to know the value of your own Braemar Piggyback townhouse.  Since 2005, No One Knows Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

Braemar Piggyback Quarterly: July-September 2017 (3rd Quarter)

Braemar Piggyback Quarterly: July-September 2017 (3rd Quarter)

If I were to guess what a lot of Braemar home owners were doing this weekend, I would guess shopping.  The Black Friday weekend ushers in the shopping frenzy to Christmas.  While you may be focused on the fourth quarter activities, this Braemar Piggyback Quarterly report is going to take you back to the third quarter.

Before we begin, let me tell you what defines a Braemar Piggyback townhouse.  These are the townhouses with two car garages, attached at the sides and back.  They have no back yard, like traditional townhouses.

There were three Braemar Piggyback townhouses that sold between the beginning of July and end of September.  Those sales are detailed below.

When we take these sales and freshen up our rolling six and twelve month data points, we find that everything from sold prices, seller subsidy and marketing time are remaining stable.

If you placed your Braemar Piggyback townhouse on the market, priced to current conditions, you could expect it to be under contract in a little more than a month.  You also may not have to pay a dime in closing cost help to your buyer.

The next Piggyback Quarterly will be out in the new year.  Until then, when you are ready to sell your Braemar home, give me a call at 703-402-0037.  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