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

 

 

 

Braemar Piggyback Quarterly:  April-June 2017 (2nd Quarter)

Braemar Piggyback Quarterly:  April-June 2017 (2nd Quarter)

Do you look forward to Friday?  If you have a Monday through Friday job, I bet you do.  Of course the kids enjoying their summer vacation (likely at the Braemar pools) are probably starting to lose track of what day of the week it is.  From the eyes of this Braemar Real Estate Agent, Fridays are not a day that is distinguishable from most.  Weekends are some of the busiest times a real estate agent encounters.  Of course this Friday, I’m plugging away at my Braemar market reports.  This one is the Braemar Piggyback Quarterly.

Before we get started, let’s clear up what we are talking about when we say piggyback.   Braemar Piggyback Townhouses are attached side-to-side and back-to-back.  While they do not offer back yards, they offer large bedrooms and a two car garage.  

Unfortunately, there were no sales of Braemar Piggyback townhouses in the second quarter.  That, however, does not mean I am not going to be able to give some updated value information.  This is the exact reason I started adding rolling six month and twelve month values.  So let’s see what the updated six month and twelve month values tell us.

The six month average and median sold prices (being the same value) are above the twelve month average and median sold prices.  That’s good news.  You want to see those shorter term numbers above the longer term numbers.

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, maybe longer.  Right now there are two Braemar Piggyback townhouses for sale that have been on the market from  35 to 41 days.  There is yet another that went under contract in 35 days.  You may also be lucky enough to pay no closing cost help to the buyer.

The next Braemar Piggyback Quarterly will be out in October. Until then, if you want to know how pending sales or current market conditions are affecting your specific home’s value, call me at 703-402-0037.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland

 Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

www.UncompromisingValues.com 

 

 

Braemar Piggyback Quarterly: January-March 2017 (1st Quarter)

Braemar Piggyback Quarterly:  January-March 2017 (1st Quarter)

Are you as happy as I am that it is sunny today?  Too many dreary days in a row bring me down.  Guess I should enjoy this sun while I can.  The extended forecast for Bristow had shown a lot of cloudy days coming up, but I just looked and it seems that some of those days are now showing as partly sunny.  We’ll have to wait and see what Mother Nature gives us.  Predicting the weather may be similar to predicting real estate values.  You can say exactly what is going to happen, but you can have a pretty good idea.

In this Braemar Piggyback Quarterly we will look at the most recent sales activity and how that compares the six and twelve month values compiled.  Of course, let me explain what type of home we are referring to when we say Piggyback.   Braemar Piggyback Townhouses are attached side-to-side and back-to-back.  While they do not offer back yards, they offer large bedrooms and a two car garage.  

There was one Braemar Piggyback townhouse that sold in the first quarter of 2017.  It was located at 12760 Brewland Way and was an end unit, so it had a nice side yard to offer.  It listed for $329,500 and sold for $317,000.  It also took 31 days for it to go under contract.  How does that compare to the six and twelve month values we have?

While there are only two values for the total of the six month period, the most recent sale at $317,000 being one of those, it appears the most recent sale is pulling values up.  The average six month sold price (and median) was $312,300.  The average twelve month sold price was $302,263.  The median sold price in the last twelve months was $308,800.  That makes it obvious that this most recent sale is indeed pulling values up.

If you placed your Braemar Piggyback townhouse on the market, priced to current conditions, you could expect it to take 20 to 36 days to go under contract.  You could also expect to pay some closing cost help.  The most recent $4,125 average seller subsidy number found in the last six months is probably a great place to set expectations.  Lack of inventory has lead to more buyer competition.  And when buyers compete in real estate, requests for closing cost help often diminish or disappear entirely.

The next Braemar Piggyback Quarterly will be out in July.   Until then, if you want to take advantage of the increased buyer demand in Braemar, give me a call.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland

 Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

www.UncompromisingValues.com 

Braemar Piggyback & Patio Quarterly: October-December 2016

Braemar Piggyback & Patio Quarterly:  October-December 2016

We have officially hit bitter cold winter temperatures.  I was out showing property this afternoon in Marshall, VA and I think I went numb.  When I say I was showing property, I mean land with no heated structure.  At this moment, I am quite content to be sitting in front of my computer, typing another Braemar Piggyback & Patio Quarterly.  or those who aren’t familiar with these types of home styles, Braemar Piggyback Townhouses are attached side-to-side and back-to-back.  While they do not offer back yards, they offer large bedrooms and a two car garage.  Braemar Patio Homes are also known as quads.  Each is attached at the side, back and corner to another Patio Home.  They have two levels, also offering large bedrooms and a modest side yard.

Braemar Piggyback TownhousePIGGYBACK

Unlike the third quarter of 2016 when five Piggyback Townhouses sold in Braemar, only one sold in the fourth quarter of 2016.  That’s one less than sold in the fourth quarter of 2015.  The sales price of our one Piggyback sale was $307,600.  That is higher that average sales prices from last quarter and last year.  However, it is lower than the high sales price last quarter.  We’ll have to see more sales in the first quarter, possibly into the second quarter, to see where values are heading.  My gut tells me they are holding steady.

Braemar Piggyback Values, 4th Quarter 2016

If you placed your Braemar Piggyback townhouse on the market, priced to current conditions, you could expect it to be under contract in 41 days.  You could also expect to pay over 2.5% of the sales price in closing cost help for the buyer.

PATIO

Braemar Patio HomeJust like the fourth quarter of 2015, the fourth quarter of 2016 gives us only one Patio Home sale in Braemar.  There were fives sales in the third quarter of 2016.  The one sale we did have between October and December was for $300,000.  That is lower than the averages of last quarter and last year.  However, it is not lower than the low sales price from last quarter.  Just like the Piggyback Townhouses, we’ll have to get past the first quarter, possibly the second, to see where values are heading.

Braemar Patio Home Values, 4th Quarter 2016

If you placed your Braemar Patio Home on the market, priced to current conditions, Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037you could expect it to be under contract in 28 days.  You could also expect to pay 3% of the sales price in closing cost help for the buyer.

The next Braemar Piggyback & Patio Quarterly will be out in April and will details sales from the first quarter of 2017.  Until then, when it is time to sell your Braemar home, give me a call for a free market analysis.  Since 2005…No One Knows Braemar Better!

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com

 

Statistics compiled using MRIS (Metropolitan Regional Information Systems.)

 

Braemar Piggyback & Patio Quarterly: July-September 2016

Braemar Piggyback & Patio Quarterly:  July-September 2016

It is time for another Braemar Piggyback & Patio Quarterly.  In case you aren’t familiar with these types of home styles, Braemar Piggyback Townhouses are attached side-to-side and back-to-back.  While they do not offer back yards, they offer large bedrooms and a two car garage.  Braemar Patio Homes are also known as quads.  Each is attached at the side, back and corner to another Patio Home.  They have two levels, also offering large bedrooms and a modest side yard.

Braemar Piggyback TownhousePIGGYBACK

There were five piggyback townhouses that sold in the third quarter of 2016.  That’s four more than last quarter and two more than we saw last year.  The average of all five sales gives us our new average market value of $303,800.  That is over a 10.5% increase in average value since last quarter and a 3.5% increase in average value since last year.piggyback-3q-2016-really

If you placed your Braemar Piggyback townhome on the market, priced to current conditions, you could expect it to be under contract in an average of 18 days.  You could also expect to pay an average of 2.5% of the sales price in closing cost help to the buyer.

Braemar Patio HomePATIO

There were five patio homes that sold in the third quarter this year.  That’s three more than last quarter and one less than last year.  The average of all five sales gives us our new average market value for Braemar patio homes of $304,800.  That’s an increase of over 2.5% in average value since last quarter and an increase of 1% of average value since last year.

patio-3q-2016-really

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037If you placed your Braemar Patio home on the market, priced to current conditions, you could expect it to be under contract in just under one month.  You could also expect to pay an average of about 1.5% of the sales price in closing cost help to the buyer.

The next Braemar Piggyback & Patio Quarterly will be out in January and will details sales from the fourth quarter.  Until then, when it is time to sell your Braemar home, give me a call for a free market analysis.  Since 2005…No One Knows Braemar Better!

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com

Braemar Piggyback & Patio Quarterly: April-June 2016

Braemar Piggyback & Patio Quarterly:  April-June 2016

We are well into summer in Braemar.  Seems this time of year always goes by a lot faster than any of us would like, particularly the kids who are enjoying their summer vacation from school.

Right now, we are going to take a look back at the second quarter sales activity for Braemar Piggyback and Patio homes.  In case you aren’t familiar with these types of home styles, Braemar Piggyback Townhouses are attached side-to-side and back-to-back.  While they do not offer back yards, they offer large bedrooms and a two car garage.  Braemar Patio Homes are also known as quads.  Each is attached at the side, back and corner to another Patio Home.  They have two levels, also offering large bedrooms and a modest side yard.

Braemar Piggyback TownhousePIGGYBACK

There was only one sale of a Braemar Piggyback townhome in the second quarter, unlike the two sales that happened in the first quarter this year.  Still, it is better than the activity we had in the second quarter of 2015, which was none.  This recent sale is nearly 4% lower than the average sales price last quarter.  Unfortunately, the recent sale is also lower than the lowest price last quarter.  We will have to keep an eye out in future reports to see where Braemar Piggyback values go long term.

Braemar Piggback Townhouse Values, 2nd Quarter 2016

If you placed your Braemar Piggyback townhome on the market, priced to current conditions, you could expect that it would be under contract in as little as three days.  You could also expect to pay 3% of the sales price in closing cost assistance to the buyer.

PATIO

There were two sales of Braemar Patio homes in the Braemar Patio Home in Braemarsecond quarter.  This is one less sale than we saw last quarter and one less than we saw in the second quarter last year.  The average sales price of a Braemar Patio home is now $297,000.  That’s a drop in value of nearly 1/2 of 1% since last quarter and a drop of over 5% in value since last year.  I am hopeful, given market demand, that these values will be coming up in future reports.

Braemar Patio Home Values, 2nd Quarter 2016

If you placed your Braemar Patio home on the market, priced to current conditions, you could expect it to be under contract in an average of eighteen days.  You could also expect pay an average of under 1% of the sales price in closing cost help to the buyer.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037The next Braemar Piggyback & Patio Quarterly will cover the third quarter of 2016 and will be out in October.  Until then, when you are ready to sell your Braemar home, call me for a free market analysis.  No One Knows Braemar Better!

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com

 

Statistics compiled by Chris Ann Cleland, using the MRIS (Metropolitan Regional Information System.)

Braemar Piggyback & Patio Quarterly: January-March 2016

Braemar Piggyback & Patio Quarterly:  January-March 2016

It is time for another Braemar Piggyback and Patio Quarterly, giving an overview of home sales for the first quarter.  For clarification, Braemar Piggyback Townhouses are attached side-to-side and back-to-back.  While they do not offer back yards, they offer large bedrooms and a two car garage.  Braemar Patio Homes are also known as quads.  Each is attached at the side, back and corner to another Patio Home.  They have two levels, also offering large bedrooms and a modest side yard.

PIGGYBACK

Braemar Piggyback TownhouseThere were two Piggyback townhouses that sold between January and March.  The high sales price was $288,000, while the low was $282,900.  That means a decrease in average market value of not even 1/2 of 1% since last report.  The difference compared to last year is an increase of 23% in average market value.  That’s not to say your Piggyback townhouse in Braemar went up 23% in value since last year.  Last year’s one sale was what I would call an outlier.  It was such a low value that it does not compare to other sales.   The comparison to last report is more an indicator of the stability of Piggyback townhouse values.

Piggyback Townhouse Values, January-March 2016

If you placed your Braemar Piggyback townhouse on the market, priced to current conditions, this report does indicate that your home would be under contract in an average of just over two months.  You could also expect to pay an average of 3% of the sales price in closing cost help to the buyer.

PATIO

Braemar Patio HomeWith three sales of Patio homes in the first quarter, we had what I would call a decent amount of activity.  That’s unlike the fourth quarter last year where we had one sale, or the first quarter of 2015 where we had no sales.  High sales price was $300,000 and the low sales price was $295,000.    The average sales price of $298,167 is a decrease in value of 2% since last report.  Again, there is no comparison to last year, as there were no sales in the first quarter of 2015.

Patio Home Values, January-March 2016

If you placed your Braemar Patio home on the market, priced to current conditions, you could expect it to be under contract in an average of just over two months.  You could also expect to pay an average of 1/10th of 1% of the sales price in closing cost help to the buyer.  That’s hardly anything.  Buyers for Braemar Patio homes are being very competitive right now and not asking for much in closing cost help.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037The next Braemar Piggyback & Patio Quarterly will cover the second quarter of 2016 and will be out in July.  Until then, when you are ready to sell your Braemar home, call me for a free market analysis.  No One Knows Braemar Better!

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com

 

Statistics compiled by Chris Ann Cleland, using the MRIS (Metropolitan Regional Information System.)

Braemar Piggyback & Patio Quarterly: October-December 2015

Braemar Piggyback & Patio Quarterly:  October-December 2015

Braemar may be getting its first snow this coming Friday.  The prediction I heard today was anywhere from two to twnety-four inches.  That gives the forecaster a large margin of error.  Of course, they are FOREcasting.  In the Braemar market reports I prepare, I am looking to the most recent sales to give you an idea where your home’s value may fall in the future.

This particular report will focus on the fourth quarter of 2015 and the Braemar Piggyback and Patio homes sold during that time.  We’ll compare to last report (July-September 2015) and last year (October-December 2015.)  For clarification, Braemar Piggyback Townhouses are attached side-to-side and back-to-back.  While they do not offer back yards, they offer large bedrooms and a two car garage.  Braemar Patio Homes are also known as quads.  Each is attached at the side, back and corner to another Patio Home.  They have two levels, also offering large bedrooms and a modest side yard.

Braemar Piggyback TownhousePIGGYBACK

There were two Piggyback townhouses that in the fourth quarter.  The fact that there were two sales is great because there were none in the entire fourth quarter of 2014.  The high sold of $295,000 and the low sold price of $278,000 were both lower than what we saw last quarter.    The average sold price of 286,500 is down over $7,000 since last quarter.  At the time of this report, there is one Piggyback townhouse for sale, listed for $289,900.

Piggyback Values, 4th Quarter 2015

If you placed your Braemar Piggyback townhouse on the market, priced to current market conditions, you could expect it to be under contract in an average of 48 days. You could also expect to pay 2% of the sales price in closing cost help to the buyer.

PATIO

Only one Braemar Patio home sold in the fourth quarter, same as we saw in 12849 Rannoch Forest is the Braemar Patio Home that actually sold this report.the fourth quarter of 2014.  The good news is that sold for more than $7,000 higher than what we saw last year–$305,000.   Using this as a place holder for average value, it is even higher than the average we had in the third quarter with six sales to report!

Patio Home Values, 4th Quarter 2015

If this sale is any indication, you could expect it to take about two and a half months to get your Patio home under contract.  You may also be expected to pay 3% of the sales price in closing cost help on behalf of the buyer.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037The next Braemar Piggyback & Patio Quarterly will cover the first quarter of 2016 and will be out in April.  Until then, when you are ready to sell your Braemar home, call me for a free market analysis.  No One Knows Braemar Better!

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com

 

Statistics compiled by Chris Ann Cleland, using the MRIS (Metropolitan Regional Information System.)

Braemar Piggyback & Patio Quarterly: July-September 2015

Braemar Piggyback & Patio Quarterly:  July-September 2015

There is an excitement in the crisp fall air as we start to see Christmas decorations springing up around the neighborhood.  Thanksgiving is this week and I feel completely unprepared, but that’s a good thing.  It means I’ve been busy selling Braemar homes.


Right now, it’s time for the third quarter report for Braemar Piggyback and Patio homes.
 We will make comparisons looking back to last report (April-June 2015) and last year (July-September 2014.)   For clarification, Braemar Piggyback Townhouses are attached side-to-side and back-to-back.  While they do not Piggyback Townhouse in Braemaroffer back yards, they offer large bedrooms and a two car garage.  Braemar Patio Homes are also known as quads.  Each is attached at the side, back and corner to another Patio Home.  They have two levels, also offering large bedrooms and a modest side yard.

PIGGYBACK

There were three Braemar Piggyback townhouses that sold in the third quarter.  That’s better than last report  and even last year when we saw none.  The high sold price was $299,000 and the low was $287,000.  The average of all three gives us our new average market value for Braemar Piggyback townhomes of $293,667.  The activity alone is enough to make me smile.  We’ll have to wait for more sales, hopefully in the fourth quarter, to get a feel for the direction market values are heading.

Piggback Q3 2015

If you did place your Braemar Piggyback townhouse on the market, priced to current conditions, this report indicates it would be under contract in an average of 52 days.  You could also expect to give an average of about 1.5% of the sales price in closing cost help to the buyer.

PATIO

Braemar Patio HomeWe saw double the amount of sales activity in Braemar Patio homes this quarter, compared to Piggybacks.  There were six sales between July and September.  The high sold price was $319,000 and the low sold price was $255,899.  The average of all six gives us our new average market value for Braemar Patio homes of $301, 717.  This means our average market value for Braemar Patio homes has decreased by over 3.5% since last report and decreased by over 2.5% compared to last year.

Patio 3Q 2015

If you placed you Patio home on the market, priced to current conditions, you could expect it to be under contract in an average of 28 days.  You could also expect to give an average almost 1% of the sales price in closing cost help to the buyer.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037The next Braemar Piggyback & Patio Quarterly will cover the fourth quarter of 2015 and will be out in January.  Until then, when you are ready to sell your Braemar home, call me for a free market analysis.  No One Knows Braemar Better!

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com

 

Statistics compiled by Chris Ann Cleland, using the MRIS (Metropolitan Regional Information System.)

Braemar Piggyback & Patio Quarterly: April-June 2015

Braemar Piggyback & Patio Quarterly:  April-June 2015

Has anyone else noticed how relatively mild our summer has been in Bristow?  Sure, there have been days of extreme heat and humidity that makes you feel you are in a sauna, but there have been a lot of mild days for July.  Today, for instance, I didn’t notice any humidity.  Eighty-eight degrees feels totally different with low humidity.

As far as real estate in our community of Braemar has been concerned, the activity has been fairly low key.  Buyer demand is not the insane pace it was last year, so we are experiencing a more stable market.  Let’s take a look at the second quarter of the year and see what happened to values of Braemar Piggyback and Patio homes.  For clarification, Braemar Piggyback Townhouses are attached side-to-side and back-to-back.  While they do not offer back yards, they offer large bedrooms and a two car garage.  Braemar Patio Homes are also known as quads.  Each is attached at the side, back and Piggyback Townhouse in Braemarcorner to another Patio Home.  They have two levels, also offering large bedrooms and a modest side yard.

PIGGYBACK

Unfortunately, there were no sales of Braemar Piggyback townhouses in the second quarter.    So we still have only the one sale from last report, to use as a comparable.  However, there was one Piggyback townhouse under contract that will settle in the third quarter.  It was listed for $299,000, so maybe values will be steady compared to last year.  We won’t know until it settles.

Braemar Piggyback Quarterly:  April-June 2015

Using that Piggyback townhouse on the market, we can infer that it would be a little over two weeks to get your Piggyback townhouse under contract, if you priced to current market conditions.  Time will tell what seller subsidy (closing cost help to buyers) ends up.  Stay tuned for third quarter numbers in October.

PATIO

Braemar Patio HomeUnlike Piggyback townhouses, Patio homes saw three sales in the second quarter.  The high sold price of $320,000 was repeated in two sales.  The low sold price was $300,000, which was higher than the only sale this time last year.   The average sold price is up 8% since last year.  Unfortunately, there is no comparison to the first quarter since there were no sales of Patio homes last report.

Braemar Patio Quarterly:  April-June 2015

If you placed you Patio home on the market, priced to current conditions, you could expect it to be under contract in an average of eleven days.  You could also expect a buyer to ask for an average almost 1.5% of the sales price in closing cost help.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037The next Braemar Piggyback & Patio Quarterly will cover the third quarter of 2015 and will be out in October.  Until then, when you are ready to sell your Braemar home, call me for a free market analysis.  No One Knows Braemar Better!

And if you haven’t already, please join my Braemar Facebook group.  You can find links to these reports and be involved in all kinds of neighborhood conversations.

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com

Statistics compiled by Chris Ann Cleland, using the MRIS (Metropolitan Regional Information System.)