Braemar Property Value Report: July-August 2021 (Ryan Homes)

Braemar Property Value Report: July-August 2021 (Ryan Homes)

Another gorgeous September day brings another Braemar Property Value Report. The days are gradually cooling off, and perhaps our real estate market as well. In this edition of the BPVR we focus on sales of houses built by Ryan Homes in the neighborhood during the last two months of summer.

During July and August there were ten Ryan Homes in our neighborhood that sold. I was pleased to have listed one, which you will see highlighted in pink below:

Sold prices ranged from $610,000 to $770,000. I know the listing I had at 12809 Gentle Shade Drive hit a happy spot with buyers despite not having top of the line updates and a fully finished basement, getting $68,000 above list price. That’s the biggest leap from list price to sold price in the most recent sales. See what hiring a professional marketing agent that knows the neighborhood like the back of her hand can do for you.

Taking these ten sales and combining them with the last twelve months of Ryan Home sales in Braemar, our six and twelve month data points are updated and continue to show the strength of our seller’s market.

Starting with the sold price column, we see both the six month average and six month median values are higher than their respective twelve month values. Despite the buyer frenzy cooling off a bit this summer, Ryan Homes are still gaining value. And unlike some of the homes I have reported on lately, Ryan Homes saw a steady rate of increase in the twelve month average to the six month average of 2% since last report. Better yet, while some homes have seen decreases in median value gains since last report, Ryan Homes saw a 5% uptick since last report’s 2% median growth. All great news.

Seller subsidy is where we learn how much closing cost help buyers were able to negotiate from their sellers. Down the line in the ten most recent sales, the answer is zero. That is also the answer in the seller subsidy average and median values with the exception of the twelve month average. Out of twenty-three sales in the past twelve months, only one seller gave closing cost assistance, which is why the average is such a low value.

Days on market is five days down the line. Some of the most recent sales happened ever faster than that, some longer. However Ryan Homes are still selling ridiculously fast as inventory still is not enough to meet buyer demand.

If you placed your Ryan Home on the market, priced to current conditions in our Braemar real estate market, you could expect your home to be under contract in less than one week. You could also expect to give nothing in closing cost help.

The next Braemar Property Value Report will be out in November and will let us know if fall is off to a strong start, which I suspect it will be. Our year end market is usually a great one, fueled by the beginning of the fiscal year for the Federal government. Until then, if you want to investigate the possibility of selling your Braemar home, get in touch with me. Since 2005, No One Knows Braeamar 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

Just Sold Another Braemar Home Above List Price

12809 Gentle Shade Drive Listed for $649,000 on July 8th and Sold for $717,000 on August 6th.

Just Sold Another Braemar Home Above List Price

Having recently listed 12148 Formby Street and 9239 Glen Meadow Lane, I have to say I was not about to advise the sellers of 12809 Gentle Shade Drive to raise their list price prior to hitting the market. Those other Bristow homes had not received offers their first weekend on market and one barely sold above list price. The seller’s market of 2021 had changed going into summer. My advice was to stick to the marketing plan at $649,000 and see what buyers thought. There is no such thing as underpricing in a seller’s market.

It was evident right away that this home in Braemar was in high demand. After three offers, it was time to hit the done button. A buyer came in with an offer the sellers couldn’t refuse. Best of all, the buyer could back up their offer price with a sizeable down payment. That meant if appraisal came in low, the sellers wouldn’t require the sellers to lower the sales price.

uAs we waited for appraisal day, since there were no other contingencies, I got a call from a colleague with a listing nearby that had gone under contract sight unseen. The agent was furios that the appraisal had come in below list price while the offer her seller’s held was well above list price. That’s the risk of sight unseen. You don’t get to see market value if you were never exposed to the market. Appraisers take multiple offers into account when they are heading in the same direction. However, one offer that a buyer puts together to make the seller stop the marketing process before it begins should be a red flag to listing agents.

Thank goodness, the listing preparation my sellers had done at my recommendation, combined with my professional marketing got them a fantastic offer. And showing all of the updates, offers and having the marketing to show the appraiser made a difference. The appraisal, we are told, came in at sales price! Which brings me to the very happy ending of this Braemar home sale.

On August 6th (2021,) 12809 Gentle Shade Drive sold for $717,000..$68,000 above list price.

Ready to list your Braemar home? Don’t leave a penny on the table. Even in a seller’s market it can happen. Get in touch with me to get the skinny on listing preparation recommendations and my professional marketing to power buyer enthusisam. Since 2005, No One Know 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 Property Value Report: May-June 2021 (Ryan Homes)

Braemar Property Value Report: May-June 2021 (Ryan Homes)

Ah Monday…my favorite day of the week. Ever since becoming a Bristow Real Estate Agent, I have loved the start of the work week and today is no exception. While my travels today had me outside of Bristow, helping buyers who had once sold in Braemar, but relocated to Locust Grove, I am happy to end my day doing what I do best…helping Braemar home owners.

What I bring to you today is the Braemar Property Value Report for houses built by Ryan Homes in our neighborhood. This particular edition focuses on the sales between May and June, and then provide updated six and twelve month data points that allow us to decipher the direction of the market. Let’s get right to it.

There were five Ryan Homes that sold in Braemar in May and June. The details of those sales are listed below:

There is a large variation in sold price in the five sales, ranging from $536,000 to $740,000. The variation, in large part, comes the variety in home sizes that Ryan Homes offered in Braemar. Another factor, of course, is the finishes each home offers on the market.

Taking these sales and combining them with the entire past twelve months of Ryan Home sales in Braemar, the six and twelve month data points show signs of a very healthy seller’s market.

Starting with the sold price column, we see that both the six month average and six month median sold prices are higher than their respective twelve month values. This means that Ryan Homes in Braemar are continuing to gain value in the seller’s market.

The seller subsidy column is where we learn how much closing cost assistance buyers were able to negotiate from their sellers. In all but the twelve month average, the answer was zero. And the twelve month average only has a value because ONE Ryan Home sale, out of fifteen that happened in the past twelve months, gave $3,000 in seller subsidy. That sale was in September 2020. There has been no seller subsidy given in Ryan Home sales since. In the seller’s market with so little inventory, buyers are having to forego many requests to make their offers strong enough to be chosen in multiple offer scenarios.

Days on market needs no real analysis. Down the line from six month average and median to twelve month average and median, the number of days it took to go under contract was four. Obviously, some of the more recent sales took longer, but average and median values are so steady it is scary.

If you placed your Ryan Home on the market, priced to current conditions, you could expect it to be under contract in less than one week. You could also expect to give nothing in seller subsidy.

As I type this, I have noticed in July that buyer demand is decreasing a bit. Still, buyers outnumber sellers, but not by as much as before. What has likely happened, as does every July and August, is that sellers rush to sell when school is out while buyers go on summer vacation. Expect things to heat back up in the fall.

The next Braemar Property Value Report will be out in September. Until then, if the need arises to sell your home, get in touch with me. Sellers are leaving money on the table in many deals in this seller’s market. By hiring inexperienced, or cut rate agents that put zero effort into marketing a property or giving seller’s notes on getting a home market ready, buyer enthusiasm lacks. My job is to create buyer enthusiasm to get the max ANY market will alow. It is done with proper listing preparation and professional marketing. My efforts don’t wane because buyer demand is high. 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 Home Under Contract in…

12809 Gentle Shade Drive Listed for $649,000 on July 8, 2021

Braemar Home Under Contract in…

On July 8th, I had the pleasure of introducing 12809 Gentle Shade Drive to the market. Of course, you got a sneak peek here on SellingBraemar.com on July 7th. Before this home ever hit the market, the neighbors were getting wind of the impending sale and my phone was ringing about it. It should not be a shock that after only two days on the market, it got an offer (of three total) that was so good it was time to hit the DONE button.

Having an experienced local agent helping you sell is so important. In the case of the winning offer here, the buyers were ready to move on to other homes if their offer was not answered. And because the owners had set a deadline, there are some listing agents out there that may have thought they HAD to stick to it. Nope. Sellers have the right to do what they want. The trick is to have a listing agent that knows when you have an offer you do not want to lose. Are listing agents going to take heat for it? Sure, but we don’t work for anyone but our sellers as listing agents. As long as we are looking out for them, there is not a problem.

At this moment I can not share with you the contracted sales price. However, this one is scheduled to close on August 6th. Check back here then.

Until then, if the time has come to sell your Braemar home, don’t hesitate to get in touch and find out what a professional, full-time, local agent like myself can mean to your bottomline. Buyers don’t get this enthusiastic over any listing. It needs to be well prepared and professionally marketed. My expertise will give you all you need to know to be well prepared and I will handle the professional marketing. 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

Are You Ready for a Spacious Home Backing to Open Space?

12809 Gentle Shade Drive in Bristow will be Active on July 8th (2021) for $649,000

Well priced, well prepared homes in Bristow have been getting a lot of buyer attention up to this point in 2021. It is my expectation that 12809 Gentle Shade Drive will be no exception, priced at $649,000. Just before the entrance to the Gentle Shade cul-de-sac, it is a prime location that is a short distance to community paths and the amenities located at Clareybrook Park (pool, playground, tennis and basketball.) Backing to open space may be even more desirable.

Inside you will find an expansive home with a study off of the two-story foyer and a formal living room open to the formal dining room. The openness of the kitchen to the breakfast nook and into the family room is where every day life happens. Enjoy an abundance of Corian counter space. Hardwood flooring in the kitchen/breakfast nook elevates the space. Amidst the two story stone work in the family room is a wood pellet stove that you will love in the winter months.

The bedrooms are all on the upper level. Owner’s bedroom is very generous in size, has a walk-in closet and a luxury bathroom with double sinks, soaking tub and new luxury vinyl plank flooring. The LVP looked so great in there, it was also installed in the second full bathroom.

Walk out level basement is finished to have a decent sized recreation space. There is an abundance of space left to finish, including a rough-in if you want a full bathroom in the basement.

New carpeting was installed just prior to listing. The home was also painted throughout, with the exception of the study. If red isn’t your color, the good news is that you only have one room to paint.

My favorite feature is the screened porch off the breakfast nook, which steps down to an open composite deck, both sitting atop the fenced back yard.

This one begins accepting appointments as an active listing on July 8th (2021.) An offer deadline has also been established for 10am on Monday, July 12th. Get out and see this one as soon as you can. If you don’t have an agent, get in touch with me and I’ll get you set up.

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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 Property Value Report: March-April 2021 (Ryan Homes)

Braemar Property Value Report: March-April 2021 (Ryan Homes)

Another gorgeous spring day in Braemar, another Braemar Property Value Report. This one looks at resales of houses built by Ryan Homes in our neighborhood for the months of March and April. Let’s get right to it.

During the current reporting period, there were five Ryan homes that sold. The details of those sales are listed below:

There is quite a difference between the lowest sold price and the highest. Ryan Homes offered a variety of floor plans that differed greatly in size. For the most part, the mid-sized Ryan Homes are what we see in our neighborhood.

Taking these five sales and combining them with the entire past twelve month of Ryan home sales, the six and twelve month data points are updated as reflected below:

The sold price column is always the first place we look . No surprise to find the six month average and median sold prices are about twenty-thousand dollars higher than they were twelve months ago. Ryan homes are still increasing in value.

Seller subsidy is where we find out what buyers were able to negotiate from sellers in terms of closing cost help. Zero is the answer in all but the twelve month average seller subsidy. The current seller’s market is so competitive for buyers that they must waive unnecessary requests just to have a chance of being chosen in a multiple offer scenario.

Days on market shows us how long it took to go under contract. Four days are the six and twelve month average and median marketing times down the column. Ryan homes are selling fast.

If you placed your Ryan home on the market, priced to current conditions, you could expect to be under contract in less than a week. You could also expect to not have to go seller subsidy as buyers compete to win your home. Buyers may also waive inspections, appraisal and even financing contingencies.

The next Braemar Property Value Report will be out in July. Until then, if you decide now is the time to sell, get in touch with me to make sure you are getting the absolute max the market will bear. Just about every house in a seller’s market will sell, but for how much? The highest sold prices are a result of being well prepared and professionally marketed. Those are my specialties. 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 Property Value Report: January-February 2021 (Ryan Homes)

Braemar Property Value Report: January-February 2021 (Ryan Homes)

It’s been a dreary, drizzly day in Braemar today. Nonetheless, the real estate market is ticking right along. I’ve talked to two potential Braemar sellers and shown property to a Bristow buyer in search of a townhouse today. Our market seems completely oblivious to passing events like weather and even the pandemic.

In this edition of the Braemar Property Value Report the focus is on resales of houses built by Ryan Homes in our neighborhood. Our reporting period for sales is the first two months of the year. Let’s get right to it.

There was one Ryan home that sold during our current reporting period. The details of that sale are detailed below:

At first glance, I find it odd that a home would sell for anything less than list price during this frenzied seller’s market. Especially a home that was only the market for six days. Nonetheless, it wasn’t that far off of its list price. Taking this sale and combining it with the entire past twelve months of Ryan Home sales, the six and twelve month data points in this report are updated as seen below:

Everything looks completely as I would expect seeing the six month average and six month median sold prices above their respective twelve month values. This means that Ryan Homes in Braemar are continuing to increase in value.

The seller subsidy column is where we see how much closing cost help buyers were able to negotiate from Ryan Homes sellers in Braemar. Not surprisingly, the six month average seller subsidy has decreased significantly from the twelve month average. Meanwhile the six month median is at zero…quite a change from the $4,000 twelve month media seller subsidy. Buyers are having to go with more seller favored terms in their offers to get accepted in multiple offer situations lately.

Days on market shows single digits down the line, five being the highest. No analysis needed. Ryan Homes are selling FAST.

If you placed your Ryan Home in Braemar on the market, priced to current conditions, you could expect it to be under contract in less than a week. You could also expect multiple offers with buyers dropping many typical contingencies and seller subsidy requests in an effort to be chosen.

The next Braemar Property Value Report will be out in May. Until then, when the time comes to sell your Braemar home, find out what my unparalleled market knowledge and top notch marketing can do for you. Sadly, even in a seller’s market there are homeowners leaving money on the table. 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 Property Value Report: November-December 2020 (Ryan Homes)

Braemar Property Value Report: November-December 2020 (Ryan Homes)

The end of a very long week has arrived. This day alone has felt like three days with the amount of phone calls I am getting on a Gainesville single family home listing that hit the market this morning. Buyer demand is beyond belief. We’ll talk about it in this installment of the Braemar Property Value Report, focusing on sales activity of properties built by Ryan Homes in our neighborhood.

This report looks back to November and December for sales activity. There was no Ryan Home that sold in these months because none where on the market. Had they been, they would have been bowled over by buyers. Despite the lack of activity, however, we have updated six and twelve month data points for the Ryan Homes sales activity in 2020. It looks like this:

Starting with the sold price column, we see both the six month average and six month median values are higher than the twelve month average and median values. This means that in the most recent sales, Ryan Homes were still pushing up in value.

The seller subsidy column is where we find out how much closing cost help buyers were able to negotiate from their Ryan Home sellers. The six month average seller subsidy is well below the twelve month average seller subsidy. Meanwhile, the six month median is at zero from $5,000 at the twelve month median mark. What that zero six month median means is that more than half of Ryan Home sellers in the last six months have given nothing in closing cost help. That’s what I am seeing across the board as more buyers compete in multiple offer situations in Braemar.

Days on market is stable down the line. The six month average marketing time is only one day shorter than the already short twelve month average marketing time. The six month median and twelve month median marketing times are identical.

If you placed your Ryan Home on the market, priced to current conditions, you could expect it to be under contract in less than one week. You could also expect to pay nothing in closing cost help, given the way the market is gobbling up houses.

The next Braemar Property Value Report will be out in March. Until then, when the time comes to sell your Braemar home, call me for a free market analysis. My sellers do better than they expect with my professional marketing and unparalleled neighborhood knowledge. Since 2005, No One Knows Braemar Better!

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

Braemar Property Value Report: September-October 2020 (Ryan Homes)

Braemar Property Value Report: September-October 2020 (Ryan Homes)

Having closed out September and October, it is time to bring you another Braemar Property Value Report. Today’s report focuses on the houses built by Ryan Homes in our neighborhood.

There were two Ryan homes that sold during the last two months. As you will see by the details of both sales below, there is quite a bit of difference in their sold prices. What is not noted is the square footage of the homes. However, you have probably rightly guessed by now that the Chandler model is a lot larger than the Victoria model.

Taking these two sales and combining them with the entire past twelve months worth of Ryan home sales in Braemar, the six and twelve month data points are updated as seen below:

Everyone loves to start with the sold column, and so do I. Here we find that both the six month average sold price and the six month median sold price are higher than their respective twelve month sold prices. This means that Ryan homes are continuing to gain value in this seller’s market.

Seller subsidy, also known as closing cost cost assistance from seller to buyer, is another column that shows seller favored trends in the more recent sales. Both the six month average seller subsidy and the six month median seller subsidy are lower than their twelve month counterparts. In particular, I am loving the six month median $1,500 seller subsidy. This value means that of the Ryan home sellers in the last six months, more than half of them gave $1,500 or less. That’s another product of the intense buyer demand and scarce inventory we are facing.

Days on market shows us how long it took Ryan homes to go under contract. The six month average marketing time is nearly two weeks faster than the twelve month average marketing time. Better yet, both the six and twelve month median marketing times are in agreement at four days. This means that in both time periods, more than half of Ryan home sellers were under contract in four days or less.

If you placed your Ryan home on the market, priced to current conditions in Braemar, you could expect it to be under contract in less than one week. You could also expect to give very little in seller subsidy.

The next Braemar Property Value Report will be out in January. Until then, I wish you all the best this holiday season. Of course, if the need arises to sell your Braemar home, don’t hesitate to reach out. Our year end market is a very powerful time to sell. You may find waiting until spring to list unnecessary. Get in touch and I’ll be happy to show the benefits of listing in each market and we’ll figure out what works best for you. 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 Property Value Report: July-August 2020 (Ryan Homes)

Braemar Property Value Report: July-August 2020 (Ryan Homes)

The month of September is slipping by fast and I am in the home stretch of putting out all my most recent Braemar Property Value Reports.  My internal deadline is to have them out by the end of the odd numbered months.  Tick tock.  Today’s report focuses on sales of houses built by Ryan Homes in our neighborhood and like the rest of the reports put out this month that preceded it, details sales in the months of July and August.  Let’s get right to it.

There were only two Ryan homes that sold during our current reporting period.  There’s a fairly big difference in their final sold prices.  See for yourself.

The difference in sold prices here goes beyond an additional bedroom on Gentle Shade.  I listed 12833 Gentle Shade the last time it sold.  The home was in good shape, but in need of updating.  Boy, did the new owners take care of that.  That home was updated from head to toe and the basement even finished.  Ballagan, while a nice looking home in good condition, still had basic finishes.

Taking these two sales and combining them with the entire previous twelve months of Ryan home sales in Braemar, our six and twelve month data points are updated as found below:

Starting with the sold price column, we see very healthy increases when comparing the six month average sold price to the twelve month average, and the same when comparing the six month median to the twelve month median.  This means Ryan homes in Braemar are continuing to gain value in this seller’s market.

Seller subsidy is a column where we learn how much closing cost help, on average, sellers of Ryan homes are giving in their sales.  When looking at the details of our two most recent sales, the sellers gave no seller subsidy at all.  However, the six month average seller subsidy is a bit higher than the twelve month average.  Not the direction I’ve noticed lately.  More importantly, the six month median is exactly the same as the twelve month median.  This means that even the shorter term, more than half the Ryan home sellers in Braemar have been giving closing cost help of at least $5,000.

Days on market clearly shows the current seller’s market in full swing.   The six month average marketing time has decreased by twenty days from the twelve month average.  Meanwhile, the six month median is two days shorter than the already quick twelve month median.  Buyers are gobbling up Ryan homes in Braemar just about as fast as they are coming on the market.

If you placed your Ryan home in Braemar on the market, priced to current conditions, you could expect it to be under contract in less than one week.  You could also expect to give in the neighborhood of about 1% of the sales price in closing cost help, but might get away with giving nothing if this buyer demand continues producing intense competition.

The next Braemar Property Value Report will be out in November.  Until then, know that if you want to take advantage of the peaking prices in our neighbor, the year end market is a great time to do it.  Limited inventory is only getting more limited while buyers are still out in droves.  Get in touch and let’s investigate what a year end sale might mean for you.  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