Maplewood Carriage Home in Braemar Just Sold for a Record High Price

What an honor it was to list 9477 Cromarty Court. Walking in to the listing appointment I knew I had a gem on my hands, which was going to be immensely helpful. Being a Maplewood model carriage home, it is the smallest square footage one could have in Braemar and still be considered a single family home. The sellers were all too aware of the very limited living space and had made some very wise renovations to the home to give what is essentially a detached townhouse, a roomier feel. One of my favorite renovations was the removal of a cabinet to open up the galley kitchen to the family room. They also added a live edge cherry breakfast bar so the breakfast nook could be more open space.

The thing that would make buyers fall in love and make the limited space work was going to be the lot. It was the only unobstructed water view in the neighborhood.

This charming home, with farmhouse decor throughout, hit the market on April 22nd priced at $584,000. The market around us was on fire. The original list price was going to be a tad lower. After watching the activity on Cromarty with a couple other listings, we upped the price before hitting the MLS as a Coming Soon listing.

The very first day on the market the first buyers through made an appointment. An offer was in my email within hours of that showing. With the sellers out of town and an offer deadline set for Monday, April 25th, that offer survived competiting with five additional offers. And today, those very happy buyers were able to close the deal on this gorgeous home. The final sold price was $620,000. That is a new record sold price for a Maplewood model in Braemar….EVER. The closest before this was one in February (just a few months ago) that sold for $576,000.

Did the highest offer win in the multiple offer situation? No. It is not always how high someone will bid, but how much of a low appraisal guarantee they can swallow if the home doesn’t appraise. In the case of the winning buyers, their offer was $10,000 lower than a competing offer, but they offered $50,000 more in a low appraisal coverage than those buyers did. That meant, not matter what, the home would sell for $620,000. With the highest sold price to date at $576,000, a low appraisal was a real concern. As it turns out, it happened not to be a concern. I make sure to arm appraisers with as much information as a I can even when appraisal is something a buyer will deal with in the event of a low outcome. It’s not a win, if it’s not a win for everyone.

At the closing table, it was obvious that the new owners are going to love the natural surroundings by this pond as much as the sellers did. There was talk of turtle eggs that will be hatching by the pond and a birds nest where eggs are found every season. The new buyers were delighting in hearing of their new outdoor neighbors.

It was a smooth road to closing with zero bumps in the road. Best of all, my sellers gave me a closing gift that made me smile from ear to ear.

The sellers had been receiving my Braemar Property Value Reports for years and that is why they chose to list with me. The fact that they gave me this personalized Yeti mug could not have been a better compliment. Now I’ll be taking this coffee mug with me to listing appointments in the neighborhood and letting folks know that sellers that hit a record high sold price for a Maplewoood gave it to me. Let me know if I can be of assistance to 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

The Braemar Carriage Home with a Water View is Now Under Contract

9477 Cromarty Court Listed on April 22, 2022 for $584,000

The Braemar Carriage Home with a Water View is Now Under Contract

The only carriage home in Braemar with a water view is now under contract. Yes, the Maplewood located at 9477 Cromarty Court, listed on April 22nd for $584,000 sure did spike a lot of interest. There were several buyers through the two open houses held during the weekend. Having hosted one of them, I can tell you the upgardes inside were as popular as the water view itself.

Ultimately, six buyers were bold enough to step and make offers on this lovely home. Every single offer was above list price. Not surprising when you have sellers that have left no detail unattended. The home showed like a shiny new penny.

Did the market give any indication of shifting during the three days that sellers allowed showings? None that I could tell. I have heard talk of a shift in buyer demand, but the sellers who do listing preparation and hire professional marketing agents are not noticing the slow down.

Tonight there are five disappointed buyers who will be looking for the next opportunity in the neighborhood. Will you be the next seller to hit the market with this experienced, top notch listing agent who knows Braemar like the back of her hand? If so, you are going to love the results when you heed the preparation advice given to increase buyer enthusiasm. Homes don’t have to have unobstructed, natural water views to get buyers excited. Get in touch today for your listing consultation. 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

Just Sold: A Braemar Christmas Season Closing

12423 Selkirk Circle Sold for $375,000 on December 21, 2021

When I was contacted by the owner of 12423 Selkirk, my mind twirled over the familiarity of the address. Had I listed that home before? I know that I had listed a Braemar townhouse on Selkirk years ago that was a Short Sale. Despite many attempts to make the bank understand why Short Sale was a good idea for upside down sellers who had outgrown the space and needed to move, the bank would not approve that sale. Sure enough, a quick glance at my past listings and 12423 Selkirk was that townhouse.

Looking back at the tax records for the property I saw that indeed, my failed Short Sale listing had turned into a bank owned property. Simply stated, the bank that had refused to come to terms with the sellers in 2012, had foreclosed. In 2013, it sold from the bank to a private owner, sold again in 2015 from that 2013 purchaser, and again in 2017 from the 2015 purchaser. The new owner purchased it in 2017 and was ready to move on.

At the listing appointment I told the owner my familiarity with the property. In addition to expressing my neighborhood expertise in Braemar and my professional marketing, I added that on a personal note, I would love the opportunity to have a good outcome by listing the townhouse. My marketing is all professional grade now with professional photographs and even some light staging in vacant homes. I was so thrilled to be hired to do just that. Take at look at the virtual tour.

This two bedroom townhouse listed on November 11th and was under contract within five days! The hardest part in getting to the closing table was negotiating the home inspection. Yes, the market has changed enough where home inspection contingencies are being seen more often than not. The buyers, through their agent, over-estimated the cost of many items they deemed as problems. Part of my job in that situation is to convey that small items of concern are not legitimate problems, and to help the seller get quotes on actual solutions. A home inspector will see a light not operating and tell a buyer to consult an electrician. I change a lightbulb, snap a photo that the light is working and the issue is dissolved. You get the idea. The repair credit of the buyers was negotiated down by about 30% to a number the seller could deal with to move the deal forward.

Today, December 21st, this Braemar townhouse closed for full list price of $375,000. There is always more to the yearend holiday market than meets the eye.

Whenever the time comes to sell your Braemar townhouse, I would love the opportunity to help you achieve the most successful outcome. I have made it my business to know our neighborhood inside and 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
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

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
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 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 Townhouse SOLD $31,000 Over List Price!!

12858 Wishing Well Way Sold for $425,000 on April 5, 2021

Braemar Townhouse SOLD $31,000 Over List Price!!

On February 26th (2021,) I had the pleasure of bringing 12858 Wishing Well Way to the market, listed for $394,000. Having been helping a couple make offers on Braemar townhouses, I knew the market was out of control with buyer demand. And I had already run comps on this townhouse when my buyers wanted to make an offer on 10123 Pale Rose Loop. That was listed for $380,000. That was an absurdly low list price and I knew it. And sure enough, the agent there said they received two dozen offers and my buyers’ offer at $390K with free rent back was the weakest offer.

By the time we listed 12858 Wishing Well, 10123 Pale Rose had sold for $422,500. Pale Rose had been a home with a lot of interior updates, the most grand being the kitchen. It was an interior unit with a deck and gorgeous main level hardwood floors. It also had updated bathrooms. My listing on Wishing Well was end unit with a new HVAC and updated laminate wood flooring on the main level and upper level hallway, with hardwood on the upper level staircase as a transition. It had no deck, original kitchen and bathrooms. I prepped my seller for an appraised value of $405,000 to $410,000 if we were lucky.

After four days on the market we had eleven offers. Turns out we didn’t need two dozen to hit really high offers. One bid $450,000, but didn’t waive appraisal. That meant it would sell for appraised value. One offered cash at $420,000, but had an outdated, illegible proof of funds and wanted inspection contingencies. My seller made it clear she didn’t want to go through inspections and haggle with repairs. And with a sunken driveway (actually, an elevated sidewalk due to tree roots pushing up the concrete) we eliminated every FHA and VA loan so that wouldn’t get flagged as a safety concern on appraisal. That left one stand out offer– $425,000 with no inspections, conventional loan with financing and appraisal contingencies, but with a $30,000 low appraisal guarantee. That meant if the townhouse only appraised for the list price, it would still sell for $424,000. It was as close to guaranteed money as you could get.

Even though the buyers had expressed their need of an appraisal, but had pre-negotiated the outcome of a low value, nothing was required of me. That doesn’t mean I didn’t still get the appraiser a package of comparable sales, the offers we had received and list of updates. (HVAC and flooring are definitely worth something.) The goal was to keep the buyer’s additional down payment to a minimum. Real estate transactions are best when both parties have a win. My seller was winning with the sales price. Time to help them out. Sure enough, I got it to appraise at the sales price.

Today, April 5th, this one at 12858 Wishing Well closed at $425,000. Higher than a mega new kitchen, updated bathrooms and deck on 10123 Pale Rose Loop. Woo-hoo!

Any agent can get you multiple offers on your home in a seller’s market. I will get you every penny the market will allow. Two times more offers doesn’t always mean more money. Who you hire matters. 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 Townhouse Under Contract in Four Days

12858 Wishing Well Way Listed for $394,000 on February 26, 2021

Braemar Townhouse Under Contract in Four Days

On February 26th (2021) this Braemar townhouse located at 12858 Wishing Well Way listed for $394,000. Having been listing as a Coming Soon listing for nearly a week prior, I knew there was strong interest. Our showing appointments filled up rather quickly. Add professional photos on listing day and the demand went through the roof.

As a Top Braemar Real Estate Agent, I have been keeping a close eye on what is happening in the market. In representing buyers that made an offer on a Braemar garage townhouse last month, I know just how insane the buyer demand is right now. Even a reasonable list price will get bid out of control. Low list prices are completely unnecessary.

The final tally of showings at 12858 Wishing Well after four days on the market was sixty-five. The final number of offers was eleven. Out of those offers, only a few that reached for the top shelf prices could back it up without appraisal contingencies or with low appraisal guarantees. And once offers dropping contingencies like appraisal and home inspection were pulled aside, the pool of buyers that interested the seller shrunk to four.

Your Braemar townhouse may never be worth more than it will be this year. If you have wondered what selling your Braemar townhouse may mean to your bottom line, and what your prospects for future housing would be, I would be happy to provide a no obligation consultation. 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

There are NO Homes For Sale in Braemar

There are NO Homes For Sale in Braemar

Just about every day I log into the MLS and run my “hot search” for Braemar. (A hot search is a preset search.) The inventory has been gobbled up as quickly as it hits the market, but generally, each time I Iook, there are at least some coming soon listings or a handful of actives.

Today, there were no homes, townhouses or condos for sale in Braemar!

Yeah, I know. It’s the holiday season and a lot of sellers are passing on listing until the New Year. Buyers, however, aren’t taking the time off. And with literally NO COMPETITION, sellers could clean up right now.

I know December isn’t what most sellers would consider a great time to sell, but seriously, there are buyers out right now and there is nothing for sale in the neighborhood. Add in the strong emotions that come with this season and buyers are ready to fall in love with HOME. They won’t be falling in love with your home this holiday season if it isn’t listed.

Want to investigate a holiday home sale vs. waiting until the New Year? I would be happy to consult with you. Since 2005, No One Knows Braemar Better!

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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