Braemar Single Family Home Sold Above List Price

Braemar Single Family Home Sold Above List Price

In the early days of the COVID quarantine, I met with the sellers of 9658 Granary Place They had purchased another home and were in a position to sell, regardless of the pandemic.  We looked at numbers and came to a number for a list price that was optimistic, but took into account the unfinished basement.  That list price was $485,000.

The sellers signed up with me the same day as our meeting.  That was April 2, 2020.  The home was vacant, lightly staged and professionally photographed by May 26th, when the listing became active on the market.  This was the first mid-sized single family home I had put on the market since the pandemic had hit our area.  I had been a bit nervous as to what kind of response it would get.  Larger homes were still taking a bit longer to sell.  Not this one.  The market response was overwhelming.  It felt like I had started a feeding frenzy in shark infested waters.

Within the span of three days, we had received five offers, and there were still interested buyers ready to throw their offers on the pile.  What they didn’t know, but I did, was the pile was amounting to a steep number thanks to the escalation clauses.  When we hit a pie in the sky number, the listing was pulled temporarily off the market to put a halt to the madness.  The sellers had decided they had enough offers to make a decision.

When the pie in the sky offer ($525,000) withdrew after cold feet and a good talking to from their dad who was providing the down payment, it was really down to two offers.  One that escalated to $503,500 and another that escalated to $502,000.  Neither had asked for closing cost help.  Numbers alone would have you pick the first one.  But what you need to know is the $502,000 did two smart things.  1) They had a home inspection with the right to void in a very quick time frame.  2) They offered a low appraisal guarantee of $7,000.  If the home didn’t appraise for $502,000, they would make up to $7K of difference.  That extra $1,500 sounded good, but didn’t come with any kind of assurance the buyers there would put money out of their own pocket if the home didn’t appraise at sales price.

The $502,000 offer was chosen and it was the smoothest rode to settlement I’ve had in Braemar yet this year.  No issues with termites, inspection, HOA or appraisal.  Today, 9658 Granary Court sold for $502,000, which was $17,000 above its list price.

To say there is limited inventory in our market is an understatement.  We may be living through unprecedented and scary times, but this is a seller’s market.  If you want top dollar for your Braemar home, call me and we can discuss marketing it safely while achieving that max profit 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

Are Braemar Single Family Homes Even Selling During the Pandemic?

Are Braemar Single Family Homes Even Selling During the Pandemic?

The pandemic has definitely brought a lot of change and uncertainty to our lives.  You may wonder how it is affecting our Braemar real estate market.  Well, to answer that question, I am here to give you a tale of two Braemar homes.

On May 15th 9725 Kinloss Mews (pictured above) hit the market priced at $610,000.  The market didn’t immediately go nuts, but in this upper price range, I never expect it too.  However, the activity did build fairly quickly.  There were a total of 24 showings before they received an offer on May 27th.  The next day, they were under contract with mutually acceptable terms.  I expected two weeks to get under contract for this one and 13 days is right on target.

I didn’t even get a chance to tell you about 9658 Granary Place It hit the market as an active listing on May 26th priced at $485,000.  That price point for a single family home in Braemar was like throwing chum in shark infested waters.  It has two finished levels, an updated kitchen, bonus room in master suite and a blank slate to finish the walk up level basement.  It had 21 appointments in 2 days!!  Once we had 5 offers in hand, we flipped the listing to temporarily off the market to stop the insanity.  There are only so many buyers you need to disappoint when in a multiple offer situation.

Without a doubt, our Braemar real estate market is favoring sellers.  With the expansion of Micron in Manassas bringing thousands of jobs to our back yard, having the Federal government as our primary economic force and mortgage interest rates still at historic lows, there is no end in sight to these conditions.  If you want to sell your Braemar home, give me a call.  I’ll get you top dollar with my top notch marketing and keep you safe during showings with COVID precautions.  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

 

Are Braemar Townhouses Still Selling During the Pandemic?

Are Braemar Townhouses Still Selling During the Pandemic?

The overwhelming answer to that question is YES.  On May 13th (2020,) I introduced 9617 Innerwick Place to the market.  Priced at $375,000, it was a value for a Braemar garage townhouse.  It has an original roof, HVAC and carpet in need of replacement on the upper level.  However, the home owner did the preparation she could and got the home painted from top to bottom and cleaned.  And with a three level bumpout, fresh sod in the fenced back yard and a replaced patio, there was much to love about the home.

There were a total of thirteen showings during five days on the market.  In the end, the seller got to choose from multiple offers and was delighted with getting under contract so fast.  The obvious fear was that COVID would negatively impact our real estate market.  Clearly, it is not.

This one will close near the end of June.  Of course, I will keep you posted on final sold price.  Until then, if you need to sell your Braemar townhouse, don’t hesitate to call me.  There are a record number of jobs being created by the Micron expansion in Manassas and the workers are eating up our Braemar townhouses.  I can help you safely list and still get max 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

Just Listed in Braemar: Expansive, Gracious Canterbury for $610,000

Just Listed in Braemar: Expansive, Gracious Canterbury for $610,000

Located in the sought after Patriot High School district, this Canterbury model by Brookfield Homes, located at 9725 Kinloss Mews is sure to please the most discerning buyer. Enter into a foyer/center hall where hardwood floors take you through most of the main level.  Formal living and dining rooms sit on either side of the entry.  Step through the center hall, passing the main level powder room, and you find a study to your left and the kitchen area to the right.

The kitchen is truly the heart of this home.  Open to a breakfast nook and the family room beyond, this is where every day life happens.  For more formal occasions, you will love the butler’s pantry that connect the kitchen to the formal living room.

The upper level is where you find four bedrooms and three bathrooms, one each making up the expansive master suite.  Hardwood flooring in the master bedroom leads to a tiled master bathroom where you find two separate vanities, a large soaking tub, separate shower and water closet. If you didn’t feel the word luxury washing over you, take a look into the two large walk-in closets.

The remaining three bedrooms are extremely generous in size.  Second bedroom has an en-suite full bathroom.  Third bedroom connects to the third full bathroom, which is dual entry with two vanities.  Fourth bedroom has nearby hall access to the second entry of third bathroom.

If that’s not enough room for you, wait until you see the basement.  An oversized recreation area is a perfect place for games, movies or a second family room.  One of two finished dens is in use as a work out room, the other as a mother-in-law suite.  Of course, you can’t have a true mother-in-law suite without a full bathroom, which is just around the corner.  Basement boasts a walk up exit.

All this is located on a lot that faces rural farmland property and is on a cul-de-sac.  A rare lot to be sure.

If you or someone you know is interested, 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

Just Listed: Braemar Garage Townhouse with Three Level Bump-Out for $375,000

Just Listed: Braemar Garage Townhouse with Three Level Bump-Out for $375,000

It is my pleasure to introduce you to 9617 Innerwick Place, a three level townhouse in Braemar, hitting the market today at $375,000.  The first feature you notice is the attached one car garage.  Step inside and you will find loads of space, thanks to a three level bump out, and lovely updated bathrooms.

The foyer entry has a hidden feature–a heated tile floor that takes you just beyond the staircase to the upper level.  On the lower/entry level, you find a recreation space (larger thanks to the three level bump-out,) powder room and laundry area.  There is also a door that steps out to the patio and freshly sodded, fully fenced back yard.

The second level/main level is carpeted in the expansive living room.  Actually, the living room is a living room dining combo. You can see the separation in the beam crossing the ceiling.  Most folks forego the formal dining area since the kitchen has a breakfast nook.

Speaking of the kitchen, it is the center of an open space that includes the family room with gas fireplace and the aforementioned breakfast nook.  The deck is located off the family room, which is the bonus brought by the bump-out on this level.

The third level is where you find the bedrooms.  Starting with the Master Suite, you get a very generously sized bedroom with vaulted ceiling, two walk-in closets and attached bathroom.  The bathroom itself is updated with higher end ceramic tile flooring and has a dual sink/vanity, soaking tub and separate shower.  This configuration of a large bedroom and luxury bathroom is courtesy of that bump-out.

The remaining two bedrooms are typical size for a townhouse of this generation and share a second full bathroom with extra large vanity in the updated bathroom.

This townhouse is located near plenty of visitor parking and benefits from basic cable and internet service through RCN being included in the monthly HOA dues.  Think this might be the one for you?  Give me a call to set up a tour.  Please note, due to COVID showing precautions, showings will be limited to no more than three visitors at a time, including agent.

Of course, if you have a Braemar townhouse that you have been thinking of selling, but have been worried about the current market being affected by the pandemic, give me a call.  It’s not as bad as you may think.  Homes are still selling.  Hiring the right agent to help you sell safely, and still maximize profit, has never been more important.  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

Another Braemar Single Family Home Sold Above List Price!

Another Braemar Single Family Home Sold Above List Price!

You never know where your next listing will come from, but as a Top Braemar Listing Agent I am never surprised when I get to interview for a listing owned by friends or neighbors of former clients.  That was the case with 12157 Millbill Court.  My foot got in the door thanks to the sellers of 12146 Millbill who I had helped sell in 2019.  What got me the job was my in depth knowledge of the neighborhood, recent experience selling a home on a similar lot at 12181 Cheshire and most importantly, my approach to looking at the numbers.  Apparently, out of three agents that were interviewed, I was the only one that gave the sellers a ball park of where their home would sell.

The home at 12157 Millbill, as you can tell by looking at the virtual tour by clicking the link above, was very nicely updated and sure to please a buyer.  Even though it was a drizzly, cloudy day when the photographer came out to the property, the home still showed beautifully.  It wasn’t a surprise when it got an offer the first day on the market.  A few days later and it had a total of three offers.

The owners had been following the estimated value of their home by frequenting sites like Zillow, Redfin and Realtor.com.  When we first met, they were convinced they would be overpriced to list higher than $525,000.  Those sites are so often so far off the mark it is silly.  In this case, they were low.  I was only able to get the sellers up to $537,500 when we did the listing paperwork.  Thankfully, right before we hit the market as a coming soon property, they saw what I had been seeing and decided my $549,000 suggest list price was not off base.

After those three offers, the sellers chose one of two nearly identical offers.  They chose a no down payment buyer with a stronger motivation to buy.  Someone relocating for a job.  It ended up being the absolute best choice.  Buyers were dropping out of deals once the pandemic really hit the U.S. and impacted the stock market.  My sellers’ deal, meanwhile, was solid.

Today, April 30th (2020,) 12157 Millbill went to settlement for $556,000.  Because of the competitive situation and well qualified buyers, they did not have to give a dime of closing cost help.

Despite the precautions in our market to stay at home due to COVID, many buyers are still looking for homes.  Interest rates are low and people need places to live, particularly the multitude of buyers who relocate to our area for work.  If you want to know how to safely sell your home while still maximizing profit, l can get you great results.  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

 

 

Another Braemar Home Under Contract After Multiple Offers

Another Braemar Home Under Contract After Multiple Offers

On March 6th (2020,) I had the pleasure of introducing 12157 Millbill Court to the market.  The sellers had done kitchen and bathroom updates in the last two years.  Before listing they had new carpet installed and worked on de-cluttering and staging the home so would be ready for its professional photo shoot.

While Mother Nature gave us a drizzly and cloudy day for the photo shoot, it didn’t matter.  The interior of the home was smiling widely.  The listing was put in the MLS as “coming soon” and the throng of buyers and their agents was unleashed on my cell phone.

There is no getting into a “coming soon” listing before it becomes “active.”  A listing agent who allows anyone to tour a listing that is coming soon can be subject to a $5,000 fine in our marketplace. 

On Friday, March 6th, the listing rolled to active and the showings commenced.  The very first schedule request we had, toured the property on the 6th and wrote an offer as soon as they left.  Even having an offer that first day, my sellers wanted to wait to review offers until the weekend was over.  By that time, they had three offers.

To say there is intense buyer demand in Bristow is an understatement.  At present, the coronavirus has only impacted our market in that mortgage interest rates are getting even lower, heightening buyer demand even more.  Of course, the Micron expansion in Manassas continues to be a major economic force, bringing more employees to the area.

This Braemar home will go to settlement on April 30th.  You’ll have to stay tuned to this blog for the final sold price.  In the meantime, if you want to sell during this time of intense buyer demand while prices are soaring, I am here to help.  Call me for a free consultation on how to get the best results.  Even in a seller’s market, the agent you hire makes a difference to your bottom line.  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 Sold: Three Bedroom, End Unit, Garage Townhouse in Braemar for $386,000

Just Sold: Three Bedroom, End Unit, Garage Townhouse in Braemar for $386,000

On January 23rd (2020,) I had the pleasure of introducing 9619 Innerwick Place to the market, priced at $384,900.   Being that there were NO Braemar townhouses on the market at that moment, I knew it would be a quick sale.  Three finished levels in a garage, end unit townhouse with three bedrooms, two full bathrooms, two powder rooms, a two level bump out, fenced back yard, deck, patio and hot tub hitting the market was like throwing chum in shark infested waters.  And the prep my sellers had done with refinishing their hardwood floors, installing new carpet and neutralizing the interior paint made it possible to increase their projected list price before we ever hit the market. Not surprisingly, my sellers had an offer the very first day.

Having one offer was great, but my sellers wanted to go through the first weekend,  have two open houses, THEN  see what they were being offered.  After fourteen showings and twenty-two buyers through the two open houses, they were left to review three offers.  There was one that stood out as highest and best, so they accepted it.  However, as I often caution sellers in this seller’s market, when a buyer gives you exactly what you want with higher price and no closing cost help, home inspection can be a very painful point of renegotiation.  In the case of that first contract, that painful point of renegotiation ended up with a dead deal.

Just as sellers need to understand that buyers have expectations when they overshoot list price and don’t ask for closing cost help, buyers also need to understand that homes aren’t going to be rebuilt for them just because they were the highest offer.

Thankfully, the first offer was in back up offer position and the sellers were able to move seamlessly into the next deal.  It was a buyer with a need for a lot of closing cost help, FHA loan with a low down payment, but was grateful that they had finally gotten under contract.  The home inspection on the second deal was way more reasonable and kicked up very minor issues.

This townhouse went to closing today for a final sold price of $386,000.

When the time comes for you to sell your Braemar townhouse, hire wisely.  Having an Associate Broker with a decade plus of experience in many different market conditions will benefit you no matter what happens during your sale.  My expertise and commitment to top notch marketing, from staging to professional photography, will get you the absolute most the market will bear.  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

Coming Soon: Updated Four Bedroom Single Family Home for $549,000

Coming Soon: Updated Four Bedroom Single Family Home for $549,000

On Friday, March 6th (2020,) showings will start at 12157 Millbill Court in Braemar.  Located at the end of a cul-de-sac in an often forgotten part of our Braemar community, this gem is ready for its next owners.  With three finished levels, updated kitchen and bathrooms, and new carpet, there is not much for the next owner to do but move in.

Hardwood flooring takes you throughout the main level with the exception of a carpeted family room and tiled laundry room and powder room.  The kitchen is sure to please with updated appliances, fixtures and granite counters.  Personally, I love the fact that the kitchen is open to the sun room, a breakfast nook and the enormous family room.

Upstairs you find three generously sized secondary bedrooms and an updated hall bath.  The master suite itself will bring a smile to even the pickiest buyers’ faces…just take a look at the updated spa-like bathroom.

The basement is mostly finished and boasts a walk out level exit.  In fact, there is an unfinished room with a full window that can be finished for a legal fifth bedroom.  The recreation space is expansive and there is even a third full bathroom on this level.

Outdoor space includes a patio under the deck and a fire pit in the back yard.  

Deck

The back yard of this home is much larger than most homes in Braemar.   Yes it backs to the sound wall off of Linton Hall Road, but don’t let that deter you from seeing this fantastic Braemar home.  By the time you are done with your home tour, you won’t be thinking about that sound wall, but the privacy it gives you to enjoy your back yard.

If you haven’t yet hired an agent to help you in your home search and want to take a look this weekend, 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 Townhouse: Under Contract in Four Days After Multiple Offers

Braemar Townhouse: Under Contract in Four Days After Multiple Offers

On January 23rd (2020) I was proud to present 9619 Innerwick Place to the market.  Priced at $384,900, this townhouse had a lot to offer buyers..and the market responded.  The first day, the sellers had an offer.  The second day, they had another offer.   The sellers had decided  to wait through the first weekend and two open houses before deciding on an offer.  By that time, there had been fourteen showings with agents and twenty-two buyers through the open houses.  That’s a lot of people looking for Braemar townhouses.  And right now, as I type this, there is not a Braemar townhouse on the market at all.  And in all of Bristow, there are only three townhouses on the market.

After three offers, the sellers went under contract with a very seller favorable offer.  Final details will be revealed when the sale closes in late February, so stay tuned for that.

In the meantime, if you have been thinking of selling your Braemar townhouse, there is no time like the present.  Buyers will gobble it up. Of course, the key to getting the top of the market price is listing prep and professional marketing.  Just click the property address above for the photos of this townhouse.  When you hire me to help you sell your Braemar home, that’s what you get.  No detail is overlooked, because there are dollars in the details.

Give me a call and let’s get started.  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