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

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

Hard to believe, but I was just reading about a school supply drive.  Say it isn’t so!  The kids have been out of school only a month.  Summer goes by so fast.  Hope you all are enjoying every minute of it.

Even though it is summer, which means we all get the opportunity to have a little more fun than usual, the job of this Braemar Real Estate remains the same.  It’s my sworn duty to keep you up to date on the latest news in our neighborhood real estate market.  So today, let’s talk about what happened in the second quarter with respect with Braemar Reflection homes.  Reflection homes in Braemar are semi-attached single family homes located only on Tarvie Circle in New Castle Village.  They are attached at the rear load garage.

There was only one Reflection home that sold in Braemar during the second quarter.  Not unusual because these homes makes up such a small percentage of the neighborhood.  Here are the details:

When we take this sale and throw it in with our rolling six month and twelve month averages, the six month values include only the sale above and the twelve month values bring in one more.  So really, we’re looking at how this sale, when lumped in with the previous of the last twelve months, compares.

The comparison is not a simple one.  The most recent sale of 9668 Tarvie, while it did have an unfinished basement just like the only other twelve month sale, had an additional level in a loft that included a fifth bedroom and third bathroom.  Hmm.  So the fact that this home sold for more that the twelve month average and median values is not surprising.  It is simply inconclusive if this means an increase in value.

If you did place your Braemar Reflection home on the market, priced to current conditions, you could expect it to take about three weeks to go under contract.  That’s an improvement over the twelve month marketing time value.  However, you may be expected to pay about $6,000 in closing cost help to the buyer.  That’s not an improvement over the twelve month values.

The next Braemar Reflection Quarterly will be out in October.  From the looks of it, we should have at least one more sale to throw into that rolling twelve month value.  In the meantime, if you want to get a more specific idea of how the current market conditions are affecting your home’s value, give me a call at 703-402-0037.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland

 Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

www.UncompromisingValues.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 Patio Home Quarterly:  April-June 2017 (2nd Quarter)

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

The three words dreaded in Bristow, VA during the summer months are hazy, hot and humid.  That’s our triple threat, making you want to explore indoor activities like cooking, watching TV, or surfing the Internet.  Today we are experiencing just the double threat of hot and humid.  That darn sunshine, combined with blue skies and white puffy clouds makes you want to wander outside and then BLAM!  You wonder why the heck you stepped outside to begin with.  It’s like a sauna.

As a result, I’m partaking of the indoor activity of putting Braemar market report together today.  Right now, we are going to look back to the second quarter and see what happened to Braemar Patio home values.  Braemar Patio Homes are known to some as quads.  Each is attached at the side, back and corner to another Patio Home.  They have two levels, offering large bedrooms and a modest side yard.

There was only one sale of a Braemar Patio home in the second quarter of 2017.  Details are below:

Taking that one sale and throwing it in to our rolling six and twelve month data points here is what we find.  

The more recent numbers (six month values) compared to the longer term numbers (twelve month values,) show that there is some conflicting information on whether sold prices are heading up or down.  The average sold price fell from the long term to short term.  However, the median sold price rose from the long term to the short term.  Only time will tell where we find a definite trend.  Two things that are consistent are that seller subsidy and marketing time are both shorter in both data points in the short term compared to the long term.

If you placed your Braemar Patio home on the market, priced to current conditions, you could expect it to be under contract in no more than two weeks.  You could also expect to pay $2,000 or a little more in closing cost help to the buyer.

The next Braemar Patio Home Quarterly will be out in October and will focus on what happened in the third quarter, and what that is doing to values.  If you want to know how this most recent sale affects your own Braemar Patio home’s value, call me at 703-402-0037.  Helping my Braemar neighbors is one of the things I love most about my job.  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 Condo Quarterly: April-June 2017 (2nd Quarter)

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

We are well into summer in Braemar and I am sure that folks in the condos are happy with their proximity to the Iona Sound community pool.  Of course, that is likely with the exception of swim meet mornings when parking around that pool reminds you of a big box store on Black Friday.  There are pluses and minuses to everything in life, promixity to the community pool used by the Braemar Blasters for their swim meets included.

Being well into summer means that I can share the second quarter Braemar Condo Quarterly data with you now.  Let’s get right to it.  There were three sales of Braemar condos between the beginning of April and end of June.  The sales are listed in detail below, and, oddly, it seems having a garage is not indicative of getting a higher price.

Homes that are move in ready garnered the highest prices, which were $254,000 and $255,000.  Move in ready is doing the things sellers often want to put on buyers to do.  Carpet.  Paint.  You know the drill.  Rule of thumb is if it’s a pain in the butt for you to do it, buyers will likely punish you financially beyond the cost of the actual improvements because it is no less a pain in the butt.  And many buyers will shop until they find the seller that delivers a move in ready home they want.

It was never more evident that the sale at 12193 Caithness that listed for $255,000 and offered carpet and paint after the tenant moved out.  Well, first impressions don’t take the promise of carpet and paint in mind.  While that list price was right on target for other sales happening and their planned improvements, the first impression brought in a final sales price of $240,000.  It is worth it to carpet and paint before listing.  It helps you appeal to the broadest range of buyers when you neutralize your color palettes and give them that fresh new carpet smell when they walk in.

When we take a six month snapshot and a twelve month snapshot of values, what do we find?  The six month average and median sold prices are higher than the twelve month average and median sold prices.  Values appear to be inching up.  Seller subsidy, on average, is higher than it had been twelve months ago.  And median days on the market are higher than they were twelve months ago.

If you placed your Braemar condo on the market, priced to current market conditions, you could reasonably expect to be under contract in about three weeks.  You could also expect a buyer to ask for about $5,000 in closing cost help.

The next Braemar Condo Quarterly will be out in October and will update you on any changes the third quarter brings.  Until then, if you want to know how these sales and the current market conditions are affecting your Braemar condo’s value, give me a call.  My greatest satisfaction in my work is helping my Braemar neighbors.  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

Braemar Townhouse Report: March-April 2017

Braemar Townhouse Report:  March-April 2017

After days of cloud cover and rain, I can honestly say that I would never last in the Pacific Northwest climate.  Sunshine is essential to my existence.  And I’m so happy to see the sun shining away in Bristow today.  Makes it very tempting to go outside and play hooky, but I’m not doing that.  Nope.  This Braemar Real Estate Agent knows that my fellow Braemar residents expect my market reports before the end of the month.  So here I am, putting out the last of May’s reports with the March-April edition of the Braemar Townhouse Report.

There were eleven Braemar townhouses that sold between the months of March and April.  The highest sold price was $358,500 and the lowest sold price was $250,000.  Throwing these eleven sales into our rolling six and twelve month averages gives us some good insight.

When looking at the more immediate market  (the six month values) and comparing it the longer term (the twelve month values) we see that Braemar townhouses are still going up in value.  Both the six month average and median sold prices are higher than the twelve month average and median sold prices.  It even looks as though the six month seller subsidy numbers are decreasing, but marketing time may be increasing.

If you placed your Braemar townhouse on the market, priced to current conditions, you could expect it to be under contract in about ten to seventeen days.  You could also expect to give about $4,200 in seller subsidy.

The next Braemar Townhouse Report will be out in July.  At that point we’ll look back to sales from May and June.  Until then, when you are ready to sell your Braemar townhouse, give me a call at 703-402-0037 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.com

Braemar Property Value Report: March-April 2017 (Ryan Homes)

Braemar Property Value Report:  March-April 2017 (Ryan Homes)

It is Memorial Day Weekend in Braemar and it makes me proud to see so many homes displaying the American flag.  Some of our neighbors going the extra mile and putting miniature flags around the periemter of their front yard.  What a nice touch, as we approach a day of remembrance for those military members who lost their lives in the line of duty to our country.

There isn’t much on the radar for this holiday weekend for this Braemar Real Estate Agent, except of course, keeping you informed about our Braemar real estate market.  In this edition of the Braemar Property Value Report we will look at the Ryan Homes sales activity from March to April.

There was only one Ryan Home that sold in our sampling period.  It was a Ravenwood model with two finished levels.  It listed at $484,000 and sold for $490,000.  It hit the market and was immediately under contract.   The sellers also gave $10,000 in closing cost help (seller subsidy.)

When we put this sale in with our rolling six and twelve month data for Ryan Homes, we see that Ryan Home values are on the rise.  The six month average sold price is quite a bit higher than the twelve month average sold price.  The six month median sold price is also quite a bit higher than the twelve month median sold price.  This is good news.    Looking at other six month data points to twelve month data points, we see that marketing time is increasing, as is seller subsidy.  These are not the figures you like to see increase.

If you placed your Ryan Home on market, priced to current conditions, you could reasonably expect it ot be under contract in about a month or forty days.  You could also expect that a buyer will request closing cost assistance in the range of $7,500 to $8,200.

The next Braemar Property Value Report will be in July and will focus on sales from the month of May and June.  Until then, when you want to know what your Braemar home is
worth, give me a call for a free market analysis.  Selling Braemar homes is my specialty and I would love to be of assistance.  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

 

Braemar Property Value Report: March-April 2017 (NV Homes)

Braemar Property Value Report:  March-April 2017 (NV Homes)

The sun is shining brightly in Bristow today, after countless days of cloud cover.  That makes it a great day for me.  Even the sight of a rat snake in the road on Native Rocks Drive didn’t get me.  He’s needed some sun too.  Unfortunately, I think he also got hit by a car, because he wasn’t moving.

Braemar’s real estate market certainly is moving.  In this edition of the Braemar Property Value Report we are going to examine the sales activity of NV Homes between the months of March and April.

There were three NV Homes that sold between the beginning of March and end of April.   Their sold prices ranged from $528,400 to $570,000.  And as you can see, $570,000 was a sold price repeated twice.

When we take these sales and put them into our rolling six and twelve month values, we see that, while the average sold price for six months is a little bit lower than the twelve month average, the six month median value is a nice increase over the twelve month median.  Other increases in the six month values vs. twelve month values are not as welcome–higher marketing time and increase in seller subsidy (closing cost assistance.)

If you placed your Braemar NV Home on the market, priced to current conditions, it may take about a month and a half to get under contract.  These larger homes in Braemar aren’t getting snapped up quickly.  Often times, the higher priced homes take longer to sell than townhouses or smaller single family homes.  You may also find yourself paying around $7,400 to $9,500 in closing cost help.

The next Braemar Property Value Report will be out in July and will focus on sales between May and June.  Until then, when you want to know what your own Braemar home is worth, give me a call at 703-402-0037 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.com