Just Listed: Four Bedroom Patio Home at 9826 Earls Ferry for $349,000

Just Listed: Four Bedroom Patio Home at 9826 Earls Ferry for $349,000

If you’re looking for an attached style home in like a townhouse in Braemar, there aren’t many choices out there.  That means attached homes in Braemar, offering a lot of living space, go quickly.  Well pay close attention, this patio home at 9826 Earls Ferry Circle is not going to be on the market long.  It just hit the market today, June 12th, priced at $349,000.  You can catch a real in depth look by clicking the link above for a virtual tour.

To start with, this patio home, a Dartmouth model by US Homes, offers a main level bedroom with attached full bathroom.  That is not an easy find in attached homes below $350,000.  Really, it is a second master suite.  And this one boasts a little more space, and definite architectural interest, with the added bay window.

The main level living space is done in hardwood flooring.  A large family room, complete with a gas fireplace, is open to the dining room.

Behind a high bar top, the kitchen sits next to the dining room.  The long hallway beside the kitchen leads you past a large pantry to the one car garage where you find an abundance of storage space.  This is where you put your Costco or BJ’s Wholesale goods.

Kitchen

Kitchen and Hall to Garage Entry

The hardwood flooring continues up the staircase and through the upper level hallway.  On the second level, you find a wonderfully expansive master suite with attached full bathroom and a closet with built-in organizers.

Down the hall from the master suite you find your second and third bedrooms.  The third is the smallest, measuring 14′ x 11′, and I rounded down.  You can’t find bedrooms that large in a traditional townhouse!

The second bedroom has the same architectural interest of the main level master with its own bay window.

The second full bathroom has dual sinks/vanity and a door between the sink area and the shower/toilet area.  Privacy for use by two occupants when it is time to get ready for work, school or bed.

An added convenience is the upper level laundry room, sizable enough to house the full size washer and dryer and allow you a place to store an ironing board, vacuum cleaner, and other cleaning supplies with room to spare.

Upper Level Laundry Room

This home even has a covered front porch where you can sit and watch the world go by.  And it has a patio off the dining room, a perfect place to grill in the warmer months.

This attached home in Braemar won’t be on the market very long.  If you want to take a look, or know someone that does, don’t hesitate to give me a call.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

 

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Price Improved to $499,900 for This Four Bedroom Single Family Home in Braemar

Price Improved to $499,900 for This Four Bedroom Single Family Home in Braemar

If building a new construction home in communities like Avendale is beyond your budget, or you just want a move-in ready single family home on a cul-de-sac in Braemar, come see this beauty at 12146 Millbill Court.  The list price price was just improved to $499,900!

With three fully finished levels, including four bedrooms and two bathrooms on the upper level and a walk out basement with wet bar, den and full bathroom on the lower level, this home is sure to please.  The main level floor plan graciously gives you plenty of open space for every day living and the formal rooms (living and dining) that have come to be expected in a colonial of this size.

The yard is bigger than you will likely see with other Braemar homes.  This was the fifth home built in the development of Braemar, before the developer decided that separation between houses was overrated if they could squeeze them in together and get a few more lots to sell that are close to a fifth of an acre than a quarter of an acre like this one.

Best of all, this home is considered a head to toe renovation.  From the roof, gutters and windows, to the hardwood floors and carpeting, appliances and deck this home has seen it all in the last four years.  Along with those replacements came improvements in the form of upgraded granite counter tops and fixtures in the kitchen and bathrooms.

This home is as move in ready as you can get without paying the new construction price tag.  Come see it for yourself.  Call me for a tour at 703-402-0037.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

Highest Sold Price for a Parkdale Model Carriage Home Since 2007

Highest Sold Price for a Parkdale Model Carriage Home Since 2007

In early March, I had the pleasure of listing 10143 Broadsword Drive.  It was the thirteenth Parkdale I had listed in my career, the ninth located in our neighborhood of Braemar.  While I have seen a lot of well appointed Parkdales with granite counters, hardwood floors throughout, I had never seen one with a stacked stone fireplace.  Gorgeous!

Braemar has been experiencing a seller’s market, which means there aren’t enough homes to meet buyer demand.  These are the times when sellers can push higher than recent comps to set a new high.  However, my concerns were 1) this home backed to the power transmission lines which usually means an immediate reduction of value and 2) that all of the systems to the home were original.  Homes built around 2005 are likely to have new HVAC systems, and new roofs.  This one did not.  But what it did have in interior updates, this Top Braemar Listing Agent showcased to the fullest of my abilities.

While initially priced at $475,0000, a price reduction to $465,000 after nearly two weeks on the market was the right move.  Most of the feedback indicated this home was priced too high.  Meanwhile other Parkdales, none with power line adjacent lots and with newer systems, were still listed for less.  Would buyers see the privacy the power line lot offered?  Would they love the interior updates enough to forego new systems?

When the sellers got an offer late night on Saturday, March 31st, this Braemar Real Estate Agent was there reviewing it with the sellers after holiday festivities on Easter Sunday and we have a counter offer to the buyers that evening.  On April 2nd, that offer was ratified.  Part of the counter was settlement happening on May 31st to accommodate the sellers.  Another part was selling for the list price of $465,000.

When a seller turns up the heat at the offer negotiations, buyers turn up the heat come home inspection negotiations.  I’ve seen it time and again and it was no different with this sale.  It was really the appraisal that had the sellers and I concerned.  Getting a price you want for your home is one thing. Getting it to appraise is another.

One of my skills, as a top Braemar Listing Agent, is getting my listings to appraise.  The key is hand selecting comps and showing the appraiser why you picked them.  Understanding what comps meet the criteria for your subject is critical.  While I have an outstanding record of appraisal success (having only had one issue unresolved since 2010 when I got my broker’s license) even I had sweaty palms over this one.  Like Mary Lou Retton nailing the perfect 10 in the 1984 Summer Olympics, I pulled the equivalent in getting this Parkdale to appraise.

Today, this Braemar Carriage home sold for $465,000.  That’s the highest sales price for a Parkdale since March 2007.  

If you want a chance to set the next record high sales price in Braemar when you sell, give me a call.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

Braemar Townhouse Report: March-April 2018

Braemar Townhouse Report: March-April 2018

Before embarking on any Saturday fun, which this Top Braemar Real Estate Agent intends to have today, I’m putting out this last Braemar real estate market report.  The Braemar Townhouse Report is always the last in the series of bi-monthly reports that I compile.

There were seven Braemar townhouses that sold during the months of March and April.  The details of those sales are below:

When take these seven sales and place them in the rolling pool of Braemar townhouse sales for the past year, we get updated six and twelve month data points that look like this:

Seeing that the six month average and median sold prices are both higher than the twelve month average and median sold prices means that Braemar townhouse values are still pushing up.  Meanwhile, seeing that the seller subsidy (closing cost assistance to buyers) in the six month values is lower than the seller subsidy in the twelve month values, shows that sellers, in this seller’s market, are able to negotiate deals with lower closing costs recently.  That means Braemar townhouse sellers are netting more money from their sales.  The marketing time, however, is the same in the median values in the short and long term, but the average marketing time in the last six months increased compared to that in the last twelve months.  Three days is not an increase to even concern yourself about.

If you placed your Braemar townhouse on the market, priced to current conditions, you could expect it to be under contract in one to three weeks.  You could also expect to pay about one percent of the sales price in closing cost help.

The next Braemar Townhouse Report will be out in July.  Until then, when you want to know what our current market conditions mean to your specific townhouse value, give me a call.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

 

Braemar Property Value Report: March-April 2018 (Ryan Homes)

Braemar Property Value Report: March-April 2018 (Ryan Homes)

The Braemar pool opening weekend is here!  Hope you’ve got your pool pass, swimsuit and sunscreen ready to go.  And don’t forget a brightly colored beach towel.  Even as an adult, picking out a fashionable beach towel is fun.

When you enjoy your work, like I do as a Top Braemar Real Estate Agent, even time spent doing these market reports is satisfying.  Yes, I could be on my front porch in an Adirondack chair, adult beverage in my hand, watching the world go by right now, but I would feel bad enjoying myself when it is time (by my own self-imposed calendar) to do another Braemar Property Value Report.  This one focuses on sales of homes built by Ryan Homes.

There were two Ryan Homes that sold between the beginning of March and end of April.  The details of the sales are below:

When we take these two sales, and freshen up the data for the past year of Ryan Homes sales, here’s what we find:

The first thing I notice looking at these numbers is that the six and twelve month median sold prices are the same.  That means values are holding steady.  However, the six month average value dipping below the twelve month average is not something I necessarily like seeing.  The good news is that it is a small dip and not likely to be a negative indicator.  The best news is that seller subsidy in the six month average and median value has gone down compared to the twelve month seller subsidy values.  That means sellers are paying less in closing cost assistance to buyers in the last six month.  The thing I don’t like seeing is that the marketing time has increased in both the six month values compared the twelve month values.  Still, looking at the raw data, some homes, like the second sale noted above, happen in a week or less.

If you placed your Ryan Home on the market, priced to current conditions in Braemar, you might set your expectations to be under contract in about two months.  If it happens quicker, you won’t be disappointed.  Plus, we are heading into the slower summer selling season.  You could also expect to pay an average of nearly 1% of the sales price in closing cost help to the buyer.

The next Braemar Property Value Report will out in July.  If you have specific questions about selling your home in the meantime, give me a call.  Since 2005, No One Knows Braemar Better!  

Now, if you’ll pardon me, it’s time for me to enjoy that glass of wine on the porch.  Wonder if there will be any deer walking along the wood line.

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

Braemar Property Value Report: March-April 2018 (NV Homes)

Braemar Property Value Report: March-April 2018 (NV Homes)

While this top Braemar Real Estate Agent has been busy with various stages of selling Braemar homes, I am sure that a lot of you have been prepping for the opening of the Braemar pools.  There were several emails that came through about the change of the pool passes.  Getting the new pass, swimsuits and sunscreen have been projects for many Braemar households.   Meanwhile, the pool I’m playing in is Braemar real estate market data.

This Braemar Property Value Report focuses on sales of NV Homes in our neighborhood during the months of March and April.  So without further delay, let’s get to it.

There was only one NV Home in Braemar that sold during our current reporting period.  It is detailed below:

The way I used to do these market reports, having one sale for a reporting period could make our values seem to go up and down like a yo-yo.  Now, by taking this most recent NV Home sale and placing in with the sales of NV Homes in Braemar for the last year, we can derive six and twelve month data points and get a better sense of where values are heading.  Here’s what those data points look like, updated with the sale above:

In a rising market, the six month sold prices are higher than the twelve month sold prices.  Here we see our six month average is higher than the twelve month average, but the six month median is below the twelve month median.  What does that mean?  It means values are holding steady.  In the meantime, the seller subsidy (closing cost assistance) values in the six month data points are lower than the twelve month data points.  That’s great news!  Seller subsidy is going down, meaning Braemar sellers are keeping more money when they sell.  Marketing time is another story.  The six month average is double the marketing time we see in the twelve month average.  However, this doesn’t panic me when I see the six month median is only one week, compared to about two weeks in the twelve month median.  There was one sale in the last six month that took 314 days to happen and it is throwing that average value.

If you placed your NV Home on the market, priced to current market conditions in Braemar, you could expect your home to be under contract in a week or two.  You could also expect to pay about one percent or so of the sales price in seller subsidy.

The next Braemar Property Value Report will be out in July.  Hope you enjoy some fun in the sun at the pools between now and then.  And as always, if you want to know the value of your specific home in our Braemar market, give me a call.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

 

 

Braemar Property Value Report: March-April 2018 (Heritage Series)

Braemar Property Value Report: March-April 2018 (Heritage Series)

Being a Top Braemar Listing Agent, it is just as useful for me, as it is for you, to run these Braemar Property Property Value Reports.  It keeps me up to date on the latest happenings in the market, which is a must.  Buyer agents, with a desired price in mind to offer, will cherry pick comps and try to beat Braemar sellers down.  Not my Braemar sellers!  When I run market comps, they are solid, but that’s because I study the market by doing these reports and helping so many Braemar sellers.  Going over Braemar comps to me is like Rocky running up and down those steps in Philadelphia.  It keeps me in top listing condition as your Braemar expert.

Today’s Braemar Property Value Report focuses on Heritage Series homes. Heritage Series homes are mid-sized single family homes, built by Brookfield Homes.  They have two car attached garages and include the following floor plans:  Exeter, Yardley, Zachery (a.k.a. Zurich) & Waverly.  The homes built by Coscan in Braemar North Gate are also included in this group, as they are similar in size.

In the months of March and April, four Braemar Heritage Series homes sold.  Details of those sales are listed below:

When we take these sales and put them in with the Heritage homes sale in the last twelve months, we get a fresh set of six and twelve month data points that look like this:

With the six month average and median sold prices being higher than the twelve month average and median sold prices, we can see that Braemar Heritage home prices are still pushing forward.  Seller subsidy (closing cost assistance to buyers) is remaining about the same at about one percent of the sales price.  Marketing time is also about the same, maybe a little faster.

If you placed your Braemar Heritage Series home on the market, priced to current conditions, you could expect it to be under contract in one to three weeks time.  You could also expect to pay about one percent of the sales price in closing cost help to the buyer.

The next Braemar Property Value Report will be out in July.  Until then, when you want a thorough look at your Braemar home’s value in today’s market, give me a call.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com