Braemar Property Value Report:  July-August 2017 (Arista Series)

Braemar Property Value Report:  July-August 2017 (Arista Series)

Labor Day weekend certainly didn’t get off to a sunny start yesterday.  The drizzling rain made it fairly miserable.  Seems you will have a chance to enjoy the last days of the Braemar pool season today and tomorrow though.

Right now, it is time for another Braemar Property Value Report.  This one is focused on Arista Series home sales in Braemar.  Arista Series homes are the large, single family homes built by Brookfield Homes.  The floor plans include the Allister, Buckingham and Canterbury.

Unlike last report when we had no recent sales to report, we have one to tell you about for the months of July and August.  The sale was a Buckingham model, details below:

As a Braemar Real Estate Agent, there are a couple things that concern me about this most recent Arista Series sale.  For starters, it listed below $500,000.  It sold for even less.  Worse yet, it gave 3.5% of the sales price in closing cost help.  That’s a lot!  In my eyes, this home could have garnered a higher price.  And I say that because I’m seeing smaller homes sell for more than this.

When you look at the six and twelve month average and median values in the Arista Series homes in Braemar, the six month values are dramatically affected by the addition of this most recent sale.  It was only one of two sales in the last six months.  The other sale in the last six months was also low at $499K.  It was a foreclosure flip.  Knowing this, it is not surprising to see that the six month values are well below the twelve month average and median sold prices.  As for closing costs, the twelve month median value is the highest of the median and averages.  The only good news is that the six month market values are lower than the twelve month marketing values.

If you placed your Braemar Arista home on the market, priced to current conditions, you could expect it to be under contract in one to two months. You could also expect to pay about $8,000 to $10,000 in closing cost help.

Braemar Arista homes are certainly able to sell for more than we have seen in the last six months.  Listing preparation and marketing, including professional photographs are going to make all the difference in how your home appeals to buyers.

The next Braemar Property Value Report will be out in November, at which time we will focus on the sales that happened in September and October.  Until then, if you want to find out what your home is worth in the current market place, give me a call.  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

Advertisements

Five Bedroom Braemar Home Goes Under Contract in Two Days!

Five Bedroom Braemar Home Goes Under Contract in Two Days!

When a fantastic home meets a great listing agent, good things are bound to happen.  That was the case with 9996 Broadsword Drive, which I just told you about a few days ago.  It hit the market priced at $499,000 on August 29th (2017) and was under contract just two days later.  In fact, its first full day on the market resulted in both buyers that saw it, wanting to make offers.  Doesn’t get any better than that, unless of course you enjoyed weeks on end of having to make the bed, keep the sink clean, vacuum the carpets daily, etc.

As you might expect, no house I have walked into the last twelve years of selling Braemar real estate is ready for market when I arrive at the listing appointment.  How we prepare a home for sale is not how we live in a home.  Best results come when colors are neutralized, worn carpet is replaced, and furnishings are edited to have it appeal to virtually any buyer that walks in. With the advent of HGTV, buyers have become pickier and pickier about move-in ready condition.  You could have all the bells and whistles, but if a buyer walks in and sees how many walls they will have to paint, a sense of dread washes over them.  Buyer dread equals low offers, or lost time on the market.

Thankfully, the sellers of this superbly pleasing Yardley were open to the honest and direct advice I gave them on listing preparation.  In turn, the wonderful upgrades of their home didn’t have to be weighed against negatives. The home was move-in ready and buyers knew it.  As we signed the winning offer, the sellers mentioned that living in a beige house is what stressed them more than living clutter free.  They had neutralized their walls at my advice, giving up some colors that defined home to them. The great news for them is that life in a beige house is only going to be a little more than a month.

This Braemar home will be going to settlement on October 2nd.  Stay tuned for the final sales price.  Until then, if you want the best results when you sell, it pays to get the best advice.  Give me a call and let’s talk.  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

Just Listed: Five Bedroom Single Family Home in Braemar for $499,000

Just Listed: Five Bedroom Single Family Home in Braemar for $499,000

When it comes to Yardley floor plan, I’ve listed and sold my fair share since becoming a Braemar Real Estate Agent in 2005.  Seems they offer the perfect amount of space for a single family home.  Not too big, not too small.  They fit like a glove.

This Yardley at 9996 Broadsword Drive is my favorite one to date and it just hit the market priced at $499,000.  These sellers did every bit of listing preparation I suggested, including a fresh coat of neutral paint throughout and new carpet. The formal living and dining rooms, as well as the foyer, powder room and main level hallways are done in a very durable laminate hardwood.  It’s all the beauty of hardwood floors, but holds up much better to every day life.  

The sellers, original owners, also opted to have the box bay window in the formal living room, which adds some architectural interest.  And while traditional colonials have their formals rooms right across from one another, the Yardley offsets them.  The dining room is a little further back from the foyer than the living room.  Still, the location of the dining room is perfect as it passes through to the kitchen, making formal entertaining easy.

While we are on the subject of the kitchen, it is open to a breakfast nook, and beyond a knee wall, open to the family room as well.  All of these rooms were extended at the time of construction.  This gives the kitchen an island and plenty of room for the cook to maneuver.  With granite counters, light cabinets, tile backsplash and ceramic tile flooring it aesthetically pleasing.  The gas cook top, double wall ovens, microwave and counter space make it a cook’s dream.

Everyday meals are likely to be enjoyed in the breakfast nook, positioned between the kitchen and family room.

The family room has built-in bookcases, palladian windows and opens to the screened porch.  In the colder months, you’ll love the gas fireplace.  And this room being carpeted adds to warmth of the space.

Upstairs is where you find the master suite, three secondary bedrooms and the laundry room.  The master suite doesn’t disappoint with two walk-in closets, complete with organizers, and attached full bathroom with dual sinks/vanity and separate tub and shower.

The remaining three bedrooms are very good sized, but the fourth bedroom is especially expansive.  All three share the second full bathroom with hall access.

A fully finished basement gives you plenty of recreation space, complete with surround sound and wet bar, a fifth bedroom and third full bathroom.  And unlike some of the single family homes currently on the market in Braemar, it has a walk-up basement exit.

If you aren’t sold on this Yardley in Braemar yet, I’ve saved what I think is the best for last–the outdoor spaces.  A screened porch, open air composite deck (complete with gas grill with permanent natural gas line coming from the house) sit atop a well manicured and fully fenced yard.  The fence is also virtually maintenance free being made of vinyl.

This home is a suburban dream home, located in the Patriot High School district and in the amenity filled community of Braemar.  Homes like this don’t last long when they go on the market.  Call for your tour today.

Chris Ann Cleland 

Since 2005, No One Knows Braemar Better!

Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

Braemar Townhouse Report: May-June 2017

Braemar Townhouse Report:  May-June 2017

Not every agent that sells real estate in Braemar, keeps their finger on the pulse of the market.  One of the things I love about doing my Braemar market reports is that it keeps me informed of our neighborhood market to keep YOU informed about it.  And doing these reports since 2005 has really helped me understand what makes our neighborhood real market tick.  That knowledge I have acquired through constant compiling of Braemar real estate data makes selling my Braemar listings that much faster and more profitable for my sellers.

This particular report is the Braemar Townhouse Report.  In it, I break down the sales of traditional townhouses in Braemar for the months of May and June.  And just to clarify what a traditional townhouse is, it is one with three levels, a backyard and is NOT condo ownership.

There were twenty-one Braemar townhouses sold in the last two months.  Their sold prices ranged from $280,000 to $359,900.  Each sale is detailed below:

When we combine these most recent Braemar townhouse sales with our rolling six month and twelve month value data points, this is what we find:

Both the six month median and average sold prices are above their twelve month counterparts.  This means values of Braemar townhouses are going up.  More good news is that seller subsidy (closing cost assistance to a buyer) has gone down from the twelve month median and average values, to the respective six month values.  Even marketing time in the six month values has come down ever so slightly.

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

The next Braemar Townhouse Report will be out in late September.  At that point we will be looking at activity from the months of July and August.  Until then, if you want to know how recent sales have affected your specific Braemar townhouse, 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 Property Value Report:  May-June 2017 (Ryan Homes)

Braemar Property Value Report:  May-June 2017 (Ryan Homes)

The kind of heat wave we are experiencing in Bristow is one that makes you not want to eat.  Foods that normally favorites, like hamburgers, just sound too heavy.   One of my favorites for weather like this is a watermelon and cucumber salad.  Simply cut them both up, put in some of the juice from the watermelon, add salt and you have a light, refreshing salad.  It lasts for days in the refrigerator too.

Just as none of us can do anything but wait through the summer heat, I can’t do anything but report Braemar home values to you in the Braemar Property Value Report.  Selling Braemar homes is my specialty, but no matter the sale, it is always going to be subject to whatever the market conditions happen to be.  So right now, let’s find out what the market conditions are for Ryan Homes in our neighborhood.

There were four Ryan homes that sold between May and June.  Details below.

When we combine those sales with our rolling six and twelve month data pool, what we find is encouraging.

All but one of the Ryan homes sales were above the average and median values of the last six months.  And even comparing the six month average and median sold prices to the respective twelve month values, we find that prices in the short term are higher.  That means values are pushing up.    Unfortunately, seller subsidy (closing cost assistance for buyers) has crept up a bit, but marketing time (DOM) has improved.

If you placed your Ryan home on the market, priced to current conditions, you could expect it to be under contract in about a week, or maybe a little longer than three weeks.  You could also expect to pay about $6,000 in closing cost assistance to a buyer.

The next Braemar Property Value Report will be out in late September.  Until then, if you want to know how these most recent sales affect your specific 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 Property Value Report:  May-June 2017 (NV Homes)

Braemar Property Value Report:  May-June 2017 (NV Homes)

The weather the last few days in Bristow, VA has felt sweltering.  High temps.  High humidity.  It makes being outside during the mid-afternoon unpleasant.  These are the dog days of summer and great days to spend at the Braemar community pools.  Of course, I’m still plugging away at my Braemar Property Value Reports.  Three more left to churn out and this NV Homes update in one of them, so let’s get to it.

Between the months of May and June there were four NV Homes in Braemar that sold.   The details of those sales follow:

When we combine the sold prices with our rolling six and twelve month data, what we find in terms of value is good news. Both the six month average and median sold prices are above their twelve month counterparts.  This means values are still pushing up.

Unfortunately, it also appears that seller subsidy (closing cost assistance to buyers) is rising too, but the big number that is going to be throwing off the average here is that $23,000 seller subsidy given on the sale of 10039 Three Sisters.  You’ll also notice that the sold price on that home is much higher than the list price.  Well, in talking with the Listing Agent of that property, when the appraisal came in much higher than the agreed sales price, the buyer’s lender suggested something out of left field–raising the sales price and the seller subsidy.  Truly a strange move and one that is going to throw off NV Homes closing cost assistance averages for the next year.  So for now, let’s rely on the median.  Marketing time seems slightly faster in the six month figures compared to the twelve month values.

If you placed your NV Home on the market, priced to current conditions, you could expect to give about $7,000 in closing cost help.  You could also expect to be under contract in about four to five weeks time.

The next Braemar Property Value Report will be out in late September.  Until then, if you
want to know how these most recent sales 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 Property Value Report:  May-June 2017 (Heritage Series)

Braemar Property Value Report:  May-June 2017 (Heritage Series)

May and June have traditionally been months seeing the most real estate sales activity in Braemar.  This edition of the Braemar Property Value Report, focusing on sales in the Heritage Series, is not breaking that tradition.

Before we get started, let’s clarify what makes a home a Braemar Heritage home.  Heritage homes are the mid-sized single family homes, built by Brookfield Homes.  They have two car attached garages and include the following floor plans:  Exeter, Yardley, Zachery & Waverly.  Of course, Coscan, before they became Brookfield Homes, had some floor plans that crop up occasionally in the older section of Braemar.  They are the size of Heritage homes, thus included in this report.

There were thirteen Braemar Heritage homes that sold between May and June.  That’s a lot when it comes to reporting sales in this series.  The sold prices ranged from $405,000 to $532,500 and are detailed below:

When we combine these thirteen sales with our rolling six and twelve month values, we are able to see what’s happening with values, seller subsidy and marketing time.

Both six month sold values (average and median) are higher than their respective twelve month values.  This shows us that values for Braemar Heritage homes are still moving up.  By comparing the seller subsidy in the shorter term six month value markers to the longer term twelve month markers, we find that closing cost assistance is easing up a bit on sellers.  And marketing time appears to be speeding up in the six month values compared to the twelve month values.  All good news.

If you placed your Braemar Heritage home on the market, priced to current conditions, you could reasonably expect it to be under contract anywhere from mere days to as long as a month.  You could also expect to shell out $3,000 to about $4,000 in closing cost help to your buyer.  Most sellers are still paying something in closing cost help.

The next Braemar Property Value Report will be out in late September.  Until then, if you want to find out how these most recent sales have affected your own 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