Another Late June Day, Another Braemar Home Sold

Another Late June Day, Another Braemar Home Sold

Yesterday I wrote about the Braemar home I sold at 9658 Granary Place.  Today, I’m here to tell you about the Braemar home I sold at 9725 Kinloss Mews.  While 9725 Kinloss Mews listed before 9658 Granary Place, as one of the largest homes in the neighborhood, I expected it would take about two weeks for it to go under contract.  It hit the market on May 15th (2020) priced at $610,000.  Sure enough, fourteen days later, it was under contract.

While the initial offer left a lot to be desired, the sellers decided that rather than reduce their price to catch another buyer, they would make a counter offer to the buyers who had taken the time to express interest.  The buyers accepted.

While the pandemic didn’t really affect our real estate market, it has impacted some supporting industries.  HVAC repair and service is one of them.  At least, that’s what Beltway Air Comfort Service would have us believe.  They failed three times to get the right parts over the course of weeks and, the day before settlement took five and a half hours to get the parts installed.  Didn’t even give my sellers a receipt.  When Mrs. Seller called to get a copy, she was told off by the owner of Beltway Air Comfort Service.  The owner was mad that he had to eat a 3% charge normally charged to customers paying by credit card (nothing I’ve heard of from the HVAC companies I recommend) because it wasn’t disclosed before my seller left town with her checkbook.  She was going to mail a check, but THEY made the choice to eat the charge.  They did the right thing and then blew all the good will by telling her off.  Then they went on to tell her they would de-prioritize her anytime she called for future service.  Who does that?  Once again, Beltway Air Comfort Service.  Note it and call any other company to service your HVAC if you want decent, professional service that knows how to treat their customers.

Thank goodness that even crappy contractors can get the job done, and despite taking a long time, it was done before the buyers signed for the home on June 26th.  Whew!

The final sold price of this Canterbury was $600,000.

If you are considering the sale of your Braemar home, we are experiencing high buyer demand and very low inventory.  That means we are in a seller’s market.  Give me a call for a free market analysis and my professional marketing plan that will get you top dollar and do it safely.  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 Property Value Report: May-June 2019 (Ryan Homes)

Braemar Property Value Report: May-June 2019 (Ryan Homes)

With just a few days left in July, I’m getting the last of the Braemar Property Value Reports out for public consumption.  It’s an internal deadline that I set for myself that I will have these out by the last day of the month following the reporting period.  Real estate agents being independent contractors with no one to answer to, setting deadlines is a business practice you will find among top agents.

This particular Braemar Property Value Report covers the sales of single family homes, built by Ryan Homes, during the months of May and June.  During that time, there were four resales, ranging in sold price from $475,000 to $570,000.  Details of those sales are listed below.

Taking these sales above and combining them the entire preceding twelve months of Ryan Home sales, we get new six and twelve month data points, pictured below.

Examining the trends in the sold prices, there is an increase in both the six month average and six month median sold prices from their respective twelve month values.  This means Ryan Homes are still pushing up in value.

When it comes to seller subsidy, a.k.a. as closing cost assistance to buyers,  a trend presents itself that does not favor Ryan Home sellers.  Both the six month average and six month median seller subsidy values are higher than their twelve month counterparts.  This means buyers have been asking for, and receiving, more seller subsidy in the most recent sales.

Days on market, a category that has become unreliable with a change in how that data is recorded in our new MLS, which was adopted in November 2018, we see that the six and twelve month averages are the same.  The six month median is only one day shorter than the twelve month median.

If you placed your Ryan Home on the market, priced to current conditions, you could expect to be under contract and well on your way to settlement in a month at worst.  You could also expect to pay about 1.5% of the sales price in closing cost help.

The Braemar Property Value Report will be out in September.  Until then, if you want to investigate what the market might bring in regards to your own home’s value, give me a call for the most accurate, free, market analysis.  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 Reflection Quarterly: January-March 2019 (1st Quarter)

Braemar Reflection Quarterly: January-March 2019 (1st Quarter)

Having a Braemar Reflection listing currently under contract at 9684 Tarvie, I was really curious to see the latest data in this edition of Braemar Reflection Quarterly. And I have to say, some things don’t match up with my recent experience.  So let’s get to it, the 1st Quarter edition of the Braemar Reflection Quarterly, featuring sales of the semi-detached homes located on Tarvie Circle.

There was one Braemar Reflection home that sold during the 1st Quarter of 2019.  The details of that sale are below:

Taking this sale and combining it with the previous three quarters, six and twelve month data points are updated, and they look like this:

Turns out the sale in the 1st Quarter was the only sale in the previous six months.  The good news is that the $455,000 sold price is higher than the twelve month average and median sold prices.  And knowing what is coming down the pike at 9684 Tarvie, I can tell you that values are still going to be climbing.

The seller subsidy, or closing cost assistance values, are about the same compared to the most recent sale vs. the twelve month average and median.  Buyers are obviously still in need of, or simply expecting, closing cost help to buy a property like a Braemar Reflection home.

Finally, days on market (marketing time) took a lot longer in the most recent sale reported in the 1st Quarter compared to the previous twelve months average and median marketing times.  Even my own listing at 9684 Tarvie was under contract in a matter of days.  Not sure what to make of this, but time will tell.

If you placed your Braemar Reflection home on the market, priced to current conditions, this report would have you believe it would take nearly four months (worst case,) or a couple weeks (best case) to get your home under contract.  Again, I have to defer to my well trained Braemar Real Estate gut and tell you that my most recent listing at 9684 Tarvie was under in only a handful of DAYS.  You could also expect to pay about $9,000 in closing cost help.

The next Braemar Reflection Quarterly will be out in July.  Until then, if you are thinking it is time to sell your Braemar Reflection home, give me a call for fast and profitable results.  You only get to sell your Braemar home once.  Don’t leave it to an agent who has no idea of the value of what they are selling, or who is in the market for it.  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

What Better Thing to Do on a Gorgeous April Day than Sell a Braemar Home?

What Better Thing to Do on a Gorgeous April Day than Sell a Braemar Home?

On February 28th (2019,) I introduced 12146 Millbill Court to the market. It was priced at $495,800 and offered a near completely renovated home.  Everything but the siding and kitchen cabinets was new.   And the larger than average lot size for a Braemar home, sitting on a cul-de-sac street with a gorgeous tiered deck, well, I knew it was going to get eaten alive by the market.

Sure enough, after the first day on the market, two buyer agents had offers over to me. On the second day, as we were preparing to go over those offers, a third arrived.  The sellers had offers above list.  Buyers were offering free rent backs and having home inspections for informational purposes only.  It was definitely advantage seller.

The sellers didn’t chose the highest offer.  That offer had a home sale that needed to wrap up before closing on this one.  Instead, they made a modest counter to a full price offer they had received with no strings attached.  It offered a free two month rent back and home inspection for informational purposes.  (Take note buyers.  Sellers like certainty.)

On April 16th, this gorgeous home that will be a maintenance free zone for the new owners for likely a long time, closed for $499,800.  

What’s funny to me is that Mr. Seller was worried that they were listing too soon.  He was concerned the grass wasn’t green enough and the flowers weren’t blooming.  A very wise real estate agent (ME) told him that those things didn’t matter.  The green he was going to love was the green he was going to get from selling quickly.  The early spring market has been amazing for Braemar sellers.

There is still very high demand for Braemar single family homes.   Just got another under contract this Sunday after multiple offers.   And another yesterday with multiple offers than I just haven’t had time to tell you about just yet.  Have one you want to sell?  Give me a call and let’s get going.  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 Reflection Quarterly: January-March 2018 (1st Quarter)

Braemar Reflection Quarterly: January-March 2018 (1st Quarter)

It’s a good feeling of accomplishment to be typing up the last of my Braemar Quarterly market reports before we are more than a third of the way through the second quarter.  This last report for the first quarter of 2018 is focused on sales of the Reflection Series homes in Braemar.  These homes are located on Tarvie Circle and are single family properties attached to another home at the rear load garage only.

In the first three months of the year, there was only one Braemar Reflection home that sold.  The details are listed below.

Being a four finished level home, selling at $465,000, this sale is probably the highest I’ve seen on Tarvie Circle in a long time.  When we take this sale and combine it with the other Reflection home sales from the second, third and fourth quarters last year, we have a full year’s worth of data.  Parsing that data into six and twelve month values gives us a very good feel for what’s happening with Braemar Reflection home values.

The six month average and median sold prices are the same as the twelve month average and median sold prices.  That’s partially because we only had three sales for the entire year’s worth of data and two for the six month figures.  The differences are noticed in the increase in average and median seller subsidy in the short-term, compared to the longer term.  And in the longer marketing time in the short-term.

If you placed your Braemar Reflection home on the market, priced to current conditions, you could expect it to be under contract in about six months.  Honestly, given our lack of inventory compared to increased buyer demand so far this year, it would likely be faster.  You could also expect to pay about 1.5% of the sales price in seller subsidy (closing cost assistance.)

The next Braemar Reflection Quarterly will be out in July .  Until then, if you want to know how much your specific home is worth in today’s Braemar marketplace, 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 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

 

Braemar Property Value Report: March-April 2017 (Arista Series)

Braemar Property Value Report:  March-April 2017 (Arista Series)

Gray, overcast weekend days are perfect for getting things done.  In my world, being a full-time Bristow Real Estate Agent, that means taking time to run numbers for any one of my Braemar Property Value Reports.  This particular report focuses on March and APril sales in the Arista Series.  Arista Series homes are the large, single family homes built by Brookfield Homes.  The floor plans include the Allister, Buckingham and Canterbury. 

There was only one sale of a Braemar Arista Series home during the months of March and April.  It was a four bedroom, four and a half bathroom, three finished level Allister on a cul-de-sac lot.  It was located at 9535 Laurencekirk Place and listed for $499,000.  It was sold by an investor who had recently picked it up at the foreclosure auction and improved it with new carpet and paint.  It sold for $499,000 after only four days on the market.

When we put this sale in with our rolling six month and twelve month data, we see it is a low sold price compared the six and twelve month medians and averages. Unfortunately, when we compare the six month numbers to the twelve month numbers we find that the rolling six month average sold price is a little lower than twelve month average sold price.  And the rolling six month median sold price is shows an even larger loss compared to the rolling twelve month median sold price.  Let’s hope these falling values are not a continuing trend.

If you placed your Braemar Arista Series home on the market, priced to current conditions, the six month average and median marketing time suggests you would be under contract in a little less than one month.  You could also expect to shell out some seller subsidy, also know as closing cost help to the buyer.  The six month average and median numbers put that expectation anywhere between about $7,300 to $10,000.

The next Braemar Property Value Report will be out in July and will give us more recent information as we pull in May and June’s data into our rolling averages.  Until then, when you are ready to sell your Braemar home, 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

Braemar Property Value Report: September-October 2016 (NV Homes)

Braemar Property Value Report:  September-October 2106 (NV Homes)

It was another gusty day in Bristow today.  Fortunately, I didn’t have to spend much time out in it.  My biggest venture out today was grocery shopping.  Not sure why I thought that wouldn’t be so bad, but the Thanksgiving rush was hitting Wegman’s.  For the items Wegman’s didn’t have, I stopped by Harris Teeter, and thankfully, their store at the six o’clock hour was quiet…and they had the items I needed.  Took two stops, but the shopping is done.  That leaves me time this evening to tell you about Braemar Property Values for homes built by NV Homes in our neighborhood.

There was only one NV Home that sold between the beginning of September and end of October.  It was a three finished level Collingsworth with six bedrooms and three and a half bathrooms.  It listed for $540,000 and sold for $525,000.  That $525,000 is the only market we have right now for NV Homes property values.   Since this was only one sale, it’s not really fair to compare to last report’s average.  And since there were no sales of NV Homes this time last year, well, there is no year to year comparison.

This NV Home took twenty-one days to go under contract.  If you placed your NV Home on the market right now, priced well, it may take that long at the least to land a buyer.  And like this sale, you may find yourself paying nearly 2% of the sales price in closing cost assistance for the buyer.

The next Braemar Property Value Report will be out in January and detail sales from November and December.  Until then, when you are ready to sell your Braemar home, 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

www.UncompromisingValues.com

Statistics compiled using the MRIS (Metropolitan Regional Information Systems.)

Braemar Property Value Report: September-October 2016 (Heritage Series)

Braemar Property Value Report:  September-October 2016 (Heritage Series)

Seems Mother Nature has whipped up some serious wind gusts in Bristow today.  Guess that’s her way of getting the rest of these autumn leaves off of trees.  High speed wind gusts always get my attention when I’m in my home.  I know that houses are designed to have siding be flexible and the roof be able to handle the pressure of the winds, but the noise of it happening, particularly in my home office above the garage always gets me a little nervous.   Nonetheless, here I sit in my home office, listening to those thuds as I type up this edition of the Braemar Property Value Report, focusing on sales of Heritage Series homes.  Heritage Series homes are the mid-sized single family homes, built by Brookfield Homes, with two car attached garages including the following floor plans:  Exeter, Yardley, Zachery & Waverly.  

There were three Braemar Heritage homes that sold between the beginning of September and end of October.  Two were Yardleys (the most popular floor plan in Braemar) and the other an Exeter.  Their sold prices ranged from $435,000 to $480,000.  Averaging all three we get our new average market value for a Braemar Heritage Series home of $457,000.  That’s not quite a 1/2% increase in average value since last report, but it is over a 6% increase in average value since last year.

If you placed your Braemar Heritage home on the market, priced to current market conditions, you could expect it to be under contract in an average of just over two months.  You could also expect to pay nearly 1.5% of the sales price in closing cost help for the buyer.

The next Braemar Property Value Report will be out in January and will detail sales from the months of November and December.  Until then, when you are ready to sell, give me and call and let’s talk about the specific value of your Braemar home.  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

Statistics compiled using the MRIS (Metropolitan Regional Information Systems.)

Braemar Property Value Report: July-August 2016 (NV Homes)

Braemar Property Value Report:  July-August 2016 (NV Homes)

The onset of the fall season has brought our temperatures down to the low eighties.  However, if you want to get out and enjoy this weather and the sunshine, do it today.  Looks like we are expecting some rain tomorrow.  Right now, we are going to take a look at the last two months of the Braemar summer real estate market.  This specific Braemar Property Value Report will focus on sales of single family homes built by NV Homes.

There were two NV Homes that sold between the beginning of July and the end of August.  There were both four bedroom, four and a half bathroom homes with some degree of finished basement.  The high sold price was $560,000 and the low sold price of $555,000.  The average of the two sales gives us our new average market value for NV Homes of $577,000.  This is over a 7.5% increase in value since last report.  Unfortunately, because there were no NV Homes sold this time last year, we have no yearly comparison, which I personally find more telling.  We’ll just have to wait for a yearly trend next report.

If you placed your NV Home on the market, priced to current conditions, you could expect it to be under contract in an average of five weeks.  You could also expect a buyer to ask for an average of just under 1/2% of the sales price in closing cost help.

The next Braemar Property Value Report will be out in November and will detail sales from the months of September and Ocober.  In the meantime, when you want to sell your NV Home, give me a call for a free market analysis of your home’s specific value.   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

 

 

Statistics compiled using the MRIS (Metropolitan Regional Information Systems.)