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 (Carriage Series)

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

Another overcast weekend day is making for the perfect opportunity for this Braemar Real Estate Agent to update you on Braemar home values.  This particular report focuses on sales activity for Braemar Carriage homes in March and April.   Braemar Carriage homes are characterized by the lack of an attached garage. When these homes have a garage, it is detached and sits in back of the home.  The floor plans, from smallest to largest, are: Maplewood,  Norwood,  Oakdale and  Parkdale.

There were six sales of Braemar Carriage homes between the beginning of March and end of April.  

Two of the six sales were four bedroom homes, four of them were three bedroom homes.  The final sold prices ranged from $325,000 to $430,000.  It is a pleasure to have been the Braemar Listing Agent for the Carriage homes that garnered the highest sold prices.  The majority of these sales had garages and sold in about a week or less.

When we look at the rolling six month and twelve month rolling average and median sold prices, we find that six month average sold price is up from the twelve month average sold price, but the six month median sold price is down from the twelve month median.   The same holds true for seller subsidy.  All in all, Braemar Carriage home values are holding steady.

If you placed your Braemar Carriage home on the market, priced to current conditions, you could expect it to be under contract in anywhere from 8 days to 24 days.  You could also expect a buyer to request an average of about $4,000 in closing cost help.

The next Braemar Property Value Report will be out in July and will cover the months of May and June.  In the meantime, if you want to see how these sales have affected 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

Braemar Reflection Quarterly: January-March 2017 (1st Quarter)

Braemar Reflection Quarterly:  January-March 2017 (1st Quarter)

The first quarter of 2017 is behind us, which means more Braemar market reports.  This is the Braemar Reflection Quarterly, focusing on sales of the semi-attached homes located off of Tarvie Circle in New Castle Village.  These homes are attached only at the garage, located in the back of the home.

It is no surprise that there have been no sales of a Reflection home in the first quarter.  Just like Braemar Courtyard homes, these homes make up such a small percentage of home in the neighborhood that sales can be few and far between.  And even going back one full year, from April 2016 to March 2017, there were only two sales during that time period.  The are listed below:

9684 Tarvie Circle listed for $414,900 and sold for $404,900 on November 23, 2016

9688 Tarvie Circle listed for $449,900 and sold for $445,000 on May 25, 2016

The difference between the most recent sale in November and the one in May is simple.  The one in May had an entirely finished basement, upgrades and even an additional two full bathrooms in the property.  Give those difference, it seems the Reflection homes in Braemar are holding steady.  In other words, if you have a lot of finished space with upgrades, you will sell for more than home with unfinished basements and more basic finishes.

The next Braemar Reflection Quarterly will be out in July.  Maybe we’ll have a new sale to report then.  Maybe not.  If you’ve been thinking of selling your Braemar Reflection home, give me a call.  Since 2005, No One Knows 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: January-February (Ryan Homes)

Braemar Property Value Report:  January-February (Ryan Homes)

Braemar’s real estate market has been hopping ever since the turn of the new year.  And in this edition of the Braemar Property Value Report we are going to take a look back at January and February sales activity of properties built by Ryan Homes in our neighborhood.

There were three sales to report from January to February:  

Taking a look at how these sales figures, compare with the rolling six and twelve month average and median prices we see that Ryan Homes in Braemar are ticking up in value.

Even looking at the more recent six month figures to the longer term twelve month figures we see the increase in average and median values.  However, the two sales that did give closing costs came in above the average and median seller subsidy figures noted in both the six and twelve month figures.

If you placed your Ryan Home on the market, priced to current conditions in Braemar, you could expect it be under contract in about a month’s time.  Honestly, it may not even take that long to sell your home.  Buyer demand is very high and there really aren’t very many homes listed in our neighborhood at the moment.  One thing is for sure, odds are better than not that you will end up giving some closing cost assistance to your buyer.  Buyers still haven’t let up on their requests for seller subsidy.

The next Braemar Property Value Report will be out in May.  At that point we’ll be able to update our data with the sales that happen in March and April.  Until then, when you are ready to sell your Braemar home, call me for the best results.  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: January-February 2017 (NV Homes)

Braemar Property Value Report:  January-February 2017 (NV Homes)

Putting together Braemar Property Value Reports is something I have been doing since 2005.  And this cycle, I’ve retooled how I’m working my stats to be more true to average and median market values.  Good thing too, because in this edition of the Braemar Property Value Report for NV Homes, we have no sales to report.

You may be wondering what in the world I can tell you about properties built by NV Homes in Braemar when I have no sales to report for the reporting period of January-February.  Well, I decided to take a six month and twelve month rolling pool of data.  From there, I will be giving you sales price, closing cost and marketing time figures.  So even though there are no numbers to toss in for January and February, we have four other months in the six month numbers and ten other months in the twelve month figures.  Let’s just see how the shorter term (six month) is shaping up against the longer term (twelve month.)

Unfortunately, the six month median and average sales prices have taken a dive compared to the twelve month numbers.  Of course, our demand really picked up in January.  So since we have no sales of NV Homes to throw in the mix from January and February, we aren’t seeing what that demand has done to NV Home values.  My suspicion is that next time I present property value data for NV Homes we will see higher six month figures than twelve month figures.

If you placed your NV Home on the market, this report’s six month figures indicate it would be under contract in 75-84 days.  I don’t believe you would have to wait that long.  Remember, our data here is reflective of a slower fall market.  You may still have to give about $10,000 in closing cost help.  Despite the strengthening seller’s market, buyers seem unwilling, or unable, to pay for all their closing costs.

The next Braemar Property Value Report will be out in late May.  That’s when we will be able to throw March and April sales into the mix and see how we are trending.  Until then, when you are ready to sell your Braemar home, give me call for best results.  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: January-February 2017 (Heritage Series)

Braemar Property Value Report:  January-February  2017 (Heritage Series)

One of the things I love most about my job is keeping Braemar home owners updated about the values of their property.  And that is exactly what I am about to do.  This particular Braemar Property Value Report focuses on Janaury and February sales in the Heritage Series.   If you aren’t familiar with what type of homes make up the Heritage Series, they are he 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. 

There was only one Braemar Heritage home to sell in the first two months of the year.  That home was a Waverly model with five bedrooms, three and a half bathrooms over three finished levels. It was also a foreclosure sale.  It listed for $499,900 and sold for $485,000.  No closing cost assistance was given and the home took, all told, 111 days to sell.  I have special insight into this home as it was listed as a regular sale with me before the bank foreclosed.  It was in desperate need of carpet and paint, but was one of the only true five bedroom homes in the neighborhood.  All five were on the upper level.  It had accumulated 99 days on the market with me from June to September, but only 12 days on the market as a bank owned listing.  Funny how buyers will percieve a bargain just because the bank owns it.  It sold for virtually the same price I had it listed.  Folks thought my seller was priced too high.

When looking at the six month and twelve month average and median sales prices, this sale of $485,000 was above all the numbers.  And it’s nice to see the six month median sales price above the twelve month median sales price.  That means values in the Heritage Series are increasing.

If you placed your Braemar Heritage home on the market, priced to current conditions, this report’s six month median and average marketing times indicate it would over two months to get under contract.  Please bear in mind, that number does not reflect the quick sales we have seen since we rolled into January.  We’ll see those marketing times decrease next report.  The closing cost assistance noted here, particularly in the six month median and average numbers, is indicative of what we were are seeing in the current marketplace.  Selling your Braemar Heritage home, you could expect to be asked for $2,000 to $3,200 in closing cost help.

The next Braemar Property Value Report will be in out in late May and will focus on what happened in March and April.  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.comwww.UncompromisingValues.com

Braemar Property Value Report: November-December 2016 (Ryan Homes)

Braemar Property Value Report:  November-December 2016 (Ryan Homes)

With all the real estate activity I am seeing, it feels like spring.   The only problem we are experiencing is a lack of inventory to accommodate the buyers looking to make Braemar their home.  Maybe you are about to read this Braemar Property Value Report Oberlin Model by Ryan Homes in Braemarwith the thought that if the numbers were right, this may be the year you sell.  If so, call me and I’ll get a much more specific market analysis together for you.  For now, these are some very general numbers showing what happening in single family homes, built by Ryan Homes in Braemar.  The sales period we are looking back at is November and December 2016.

There were two Ryan Homes that sold the last two months of 2016.  The high sold price was $476,000 and was a Ravenwood with five bedrooms, three and a half bathrooms and fully finished walk out basement.  The low sold price was a  Dunkirk model that sold for $425,000.  It had four bedrooms, three and a half bathrooms and a fully finished walk up basement.  The average of these two sales give us our new average market value for Ryan Homes in Braemar of $450,500.  That’s a increase of nearly 5.5% since last report, but a decrease of over 4% since last year.  Of course, there are still larger Ryan Homes in the neighborhood than are represented by these two floor plans that sold, so please bear that in mind.

Braemar Property Value Report:  November-December 2016 (Ryan Homes)

If you placed you Ryan Home on the market, priced to current conditions, you could expect it to be under contract in a little over five weeks.  You could also expect to give about 1% of the sales price in closing cost help for the buyer.

The next Braemar Property Value Report will be out in March and will detail sales from the Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037months of January and February.  In the meantime, when you are ready to sell, call me for a free market analysis of your home’s value in today’s marketplace.  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.)