Braemar Property Value Report: March-April 2016 (Carriage Series)

Braemar Property Value Report:  March-April 2016 (Carriage Series)

Even though we are enjoying some much needed sunshine today in Braemar, it is tempered with some rather threatening looking clouds in the sky.  Before the end of the day I have a feeling we are going to experience a thunderstorm.  Thank goodness our forecast has some consecutive days of sunshine starting tomorrow.

Right now, it is time for another Braemar Property Value Report.  This particular edition examines activity in the months of March and April for Carriage homes.  For those that may be wondering, Carriage homes are characterized by the lack of an attached garage. Rather, if they have a garage at all, 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 four Braemar Carriages homes that sold in March and April.  Three out of four were three bedroom homes.  The low sold price was $340,000 and the high sold price was $405,000.  Averaging all four sold prices we arrive at our new average market value for a Braemar Carriage home of $367,375.  That marks over a 4.5% loss in average market value since last report and nearly a 4% loss in average market value since last year.  This does not mean that Carriage homes are slipping in value.  Our average this report is skewed by having mostly smaller Carriage homes that sold.

If you placed your Braemar Carriage home on the market, priced to current conditions, you could expect it to be under contract in a little less than one month.  You could also expect to pay an average of 2% of the sales price in closing cost help to the buyer.

The next Braemar Property Value Report will be out in July  and will detail sales from May and June. Until then, when you are ready to sell your Braemar Carriage home, give me a call for a free market analysis.  I’ve been a Braemar home owner and full-time Bristow Real Estate Agent since 2005.  Getting your Braemar home sold for the maximum amount of money in the shortest period of time is what I do.  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: March-April 2016 (Arista Series)

Braemar Property Value Report: March-April 2016 (Arista Series)

Though we have been living under gray, drizzly skies in Braemar for the past few weeks, the spring real estate market doesn’t need sunshine to keep chugging along.  In this edition of the Braemar Property Value Report we will look back to sales of homes in the Arista Series for the months of March and April.  Arista Series homes are the large single family homes built by Brookfield Homes.  The floor plans are:  Allister, Buckingham and Canterbury.

Unlike the last two reports that saw no sales activity for these homes, there were four Arista Series homes that sold between March 1st and April 30th.  The low sold price was $475,000 and the high sold price was $559,000.  The average of all four gives us our new average market value of $522,500.  While we have no comparison to last report since there were no sales, we do see that the average for a Braemar Arista Series home has decreased a little more than 3% since last year.  These are averages.  In general, given the high demand for single family homes in Braemar, home values overall in the neighborhood are on the rise.

If you placed your Braemar Arista home on the market, priced to current conditions, this report indicates you could expect your home to be under contract in an average of three months.  I think you will see much faster results given the current market.  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 be out in July and will focus on sales from May and June.   Until then, when you are ready to sell your Braemar home, give me a call.  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 MRIS (Metropolitan Regional Information Systems.) 

Four Bedroom Braemar Home Under Contract in Four Days!

Four Bedroom Braemar Home Under Contract in Four Days!

On Monday, May 14th (2016) when I arrived at 13625 Chapeltown Mews to take listing photos, I was so thankful that the sun was shining.  If I had to guess how may consecutive days of rain or gray, overcast skies we had endured to that point, I would say at least fourteen.

My optimism while snapping photos told me that this house wouldn’t be on the market long.  The seller had a meticulous manner for detail.  That is always welcome in a home seller.  I can take photos of the property and get my marketing to work, but if the home doesn’t show well in person, that’s not something I can fix.  So uploading the listing in the MLS that evening I was very pleased.

After eight showings over four days, the sellers got an offer.  And not just one.  While making the appointment to go over the offer we received, I got word from two other buyer agents that they were also sending offers.

My philosophy of offers is that you review them as they come in.   Buyers in the current Bristow marketplace who are serious enough to make an offer don’t like being strung along.  And if you think they will wait a few days for you to collect multiple offers, well, you might find they start to drop off.  They need certainty when it comes to finding a place to live.

Early afternoon, the sellers and I reviewed the three offers we had.  The sellers saw a stand out in the crowd, but wanted to counter the first offer in since they were the first ones that took the time to write.  If those buyers wouldn’t accept the counter, it would be on to the next.   Thankfully, those first buyers were able to realize that they had one opportunity to say yes and took it.  Unfortunately, there are still two buyers out there looking for four bedroom homes in Braemar.

If you have been thinking of selling your single family home in Braemar, the timing could not be better.  Give me a call for a free market analysis of your specific home’s value and see where you can take advantage of the lack of homes for sale in our neighborhood.  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

Another Braemar Single Family Home Goes Under Contract!

Another Braemar Single Family Home Goes Under Contract!

If you are in the market for a four bedroom Braemar single family home under $500K, I don’t need to tell you that there isn’t much available to choose from.   This Yardley model at 10140 Broadsword Drive hit the market on April 26th (2016) priced at $469,400.   A popular floor plan on a wooded lot didn’t go long without seeing action.  Within eight days on the market, the sellers had an offer.

Buyers that are moving within Bristow marketplace know how tough it can be right now to find a home.  Buyers relocating from out of state for work negotiate their offers without the benefit of that ingrained knowledge.  After a few days back and forth with an out of state buyer, negotiations fell apart.   This is where having an outstanding Buyer’s Agent that knows the Braemar neighborhood, and overall Bristow marketplace, is critical.

By May 12th, the second interested buyer stepped forward.  Again, the lack of available inventory in our local marketplace a bit confounding to an out of state buyer.  And I’m sure shows like House Hunters don’t help.  They make buyers think every market gives you ton of negotiating power when a home isn’t exactly everything you wanted.  Maybe if there are tons of homes on the market.  In Braemar that isn’t the case this spring. This second buyer and my sellers struck a deal on May 18th.  After twenty-two days on the market and probably a combined total of eight days negotiating the two offers, this four bedroom Braemar home went under contract.

Don’t despair if you are still looking for a four bedroom home in Braemar under $500K. A popular Victoria model by Ryan Homes at 13625 Chapeltown Mews hit the market on Monday, May 16th still available for $479K.  Same neighborhood, same school district, even the same HOA dues and amenities, which include cable and internet through RCN.

When you are ready to buy or sell in Braemar, don’t waste valuable time hiring just any agent to help you.  Hire a true neighborhood expert.  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

Just Listed: Four Bedroom Single Family Home in Braemar for $479,000

Just Listed:  Four Bedroom Single Family Home in Braemar for $479,000

The Victoria floor plan by Ryan Homes is one of the most popular homes in Braemar, or any community where Ryan Homes has built for that matter.  Once you step inside it is easy to see why.

This particular Victoria is located at 13625 Chapeltown Mews in Bristow and starts with great curb appeal courtesy of the side load garage.  The two story foyer gives you a few things to take in as soon as you enter.  The angled staircase to the second level graciously sweeps in front of you.  To the right, you notice the formal living room.  To the left, a hall that takes you to the family room/kitchen area.  Let’s start to the right and work our way around.

The formal living room faces north, so there is never going to be glaring sunlight beating in the windows.  This formal room is also open to the formal dining room, which captures the movement of the sun across the southern sky.

The formal dining room passes through to the kitchen.  This is the heart of the home.  Plenty of cabinet and granite counter top space is yours.  Center island is where you find the ever popular gas cook top.  Microwave and one oven are built in to the wall.  The counter top configuration also allows for a built-in desk, perfect to be able to cook a meal and supervise homework.

My favorite room is the morning room, and with all that southern exposure in the Palladian window, who wouldn’t love it?   If you wanted to grill dinner, step out to the wood deck or even down to the patio.

The family room is also open to the kitchen, which is a feature of modern floor plans that pleases everyone.

Looping back around to the foyer, you pass the mud room entry from the garage, which is also the laundry room.  There is also a main level powder room.

Master Suite sit over the family room and has a luxury bathroom with soaking tub, separate shower, dual sinks/vanity and water closet.  There is also a very large walk-in closet.

Secondary bedrooms are all good sized and have hall access to the second full bathroom.  A great convenience in this bathroom is a dual sink/vanity configuration.

Basement recreation area is finished and has a walk-up exit.  There is also a full bathroom that will be completed by the end of May, making this a three full bathroom home.  There is more space to finish here if you like, or leave it as it is for storage.

The back yard is fully fenced and features a wood deck off the morning room and expansive patio that includes a fire pit.  Playground equipment is all set to stay for the next owners.

This one won’t last long with so little on the market.  If you think it is your dream home, give me a call .  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

 

Just Sold: Braemar Five Bedroom Home On Wooded Lot for $580,000

Just Sold:  Braemar Five Bedroom Home On Wooded Lot for $580,000

On March 18th (2016) I had the privilege of listing this Wynterhall floor plan by NV Homes, located at 9713 Lennice Way.  We hit the market at $580,000.

One of the great things about being known as a Braemar Real Estate Agent is that local agents will call me to see what I have coming up when they have a buyer looking for something in the neighborhood.  That was the case with this home.  Before it ever came on the market, we had a showing by buyers looking for a larger, four bedroom home in Braemar on a wooded lot.  After the sneak peek, they wrote an offer, but it wasn’t strong enough to make my Seller forego the open market and see what else it would bring him.  Of course, the reason the offer may not have been so strong an offer was the home wasn’t quite show ready, but it sure was when it listed.

What happened next is that after only two days on the market, he had a full price offer from a Buyer that had to have the home.  Unfortunately, during the home inspection those buyers decided this wasn’t the home for them, even when the Seller said he would fix the issues found.  And despite those first buyers voiding their contract, the Seller fixed the defects uncovered by that first home inspection.

During the time repairs were being made, we took the home temporarily off the market.  And with nothing left to lose, I went back to the very first Buyer’s Agent who had brought the sneak peek Buyers.  Were they feeling enough regret to make a better offer?  The answer was yes.  There were other great homes on the market, but none on a lot this secluded.  They wrote an offer nearly identical to the first contract and my Seller accepted.  And this second home inspection, thanks to the repairs done as a result of the first, was uneventful.  A couple minor cosmetic repairs were made and the parties went to settlement.

On April 29th this five bedroom home on a wooded lot backing to Broad Run sold for $580,000.

When you are ready to sell your Braemar home, give me a call.  I’ll put my neighborhood knowledge, marketing expertise and problem solving skills to work for you.  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

 

 

 

 

Just Listed: Four Bedroom Yardley Backing to Trees for $469,400

Just Listed:  Four Bedroom Yardley Backing to Trees for $469,400

One of the most popular single family floor plans in Braemar is the Yardley by Brookfield Homes.  The combination of open information spaces and formal living and dining rooms off set from each other give this colonial inspired floor plan, a modern twist.

This particular Yardley is located at 10140 Broadsword Drive and is priced at $469.400.  Inside you find all the highlights that make the Yardley such a friendly floor plan.  The formal living room sits to the left of the foyer entry.  This one is in use as a home office.

Formal dining room is situation right beside the kitchen, for easy entertaining.

The kitchen is my favorite space, and this one benefits from an extension along the entire back of the home.  The corner window gives you a view from the kitchen sink.  And the cook in the family will love the amount of counter space, which includes a center island.

Quick every day meals can be enjoyed in the breakfast nook.

The family room is open to the kitchen/breakfast nook area and gives more than enough space.  And the wall of windows gives plenty of natural light.  In the colder months, enjoy the gas fireplace.

Upstairs you find four bedrooms, including the master suite with a cathedral ceiling. Here there are two walk-in closets and in the attached bathroom, dual sinks/vanity, soaking tub and separate shower.

The remaining bedrooms are good sized rooms, especially the fourth bedroom which rivals the master suite in terms of room size.  Second full bathroom serves all remaining upper level bedrooms.

Basement is fully finished and where you find the laundry area.  You also have a large recreation space with huge windows, thanks to the walkout level exit.

An additional finished room could be used as a fifth bedroom and sits next door to one of the most beautiful basement bathrooms you will ever see.   It is finished in tones of black, gray and white and has a very modern, spa-like feel.

One of the things that make this location great is that the home backs to trees.  Here, it is not at all unusual to see deer in the early morning or at twilight.  You can enjoy the peace and quiet of suburbia in your back yard on the patio.

Think this may be the home for you?  Give me a call for a tour.  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 Reflection Series Quarterly: January-March 2016

Braemar Reflection Series Quarterly:  January-March 2016

The beginning of the year was filled with all kinds of real estate sales activity in Braemar.  The spring selling season seemed to hit even before our last snow melted.  This particular report will look back at the first quarter of sales for the Reflection Series homes.  For those unaware, Reflection Series homes are located off of Tarvie Circle and are the semi-detached single family homes that are attached at the garage only.  There were two floor plans offered byBrookfield Homes:  Annan and Bromley.

Unlike the end of 2015 that saw only one sale, the beginning of 2016 saw two Reflection Series home sales in Braemar.  The high sales price was $425,000 and the low was $420,000.  The average of $422,500 is our new average market value for Reflection Series homes.  This marks an 11% increase in value since last year.  And because there were no sales this time last year, we have no comparison to last report.

If you placed your Braemar Reflection Series home on the market, priced to current conditions, you could expect it to be under contract in an average of just under one month.  You could expect to pay a little toward the buyer’s closing costs.

The next Braemar Reflection Series Quarterly will be in July and will focus on activity during the second quarter of the 2016.  Until then, when you are ready to sell your Braemar home, give me all call for a free market analysis.  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 MRIS (Metropolitan Regional Information Systems)

Braemar Piggyback & Patio Quarterly: January-March 2016

Braemar Piggyback & Patio Quarterly:  January-March 2016

It is time for another Braemar Piggyback and Patio Quarterly, giving an overview of home sales for the first quarter.  For clarification, 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.  Braemar Patio Homes are also known as quads.  Each is attached at the side, back and corner to another Patio Home.  They have two levels, also offering large bedrooms and a modest side yard.

PIGGYBACK

There were two Piggyback townhouses that sold between January and March.  The high sales price was $288,000, while the low was $282,900.  That means a decrease in average market value of not even 1/2 of 1% since last report.  The difference compared to last year is an increase of 23% in average market value.  That’s not to say your Piggyback townhouse in Braemar went up 23% in value since last year.  Last year’s one sale was what I would call an outlier.  It was such a low value that it does not compare to other sales.   The comparison to last report is more an indicator of the stability of Piggyback townhouse values.

If you placed your Braemar Piggyback townhouse on the market, priced to current conditions, this report does indicate that your home would be under contract in an average of just over two months.  You could also expect to pay an average of 3% of the sales price in closing cost help to the buyer.

PATIO

With three sales of Patio homes in the first quarter, we had what I would call a decent amount of activity.  That’s unlike the fourth quarter last year where we had one sale, or the first quarter of 2015 where we had no sales.  High sales price was $300,000 and the low sales price was $295,000.    The average sales price of $298,167 is a decrease in value of 2% since last report.  Again, there is no comparison to last year, as there were no sales in the first quarter of 2015.

If you placed your Braemar Patio home on the market, priced to current conditions, you could expect it to be under contract in an average of just over two months.  You could also expect to pay an average of 1/10th of 1% of the sales price in closing cost help to the buyer.  That’s hardly anything.  Buyers for Braemar Patio homes are being very competitive right now and not asking for much in closing cost help.

The next Braemar Piggyback & Patio Quarterly will cover the second quarter of 2016 and will be out in July.  Until then, when you are ready to sell your Braemar home, call me for a free market analysis.  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 by Chris Ann Cleland, using the MRIS (Metropolitan Regional Information System.)

Braemar Condo Quarterly: January-March 2016

Braemar Condo Quarterly:  January-March 2016

The first quarter of 2016 is behind us, which means it is time to look back at the first three months of the year and see what happened to Braemar Condo values.  If you weren’t aware the Braemar had condos, we do.  They look like townhouses.  Some have garages, others do not.   “Condo” simply refers to the type of ownership, which is far different from any other type of home in the community.  For instance, the physical structure of a condo is insured by the condo association, not a personal home owner’s insurance policy.

You know you live in a Braemar condo if you pay condo fees to Barrhill at Inverness Village.  An easier way for folks who would like to be certain when they are looking at a Braemar condo is to identify them by where they are located.  Braemar condos are only found on the following streets:  Caithness Circle, Moxleys Ford Lane, Lord Lovat Way and Heykens Lane.

Unfortunately, there was only one Braemar condo that sold in the first quarter of 2016.  It listed for $250,000 and sold for $247,500.  If we compared that value to the average value last report, we see a 2% decrease in value.  However if compare to the low sales price from last report, we see an increase of 1%.  comparing to last year’s report we still see only one sale and that one was a little more in value–$249,900.  That would be a decrease of 1% in value over one year if all things were equal in those condos.  For now, I think it is safe to say that Braemar condo values are stable.

If you placed your Braemar condo on the market now, priced to current conditions, this sale from the first quarter indicates that you could expect it to be under contract in just over two months.  Considering at the time of this report there are three Braemar condos under contract with an average marketing time of 85 days, that would be great.  The reported sale in this report also suggests that you could expect to give 2.5% of the sales price in closing cost help to your buyer.

The next Braemar Condo Quarterly will be out in July and should have quite a few sales to report.  Until then, when you are ready to sell your Braemar condo, give me a call for a free market analysis.  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