Just Sold: Gorgeous Yardley Model in Braemar for $505,000

Just Sold: Gorgeous Yardley Model in Braemar for $505,000

When I listed 9996 Broadsword Drive for $499,000 on August 29th, I didn’t expect the market to react immediately.  It was a Tuesday, coming out of summer and into Labor Day weekend.  Definitely not what I expected to be an optimal time to list.  This home taught me that when you put a tip top home on the market, priced correctly, the market will grab it regardless as to when it is listed.

We had two showings, resulting in two separate buyers within twenty-four hours.  Having the ability to act quickly, the buyer who submitted first truly got one of the best kept homes in the neighborhood.

My sellers had taken every pre-listing note.  They painted over their colors and did all neutral.  They installed new carpet.  And they removed a bunch of furniture to show the house, not their stuff.  It worked.

This one settled today for $505,000.  The seller was happy to give $5,000 in closing cost help when the buyers upped the price to accommodate that.  It was a smooth transaction. And tonight, the best news is that the new home owners are smiling from ear to ear in their new home.  I know because I met the new owners when I took off the lockbox tonight.  Those smiles, and the fantastic review my sellers left for me on Zillow, made this otherwise horrible day a very good twist.  

If you want to know how this most recent sale will affect your Braemar home’s value, give me a call at 703-402-0037.   Since 2005, No One Knows Braemar Better!

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

 

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

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

What a crummy day.  Nothing but dreary skies and rain.  Of course, these crappy weather days are great for putting together local real estate market reports.   Today I am working on the Braemar Property Value Report for Heritage Series homes in Braemar.  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.  

There were five Braemar Heritage homes that sold between the months of July and August.  The sales are detailed below:

When we add these sales to the rolling six and twelve month data points, we immediately see that all but one of these most recent sales falls below the six month average median and sold price, seller subsidy and above the marketing time.  And given that the six month sold values are not much higher than the twelve month values, it seems that at best, our Heritage home values are holding steady.  We also see stability in seller subsidy (closing cost assistance to buyers) from the six month figures to the twelve month figures.  Seller subsidy average and median values have ticked up a tad, but nothing alarming.  Meanwhile, marketing time looks like it may be coming down in the six month values, compared to the twelve month values.

If you placed your Braemar Heritage home on the market, priced to current conditions, you could reasonably expect it to be under contract in under two week, or a little more three weeks.  (If you do the right listing prep and hire a great listing agent, you can go under contract in two days like my sellers at 9996 Broadsword Drive.)  You could also expect to pay about $5,000 in closing cost help to the buyer.

The next Braemar Property Value Report will be out in November.  Until then, if you want to know how these most recent sales are affecting 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

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

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

While the fall solstice may not be until September twenty-second this year, it
certainly felt like fall as soon as we entered September.  
The chill in the air reminds me of back to school time, even decades after graduating high school.  Even driving to a listing appointment this afternoon I noticed some early autumn leaves blowing around.  You may think fall is a slow time of year for Bristow real estate, but I’m here to tell you it is what I call our “second spring.”

Right now, we are going to look back at the last two months of summer in this Braemar Property Value Report.  Specifically, we’ll be focusing on what happened in the Courtyard homes in Braemar.   Courtyard homes are one of three different floor plans that share a private courtyard driveway and have limited outdoor space.  Models include the Arlington, Clarendon and Ballston.

During the months of July and August, there was only one Courtyard home in Braemar that sold.  Details of that sale are as follows:

When you take this sale and add to the running six and twelve data for Braemar Courtyard homes, the first thing you notice is that this sale is higher than the six month average and median sold prices.  That is great!  And with six month sold data being higher than the twelve month sold data, it means the value of Braemar Courtyard homes is pushing up.  You also notice in the six month values that marketing time is significantly reduced when compared to the twelve month values.  Another value that is down in the short term is seller subsidy (closing cost assistance to buyers.)  This is all great news for the Braemar Couryard home market.

If you placed your Braemar Courtyard home on the market, priced to current conditions, you could expect it to be under contract in less than a week if demand holds up.  You could also expect that buyers may need, or want, a little bit of closing cost help.  As evidenced by the sale in August, you can build that seller subsidy in the sales price.

The next Braemar Property Value Report will be out in November.  Until then, if you want to know how current market conditions have affected your Braemar home’s value, give me at 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 Property Values:  July-August 2017 (Carriage Series)

Braemar Property Values:  July-August 2017 (Carriage Series)

For some reason, this doesn’t feel like a holiday weekend to me.  Maybe it is because I haven’t fired up the grill and done the American classic holiday weekend meal–hot dogs and hamburgers.  The sunshine outside today is certainly inviting me to come on out and enjoy.

Before I finish work and head for the grill, it is time for another Braemar Property Value Report.  This one will focus on sales of Braemar Carriage homes in July and August.  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 four Braemar Carriage home sales in July and August.  The details are below:

When we look at the six and twelve month average and median data, we see that sold prices are stable over the last year.  What has gone up a bit in the six month median compared to the twelve month median is the closing cost help (seller subsidy.)  Otherwise, marketing times have also been fairly predictable.

If you put your Braemar Carriage home on the market, priced to current conditions, you could expect it to be under contract in as fast as a week, or in an average of three weeks.  You could also expect to pay somewhere between $4,700 to $7,000 in closing cost assistance.  Of course, as you can see in the detailed sales above, sometimes buyers need more, and sometimes buyer don’t need any.

The next Braemar Property Value Report will be out in November.  Until then, if you want to know how the most recent sales of Braemar Carriage homes is affecting your homes 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 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

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

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