Braemar Reflection Quarterly: October-December 2018 (4th Quarter)

Braemar Reflection Quarterly: October-December 2018 (4th Quarter)

Staying inside and avoiding the arctic temperatures in the Bristow area today is my plan.  That also allows me to sit at my desk and put up this most recent Braemar Quarterly property value report.  This particular edition features the fourth quarter sales in the Reflection Series. Reflection Series homes are the semi-detached homes located off of Tarvie Circle.  They are single family homes attached to only one neighbor at the rear load garage.

Unfortunately, there were no new sales of Braemar Reflection homes to report in the fourth quarter of 2018.  That doesn’t mean I don’t have updated data to share with you.  To keep only one year’s worth of data, the sale from the last quarter of 2017 is dropped and new six and twelve month average and median values are calculated.  When that is done, here’s what we end up with:

Looking first at the sold price column, we see that the six month average sold price has fallen ever so slightly below the twelve month average sold price.  Certainly not a cause for alarm, especially when you notice that the six month median sold price is above the twelve month median sold price.  As of the end of the fourth quarter, all evidence points to the fact that Braemar Reflection homes are holding steady in value.

In not so great news, seller subsidy (closing cost assistance to buyers) seems to be on the rise.  Both the six month average and median seller subsidy dollar amounts are higher than what we see in the twelve month average and median seller subsidy figures.  This means Braemar Reflection sellers are giving more money in closing cost help in the recent past.

Finally we come to days on market, or as I like to call it, marketing time.  Both the six month average and median marketing times are slightly higher than the twelve month average and median marketing times.  This isn’t cause for concern. In fact, due to the MLS change our region underwent in November, we may see even more drastic increases in days on market, as that marketing time clock is stopped not by going under contract, but by being under contract with no contingencies.  To read about the confusion this is likely to cause in the next year, you can read my post on the subject by clicking this link.

If you placed your Braemar Reflection home on the market, priced to current conditions, you could expect it to be under contract in about four to five weeks.  You could also expect to give about 2% of the sales price in closing cost assistance to your buyer.

The next Braemar Reflection Quarterly will be out in April.  Until then, if you want to sign up to receive digital copies of these reports, before they are published online, send me an email  at with your property address and email address.   And whenever you need to know what’s happening in the Braemar real estate market, reach out by call, email or text for a free market analysis of your home’s value.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®





Braemar Property Value Report: November-December 2013 (NV Homes)

Braemar Property Value Report:  November-December 2013 (NV Homes)

It is time for another Braemar Property Value Report, this time detailing sales from November and December for single family homes built by NV Homes.  There really aren’t a lot of these in the neighborhood.  I’m learning that Ryan Homes has more of a presence.  And of course, Brookfield Homes has the largest footprint in the community.

NV Homes in Braemar (Bristow, VA)

Unfortunately, there were no sales of single familiy homes builty by NV Homes during the last two months of 2013.  I really don’t think it is anything to be alarmed by.  Since they do make up a smaller number of homes in the community, this is going to happen from time to time.  Best to rely on last report’s figures until we have new ones.  Or, an NV Home owner could look to the Arista Series or Ryan Home reports for ideas of neighborhood values for homes similar to theirs.  Links are at the end of this report.

Braemar Property Value Report:  November-December 2013 (NV Homes)

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037The next Braemar Property Value Report will be out in March and will detail sales from the first two months of 2014.  If you want to know your specific home’s value in today’s marketplace, call me for your free market analysis.  I’ve been a full-time real estate agent and Braemar home owner since 2005.  In 2007, I also added the distinction of being a Short Sale Agent.  No matter what your equity position, I can get you the most money in the shortest amount of time when you sell your Braemar home.  No One Knows Braemar Better!

And if you want to be a member of a neighborhood Facebook group that will always allow links to these reports, please join my new Braemar Facebook group.  You can start any neighborhood conversation you like to there, be it promoting your own local business or just chatting about neighborhood events.

Chris Ann Cleland, Associate Broker-Licensed in VA, Long & Foster REALTORS®


Statistics compiled by Chris Ann Cleland, using the MRIS (Metropolitan Regional Information Systems.)


You can see the most recent property values in Braemar by clicking the links below:

Arista Series  (large single family homes built by Brookfield Homes)

Carriage Series (smaller single family homes with detached garages, Brookfield Homes)

Courtyard Series (executive style home, five to a private driveway, Brookfield Homes)

Heritage Series (mid-sized single family homes, Brookfield Homes)

Ryan Homes (single family homes built by Ryan Homes)

Townhouse Report (traditional townhouses with small back yards)

Condo Quarterly (townhouse style condos)