Braemar Property Value Report: January-February 2019 (Carriage Series)

Braemar Property Value Report: January-February 2019 (Carriage Series)

As the thaw out from winter is underway in Bristow, it is time for another Braemar Property Value Report, detailing sales of homes in the Carriage Series.  This edition focuses on the activity in January and February.   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.

During the first two months of the year, there were two Carriage homes that sold.  Both were three bedroom Norwood models.  Their sold prices were $402,000 and $425,000.

Taking these sales and combining them with the last twelve months of Braemar Carriage home sales, we get updated six and twelve month data points.  

When it comes to sold prices, the six month average sold price is slightly below the twelve month average sold price.  Meanwhile the six month median sold price $1,000 above the twelve month median.  Neither change is notable, so we can determine that Braemar Carriage home values are stable.

Seller subsidy also shows some mixed information.  The six month average seller subsidy is less than the twelve month average.  At the same time, the six month median is exactly the same as the twelve month median. Relative stability in what sellers are giving their buyers in closing cost help is what we can infer here.

Finally we look at marketing time, or days on market. The six month average and median marketing times are both above the twelve month values.  Because we switched to a new MLS that calculates these values differently in the fall, it’s going to be until next fall that we have an apple to apples comparison.

If you placed your Carriage home on the market, priced to current conditions, you could expect to be under contract and well on your way to settlement in about a month and a half.  You could also expect to give $5,000 to $6,000 in closing cost assistance to your buyer.

The next Braemar Property Value Report will be out in late May.  Until then, if you want to know what your Braemar Carriage home is worth, get in touch with me for a 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

 

Another Four Bedroom Braemar Carriage Home SOLD!

Another Four Bedroom Braemar Carriage Home SOLD!

10091 Broadsword Drive sold for $398,000 on June 19, 2015

On April 1st (2015,) this four bedroom Braemar Carriage home, located at 10091 Broadsword Drive, hit the market priced at $398,000.  Immediately, it garnered a lot of attention.  Just as with the sale at 13228 Dunnegan Head Place that listed and sold Kitchen--10091 Broadswordaround the same time, the fact that this Parkdale model Carriage home backed to the power transmission lines was something buyers could deal with, or didn’t even want to see.  In our exterior photo, we made sure the tower was visible, to not waste anyone’s time.

Back Yard Patio--10091 BroadswordWithin ten days, this well appointed Braemar Carriage home, was under contract.  Buyers were able to see the value in the larger yard and the home itself.

This Carriage home went to settlement on June 19th (2015) for full list price of $398,000.  The Seller did give the Buyers a generous portion of closing cost assistance, amounting to $11,000.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037When you are ready to sell your Braemar Carriage home, 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.comwww.UncompromisingValues.com

Braemar Carriage Home Under Contract in Seven Days!

Braemar Carriage Home Under Contract in Seven Days!

This Parkdale model Carriage home in Braemar, located at 13805 Tartan Hills Parkway, hit the market on April 15th (2015) priced at $395,000.  After four days on the market, 13805 Tartan Hills Parkway listed for $395,000 on April 15, 2015 and was under contract in 7 days!!a buyer called her agent back from vacation to write up an offer on the home.

It took a few days to iron out the terms that were acceptable to both the Buyer and the Sellers, but on April 22nd, it was officially under contract.

Selling Braemar homes is my specialty.  The combined resources of my own in depth knowledge of the neighborhood, as a Braemar home owner myself, and my online marketing techniques that go beyond putting your home in the MLS, help you land the Braeamr buyers faster and for great terms.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037Call me when you are ready to sell your Braemar home 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.comwww.UncompromisingValues.com

Just in Time for the Holidays—Another Braemar Carriage Home Sold!

Just in Time for the Holidays—Another Braemar Carriage Home Sold!

When this Maplewood model in Braemar, located at 13790 Tartan Hills Parkway, hit the market on September 4, 2014 at $322,500, the sense of urgency that Bristow buyers 13790 Tartan Hills Parkway, Sold for $314,000 on December 1, 2014had been experiencing before taking their beach vacations in July and August, we were hoping, would return.  It didn’t.  There were plenty of buyers through this home, another Maplewood I listed at the time.  Buyers were just in no hurry to make up their minds.  And the feedback about price was fine, but the feedback about the size of the home was that it was too small.

In the mind of a Real Estate Agent, that means the price is too high.  The price at which you are listed is showing buyers larger properties.  My Seller and I chatted about combating the lack of size with a price reduction. It was either that, or enlarge the family room.  She thought it over and came back with a price of $314,000, which became the list price on September 23rd.

Making the Family Room appear as large as possible is a must when selling a Maplewood.Still, there was hesitancy on behalf of buyers, but we both felt the house was priced right where it needed to be.  Homes just weren’t flying off the shelves anymore.  I felt it and so did other Bristow real estate agents.  The market was shifting from one favoring sellers, to a more balanced market.

On October 19th, a Buyer came through and made an offer that was doable.  My Kitchen--13790 Tartan HillsSeller tweaked it a little, and we were officially under contract on October 21st, just 47 days after listing.  Before writing this post, curiosity took me to my own Braemar Property Value Report that I most recently prepared for Carriage homes in Braemar.  My Seller was under contract in exactly the average number of days it was taking Carriage home sellers to sell.  So while it felt like an eternity to get under contract, it was really an average amount of time.

This Maplewood sold today, December 1st (2014) for $310,000.  The Seller generously gave $4,500 in closing costs.  And again, looking at that latest Braemar Property Value Report for Carriage homes, she was right in there with the average closing cost help given.  So my Seller will be in her next home before Christmas and so will the Buyer of this lovely Maplewood.  There’s no place like home for the holidays!

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037When you are ready to sell your Braemar home, call me for a free market analysis of your specific home’s 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.comwww.UncompromisingValues.com

Braemar Property Value Report: July-August 2014 (Carriage Series)

Braemar Property Value Report:  July-August 2014 (Carriage Series)

My favorite property types to report values for in our fair neighborhood ofBraemar are the Carriage homes.  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: MaplewoodNorwoodOakdale and Parkdale.

Braemar Carriage homes have the most activity, outside of townhouses, in our market.  In 13790 Tartan Hills Parkway is listed for $314,000fact, as of the time of this report, I have two Maplewood Carriage homes listed for sale:  12443 Iona Sound Drive for $325,000 and 13790 Tartan Hills Parkway for $314,000.  After reading this report, you will see they are among the best values in Braemar right now.

There were four Carriage homes that sold in Braemar during the months of July and August.  There was one Norwood, one Oakdale and two Parkdales making up the solds.  Their final sales prices ranged from $379,000 to $405,000.  The average of all four sales gives us our new average market value for Braemar Carriage homes of $388,500.  That represents over a 5% increase since last report and a 10% increase since last year.

Braemar Property Value Report_  July-August 2014 (Carriage Series)

If you placed your Braemar Carriage home on the market, priced to current conditions, this report indicates it would go under contract in an average of eight days.  You could also expect a buyer to ask for an average of just under 1/2 of 1% of the sales price in closing cost help.

12443 Iona Sound Drive, listed for $325,000Braemar Day is September 27th from 12:30pm-4:30pm at Clareybrook Park.   I will be there  hosting a coloring contest and handing out reflective Halloween bags for the kids.  Of course, I’m always around, even on Braemar Day, to answer your real estate questions.

The next Braemar Property Value Report will be out in November and will detail sales from September and October. Until then, if you are thinking of selling your Braemar Carriage home, give me a call for a free market analysis of your specific home’s value.  I’ve been a Braemar resident and full-time Bristow Real Estate Agent since 2005.  I can get your Braemar home sold for the maximum amount of money in the shortest period of time. And most importantly…No One Knows Braemar Better!

Feel free to join my neighborhood Facebook group:  BRAEMAR (Bristow, VA.)  Here you  will find links to these reports and my Braemar listings.  And you can start any neighborhood conversation you like to there.  Find babysitters, someone to mow the lawn, or help a lost pet find its way back home.  Come join your neighbors!

Chris Ann Cleland, Associate Broker-Licensed in VA

Top Producing Agent 2013 & 2011

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.NVARealEstate.net

 

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

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 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)

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

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

NV Homes (single family homes built by NV Homes)

Ryan Homes (single family homes built by Ryan Homes)

Townhouse Report (traditional townhouses with back yards)

Condo Quarterly (townhouse style condos)

Piggyback & Patio Quarterly (back to back townhouses and quad homes)

Another Braemar Carriage Home Sold!

Another Braemar Carriage Home Sold!

12461 Iona Sound Drive in Bristow, For Sale for $378,000.  (Listed December 1, 2013.)

This Norwood model, a three bedroom Carriage home, hit the market priced at $378,000 on December 1, 2013.  It had multiple offers within days and after some The family room was my favorite spot.  Loved the plantation shutters.negotiating with the best offer, went under contract on December 8th. Having to negotiate for four days with the first Buyers should have been a clue of trouble around the bend. Nonetheless, the Sellers were ecstatic, as well they should have been.  They had had a pre-list home inspection and done the items on the inspection list recommended by the inspector.  The house was in tip top shape, but the Buyer’s home inspector took issue with the enclosed porch.  He stated it wasn’t built to code. Well, the building permits told a different story.

This is what happens when home inspectors talk current code about a home built in 2000.  Do buyers really expect a seller to rebuild parts of their home to current code?  That’s just not even remotely going to happen because a home inspector speaks out of turn and panics a buyer.

The Kitchen and open floor plan were a big hit with buyers.Not willing to rebuild the enclosed porch, the Sellers put the home back on the market on December 23rd.  Almost makes  your stomach flip to read that, doesn’t it?  Hitting the market the day before Christmas Eve.  But you know what?  It was back under contract on December 26th with Buyers who had been part of the original multiple offer mix.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037On January 31st, this Braemar Carriage home at 12461 Iona Sound Drive sold for $378,000.  The Sellers contributed $5,000 toward the Buyer’s closing cost.  Best of all, this sets a high sales price for the Norwood model.  A sales price this high hasn’t been seen on a Norwood since August 2007.  Now THAT is good news for Braemar Carriage home owners.

If you are interested in selling your Braemar home, contact me for a free market analysis of your home’s worth.  No One Knows Braemar Better!

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

703-402-0037, ChrisAnn@LNF.com

 www.NVARealEstate.netwww.SellingBraemar.com

Braemar Carriage Home Under Contract in 22 Days

Braemar Carriage Home Under Contract in 22 Days

13802 Tartan Hills Parkway listed on August 25, 2013 and was Under Contract on September 16, 2013.On August 25 (2013) I had the pleasure of listing this Parkdale Carriage home in Braemar just off of Tartan Hills Parkway.  It hit the market priced at $379,000, what would become 107% of the average market value for a Braemar Carriage home based on the latest Braemar Property Value Report.

I am happy to report that it went under contract in less than average time, in only 22 days.  That’s 35% than the average marketing time of a Braemar Carriage home that sold in July and August.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037Unfortunately, I won’t be able to disclose the final sales price until it hits the settlement table, but that should be late October, so stay tuned.  And in the meantime, if you are thinking of selling your Braemar home, give me a call for a free market analysis of your home’s worth in today’s market.  The fall market still has amazing buyer demand, so your chance to sell in 2013 has not passed you by.

No one knows Braemar better!

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

703-402-0037, ChrisAnn@LNF.com

www.NVARealEstate.netwww.SellingBraemar.com