Braemar Property Value Report: July-August 2018 (Heritage Series)

Braemar Property Value Report: July-August 2018 (Heritage Series)

Ah Monday…my favorite day of the week.  There’s something really great about starting fresh in the work week when you love your job.  And as a Top Braemar Listing Agent, I certainly do love my job.

On this particular overcast and drizzly Monday, I am here to share the latest Braemar Property Value Report with you.  This one features sales of Heritage Series homes in Braemar during the months of July and August.  Heritage Series homes are mid-sized single family homes, built by Brookfield Homes.  They have two car attached garages and include the following floor plans:  Exeter, Yardley, Zachery (a.k.a. Zurich) & Waverly.  The homes built by Coscan in Braemar North Gate are also included in this group, as they are similar in size.

There were five Heritage Series homes that sold during our most recent reporting period.  Sold prices ranged from $480,000 to $519,900.  Details on each sale are as follows:

When we take these most recent sales and replace last July and August in our rolling twelve month store of Braemar Heritage Series home sale data, here’s what we find:

In a market with increasing market values, we find that six month average and median sold prices are above the twelve month average and median.  Obviously, that is not the case here.  The six month average sold price is nearly $5,000 below the twelve month average sold price.  The six and twelve month median sold prices are identical.  What does this mean?  At best, Braemar Heritage values are holding steady right now.  At worst, they may be starting a decline.  Only more market reports will reveal the trend.  For now, take heart in the knowledge the six month values were below the twelve month values in November and December’s reporting period in 2017.  They increased since then.  That leads me to believe these Heritage home values are leveling out.

When it comes to seller subsidy (closing cost help to buyers,) we like to see those numbers decrease in the six month values compared to the twelve month values.  Unfortunately, those are going the wrong direction, which in this case is up.  That means Braemar Heritage Series home sellers are giving more in closing cost help when they sell recently.  However, in the grand scheme of things, the amounts being giving are about one third of what buyers can actually absorb from sellers.  In other words, buyers could be requesting a heck of a lot more.

Finally, when it comes to days on market, or I like to refer to it “marketing time,” this is an area where decreases in the short term are good.  We have a two day increase form the twelve month average marketing time to the six month marketing time.  However, the six month median marketing time is below the twelve month median.  Small changes in both directions drives me to the conclusion that is is taking about the same amount of time to sell a Braemar Heritage Series home.

If you placed your Braemar Heritage Series home on the market, priced to current conditions, you could expect it to be under contract in about one to three weeks.  You could also expect to pay about 1% of the sales price in closing cost help to your buyer.

The next Braemar Property Value Report will be out in November.  Until then, when you want to know what your Braemar home is worth, give me a call.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

 

 

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Braemar Property Value Report: September-October 2017 (Arista Series)

Braemar Property Value Report: September-October 2017 (Arista Series)

It was a great sight when I approached the stop sign at Broadsword Drive from Native Rocks Drive.  There, in front of me and to the left was an elegant, yet simply gorgeous display of Christmas lights on a Canterbury.  This particular home makes me smile every holiday season.   This may be the weekend that a lot of Braemar residents are indeed decorating for the Christmas holiday.  The various holiday displays definitely bring our neighborhood cheer.

Well, you may be ready for the holiday season, but I’m going to take you back to the months of September and October in this edition of the Braemar Property Value Report.  In this particular report, the focus is on Arista Series homes in the neighborhood,   Arista Series homes are the large, single family homes built by Brookfield Homes.  Floor plans include the Allister, Buckingham and Canterbury.

As does happen from time to time, there were no home sales to report in the Arista Series in September and October.  However, with our rolling six month and twelve month averages adjusted to have dropped any activity from September and October 2016, here’s what we find:

Only one sale makes up the six month values above.  Yeah, it is lower than the combined twelve month average and median sold prices, but don’t panic.  We need more information to determine whether or not we are gaining or losing ground.  When in doubt, I assume we are stable.

The next Braemar Property Value Report will be out in the new year.  Until then, I hope you all enjoy your holiday season.  As always, when you are ready to sell your Braemar home, call this neighborhood expert.  Since 2005, No One Knows Braemar Better.

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

 

 

Five Bedroom Braemar Single Family Home SOLD!

Five Bedroom Braemar Single Family Home SOLD!12833 Gentle Shade Drive in Braemar sold for $460,000 on June 16th, 2015

On May 6th (2015) I became the second listing agent to this five bedroom single family home in Braemar located at 12833 Gentle Shade Drive.  It had been listed for seventy days prior to my getting the listing.  My initial observations of the first listing were Breakfast Area and Kitchen--12833 Gentle Shadenot great.  The photos were bad and most, never updated to show any improvements the owners had made through buyer feedback.  The home I saw in person didn’t match the photos.  The house looked so much better in person.

The other issue with the first listing were the show instructions.  Appointment Only.  Those are words that are the single biggest turnoff to Buyer Agents.  It indicates a home that is going to be difficult to see.  There was no mention of a lockbox or anything.

So when I took the listing I asked the owners if there was a reason they wanted appointment only showings and had no lockbox.  They indicated the dog was in the Hot Tub-12833 Gentle Shadehouse during the day, and they had no objection to a lockbox.  In fact, they had one on the home with the previous agent, though no one would have known.  So we came up with a plan to keep the dog in the unfinished area of the home to make showings easy on short notice.  As for the photos, I spent a lot of time on the photos, and in particular, staging the biggest asset to the back yard…a hot tub.

We listed it for $475,000, which was $1,000 above the previous list price.  I told the Living Room--12833 Gentle ShadeSellers  this number was a stretch, but with the improved marketing, if it was going to happen, we would know right away.  The market feedback was the home was great, but for $450,000.  But ten days in, we had a buyer that saw the potential and above $450,000.    Today, June 17th (2015) that five bedroom home went to closing for $460,000.  The Sellers only had to give $1,000 in closing cost assistance.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037If you want to sell your Braemar single family 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 Property Value Report: March-April 2015 (NV Homes)

Braemar Property Value Report:  March-April 2015 (NV Homes)

Hope everyone enjoyed their Memorial Day Weekend here in Braemar.  The shortage of hot dogs and hamburgers at the local Brandenburg Model by NV Homesgrocery stores tells me that most folks celebrated with a cookout.  Was a perfect weekend for it.

Right now, it’s time for another Braemar Property Value Report.  This one will details sales of homes, built by NV Homes, during the months of March and April.

There were two NV Homes that sold in March and April.  One was a Rutherford, the other a Brandenburg.  Both were located on Arthur Graves Jr. Court.  And oddly enough, they both sold for $550,000.  That makes finding the average value easy–it’s $550,000.  That represents slightly more than a 10% increase in average value since last report and over a 14.5% increase in average value since last year.

Braemar Property Value Report:  March-April 2015 (NV Homes)

If you placed your NV Home on the market, priced to current conditions, you could April Flowers Braemar Clubhouse 2015expect it to be under contract in an average of eight days.  You could also expect a buyer to ask for aan average of a bit more than 1.5% of the sales price in closing cost help.

The next Braemar Property Value Report will be out in July and will detail sales from May and June.  In the meantime, when you want to sell your NV Home, give me a call for a free market analysis of your home’s specific value.   No One Knows Braemar Better!

And if you haven’t already, please join my new Braemar Facebook group:  BRAEMAR (Bristow,VA.)  You can find links to these reports and be involved in all Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037kinds of neighborhood conversations. My favorite happenings are when a lost pet is reunited with its owner.

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com

Statistics compiled 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)

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)

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

Reflection Quarterly (single family homes attached at the garage only)

Braemar Property Value Report: September-October 2014 (Heritage Series)

Braemar Property Value Report:  September-October 2014 (Heritage Series)

Residents of Braemar are bracing for a long, cold winter.  Seems those artic temps started much sooner than typical for the area.  But what are they to expect of the Braemar Yardley in Fall (Bristow, VA)real estate market?  We can only glean information by looking at the recent activity.  In this edition of the Braemar Property Value Report we’ll look back at the months of September and October to see what happened with sales in the Heritage Series.  Heritage Series homes, for those who may not be familiar, are the mid-sized single family homes, built by Brookfield Homes, with two car attached garages including the following floor plans:  Exeter, Yardley, Zachery & Waverly.

There were four Heritage Series homes that sold between September and October.  Three were Yardleys, the other was an Exeter.  The high sold price was $480,000 and the low sold price was $424,000.   The average of all four is $448,200, which is our new average market value for Heritage Series homes.  This is over a 2.5% increase since last report and nearly a 3.5% increase since last year.

Braemar Property Value Report:  September-October 2014 (Heritage Series)

If you placed your Yardley or other Heritage Series home on the market, priced to current conditions,  you could expect to be under contract in an average of forty days. You could also expect a buyer to ask for an average of less than 1/2 of 1% in closing cost Happy Holidays to all my Braemar neighbors!help.

Heritage Series homes remain popular with Bristow buyers and one advantage that the fall and winter markets give Braemar sellers is a place to truly get noticed among fewer competitors.  There are plenty of homes that will hit the market come spring.

The next Braemar Property Value Report will be out in January and will detail sales from November and December.  Until then, I hope you have a happy and healthy holiday season.  And when you are ready to sell and need your specific home’s value, call me for your free market analysis.  I’ve been a full-time real estate agent and Braemar home owner since 2005. I can get you the most money in the shortest amount of time when you sell your Braemar home.  No One Knows Braemar Better!

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037Come join my own Braemar neighborhood Facebook group:  BRAEMAR (Bristow,VA.)  I started the group as an easy way to disseminate these property reports, but you can start any neighborhood conversation you like there.  One of the best parts of the group is reuniting lost pets with their owners.

Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com

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)

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)

Braemar Property Value Report: May-June 2014 (Ryan Homes)

Braemar Property Value Report:  May-June 2014 (Ryan Homes)

July started off pretty quiet, not counting the Fourth of July fireworks that screamed throughout Braemar.  Of course, I am referring to home sales.  The Braemar real estate market and surrounding Bristow and Gainesville seemed to be hitting their Ryan Home in Braemar, Bristow, VAsummer slump.  Somewhere after the Fourth, all hell broke loose and I haven’t had time to even think.

We’ll see what happened in July later on.  This Braemar Property Value Report will focus on resales of houses built by Ryan Homes in Braemar for the months of May and June.

There were two Ryan Homes that sold during May and June.  The low sold price was $435,000 and the high was $465,000.  The average of both gives us our latest average market value for Ryan Homes in Braemar of $450,000.  That’s a nice even number.  Like getting an even $100 for a grocery bill.  That number, however, represents nearly an 8.5% decrease in average value since last report and a 1% decrease in average value since this same time last year.

Braemar Property Value Report:  May-June 2014 (Ryan Homes)

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037If you placed  your Braemar property, built by Ryan Homes, on the market and priced it to current conditions, this report indicates you would be under contract in an average of one week.  I would love to believe that was true right now, but the reality is that it does take a bit longer to sell the further we go into summer.  The better news is that you are likely to get a buyer that doesn’t need any closing cost assistance from you.  Woo-hoo!

The next Braemar Property Value Report will be out in September and will detail sales from July and August.  Until then, 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.  I can get you the most money in the shortest amount of time when you sell your Braemar home.  No One Knows Braemar Better!

Come join my new neighborhood Facebook group–BRAEMAR (Bristow, VA) where you will find links to this reports and other neighborhood discussions.  

Chris Ann Cleland, Associate Broker-Licensed in VA

2013 Top Producing Agent & 2013 Top Selling Agent, Long & Foster REALTORS® Gainesville, 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.)

—————————————————–

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)

NV Homes (single family homes built by NV Homes)

Braemar Townhouse Report (traditional townhouses with back yards)

Condo Quarterly (townhouse style condos)

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

Just Sold in Braemar: Two Finished Level Canterbury for $525,000

Just Sold in Braemar:  Two Finished Level Canterbury for $525,000

A full week before this Canterbury model in Braemar was to hit the market on March 1st (2014,) I was speaking casually with an associate of mine at Long & Foster in Gainesville.  Chit chatting with fellow agents may seem like a waste of time, but it is most
certainly not.  I mentioned this listing coming up and the conversation focused on it.  She had Buyers that were looking for something exactly like it.10204 Broadsword Drive in Braemar sold for $525,000 on April 25th.

After a request from her Buyers to get a look inside before it hit the market, my Sellers decided that was a good plan.  We told them the list price of $525,000 and let them in to take a look.  It wasn’t long before we had a full price offer from them.  A few details ironed out between Buyers and Sellers and this Canterbury was under contract before it ever hit the MLS on February 28th.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037The home itself was nicely appointed with hardwood floors throughout the main level, Corian counters in the kitchen and an upgraded ceramic flooring in the owner’s bathroom.  It also had a great lot backing to some trees, was fully fenced and had a genuine Brazilian Ipe hardwood deck.  What it didn’t have was a finished basement.

There were no appraisal issues and no home inspection repairs requested.  It was as smooth a transaction as a sale can be.  It closed for $525,000 on April 25th.

If you are thinking of selling your Braemar home, I would be happy to provide you with a free market analysis of your home’s worth in today’s market.  No One Knows Braemar Better!

Chris Ann Cleland, Associate Broker-Licensed in VA

2013 Top Producing Agent & 2013 Top Selling Agent, Long & Foster REALTORS® Gainesville, VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.NVARealEstate.net