Braemar Home Under Contract in…

12809 Gentle Shade Drive Listed for $649,000 on July 8, 2021

Braemar Home Under Contract in…

On July 8th, I had the pleasure of introducing 12809 Gentle Shade Drive to the market. Of course, you got a sneak peek here on on July 7th. Before this home ever hit the market, the neighbors were getting wind of the impending sale and my phone was ringing about it. It should not be a shock that after only two days on the market, it got an offer (of three total) that was so good it was time to hit the DONE button.

Having an experienced local agent helping you sell is so important. In the case of the winning offer here, the buyers were ready to move on to other homes if their offer was not answered. And because the owners had set a deadline, there are some listing agents out there that may have thought they HAD to stick to it. Nope. Sellers have the right to do what they want. The trick is to have a listing agent that knows when you have an offer you do not want to lose. Are listing agents going to take heat for it? Sure, but we don’t work for anyone but our sellers as listing agents. As long as we are looking out for them, there is not a problem.

At this moment I can not share with you the contracted sales price. However, this one is scheduled to close on August 6th. Check back here then.

Until then, if the time has come to sell your Braemar home, don’t hesitate to get in touch and find out what a professional, full-time, local agent like myself can mean to your bottomline. Buyers don’t get this enthusiastic over any listing. It needs to be well prepared and professionally marketed. My expertise will give you all you need to know to be well prepared and I will handle the professional marketing. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate

How Long Does it Take to Sell a Semi-Detached Braemar Home?

How Long Does it Take to Sell a Semi-Detached Braemar Home?

9684 Tarvie Circle is Listed for $439,000 on April

On April 11th (2019) this semi-detached home in Braemar, located at 9684 Tarvie Circle, hit the market priced at $439,000.  I had listed the home for the previous owners back in the fall of 2016, it wasn’t in nearly as impressive shape as it was this spring.  The new owners added granite counters to the kitchen, along with a tile backsplash.  New light fixtures made the place more modern, along with touches like the shiplap accent wall in the family room, and tile accent wall in the powder room.  A new HVAC and new carpet certainly were welcome additions as well.

In the last Reflection Quarterly, for the 4th Quarter of 2018, it was taking about thirty days for these homes to go under contract.  That was what we were set for with this home.  The sellers and I were pleasantly surprised by lots of showings and two offers that came in only two days!  When you have a great product, marketed by a masterful listing agent, good things happen.

The settlement is set to happen at the end of May.  Stay tuned for the final sold price.  In the meantime, if you have a Braemar single family home to sell, demand is off the charts!  Call me for a free market analysis of your home’s value in this market.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster Real Estate


How Long Does it Take a Braemar Single Family Home to Go Under Contract?

How Long Does it Take a Braemar Single Family Home to Go Under Contract?

10024 Naughton Court in Bristow went under contract in 1 Day.

The amount of time it takes a Braemar single family home to go under contract depends on many factors.  Buyer demand in the marketplace for the size of home being sold.  Price.  Condition.  And not to be overlooked, the marketing skills of the Listing Agent.

On Saturday, April 13th (2019,) I brought 10024 Naughton Court to the market. It was priced at $529,000 and offered three fully finished levels, four bedrooms, three and a half bathrooms, a renovated kitchen, new carpet, paint, upper level laundry and main level study.  The owner, who had begun listing conversations with me two years previously, had taken a lot of care in getting her home into show ready condition.  The task can be overwhelming, but not if you get started early like she did.

Kitchen/Breakfast Nook

One the final touches were made, I scheduled a pre-picture appointment to make sure that we would not be overlooking any details come picture day. Part of my job as a Top Braemar Listing Agent is to make sure that my listings are professionally photographed and look perfect on picture day.  Sometimes that means staging bedrooms, bathrooms or kitchens a few days prior.  Or it can be as simple as getting items into place on picture day.  Just like your mom used to lick her finger and get a wild hair to stay down on your head before a family portrait was snapped, I’m there to make sure no detail gets overlooked.  One such detail before the front shots were snapped at 10024 Naughton Court was moving ten bags of mulch into the garage.  They had been delivered between our staging appointment and picture day.  Sure my outfit got messy, but the house was literally picture perfect.  That’s what matters.

Family Room, where a recliner was moved for the best picture.

Hitting the market mid-morning on Saturday, I didn’t expect much action, especially since there was an open house scheduled for the next day.  However, three buyer agents called to let me know they would be submitting offers after their showings.  Two of them submitted offers THAT NIGHT.  And both of those offers were over list price.  That’s the power of professional marketing by a Top Braemar Listing Agent.

By the time the open house was over, and dozens of buyers desiring to live in Braemar had been through the home, many of them ill prepared to make a serious offer with homes of their own to sell that weren’t even on the market, this Naughton Court beauty was under contract.  One day was all it took to check all the boxes, and then some, to make my seller happy.

You’ll have to stay tuned for the details on the final sold price.  Closing is set for June 17th.  Until then, if you have been thinking of taking advantage of this intense buyer demand happening our market, give me a call.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster Real Estate


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

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

There has been quite a bit of activity in the Braemar Courtyard home market lately.  Some people may think that the first two months of the year are slow in our real estate market, but they probably don’t read my Braemar Property Value Report.

This edition of the Braemar Property Value Report focuses on what’s been happening in the Courtyard homes in our neighborhood.  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, Ballston and Clarendon.

During the months of January and February, there were two Braemar Courtyard homes that sold.  Details of those sales are listed below.

Taking these two most recent sales and combining them with the entire last twelve months of Braemar Courtyard home sales, new six and twelve month data points are generated.  This is where we can tell if our market is favoring sellers, buyers or remaining stable.

Looking at sold prices, it is good to see the six month average sold price above the twelve the month sold price.  Meanwhile, the six month median and twelve month median sold prices are identical.  The report seems to indicate increasing values in the average sold price change and stability in the six month median sold price change.  Either way, it is not bad news for Braemar Courtyard home owners.

We see a definite trend when it comes to seller subsidy, also known as a closing cost assistance to buyers.  Both the six month average and median values are higher than the twelve month average and median values.  This means buyers in the market for Braemar Courtyard homes are in need of and requesting more money from the sellers to get into the deal.  If it can get padded into the sales price, as the sale that happened on February 15th did, that’s not a bad thing.

Finally we come to days on market, or as I like to call it, marketing time.  Before we even begin, remember that our MLS changed in November.  And the new MLS stops the marketing clock, not when  home goes under contract, but when the contingencies to the contract are removed.  This is going to make our data here unreliable until the new MLS, at the outcries of agents like me, change their reporting method or we get one year into this..  Not surprising, the marketing time is longer in both the six month average and median values compared to their twelve month counterparts.

If you placed your Braemar Courtyard home on the market, priced to current conditions, you could expect to be under contract and well on your way to settlement within one or two months.  You could also expect to pay about 1.5% to 2% in closing cost help to the buyer.

The next Braemar Property Value Report will be out in late May.  Until then, when you want to know what your specific Courtyard home is worth in today’s market, give me a call for a free market analysis and the low down on market conditions that are affecting it.  Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Associate Broker-Licensed in VA

Long & Foster Real Estate


Braemar Property Value Report: September-October 2014 (NV Homes)

Braemar Property Value Report:  September-October 2014 (NV Homes)

If you stepped outside today bundled up for the cold that we Bristow residents had been experiencing lately, you were probably sweating by the time you got to the car.  It was a balmy seventy degrees and sunny.  Nice change of pace.

Brandenburg Model by NV HomesSpeaking of change, it looks like our overall Bristow real estate market is changing.  In this edition of The Braemar Property Value Report we will look at the sales of NV Homes in Braemar during the months of September and October.

There were five NV Homes that sold during September and October.  Each was a different model.  The high sold price was $515,000 and was represented in two sales.  The low sold price was $454,000.  The average of all four gives us our new average market value for NV Homes of $487,000.  Unfortunately, that represents a drop of just over 8% since last report, but an increase of over 4.5% since last year.

Braemar Property Value Report:  September-October 2014 (NV Homes)

If you placed your NV Home on the market, priced to current conditions,  you could expect it be under contract in an average of about five weeks.  You could also expect a buyer to ask for an average of nearly 1% of the sales price in closing cost help.

Happy Holidays to all my Braemar neighbors!The winter market is a great time to get your house seen by buyers at a time when you have less competition.  And there is something to the saying, “Home for the holidays.”  Buyers often start their house hunt this time of year.

The next Braemar Property Value Report will be out in January and will detail sales from the last two months of 2014.  Until then, I wish all my Braemar neighbors a safe and happy holiday season.  And when you want to sell your NV Home, give me a call for a free market analysis of your home’s specific value.   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!

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 kinds of neighborhood conversations. My favorite happenings are when a lost pet is reunited with its owner.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037Chris Ann Cleland, Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA


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 back yards)

Condo Quarterly (townhouse style condos)

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