Braemar Property Value Report: July-August 2022 (Ryan Homes)

Braemar Property Value Report: July-August 2022 (Ryan Homes)

The last weekend of September has brought partly sunny skies and cooler temperatures. Fall is definitely in the air and many of our Braemar residents are enjoying Braemar Day at Clareybrook Park today. Thank goodness it is isn’t raining.

Before the end of the month, this Braemar Real Estate Agent is finishing up my Braemar Property Value Reports. Not many real estate agents are motivated to put together their own market reports and present them like this. Our industry is one where the individual agents are able to determine how much they will and won’t do for their prospective clients. Personally, I love knowing the ins and outs to the most specific detail in our Braemar real estate market. My colleagues consider me a real estate geek and I am fine with that. The devil is always in the details.

Today’s Braemar Property Value Report is focused on houses built by Ryan Homes in our neighborhood. I was so happy to represent sellers earlier this month with a Ryan home that beat the expectations of marketing time. However, you won’t hear about that sale until next report, as it closes next month. Right now, we are looking back to the Ryan home sales from July and August. Those sales are detailed below.

What a difference in outcomes. One home sold well above its list price. The other sold over $100,000 below its original list price. Yikes! I would think it was a typo, but there were price reductions along the way vs. one change to put a seven as the lead number. What’s the difference between these two? Proper pricing, having a well prepared listing and professionally marketing it. Sadly, some sellers are stuck in the mindset that, while this is still a seller favored market, they have to do very little to prep their home for sale and can get the top of the market no matter who they hire. If Top Gun Maverick was filmed with a home movie camera, it wouldn’t be a top grossing film. Not all agents are the same, because not all agents approach the listing process the same.

Taking these two sales and combining them with the Ryan home sales dating back to September 2021, the six and twelve month data points followed in this report are updated as seen below.

Starting in the sold price column, we see that both the six month average and six month median sold prices are significantly higher than their respective twelve month values. This means Ryan homes in Braemar are still climbing in value. It may not be by huge leaps and bounds, but upward growth is upward growth. Inventory is still not meeting buyer demand. The factor that is giving us more modest appreciation is the increase of mortgage interest rates. They were at 6.5% for a thirty year fixed conventional loan when I checked them on Friday. Jumbo loans were at 5.875%. These increases are pinching buyers affordability.

Seller subsidy is where we learn how much closing cost help buyers were able to negotiate from their sellers. In the sales above, the one that sold so much lower than their original list price gave over ten thousand in seller subsidy. I am not surprised being that one of the opening photos was of carpet colors for a buyer to choose. Proper listing preparation and professional marketing can help minimize this expense to sellers. The six month average and twelve month average values are higher than last report.The best news is that in both the six and twelve month time periods represented in this report, more than half of Braemar Ryan home sellers gave none.

Days on market appears unchanged in the average and median values comparing time frames. Looking at the most recent sales above, six days is a fast sale given that July and August are not times when buyers are as engaged in the market. They tend to focus on fun in the sun. However, it should not take any Braemar seller that is well prepared, properly priced and professionally marketed forty-five days to sell.

If you placed your Ryan home on the market, priced to current conditions in Bramear, you could expect it to take two weeks or less to go under contract. Seller subsidy requests are not uncommon, but avoidable if your home is creating buyer enthusiasm. The days of multiple offers is over. You are more likely to be dealing with one buyer at a time, but you can still make sure that buyer is ready to make a serious deal.

The next Braemar Property Value Report will be out in November. Until then, I hope you enjoy the beauty of this fall season. No matter what time of year, I am here to help you size up the listing process and take the market head on to maximize your profit. It is never too early to talk. When a move in on the horizon, get in touch for your free consultation. 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
www.ChrisAnnCleland.com

Braemar Property Value Report: July-August 2022 (NV Homes)

Braemar Property Value Report: July-August 2022 (NV Homes)

Since the early morning hours on this gorgeous, sunny fall Friday I have heard remarks that it is cold outside. I suppose this is our first fall feeling day, with daytime temperatures below seventy and very brisk winds. When you go about your routine expecting what you had yesterday and put on shorts, of course it feels cold. Being prepared for whatever the current day is bringing is better than being caught unaware. When it comes to our Braemar real estate market, I take my job as a full-time, top producing agent very seriously and make sure my neighbors are well prepared. It has become my mission since starting these Braemar Property Value Reports in 2005 to keep home owners in the neighborhood apprised of current market conditions.

Today’s Braemar Property Value Report is looking at NV Homes in our neighborhood. Simply put, those are the houses built by NV Homes. Just like the other reports this month that have preceded this one, the scope of current sales activity is July and August. During that time, there were three NV homes in our neighborhod that sold. Details of these sales are listed below.

For starters, it needs to be made clear that the list price column above is the original list price when a home hit the market. This is the price the market first saw. During our frenzied seller’s market dating back to 2020, listing agents have developed a terrible habit of changing list price to a higher than list price contract price before closing. This, in my opinion, is a terrible idea. A listing agent wouldn’t change list price to reflect a lower than list price contract price. Further, appraisers have access to the same information agents do. Appraisers can see WHEN a list price changes. Doing so after changing the status to reflect a home is under contract simply tells us all the price it has in a contracted sales price, awaiting appraisal. It does zero good to actually GET the value in appraisal.

In the current market, we are actually seeing significant reductions from original list price like the home that dropped it’s price $120,000. Why would a home not see for more? Amateur marketing photos that don’t create any buyer enthusiasm is one observation. Another would be stating you are selling a home strictly as-is. Advertising that is not a great idea. The final thought might be it was way over priced to begin with. Who knows? Regardless, the home that sold so low below its list price it is definitely a punch in the gut for NV home owners. Another slap comes from seeing $7,800 in closing cost help in another sale. And as the summer months wore on, you can see marketing time increased.

When these three sales are combined with the NV Home sales dating back to September 2021, the updated six and twelve month value points are updated as seen below.

The sold price column shows a tightening gap between the twelve month values compared to their respective six month values. This indicates prices are not increasing as much as they had been. The six month values being higher than their corresponding twelve month values still indicates values are increasing, but not by leaps and bounds.

Seller subsidy (closing cost help to buyers) is definitely higher in the average values than seen last report. As interest rates continue to rise and values climb, buyers are finding their affordability pinched at two ends. As a result seller subsidy is starting to be a more common request.

Days on market, despite some higher actual marketing times in the most recent sales is still single digits in the average and median values down the line. However, both six month values are longer than their respective twelve month values. The summer months are never known as a time to sell quickly. Buyers are more interested in fun in the sun that house hunting in July and August. Marketing times may pick up in the fall, but it does appear that we may be in an inventory building phase of the market, which would start to shift us away from a seller favored market. For now, conditions still favor sellers.

If you placed your NV home on the market, priced to current conditions in Braemar, you could expect it to be under contract in about two weeks or less. You could also expect to be dealing with one buyer at a time. The frenzy of multiple offers seems to have gone away in most circumstances. When it does occur, it is because a home is well prepared, priced right and professionally marketed. For now, it seems seller subsidy is not a foregone conclusion as a seller expense, but don’t be shocked if you encounter offers with it. The 30 year fixed rate mortgage was 6.5% today and 5.85% for jumbo loans.

The next Braemar Property Value Report will be out in November. Between now and then, I do hope you enjoy the show Mother Nature is about to put on with the changing of the leaves. And if you are considering a sale, there is never a bad time, or time too soon, to reach out for listing preparation advice or a check in on the market. Certainly, conditions change, but the way to hit the top of any market is to be well prepared, priced right and professionally marketed. My sellers are counseled on all and reap the rewards. Get in touch for your consultation. 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
www.ChrisAnnCleland.com

Braemar Property Value Report: July-August 2022 (Heritage Series)

Braemar Property Value Report: July-August 2022 (Heritage Series)

It is officially the fall season. Being in the latter half of September is the cue to this Braemar Real Estate Agent to get out her Braemar Property Value Reports. Today I bring you the most recent report for the Heritage Series homes in our neighborhood. If you are not familiar with what constitutes a Heritage home in Braemar, they 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 (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.

During the last two months of summer there were six Heritage homes in Braemar that sold The details of those sales are listed below.

At a glance there is a wide range in the way of final sold prices from $641,000 to $730,000. Amazingly, the highest sold price on this list comes form one of the smallest models with an unfinished basement. Meanwhile, one of the largest models listed got the lowest sold price this go round. Seller subsidy (closing cost help to buyers) was zero until near the end of August. Days on market is all over the place.

Combining the most recent sales from July and August with all the Braemar Heritage home sales dating back to September 2021, our six and twelve month data points are updated and still reflect a seller favored market.

Starting with the sold price column, both the six month average and six month median sold prices are still above their respective twelve month values. This means that values are continuing to increase. Home values are certainly not rising in the dramatic we have seen over the last two years, but upward growth is still being seen. Now it is just becoming more measured.

Average values for seller subsidy are very low. What is more important is that in both the six and twelve month time frames, as seen by the median values, more than half of Braemar Heritage home sellers gave no seller subsidy. A well prepared, properly priced and professionally marketed home has the best chance of creating the buyer enthusiasm necessary to avoid this expense. Remember, as buyers are getting pinched with the steady upward growth of homes prices, they are also contending with increasing mortgage interest rates. Seller subsidy requests are not going to be all together unseen in our market going forward.

Days on market is a mixed picture in the most recent sales. The six month average and median marketing times are still in single digits and faster, though only by one day, compared to their respective twelve month values. July and August are not the fastest moving months for real estate. Buyers tend to be more focused on fun in the sun. We will have to wait and see if our marketing times continue to increase as we move into the fall months.

If you placed your Braemar Heritage home on the market, priced to current conditions, you could expect to be under contract in about two weeks, hopefully less. You could also expect the odds to be in your favor that you would not have to give seller subsidy. Increasing those odds can be done by increasing buyer enthusiasm through a well prepared home, professionally marketed and properly priced. Multiple offers are not the norm anymore. Getting buyers excited about your home is a must to take the top of the market.

The next Braemar Property Value Report will be out in November. Until then, when you want to get a leg up on your listing preparation if a sale is in your future in the next six to twelve months, don’t hesitate to reach out. Consultations are complementary. Helping Braemar sellers reach the top of the market is what I do. 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
www.ChrisAnnCleland.com

Under Contract in Two Days: A Tale of Unusually Fast Turnaround in Braemar

Under Contract in Two Days: A Tale of Unusually Fast Turnaround in Braemar

When 9528 Ballagan Court hit the market on Saturday, September 19th (2022,) I was cautiously optimistic that we would be under contract in less than two weeks. After all, my my most recent Braemar listing success had just closed the day before. That home at 12607 Cessford Drive had gone under contract in an impressive eleven days. Back in July, Braemar homes were lingering a bit longer.

The sellers on Cessford had done the pre-listing preparation and I put my professional marketing to work. Since the market hadn’t changed much for the better, I was thinking a similar time frame to Cessford would be fantastic. Low and behold, the first day on the market, the very first buyers through, were interested and wrote an offer. Woo-hoo! How did that happen?

Just like the sellers of Cessford, the sellers on Ballagan did the pre-listing preparation. It involved refurbishing a large deck, replacing carpet and putting LVP flooring in the basement, and doing the least favorite chore of every seller–de-cluttering. By the time the professional photographer was there, the house was smiling and saying cheese. That is the beginning of creating buyer enthusiasm.

When it’s time to sell your Braemar home, slow marketing times don’t have to be your marketing times. Reach out for your free consultation when a move is on your horizon. Helping Braemar sellers reach the top of the market is my speciality. 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
www.ChrisAnnCleland.com

Braemar Property Value Report: May-June 2022 (Arista Series)

Braemar Property Value Report: May-June 2022 (Arista Series)

The time for another Braemar Property Value Report focusing on sales of the Arista homes in our neighborhood has come. Since screwing up the initial reporting last time around, you better believe this report has been checked, double checked and checked again. It takes a confident agent to link to their own screw up. I’ve been at these reports and selling Braemar Real Estate for over seventeen years. That error was a first and a last.

In this edition of the Braemar Property Value Report for Arista homes in our neighborhood we look back at sales from May and June. Arista homes are the largest homes built by Brookfield Homes in our neighborhood and include the Allister, Buckingham and Canterbury floor plans.

There were five Braemar Arista homes that sold during the months of May and June. The details of those sales are listed below.

Not a surprise to see five Canterbury models on the list. The Canterbury floor plan is by far and away the most prevalent of the Arista Collection floor plans in our neighborhood. That is likely because it was the builder’s model for the collection in our neighborhood. You either had to use your imagination on the Allister or Buckingham, or drive to another Brookfield community in the metro region to see them in person.

The quick observations are that all but one sold at or above list price. All but one sold in the $800K range. (The $774K sale never hit the market, maybe not a great idea give how much lower the sale was.) Two out of five gave significant amounts of seller subsidy (closing cost help to buyer.) And all the sales happened in ten days or less.

Taking these five sales and combining them with the Arista home sales going back to the second half of 2021, our six and twelve month data points are updated as seen below:

Starting with sold prices, we see both the six month average and six month median are higher than their respective twelve month values. Neither the six month average or six month median values have lifted as high above their respective twelve month value as they did last report. This is consistent with what we are seeing in the market as we continue to see demand outpacing supply, but mortgage interest rates increasing. Buyers are still facing seller market conditions, but are acting more deliberately. Gone are the days of insane multiple offers with buyers waiving every conceivable contingency. Buyers are more likely to offer list price and insist on appraisal and inspection contingencies, as we find in a more typical seller’s market. Low appraisal guarantees are nearly forgotten. Right to void home inspections are hanging on. Prices will continue to increase, but not by leaps and bounds as they have in the last couple years.

Seller subsidy is making a come back as buyers struggle with the pinch at two ends when it comes to affordability. With prices steadily increasing and now mortgage interest rates rising, buyers may be requesting seller subsidy to assist with mortgage interest rate buy downs. Remember, more than half of sellers in our most recent report gave none. Maximizing buyer enthusiasm through proper preparation and professional marketing is essential to setting the stage for success, even in a seller’s market. Strong negotiating skills are only going to be seen by experienced agents who have lived through more than the seller’s market we have recently lived through.

Finally, days on market continues to be short. Eight days is consistently seen in three of our average and median values. Eleven days marks the twelve month average marketing time. Braemar Arista homes are selling fast. Again, our Braemar real estate market is still experiencing seller market conditions.

If you placed your Braemar Arista home on the market, priced to current conditions you could expect it to be under contract in less than two weeks. July and August do tend to be slower months for home sales. Buyers tend to make summer vacations a priority when the kids are out of school, contrary to what many sellers believe happens this time of year. The seasonal disconnect between buyers and sellers is not new. You could also expect that a buyer may request closing cost help, but having a home buyers are enthusiastic about in this seller’s market can help tip negotiations in your favor.

The next Braemar Property Value Report will be out in September. If you would like to discuss what a sale in the near future would mean for you, please reach out for a complementary consultation. I love helping my Braemar sellers reach the top of the market with my well honed skill set. I also have the skinny on a limited opportunity mortgage program that is available to qualified buyers financing $400K or more and putting at least ten percent down. Let me know how I can help you. 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
www.ChrisAnnCleland.com

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 SellingBraemar.com 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
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

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

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

www.UncompromisingValues.com

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

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

www.UncompromisingValues.com

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

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

www.UncompromisingValues.com

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

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.comwww.UncompromisingValues.com

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)

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)