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

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

If you had to guess how many properties there are for sale in Braemar right now, what would you say?  This would include all property types (townhouses, single family homes, condos, etc.)  And it would only be the ones that aren’t under contract.  The answer is twenty-three, and two of those are Braemar Carriage homes.  Twenty three homes is about as much as I have seen on the market at one time in Braemar this year.  Could it be that demand is winding down?  Well, I doubt that’s the case for Braemar Carriage homes, but in this edition of the Braemar Property Value Report, we will take a look at the sales from July and August and see where trends are heading.  And if you aren’t familiar with what a Braemar Carriage home is, they 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.

There were four Braemar Carriage homes that sold between the beginning of July and end of August.  Sold prices ranged from $400,000 to $419,900.  Details of each sale are listed below:

Don’t be alarmed by the sold price range.  As you can see above, three out of four of these homes were three bedroom homes, and the smallest Braemar Carriage home floor plan available to boot–the Maplewood.  When we take these four sales and update our rolling twelve month store of Braemar Carriage home sales data, here is what we find:

When we look at the six month average and median values compared to their twelve month counterparts, what we want to see in the six month values is increases in sold prices, and decreases in seller subsidy (closing cost assistance sellers gave to buyers) and days on market (marketing time.) Let’s start with the sold prices.  The six month average and median sold prices are above their twelve month counterparts.  That’s a great start.  It indicates that Braemar Carriage home values are still pushing upward.

When we move to look at seller subsidy, we see that the six month average is slightly below the twelve month average.  However, the six month median is higher than the twelve month median.  These value trends are opposed to one another, but I think it is safe to say that seller subsidy is marching up.  That median value is a true look at the middle value in all the solds, while the average is just that, an average.

We get back to good news when we see that both the six month average and median days on marketing is lower than the twelve month values.  So while Braemar Carriage home sellers may be giving a bit more in closing cost assistance, they are selling for more and selling a tad faster in the short term.

If you placed your Braemar Carriage home on the market, priced to current conditions, you could expect your home to be under contract in just under a week or two.  You could also expect to pay an average of about 1% of the sales price in seller subsidy.  All in in all not bad when you consider that buyers can receive 3% of the sales price in seller subsidy.

The next Braemar Property Value Report will be out in November.  Until then, when you get the thought that the time may be approaching to sell your Braemar home, give me a call.  It’s never too early to start speaking with this Top Braemar Listing Agent.  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: May-June 2018 (Carriage Series)

Braemar Property Value Report: May-June 2018 (Carriage Series)

What a gorgeous Friday it was in Bristow.  I hope you enjoyed it because this weekend is going to rainy and stormy.  In fact, I received a weather alert on my phone that the week of upcoming rain may result in some flooding in our area.  Please be careful when driving in low lying areas.

Right now, it is time for another Braemar Property Value Report.  This one focuses on the sales of Braemar Carriage homes during the months of May and June.  In case you don’t know what defines a Braemar Carriage home, they 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.

There were five Braemar Carriage homes that sold during the months of May and June.  The details of the sales are below.  I am very pleased to tell you that the sale of 10143 Broadsword Drive, highlighted in a magenta color, was my listing that set a record high sold price for Parkdale model homes in Braemar.

When we take these five sales and put them in with our rolling twelve months of Braemar Carriage home sales, here’s what we find when pull out our six month and twelve month average and median data points:

The six month average sold price is quite a bit higher than the twelve month average sold price.  Meanwhile, the six month median sold price is a tad higher than the twelve month median.  This means Braemar Carriage home values are going up.

When looking at seller subsidy (closing cost help to buyers) has decreased slightly in the six month values compared to the twelve month values.  That’s a step in the right direction for Braemar Carriage home sellers.  And marketing time is also down a little bit in the six month average and median values compared to the twelve month values.  More movement in a good direction for Braemar Carriage home sellers.

If you placed your Braemar Carriage home on the market, priced to current conditions, you could expect it to be under contract in about two weeks or less.  You could also expect to pay about 1% of the sales price in closing cost help.

The next Braemar Property Value Report will be out in September.  Until then, it is very important to remember that the agent you hire to sell your Braemar Carriage home can mean a substantial difference in your sales price.  If you want the best chance at getting the most from your Braemar homes sale, trust the agent that sets record high prices.  Give me a call at 703-402-0037.  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

 

Braemar Property Value Report: March-April 2018 (Carriage Series)

Braemar Property Value Report: March-April 2018 (Carriage Series)

Feel like you’ve moved to the Pacific Northwest?  Me too.  Cloudy, drizzly day after cloudy, drizzly day in Bristow is making me a bit stir crazy.  The good news is that the lawns and flowers in Braemar are thriving.  Thank goodness I don’t have any listing waiting for exterior pictures this week.

Rainy days are great times to do my Braemar Property Value Report.  This one details sales of homes in the Carriage Series between March and April.   In case you don’t know what defines a Braemar Carriage home, they 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.

There were eight Braemar Carriage homes that sold between March 1st and April 30th. The details of each sale are listed below:

The one highlighted in bright pink was my own listing.  While it isn’t the highest sales price, it is significantly higher than previous Parkdales with unfinished basements with no exits have gotten in their sold prices.

When we take these eight sales and freshen up our rolling twelve month pool of Braemar Carriage home sales, here’s what we find:

The six month average and median sold prices are higher than the twelve month counterparts.  That means Braemar Carriage home values are still moving up.  How much higher can they go?  Well, I do have some insight with one of my current listings that will sell at the end of May for a record for high sales price in the neighborhood.  You’ll have to wait for that one.  Meanwhile, seller subsidy (closing cost assistance) is lower in the six month average and median compared to the twelve month average and median.  Short terms marketing time frames are faster than they are when you look at the long term marketing time numbers.

If you placed your Braemar Carriage home on the market, priced to current conditions, you could expect it to be under contract in a few days or a week and a half.  You could also expect to pay out about one percent of the sales price in closing cost help to your buyer.

The next Braemar Property Value Report will be out in July.  Until then, when you are ready to sell your Braemar Carriage home, give me a call to get the max the market will allow.  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

 

Braemar Property Values:  July-August 2017 (Carriage Series)

Braemar Property Values:  July-August 2017 (Carriage Series)

For some reason, this doesn’t feel like a holiday weekend to me.  Maybe it is because I haven’t fired up the grill and done the American classic holiday weekend meal–hot dogs and hamburgers.  The sunshine outside today is certainly inviting me to come on out and enjoy.

Before I finish work and head for the grill, it is time for another Braemar Property Value Report.  This one will focus on sales of Braemar Carriage homes in July and August.  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.

There were four Braemar Carriage home sales in July and August.  The details are below:

When we look at the six and twelve month average and median data, we see that sold prices are stable over the last year.  What has gone up a bit in the six month median compared to the twelve month median is the closing cost help (seller subsidy.)  Otherwise, marketing times have also been fairly predictable.

If you put your Braemar Carriage home on the market, priced to current conditions, you could expect it to be under contract in as fast as a week, or in an average of three weeks.  You could also expect to pay somewhere between $4,700 to $7,000 in closing cost assistance.  Of course, as you can see in the detailed sales above, sometimes buyers need more, and sometimes buyer don’t need any.

The next Braemar Property Value Report will be out in November.  Until then, if you want to know how the most recent sales of Braemar Carriage homes is affecting your homes value, give me a call at 703-402-0037.  Since 2005, 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.com

Braemar Property Value Report: March-April 2017 (Carriage Series)

Braemar Property Value Report:  March-April 2017 (Carriage Series)

Another overcast weekend day is making for the perfect opportunity for this Braemar Real Estate Agent to update you on Braemar home values.  This particular report focuses on sales activity for Braemar Carriage homes in March and April.   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.

There were six sales of Braemar Carriage homes between the beginning of March and end of April.  

Two of the six sales were four bedroom homes, four of them were three bedroom homes.  The final sold prices ranged from $325,000 to $430,000.  It is a pleasure to have been the Braemar Listing Agent for the Carriage homes that garnered the highest sold prices.  The majority of these sales had garages and sold in about a week or less.

When we look at the rolling six month and twelve month rolling average and median sold prices, we find that six month average sold price is up from the twelve month average sold price, but the six month median sold price is down from the twelve month median.   The same holds true for seller subsidy.  All in all, Braemar Carriage home values are holding steady.

If you placed your Braemar Carriage home on the market, priced to current conditions, you could expect it to be under contract in anywhere from 8 days to 24 days.  You could also expect a buyer to request an average of about $4,000 in closing cost help.

The next Braemar Property Value Report will be out in July and will cover the months of May and June.  In the meantime, if you want to see how these sales have affected your home’s value, give me a call at 703-402-0037.  Since 2005, 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.com

Another Braemar Carriage Home in the Sold Column!

Another Braemar Carriage Home in the Sold Column!

The home that started my 2017 carriage home roster was 9450 Cromarty Court in Braemar.  I listed it on February 2nd for $425,000.  The sellers wanted to get a jump on the spring market and were sure glad they did.  They were under contract in only eight days.

Of course, that first weekend on the market they had no clue what activity the market had in store for them.  Showing after showing after showing kept this couple, with two small kids and two big dogs out of the house practically all weekend.

With a lot backing to private farm land, totally fenced, and the larger Parkdale floor plan, I knew this home would get a lot of showings.  The upgrades in the kitchen and bathrooms certainly helped too.  And as always, brand new carpet and paint proved to be money well spent.

After a little over two months since contract ratification, settlement seemed like it would never get here.  Once the home inspection was wrapped up and the appraisal was done, it was nothing but waiting for the big day.  That big day arrived today.

On April 14th, this Braemar carriage home sold for $430,000, $5,000 above the list price!  The sellers generously agreed to give closing cost assistance of $7,500.

Chris Ann Cleland

 Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

www.UncompromisingValues.com 

Braemar Parkdale Carriage Home Sold in One Day!

Braemar Parkdale Carriage Home Sold in One Day!

On Valentines’ Day 2017 I listed 9758 Tombreck Court, a Parkdale with four bedrooms, three and a half bathrooms at the end of a cul-de-sac.  The Seller and I had discussed pricing the home and landed on $420,000.  It was a tad higher than the recent comparable sales, but since there was a shortage of available houses for sale, we decided to go for it.

To prep the home, the seller had it painted inside and out, new carpet installed and the siding power washed.  And because it was vacant, I did a little bit of light staging to warm it up and make it feel homey.  It didn’t have a lot of upgrades, but it had three finished levels in good shape, a detached garage and most importantly, that cul-de-sac lot.

The first day on the market, we had four offers.  So on February 15th, we reviewed what we had.  Two of the offers had home sale contingencies.  One of those buyers was under contract, the other hadn’t even put their home on the market.  The choice to the Another, without a home sale, really didn’t offer a competitive price.  The Seller, who wished to avoid any additional risk with the home sale, chose to go with the fourth offer that didn’t have anything but home inspection, radon inspection, appraisal and financing contingencies.  Those four are standard contingencies in our Braemar marketplace.

It was smooth sailing through the inspections and, because I was able to communicate the demand in the neighborhood and provide a list of updates down prior to listing to the appraiser (along with comps of course,) there wasn’t an apprasial issue either.

This four bedroom Parkdale model Carriage home sold for $425,000 on March 15th (2017.) 

When you are ready to sell your Braemar home, call me.  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.com