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

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

Gray, overcast weekend days are perfect for getting things done.  In my world, being a full-time Bristow Real Estate Agent, that means taking time to run numbers for any one of my Braemar Property Value Reports.  This particular report focuses on March and APril sales in the Arista Series.  Arista Series homes are the large, single family homes built by Brookfield Homes.  The floor plans include the Allister, Buckingham and Canterbury. 

There was only one sale of a Braemar Arista Series home during the months of March and April.  It was a four bedroom, four and a half bathroom, three finished level Allister on a cul-de-sac lot.  It was located at 9535 Laurencekirk Place and listed for $499,000.  It was sold by an investor who had recently picked it up at the foreclosure auction and improved it with new carpet and paint.  It sold for $499,000 after only four days on the market.

When we put this sale in with our rolling six month and twelve month data, we see it is a low sold price compared the six and twelve month medians and averages. Unfortunately, when we compare the six month numbers to the twelve month numbers we find that the rolling six month average sold price is a little lower than twelve month average sold price.  And the rolling six month median sold price is shows an even larger loss compared to the rolling twelve month median sold price.  Let’s hope these falling values are not a continuing trend.

If you placed your Braemar Arista Series home on the market, priced to current conditions, the six month average and median marketing time suggests you would be under contract in a little less than one month.  You could also expect to shell out some seller subsidy, also know as closing cost help to the buyer.  The six month average and median numbers put that expectation anywhere between about $7,300 to $10,000.

The next Braemar Property Value Report will be out in July and will give us more recent information as we pull in May and June’s data into our rolling averages.  Until then, when you are ready to sell your Braemar home, give me a call.  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: January-February 2017 (NV Homes)

Braemar Property Value Report:  January-February 2017 (NV Homes)

Putting together Braemar Property Value Reports is something I have been doing since 2005.  And this cycle, I’ve retooled how I’m working my stats to be more true to average and median market values.  Good thing too, because in this edition of the Braemar Property Value Report for NV Homes, we have no sales to report.

You may be wondering what in the world I can tell you about properties built by NV Homes in Braemar when I have no sales to report for the reporting period of January-February.  Well, I decided to take a six month and twelve month rolling pool of data.  From there, I will be giving you sales price, closing cost and marketing time figures.  So even though there are no numbers to toss in for January and February, we have four other months in the six month numbers and ten other months in the twelve month figures.  Let’s just see how the shorter term (six month) is shaping up against the longer term (twelve month.)

Unfortunately, the six month median and average sales prices have taken a dive compared to the twelve month numbers.  Of course, our demand really picked up in January.  So since we have no sales of NV Homes to throw in the mix from January and February, we aren’t seeing what that demand has done to NV Home values.  My suspicion is that next time I present property value data for NV Homes we will see higher six month figures than twelve month figures.

If you placed your NV Home on the market, this report’s six month figures indicate it would be under contract in 75-84 days.  I don’t believe you would have to wait that long.  Remember, our data here is reflective of a slower fall market.  You may still have to give about $10,000 in closing cost help.  Despite the strengthening seller’s market, buyers seem unwilling, or unable, to pay for all their closing costs.

The next Braemar Property Value Report will be out in late May.  That’s when we will be able to throw March and April sales into the mix and see how we are trending.  Until then, when you are ready to sell your Braemar home, give me call for best results.  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

www.UncompromisingValues.com

Braemar Property Value Report: November-December 2016 (Heritage Series)

Braemar Property Value Report:  November-December 2016 (Heritage Series)

Working as a Bristow Real Estate Agent, I rarely even think about a three day weekend.  A lot of residents of Braemar will have off for Martin Luther King Jr. Day tomorrow.  Meanwhile, I’ll start my morning with a meeting in Manassas.  When home buyers and sellers have holidays from work, real estate agents work.  Even this Sunday Yardley in Braemarnight, before I call it a day and step away from my computer, I want to get out today’s Braemar Property Value Report.  This one focuses on sales of Heritage Series homes for the last two months of 2016.  If you aren’t familiar with what type of homes make up the Heritage Series, they are he 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 two sales of Heritage Series homes between the beginning of November and end of December.  Both were Yardleys.  The high sold price was $420,000 and the low sold price was $367,500.   Neither had a completely finished basement.  In fact, the lowest price had an unfinished basement.  The average of the two gives us our new average market value of $393,750 for Heritage Series homes.  This means a decrease in average value of nearly 14% since last report and a decrease of nearly 10.5% since last year.  Don’t get upset just yet.  The last report had a Yardley with a fully finished basement sell for $480,000.  Remember, we are looking at averages.

Braemar Property Value Report:  November-December 2016 (Heritage Series)

If you placed your Braemar Heritage Series home on the market, priced to current conditions, you could expect it to take an average of 66 days to go under contract.  You may not even have to pay any closing cost help for the buyer either.  The good news is that neither of the buyers in this reporting period did.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037The next Braemar Property Value Report will be out in March and will detail sales from the months of January and February.  Until then, when you are ready to sell, give me and call and let’s talk about the specific value of your Braemar home.  We’ll look at a much broader range of comps to make sure you get the most money for your home.  Since 2005No 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

www.UncompromisingValues.com

Statistics compiled using the MRIS (Metropolitan Regional Information Systems.)

Braemar Property Value Report: November-December 2016 (Courtyard Series)

Braemar Property Value Report:  November-December 2016 (Courtyard Series)

Ever wonder what the difference between the words mostly and mainly would be in a weather forecast?  At this every moment, I am.  Just checked Accuweather for the Bristow forecast.  I’m trying to find the next sunny day so I can take a picture of my latest Braemar listing.  It’s going to be mostly cloudy on Sunday and mainly cloudy on Monday.  I’m thinking mostly means less than mainly, so I will be there with my camera tomorrow.  And if the forecast is off completely, I’ll be there the next day too.  Of course, cloudy days Ballston Model Braemar Courtyard Homegive a more even disbursement of light, making for good exterior shots, so the cloudier of the two may not be bad either.  Either way, a great Braemar Listing Agent does what it takes to get the job done right, even if it means taking the exterior shot multiple times over a few days to get the best one.

Right now this Braemar Real Estate is bringing you the Braemar Property Value Report for Courtyard Series homes.  Courtyard homes are one of three different floor plans that share a private courtyard driveway and have very limited outdoor spaces.  Models include the Arlington, Clarendon and Ballston.

The was only one sale of a Braemar Courtyard home in the last two months of 2016, which is our current reporting period.  It was a Clarendon model with four bedrooms, three and a half bathrooms and a fully finished basement with no exit.  It listed for $330,000 and sold for $343,500.  That is lower that any sale last report or this time last year.  If it weren’t a Short Sale, it would likely be used as a comparable sale for traditional equity sales going forward, until we had something better to use.  For now, breathe a sigh of relief.  If this had been a regular sale, it would have meant that values were down over 11.5% since last report and down nearly 6.5% since last year.

Braemar Property Value Report:  November-December 2016 (Courtyard Series)

If you placed your Braemar Courtyard home on the market, using this sale as a Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037measure, you could expect your home to be under contract in about a month and a half.  You may not even have to give any closing cost help on behalf of the buyer.

The next Braemar Property Value Report will be out in March and will detail sales from January and February. Until then, when you are ready to sell your Braemar home, give me a call for a free market analysis.  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

www.UncompromisingValues.com

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

Braemar Property Value Report: November-December 2016 (Carriage Series)

Braemar Property Value Report:  November-December 2016 (Carriage Series)

It is time for another Braemar Property Value Report.  This one focuses on the sales Braemar Carriage Home (Norwood Model)activity during the last two months of 2016 for Carriage Series homes in Braemar.  Braemar 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: Maplewood,  Norwood,  Oakdale and  Parkdale.

Since I began the Braemar Property Value Reports in July 2005, there has only been one reporting period where there were no sales of these extremely popular homes.  That reporting period was March-April 2012.  Now, for the second time in what is currently 70 reporting periods, we have hit a dry spell where absolutely no Braemar Carriage homes sold.

Braemar Property Value Report:  November-December 2016 (Carriage Series)

This doesn’t mean that if you need to sell your Braemar Carriage home that an experienced Braemar Real Estate Agent like myself can’t pull market comparables for you.  This report was really set up to keep you periodically apprised of your home values, just like you would a financial investment.  So for now, you can look back to last report for Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037the most recent interpretation of market value for Braemar Carriage homes.  Or if you want to see what was happening during the last two months of 2015, you can look back to last year.

The next Braemar Property Value Report will be out in March and will detail sales from January and February.  Until then, when you are ready to sell your Braemar Carriage home, give me a call for a free market analysis.  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.comwww.UncompromisingValues.com

 

Statistics compiled using the MRIS (Metropolitan Regional Information Systems.)

Another Braemar Four Bedroom Home SOLD!

Another Braemar Four Bedroom Home SOLD!

The path to settlement for this Braemar home, located at 9684 Tarvie Circle, started on August 18, 2016 when it hit the market priced at $425,000.  After a few weeks on the 9684 Tarvie Circle, Bristow, VA sold for $404,000 on November 23, 2016market with few showings, the sellers reduced their price to $414,900.

One month after reducing their price, the sellers went under contract with a buyer who had a home sale contingency.  With no other interested buyers for two months, what did they have to lose?  Thankfully, everything went very well with the buyer’s home sale.  I looked at the comps for the buyer’s home sale and knew it would go quickly.

While the original settlement date was written as December 31st, we were able to get this deal to the closing table on November 23rd, Thanksgiving Eve.  The final sold price was $404,000.

When you are ready to sell your Braemar home, give me a call for a free market analysis.  Since 2005, No One Knows Braemar Better!

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.com

www.UncompromisingValues.com 

Braemar Property Value Report: September-October 2016 (Ryan Homes)

Braemar Property Value Report:  September-October 2016 (Ryan Homes)

Thanksgiving Day is behind us and so is Black Friday.  Today is Small Business Saturday and I hope you have the opportunity to make some purchases with small businesses in the area.  You may not consider real estate agents as small business owners, but we are.  For instance, I hang my real estate license with Long & Foster, but I’m an independent Ryan Home in Braemarcontractor running my own real estate business.  So if you wanted to list your Braemar home on Small Business Saturday, you would be honoring that day by calling me.

To serve the buyers and sellers that make my business thrive, I put out market reports like this edition of the Braemar Property Value Report that focuses on sales of houses built by Ryan Homes.  I hope you find this information useful.  Other reports focusing on other types of homes can be found on my blog www.SellingBraeamar.com.

There were three Ryan Homes in Braemar that sold during September and October.  Their sold prices ranged from $410,000 to $455,500. The average of all three gives us our new average market value for Ryan Homes in Braemar of $427,500.  That’s down over 6.5% in average value since last report, but year year we have no comparison.  There were no sales last year this time of Ryan Homes.

Braemar Property Value Report:  September-October 2016 (Ryan Homes)

If you placed your Ryan Home on the market, priced to current conditions, you could expect it to be under contract in an average of thirty-three days.  You could also expect to pay nearly 1/2%  of the sales price in closing cost help for the buyer.

The next Braemar Property Value Report will be out in January and will detail sales from the months of November and January.  In the meantime, when you are ready to sell, call me for a free market analysis of your home’s value in today’s marketplace.  Since 2005, No One Knows Braemar Better!

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.com

www.UncompromisingValues.com 

Statistics compiled using the MRIS (Metropolitan Regional Information Systems.)