Braemar Property Value Report: September-October 2017 (Ryan Homes)

Braemar Property Value Report: September-October 2017 (Ryan Homes)

It is time for another Braemar Property Value Report, detailing sales of Ryan Homes in our neighborhood.  This particular edition focuses on the sales activity in the months of September and October.

There was only one sale of a Ryan Home and that happened in October.  Details are below:

When we place that sale in with our rolling six and twelve month values, here is what find:

Looking at the short term (six month) sold prices compared to the long term (twelve month) sold prices, we see that Ryan Home values are increasing.  We also see that seller subsidy (closing cost help to buyers) is decreasing in the short term.  Both of those are good news.  But wait, there’s more.  Marketing time in the short term is down.  That’s three point of good news for Ryan Homes in Braemar.

If you placed your home on the market, priced to current conditions, you could expect it to be under contract in a little over a week to three weeks time.  You could also expect to pay about $5,500 or $5,750 in seller subsidy.

The next Braemar Property Value Report will be out in the New Year.  Until then, when you want to see what the market value of your Braemar home is, 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

Advertisements

Braemar Property Value Report: September-October 2017 (NV Homes)

Braemar Property Value Report: September-October 2017 (NV Homes)

Did you make it to the Braemar Community Association Annual Meeting tonight?  If you didn’t, you missed your chance for some free food, a raffle to win valuable prizes…and of course the opportunity to be involved with your neighborhood.  As a Braemar Real Estate Agent, whenever I meet a new home owner in our neighborhood, I encourage them to get involved in our community HOA or a committee.  Not too many takers, but that won’t stop me from trying.

Anyway, it is time for the Braemar Property Value Report that focuses on the sales of NV Homes in our neighborhood between September and October.  Let me tell you, it is going to be a short report.  That’s because, no NV Homes sold during those months.

All is not lost.  When we drop the sales from September and October 2016, we get an updated look at our rolling six and twelve month values.

What we find in comparing the six month average and median sold prices to their twelve month counterparts is a mixed bag.  The short term average sold price is up.  The short term median sold price is down.  Since the changes aren’t all that big, let’s call it stability in home values.  Seller subsidy (closing cost assistance to buyers) is up in the short term.  There was an NV Home sale in the mix there that gave an outrageous amount of closing cost help and that is certainly tainting the six month seller subsidy values.  Best news is that marketing time is down, quite a bit in fact, in the six month average compared to the twelve month average.

The next Braemar Property Value Report will be out in the New Year.  Until then, if you are wondering what the market value of your particular home is, 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

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

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

Welcome to another edition of the Braemar Property Value Report.  This one details sales of homes in the Heritage Series during the months of September and October.  Before we get started, let’s specify what defines a Braemar Heritage Series home.  Heritage homes 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.  

There was quite a bit of sales activity during the last two months in the Heritage Series.  Here are the details of those sales.

You may notice that one of those sales is highlighted in purple.  That is a home I listed and sold.  It was the highest sold price of the reporting period.  Also the lowest marketing time at two days on the market.

When we freshen up our rolling six and twelve month average and median values, here’s what we find:

The six month average and median sold prices are higher than their twelve month counterparts.  That means Heritage home values are still pushing up.  Unfortunately, seller subsidy (closing cost help) is a little higher too in the short term.  Marketing time is stable short term compared to long term.

If you placed  your Braemar Heritage home on the market, priced to current conditions, you could expect it to be under contract in two to three weeks, maybe a tad longer.  (My two most recent Braemar Heritage home listings went under contract in eleven and nineteen days.)  You could also expect to pay about $5,000 in seller subsidy.

The next Braemar Property Value Report will be out in the New Year.  Until then, if you find yourself needing to list your property now, don’t panic.  Call me!  I work year round and LOVE the off spring market.  And 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: 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

 

 

A Price Reduction and Two Offers Later, 12278 Scotts Mill Drive is Under Contract

A Price Reduction and Two Offers Later, 12278 Scotts Mill Drive is Under Contract

When 12278 Scotts Mill Drive hit the market on October 18th, the seller knew that we were pushing the market at the opening list price of $485,000.  The home was an older floor plan, but had a new roof, new HVAC, new water heater, new hardwood floors and new appliances.   It also had something that many Braemar buyers desire–a cul-de-sac lot that backed to woods.  Walking out the back gate, you could take a few steps and be on the well worn path beside the Broad Run stream.  So while the home may have been in need of a bit of cosmetic updating, it had great bones and a great location and the major systems were new.  The market would let us know in short order if they felt $485,000 was a fair price.

We had twenty-one showings in the first twelve days on the market.  Wow!  Unfortunately, the feedback kept addressing a need for some windows to be replaced.  My diligent seller got quotes on window replacements and we chatted.  We decided to lower the price to accommodate window replacements.  On October 31st, the price improved to $475,000.  The showing traffic increased and only three days after the price change, a buyer’s agent had presented us with an offer.

While negotiations were in progress between the seller and buyer, a second offer came in on November 4th.  Negotiations with the first offer really got serious at that point and a deal was struck.  All the while, more and more showings and calls from desperate buyer agents looking for a great single family home on a wooded lot in Braemar.

Good things happen when you listen to the market’s message.  In this case, the market was not happy about the price and windows needing updating.  The price was reduced $10,000 to address that issue and three days later the buyer that landed the home had written an offer.

The final sales price will be revealed when the property goes to settlement in late December, if not sooner.  These buyers are anxious to get into their new home.  As always, I’ll keep you posted.

In the meantime, if you know of any Braemar home owners that have been thinking of selling, but wanting to wait until spring, I would love to chat with them about the advantages of our fall market, which I call our second spring.  High buyer demand with less competition is a great recipe for seller success. Or if you know someone looking for another great Braemar single family home on a wooded lot, here’s one coming up November 9th at 12366 Fife Ness Court.  It will be priced at $489,000.

Give me a call at 703-402-0037 and I will be happy to tell you how I can get you the most money in your home sale.  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

 

 

Just Sold: Gorgeous Yardley Model in Braemar for $505,000

Just Sold: Gorgeous Yardley Model in Braemar for $505,000

When I listed 9996 Broadsword Drive for $499,000 on August 29th, I didn’t expect the market to react immediately.  It was a Tuesday, coming out of summer and into Labor Day weekend.  Definitely not what I expected to be an optimal time to list.  This home taught me that when you put a tip top home on the market, priced correctly, the market will grab it regardless as to when it is listed.

We had two showings, resulting in two separate buyers within twenty-four hours.  Having the ability to act quickly, the buyer who submitted first truly got one of the best kept homes in the neighborhood.

My sellers had taken every pre-listing note.  They painted over their colors and did all neutral.  They installed new carpet.  And they removed a bunch of furniture to show the house, not their stuff.  It worked.

This one settled today for $505,000.  The seller was happy to give $5,000 in closing cost help when the buyers upped the price to accommodate that.  It was a smooth transaction. And tonight, the best news is that the new home owners are smiling from ear to ear in their new home.  I know because I met the new owners when I took off the lockbox tonight.  Those smiles, and the fantastic review my sellers left for me on Zillow, made this otherwise horrible day a very good twist.  

If you want to know how this most recent sale will affect your Braemar home’s value, give me a call at 703-402-0037.   Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 

Since 2005, No One Knows Braemar Better!

Associate Broker-Licensed in VA

Long & Foster REALTORS®, Manassas VA

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

 

Braemar Property Value Report: July-August 2017 (Ryan Homes)

Braemar Property Value Report: July-August 2017 (Ryan Homes)

This is my favorite time of year.  There is something special about the fall season.  The changing foliage, the chill in the air and even the smells associated with falls.  Seeing pumpkins yesterday at Wegman’s made me smile.  It will be time to hand out my Braemar trick-or-treat Bags soon, but not yet.  I’ve still got Braemar Property Value Report to do.  Today it is time for the Braemar Property Value Report focusing on sales of Ryan Homes between July and August.

There were three Ryan Homes that sold in the last two months of summer.  The details are listed below:

Adding these most recent sales in with our rolling six and twelve month values we find that the six month average and median values are much higher than the twelve month average and median values.  This is great news.  That means values are moving up.   Marketing time is going down from the long term to the short term, which is also good news.  However, seller subsidy (closing cost help) is on the rise in the short term.

If you placed your Braemar Ryan Home on the market, priced to current conditions, you could expect it to be under contract in less than two weeks.  You could also expect to lay out about $5,500 in closing cost assistance.

The next Braemar Property Value Report will be out in November.  Until then, if you want to know how these most recent sales are affecting the value of your Braemar home, call me 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