Braemar Property Value Report:  May-June 2017 (Ryan Homes)

Braemar Property Value Report:  May-June 2017 (Ryan Homes)

The kind of heat wave we are experiencing in Bristow is one that makes you not want to eat.  Foods that normally favorites, like hamburgers, just sound too heavy.   One of my favorites for weather like this is a watermelon and cucumber salad.  Simply cut them both up, put in some of the juice from the watermelon, add salt and you have a light, refreshing salad.  It lasts for days in the refrigerator too.

Just as none of us can do anything but wait through the summer heat, I can’t do anything but report Braemar home values to you in the Braemar Property Value Report.  Selling Braemar homes is my specialty, but no matter the sale, it is always going to be subject to whatever the market conditions happen to be.  So right now, let’s find out what the market conditions are for Ryan Homes in our neighborhood.

There were four Ryan homes that sold between May and June.  Details below.

When we combine those sales with our rolling six and twelve month data pool, what we find is encouraging.

All but one of the Ryan homes sales were above the average and median values of the last six months.  And even comparing the six month average and median sold prices to the respective twelve month values, we find that prices in the short term are higher.  That means values are pushing up.    Unfortunately, seller subsidy (closing cost assistance for buyers) has crept up a bit, but marketing time (DOM) has improved.

If you placed your Ryan home on the market, priced to current conditions, you could expect it to be under contract in about a week, or maybe a little longer than three weeks.  You could also expect to pay about $6,000 in closing cost assistance to a buyer.

The next Braemar Property Value Report will be out in late September.  Until then, if you want to know how these most recent sales affect your specific 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

www.UncompromisingValues.com 

Braemar Property Value Report:  May-June 2017 (Heritage Series)

Braemar Property Value Report:  May-June 2017 (Heritage Series)

May and June have traditionally been months seeing the most real estate sales activity in Braemar.  This edition of the Braemar Property Value Report, focusing on sales in the Heritage Series, is not breaking that tradition.

Before we get started, let’s clarify what makes a home a Braemar Heritage 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 & Waverly.  Of course, Coscan, before they became Brookfield Homes, had some floor plans that crop up occasionally in the older section of Braemar.  They are the size of Heritage homes, thus included in this report.

There were thirteen Braemar Heritage homes that sold between May and June.  That’s a lot when it comes to reporting sales in this series.  The sold prices ranged from $405,000 to $532,500 and are detailed below:

When we combine these thirteen sales with our rolling six and twelve month values, we are able to see what’s happening with values, seller subsidy and marketing time.

Both six month sold values (average and median) are higher than their respective twelve month values.  This shows us that values for Braemar Heritage homes are still moving up.  By comparing the seller subsidy in the shorter term six month value markers to the longer term twelve month markers, we find that closing cost assistance is easing up a bit on sellers.  And marketing time appears to be speeding up in the six month values compared to the twelve month values.  All good news.

If you placed your Braemar Heritage home on the market, priced to current conditions, you could reasonably expect it to be under contract anywhere from mere days to as long as a month.  You could also expect to shell out $3,000 to about $4,000 in closing cost help to your buyer.  Most sellers are still paying something in closing cost help.

The next Braemar Property Value Report will be out in late September.  Until then, if you want to find out how these most recent sales have affected your own 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

www.UncompromisingValues.com 

 

Braemar Property Value Report:  May-June 2017 (Carriage Series)

Braemar Property Value Report:  May-June 2017 (Carriage Series)

Happy Monday!  Did you know that Mondays are my favorite days of the week?  That hasn’t always been the case.  It wasn’t until I became a Bristow Real Estate Agent that I actually looked forward to the work week starting up again.   Funny what happens when you find what you were always meant to do.  For me, that’s sell homes.  And my favorite homes to sell are those in our neighborhood of Braemar.

What first attracted my husband and I to Braemar was the curb appeal of the Carriage homes.  I still remember vividly driving around Iona Sound Drive one evening in December when we were checking Braemar out.  Felt like a Christmas tree village had come to life.  Whenever it snows, I still feel that way about the Carriage homes.  The curb appeal is unreal.

In this edition of the Braemar Property Value Report we are going to look back to Carriage home sales in the months of May and June.  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 three sales of Carriage homes in Braemar in the last two months.  Their prices ranged from $389,900 to $415,000.

When we combine these most recent sales with our rolling six and twelve month values, we find the values are steady.  The difference between the twelve month median and the lower six month median sold price might indicate softening values, but when you consider that seven of out of ten sales in the last six months were three bedroom Carriage homes, vs. a healthier mix of three and four bedrooms that is present in the twelve month value, there is absolutely no reason for concern.

If you placed your Braemar Carriage home on the market, priced to current conditions, you could expect it to be under contract in one to three weeks.  You could also expect to pay about $4,500 to $5,500 in closing cost help to your buyer.

The next Braemar Property Value Report will be out in late September.  Until then, if you want to know how these most recent sales have affected your specific home’s value, give me a call at 703-402-0037.  That’s what I’m here for.  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 Reflection Quarterly:  April-June 2017 (2nd Quarter)

Braemar Reflection Quarterly:  April-June 2017 (2nd Quarter)

Hard to believe, but I was just reading about a school supply drive.  Say it isn’t so!  The kids have been out of school only a month.  Summer goes by so fast.  Hope you all are enjoying every minute of it.

Even though it is summer, which means we all get the opportunity to have a little more fun than usual, the job of this Braemar Real Estate remains the same.  It’s my sworn duty to keep you up to date on the latest news in our neighborhood real estate market.  So today, let’s talk about what happened in the second quarter with respect with Braemar Reflection homes.  Reflection homes in Braemar are semi-attached single family homes located only on Tarvie Circle in New Castle Village.  They are attached at the rear load garage.

There was only one Reflection home that sold in Braemar during the second quarter.  Not unusual because these homes makes up such a small percentage of the neighborhood.  Here are the details:

When we take this sale and throw it in with our rolling six month and twelve month averages, the six month values include only the sale above and the twelve month values bring in one more.  So really, we’re looking at how this sale, when lumped in with the previous of the last twelve months, compares.

The comparison is not a simple one.  The most recent sale of 9668 Tarvie, while it did have an unfinished basement just like the only other twelve month sale, had an additional level in a loft that included a fifth bedroom and third bathroom.  Hmm.  So the fact that this home sold for more that the twelve month average and median values is not surprising.  It is simply inconclusive if this means an increase in value.

If you did place your Braemar Reflection home on the market, priced to current conditions, you could expect it to take about three weeks to go under contract.  That’s an improvement over the twelve month marketing time value.  However, you may be expected to pay about $6,000 in closing cost help to the buyer.  That’s not an improvement over the twelve month values.

The next Braemar Reflection Quarterly will be out in October.  From the looks of it, we should have at least one more sale to throw into that rolling twelve month value.  In the meantime, if you want to get a more specific idea of how the current market conditions are affecting 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

www.UncompromisingValues.com 

Braemar Patio Home Quarterly:  April-June 2017 (2nd Quarter)

Braemar Patio Home Quarterly:  April-June 2017 (2nd Quarter)

The three words dreaded in Bristow, VA during the summer months are hazy, hot and humid.  That’s our triple threat, making you want to explore indoor activities like cooking, watching TV, or surfing the Internet.  Today we are experiencing just the double threat of hot and humid.  That darn sunshine, combined with blue skies and white puffy clouds makes you want to wander outside and then BLAM!  You wonder why the heck you stepped outside to begin with.  It’s like a sauna.

As a result, I’m partaking of the indoor activity of putting Braemar market report together today.  Right now, we are going to look back to the second quarter and see what happened to Braemar Patio home values.  Braemar Patio Homes are known to some as quads.  Each is attached at the side, back and corner to another Patio Home.  They have two levels, offering large bedrooms and a modest side yard.

There was only one sale of a Braemar Patio home in the second quarter of 2017.  Details are below:

Taking that one sale and throwing it in to our rolling six and twelve month data points here is what we find.  

The more recent numbers (six month values) compared to the longer term numbers (twelve month values,) show that there is some conflicting information on whether sold prices are heading up or down.  The average sold price fell from the long term to short term.  However, the median sold price rose from the long term to the short term.  Only time will tell where we find a definite trend.  Two things that are consistent are that seller subsidy and marketing time are both shorter in both data points in the short term compared to the long term.

If you placed your Braemar Patio home on the market, priced to current conditions, you could expect it to be under contract in no more than two weeks.  You could also expect to pay $2,000 or a little more in closing cost help to the buyer.

The next Braemar Patio Home Quarterly will be out in October and will focus on what happened in the third quarter, and what that is doing to values.  If you want to know how this most recent sale affects your own Braemar Patio home’s value, call me at 703-402-0037.  Helping my Braemar neighbors is one of the things I love most about my job.  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: 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