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

 

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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

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

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

Fall has definitely hit Bristow.  The cooling temperatures took me by surprise over the weekend when I was out showing property.  Made me wish I had taken a lightweight jacket with me.  And the early morning temperatures in my home are letting me know it will soon be time to turn on the furnace, at least in the overnights.

On this cool fall day, let’s take a look at what happened with the sale of NV Homes in Braemar during the months of July and August.  We’ll take a look at the sales from that time, add them into our rolling data points, and see whether we are going up, down or remaining stable when it comes to value, seller subsidy (closing cost assistance to buyers) and marketing time.

There were three NV Homes that sold during the last two months of summer.  The details of those sales are as follows:

You can easily see that none of these sales took more than a month to go under contract.  In fact, two of the three were under contract in less than two weeks.  One in less in than one week.

When we take these sales and update our rolling six month and twelve month values, we find that only one of the most recent sales is above the six month average and median sold price.  And the six month seller subsidy data points are lower than two of these sales.  These two indications aren’t great, but the marketing time (DOM) for all three most recent sales are at, or below the lowest of the six month marketing figures.

Even just looking at the six month marketing figures to the twelve month marketing figures we see prices increasing, closing costs and marketing time going down.  Those trends may not be entirely present in the recent sales comparison to the six month average and median values, but the overall six month values to the twelve month values indicate seller friendly trends.  Only time will tell if these trends continue.

The next Braemar Property Value Report will be out in November and will focus on the homes sold in September and October.  Until then, if you want to know how the most recent sales in Braemar are affecting 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

Braemar Property Value Report:  July-August 2017 (Heritage Series)

Braemar Property Value Report:  July-August 2017 (Heritage Series)

What a crummy day.  Nothing but dreary skies and rain.  Of course, these crappy weather days are great for putting together local real estate market reports.   Today I am working on the Braemar Property Value Report for Heritage Series homes in Braemar.  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.  

There were five Braemar Heritage homes that sold between the months of July and August.  The sales are detailed below:

When we add these sales to the rolling six and twelve month data points, we immediately see that all but one of these most recent sales falls below the six month average median and sold price, seller subsidy and above the marketing time.  And given that the six month sold values are not much higher than the twelve month values, it seems that at best, our Heritage home values are holding steady.  We also see stability in seller subsidy (closing cost assistance to buyers) from the six month figures to the twelve month figures.  Seller subsidy average and median values have ticked up a tad, but nothing alarming.  Meanwhile, marketing time looks like it may be coming down in the six month values, compared to the twelve month values.

If you placed your Braemar Heritage home on the market, priced to current conditions, you could reasonably expect it to be under contract in under two week, or a little more three weeks.  (If you do the right listing prep and hire a great listing agent, you can go under contract in two days like my sellers at 9996 Broadsword Drive.)  You could also expect to pay about $5,000 in closing cost help to the buyer.

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 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

Five Bedroom Braemar Home Goes Under Contract in Two Days!

Five Bedroom Braemar Home Goes Under Contract in Two Days!

When a fantastic home meets a great listing agent, good things are bound to happen.  That was the case with 9996 Broadsword Drive, which I just told you about a few days ago.  It hit the market priced at $499,000 on August 29th (2017) and was under contract just two days later.  In fact, its first full day on the market resulted in both buyers that saw it, wanting to make offers.  Doesn’t get any better than that, unless of course you enjoyed weeks on end of having to make the bed, keep the sink clean, vacuum the carpets daily, etc.

As you might expect, no house I have walked into the last twelve years of selling Braemar real estate is ready for market when I arrive at the listing appointment.  How we prepare a home for sale is not how we live in a home.  Best results come when colors are neutralized, worn carpet is replaced, and furnishings are edited to have it appeal to virtually any buyer that walks in. With the advent of HGTV, buyers have become pickier and pickier about move-in ready condition.  You could have all the bells and whistles, but if a buyer walks in and sees how many walls they will have to paint, a sense of dread washes over them.  Buyer dread equals low offers, or lost time on the market.

Thankfully, the sellers of this superbly pleasing Yardley were open to the honest and direct advice I gave them on listing preparation.  In turn, the wonderful upgrades of their home didn’t have to be weighed against negatives. The home was move-in ready and buyers knew it.  As we signed the winning offer, the sellers mentioned that living in a beige house is what stressed them more than living clutter free.  They had neutralized their walls at my advice, giving up some colors that defined home to them. The great news for them is that life in a beige house is only going to be a little more than a month.

This Braemar home will be going to settlement on October 2nd.  Stay tuned for the final sales price.  Until then, if you want the best results when you sell, it pays to get the best advice.  Give me a call and let’s talk.  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:  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