Just Sold: Move In Ready, Three Bedroom Braemar Carriage Home for $385,000

Just Sold:  Move In Ready, Three Bedroom Braemar Carriage Home for $385,000

Around mid-June (2015,) I was contacted by former clients who had purchased
their move-up home from me, to help them sell their former Braemar Carriage home at 13174 Kirkmichael Terrace.  
It had been tenant occupied since 13174 Kirkmichael Terrace sold for $385,000 on Septmber 29th, 2015August 2011 and the owners really had no idea of the current condition of their property.  They made a commitment to get the home freshly painted and recarpet at a minimum.  And after a conversation about the pros and cons of listing with tenants still in the home, they chose to list when the home was vacant and move in ready as a result of their improvements.   Tenants get nothing for the inconvenience of living in a home for sale.  As a result, the home may not show as well as if it were owner occupied.  And the tenants may not be as cooperative with showings.

When the owners contacted me to get the home on the market in August, we took a look at the average marketing time, which was about 21 days.  That said, August is probably my lease favorite month to market a home.  The whole Northern Virginia area seems to be on vacation, which is evident by the number of beach pictures you can see on Facebook during August.  So I warned my Sellers that the time frame to get under contract may be a bit longer.

Built Ins Basement--13174 Kirkmichael

Back Yard Walk Way--13174 Kirkmichael

This three finished level Norwood model hit the market on August 15th.  In addition to the existing selling features of built-in bookcases and a walk-up exit in the basement, a fully fenced back yard, detached two car garage and a built-in closet organization system in the master suite, the Sellers more than lived up to their promise to get the home move in ready.  They had the entire home repainted, including the closets.  Neutral carpet was installed, the driveway resealed, deck re-stained, landscaping done and a professional cleaning job.  Then I came in with some light staging items to get the home the fastest results.

Kitchen--13174 Kirkmichael

After 25 days on the market, this Braemar beauty was under contract.  And on September 29th it sold for full list price of $385,000.  The Sellers generously agreed to pay $8,000 in closing cost help and for a home warranty.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037When you are ready to sell your Braemar home, don’t leave the results to chance.  Call this full-time professional with years of proven results in the neighborhood.  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

Braemar Property Value Report: July-August 2015 (Ryan Homes)

Braemar Property Value Report:  July-August 2015 (Ryan Homes)

I have not noticed any changing leaves in Braemar yet, but fall is officially here. Ryan Home in Braemar (Bainbridge Model) Curiosity is setting in as I wait for the tree that replaced my cherry tree to turn.  I wonder what colors the leaves will be.  The way things go in life, they will probably change and be brown on my lawn before I even think about it again.  Things are getting busy.  The fall real estate market is like our second spring.  Between my job selling homes in the neighborhood, and commitments to two community HOAs and Braemar Day coming up… well… life is hectic.  For now, let’s take a minute and see what happened in the Braemar real estate market as it pertains to homes built by Ryan Homes for the months of July and August.

There were five sales of Ryan Homes in the last two months of summer.  The sold prices ranged from $425,000 to $480,000.  The average of all five gives us our new average market value of Ryan Homes of $452,400.  That means over a 6% loss in average market value since last report, but a 7.5% increase in average market value since last year.

Braemar Property Value Report:  July-August 2015 (Ryan Homes)

If you placed your Ryan Home on the market, priced to current conditions, you could expect it to be under contract in a little over two months.  You could also expect a buyer to ask for an average of nearly 1% of the sales price in closing cost help.

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

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037Come join my neighborhood Facebook group–BRAEMAR (Bristow, VA) where you will find links to this report.  You can feel free to start a neighborhood conversation or ask your real estate questions.  My favorite thing that happens in the group is reuniting lost pets with their owners. 

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 Carriage Home Goes Under Contract

Another Braemar Carriage Home Goes Under Contract


On August 15th (2015) I had the pleasure of listing this Norwood model carriage home at 13174 Kirkmichael Terrace13174 Kirkmichael Terrace listed for $385,000 on August 15, 2015..
 The list price was set at $385,000.  It was on the higher end of the market for a three bedroom Carriage home, but since the Sellers had the entire home painted, all the carpet replaced, the deck stained and the driveway sealed, in addition to freshening up the landscaping prior to listing, it was certainly the best condition the market was probably going to find.

This carriage home also had a two car detached garage, fully fenced back yard and a finished, walk-up Built Ins Basement--13174 Kirkmichaelexit basement with a wall of built-in bookcases, in addition to a custom closet organization system in the master suite.  It was bound to be a desirable property.

Of course, August tends to be one of the slower months for Bristow real estate.  I’ve heard agents joke that when Facebook is full of pictures of beach vacations, nothing is happening in the market.   And the Sellers’ were prepared for the average marketing time of twenty-one days.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037After twenty-three days on the market, this home got an offer.  And two days later, after negotiations, this Braemar carriage home was under contract.

When you are ready to sell your Braemar home, call me for a free market analysis.  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

Another Braemar Single Family Home Sold!

Another Braemar Single Family Home Sold!

On July 20, 2013, I was out with a buyer-client in Braemar.  We’d seen just about everything listed in Bristow under $450,000 and were not impressed.  Either the lots were undesirable, the communities were less than appealing or the homes were outdated and attempting to take advantage of the seller’s market.  No matter how much demand there is, buyers aren’t likely to over pay for a home.

10025 Spindle Foot Court in Braemar sold for $437,500 on August 5, 2013.

We were leaving a listing on Hopper Lane when we saw a For Sale By Owner sign.  Out of curiosity, we called and asked the list price and if we could view it on short notice. The list price was $445,000.  And the sellers were happy to let us see the home right then, on three minutes notice.

It was a pipe stem lot.  Nice and private.  While modest in size, it had been well maintained.  New carpet was just installed and the paint looked fairly fresh too.  Even the deck had been given some TLC.

Chris Ann Cleland, Braemar Real Estate Agent, 703-402-0037The next day, my Buyer made an offer on the home.  After a quick back and forth, all parties were in agreement.  It was a cash deal and slotted to settle in two weeks.  That’s a fast turn around!  In the world of Bristow-Gainesville real estate, most deals close within an average of about forty days.

This Stanford model by Ryan, with four bedrooms, two full and two half bathrooms and a partially finished walk out basement, sold on August 5, 2013 for $437,500.   

If you know someone who is interested in buying or selling in Braemar, give me a call.  No one knows Braemar better!

Chris Ann Cleland, Associate Broker-Licensed in Virginia, Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com

www.NVARealEstate.netwww.SellingBraemar.com

Another Yardley in Braemar SOLD!

Another Yardley in Braemar SOLD!

On May 8, 2013, I listed this five bedroom, three and a half bathroom, three finished level Yardley model at 9713 Native Rocks Drive for $420,000.  It was less than two full days before we had our first offer.  Within three days, we had two more offers.

Yardley in BraemarThe Sellers were delighted to work with a Buyer who had their current home already under contract and scheduled to close.  It offered more security than one of the other offers whose buyers had yet to list their own property for sale.  And the proposed settlement date was less than one month away, a really attractive point for the Sellers, whose home was now vacant.

This Yardley settled on June 7, 2013 for its full list price of $420,000.  The Sellers agreed to $2,500 in closing cost assistance to the Buyer.

If you’ve been thinking of selling your Braemar home, give me a call for a free market analysis.  No one knows Braemar better!

Chris Ann Cleland, Associate Broker-Licensed in VA, Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.comwww.NVARealEstate.netwww.SellingBraemar.com