Braemar Property Value Report: January-February 2021 (Ryan Homes)

Braemar Property Value Report: January-February 2021 (Ryan Homes)

It’s been a dreary, drizzly day in Braemar today. Nonetheless, the real estate market is ticking right along. I’ve talked to two potential Braemar sellers and shown property to a Bristow buyer in search of a townhouse today. Our market seems completely oblivious to passing events like weather and even the pandemic.

In this edition of the Braemar Property Value Report the focus is on resales of houses built by Ryan Homes in our neighborhood. Our reporting period for sales is the first two months of the year. Let’s get right to it.

There was one Ryan home that sold during our current reporting period. The details of that sale are detailed below:

At first glance, I find it odd that a home would sell for anything less than list price during this frenzied seller’s market. Especially a home that was only the market for six days. Nonetheless, it wasn’t that far off of its list price. Taking this sale and combining it with the entire past twelve months of Ryan Home sales, the six and twelve month data points in this report are updated as seen below:

Everything looks completely as I would expect seeing the six month average and six month median sold prices above their respective twelve month values. This means that Ryan Homes in Braemar are continuing to increase in value.

The seller subsidy column is where we see how much closing cost help buyers were able to negotiate from Ryan Homes sellers in Braemar. Not surprisingly, the six month average seller subsidy has decreased significantly from the twelve month average. Meanwhile the six month median is at zero…quite a change from the $4,000 twelve month media seller subsidy. Buyers are having to go with more seller favored terms in their offers to get accepted in multiple offer situations lately.

Days on market shows single digits down the line, five being the highest. No analysis needed. Ryan Homes are selling FAST.

If you placed your Ryan Home in Braemar on the market, priced to current conditions, you could expect it to be under contract in less than a week. You could also expect multiple offers with buyers dropping many typical contingencies and seller subsidy requests in an effort to be chosen.

The next Braemar Property Value Report will be out in May. Until then, when the time comes to sell your Braemar home, find out what my unparalleled market knowledge and top notch marketing can do for you. Sadly, even in a seller’s market there are homeowners leaving money on the table. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Property Value Report: January-February 2021 (NV Homes)

Braemar Property Value Report: January-February 2021 (NV Homes)

As usual, our transition from winter to spring has not been consistently in one direction. Warmer temperatures had us all ready to ditch our coats and shake off winter. Not so fast! Colder temperatures have arrived again. The one thing that has been consistently going in one direction is our Braemar real estate market. In this edition of the Braemar Property Value Report, I will examine the sales activity of houses built by NV Homes in our neighborhood during the months of January and February.

The first two months of the year yielded only one NV hgome sale in Braemar. The detail of that sale is listed below.

Taking this one sale and combining with the entire past twelve months of NV homes in Braemar, the six and twelve month data points are updated as reflected below:

Starting with the sold price column, it is great to see both the six month average and six month median sold prices higher than their respective twelve month values. This means NV homes in Braemar have been increasing in value. No surprise there from the seller’s market we have been experiencing.

In the seller subsidy column, I am surprised to see an increase in the amount of seller subsidy (closing cost help) from the twelve month average to six month average. In a seller’s market like ours, this is unusual. The six month median and twelve month median are more in line with what I expect to see in this market with intense buyer demand and limited inventory. More than half the sellers in both the six month and twelve month time frames gave nothing in closing cost help.

Days on market is also a column where we see unusual trends, inconsistent with a seller’s market. The six month average and six month median marketing times are higher than their respective twelve month values. Apparently there have been some NV homes that have lingered a little longer on the market . It certainly wasn’t the sale from this reporting period, which sold in four days.

If you placed your NV home on the market, priced to current conditions, you could expect it to be under contract in about a week. You could also expect to give nothing in seller subsidy as buyers compete to win your home in multiple offer situations.

The next Braemar Property Value Report will be out in May. Until then, if you are interested in selling your NV home, get in touch with me for a free consultation. It may be a seller’s market, you can still leave money on the table. My professional marketing and unparalleled market knowledge will create the buyer enthusiasm needed to squeeze the absolute maximum out of your home sale. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Property Value Report: January-February 2021 (Heritage Series)

Braemar Property Value Report: January-February 2021 (Heritage Series)

Despite a little cooler temperatures today, it has been very pleasant outside. Having been out showing property all day, I can tell you that even more buyers are entering the market place as we thaw from winter to spring. Hopefully more sellers will too. In this edition of the Braemar Property Value Report we’ll look back at the activity from January and February and see how Heritage homes have been impacted by our frenzied seller’s market. Heritage homes are 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.  The homes built by Coscan in Braemar North Gate are also included in this group, as they are similar in size.

In the first two months of the year, there were three Braemar Heritage homes that sold. The details of their sales are listed below.

Seeing a Yardley sold price get close to $600,000 is definitely something that is surprising. Seeing that same home selling for $26,000 over list price is not unusual in the current market. Buyer demand is so high that getting offers well over list price is becoming commonplace.

Taking the three sales from our current reporting period and combining them with the entire past twelve months of Heritage home sales, the six and twelve month data points update as seen below.

Starting with the sold price column, we find the six month average sold price is substantially higher than the twelve month average sold price. The six month median sold price is also higher than the twelve month median sold price. This means Braemar Heritage homes are continuing to increase in value in this seller’s market.

The seller subsidy column shows us how much closing cost assistance buyers were able to negotiate from their Braemar Heritage home sellers. The six month average seller subsidy is about thirty percent of the twelve month average seller subsidy. Meanwhile, it is not surprising to see that in the six and twelve month median values big fat zeros. That means more than half of the Braemar Heritage home sellers in both time frames gave absolutely nothing in closing cost help. Seller subsidy is a tough request when a buyer is faced with a multiple offer scenario.

Days on market shows single digits down the line. The six month average marketing time is half what the twelve month average marketing time was. The six and twelve month median marketing times are identical at five days. Homes are getting under contract fast!

If you placed your Braemar Heritage home on the market, priced to current conditions, you could expect it to be under contract in four or five days. You could also expect multiple offers, thus making seller subsidy requests unlikely.

The next Braemar Property Value Report will be out in May. Until then, if you want to investigate the sale of your Braemar home in this seller’s market, get in touch with me for a free consultation. Just because homes are selling fast doesn’t mean all sellers are getting the maximum the market will allow. Buyer enthusiasm is what creates the momentum to go higher and with better terms. That starts with professional marketing and my unparalleled knowledge of the neighborhood. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Property Value Report: January-February 2021 (Arista Series)

Braemar Property Value Report: January-February 2021 (Arista Series)

The new year in the Braemar real estate market was like flood gates opening. In this edition of the Braemar Property Value Report, detailing sales of the Arista Series homes, you will see for yourself what I mean. Braemar Arista homes include the Allister, Buckingham and Canterbury models by Brookfield Homes.

There were two Braemar Arista homes that closed in the first two months of the year. The sales prices are detailed below.

For starters, it is amazing to see both sold prices starting with a seven. It’s been a long time since that was common place. The flood of buyers is what has these two homes selling so high above their list prices. We are now in a market where buyers are waiving every conceivable contingency, including appraisal, just to secure a home. And the exercise of waiving appraisal is what makes our properties worth more money because these sales become comps for future sales.

Taking these sales and combining them with the entire past twelve months of Braemar Arista home sales, our six and twelve month data points are updated as seen below.

The sold price column shows incredible increases in the six month average and six month median above their respective twelve month values. Our market is experiencing a frenzy that is raising values very rapidly. Braemar home values are likely peaking this year.

Seller subsidy (closing cost assistance to buyers) is becoming extinct. You have to go to the twelve month average seller subsidy to even see a value higher than zero. In order to win in intense multiple offer situations, buyers are having to waive many things that used to be customary requests. Seller subsidy is one those.

Days on market is an unbelievable one day in both the six month average and median value. The highest value we have on this table is twelve days. Clearly, it is a remarkable time for sellers.

If you placed your Braemar Arista home on the market, priced to current conditions, you could expect to be under contract very quickly after multiple offers. You could also expect to give nothing in seller subsidy. You are also likely to have buyers needing no contingencies at all.

The next Braemar Property Value Report will be out in May. Until then, if you want to make the absolute max the market has to offer, professional marketing and neighborhood knowledge is going to get you even higher prices. Get in touch with me for a no obligation consultation. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Property Value Report: November-December 2020 (Ryan Homes)

Braemar Property Value Report: November-December 2020 (Ryan Homes)

The end of a very long week has arrived. This day alone has felt like three days with the amount of phone calls I am getting on a Gainesville single family home listing that hit the market this morning. Buyer demand is beyond belief. We’ll talk about it in this installment of the Braemar Property Value Report, focusing on sales activity of properties built by Ryan Homes in our neighborhood.

This report looks back to November and December for sales activity. There was no Ryan Home that sold in these months because none where on the market. Had they been, they would have been bowled over by buyers. Despite the lack of activity, however, we have updated six and twelve month data points for the Ryan Homes sales activity in 2020. It looks like this:

Starting with the sold price column, we see both the six month average and six month median values are higher than the twelve month average and median values. This means that in the most recent sales, Ryan Homes were still pushing up in value.

The seller subsidy column is where we find out how much closing cost help buyers were able to negotiate from their Ryan Home sellers. The six month average seller subsidy is well below the twelve month average seller subsidy. Meanwhile, the six month median is at zero from $5,000 at the twelve month median mark. What that zero six month median means is that more than half of Ryan Home sellers in the last six months have given nothing in closing cost help. That’s what I am seeing across the board as more buyers compete in multiple offer situations in Braemar.

Days on market is stable down the line. The six month average marketing time is only one day shorter than the already short twelve month average marketing time. The six month median and twelve month median marketing times are identical.

If you placed your Ryan Home on the market, priced to current conditions, you could expect it to be under contract in less than one week. You could also expect to pay nothing in closing cost help, given the way the market is gobbling up houses.

The next Braemar Property Value Report will be out in March. Until then, when the time comes to sell your Braemar home, call me for a free market analysis. My sellers do better than they expect with my professional marketing and unparalleled neighborhood knowledge. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Property Value Report: November-December 2020 (NV Homes)

Braemar Property Value Report: November-December 2020 (NV Homes)

In my continuing quest to bring my fellow Braemar home owners the latest real estate market information pertaining to our neighborhood, I bring you this latest installment of the Braemar Property Value Report, focusing on sales of properties built by NV Homes. The reporting period will cover the last two months of 2020.

There were two NV Homes that sold between November and December. The details of those sales are listed below:

Given our intense buyer demand and very limited inventory, there are two things that stand out to me looking at those recent sales. The first is the high days on market for Marr Lodge. The second is the high seller subsidy for Chapeltown. Neither of these should be this inflated in a seller’s market, but seller complacency is starting to set in. One of these homes had absolutely unacceptable marketing photos, made worse by the fact that the home was not show ready…at least on picture day. The other had great marketing photos that displayed in high definition custom paint colors and finishes, and some possible wall paper, that the new owner would likely want to address in just about every room of the very large home. Rather than get either home in move-in ready condition, these sellers decided to let the seller’s market make it easy on them. Let’s see where that got us as we look at the updated six and twelve month value points for the entire year’s worth of NV Home sales.

Starting with the sold price column, we see that the six month average sold price has fallen below the twelve month average sold price. The same can be seen comparing the six month median sold price to the twelve month median sold price. This should not be happening in a seller’s market, but the less seller’s do to get their homes ready for market, the less buyers are going to be willing to pay.

When we get to the seller subsidy column we find out how much closing cost help NV Home buyers were able to negotiate from their sellers. The six month average seller subsidy more than doubled compared to the twelve month average. This is likely to the high closing cost help we see in one of the most recent sales. What I would expect to see in this seller’s market is displayed in the both median seller subsidy values. In both the six month and twelve month time frames, more than half of NV Home sellers gave nothing in closing cost help.

Finally, we get to days on market. It is not a good sign to see both the six month average and median marketing times having significantly lengthened compared to their respective twelve month values. Is it that demand for larger homes is cooling off, or that the seller complacency is biting sellers in these larger homes in the back side? Time will tell.

If you placed your NV Home on the market, priced to current conditions, you could expect it to be under contract in three to four weeks. You could also expect to give nothing in closing cost help if you presented a move-in ready home to the buyers in the marketplace, or priced your home to reflect the lack of projects done.

The next Braemar Property Value Report will be out in March. Until then, when the time comes to sell your Braemar home, I would love to show you how my professional marketing and unparalleled knowledge of our neighborhood marketplace can net you more money in the sale of your home. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

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

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

Holiday Mondays have a tendency to throw my internal work schedule off. And with a typical Monday being my favorite day of the week, I’ve decided that this Top Braemar Real Estate Agent is just going to plow through the day, business as usual. And part of business as usual for me is compiling Braemar Property Value Reports. Today’s installment covers sales of the Heritage homes in our neighborhood. Heritage homes are 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.  The homes built by Coscan in Braemar North Gate are also included in this group, as they are similar in size.

There were three Braemar Heritage homes that sold in the last two months of 2020. The details of those sales are listed below:

The difference is sold price between the top sale on Conveyor and the other two sales on Erroll is about $100,000. That’s huge. However, bear in mind that the Exeter on Conveyor is the smallest in the Heritage Series. By contract, the Waverly model is one of the largest. And the ones on Erroll are also in the last area completed by Brookfield homes. This is one of the reasons we look at six and twelve month averages. When combined with the Heritage home sales from 2020, our six and twelve month data points are updated as seen below:

Both the six month average and six month median sold prices are higher than their respective twelve month sold prices. This means that Heritage homes in Braemar are continuing to rise in value. It’s likely we’ll see them peak in value late this year or early next, but we’ll only know we have hit the peak when values decline from that point in future reports.

The seller subsidy column is where we get to see how much closing cost help buyers negotiated in their purchase contracts with Braemar Heritage home sellers. What is surprising is that the six month average seller subsidy is a little higher than the twelve month average seller subsidy. Don’t get me wrong. It’s not by leaps and bounds, but a move in an unlikely direction, particularly when you look at the median values in seller subsidy. Both the six and twelve month median seller subsidy values being at zero means that in both time periods, more than half of Braemar Heritage home sellers gave nothing in closing cost help. Even the three most recent sales above all indicate nothing given in seller subsidy. It’s a tough market to negotiate closing cost help for buyers as they are in multiple offer situations on virtually every property. Sellers have the upper hand.

Finally we get to days on market. The six month average marketing time was six days shorter than the twelve month average marketing time. The six month median marketing time was one day shorter than the twelve month median, but both of them are in single digits.

If you placed your Braemar Heritage home on the market, priced to current conditions, you could expect it to be under contract in a week or so. You could also reasonably expect to give absolutely nothing in closing cost help.

The next Braemar Property Value Report will be out in March. Until then, know that our market is still experiencing extreme buyer demand and very limited inventory. If you have ever wanted to sell when you could make the most for your home, now would be the time. And when you list with me, you get top notch, professional marketing along with an unparalleled understanding our neighborhood market that will net you the absolute max in your sale. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Property Value Report: November-December 2020 (Arista Series)

Braemar Property Value Report: November-December 2020 (Arista Series)

The year 2020 has closed out and so begins the New Year with installments of the Braemar Property Value Report looking back on sales activity in our neighborhood in the last two months of the year. Today’s report focuses on sales in the Arista Series which are the largest of the single family homes built by Brookfield Homes in our neighborhood. Their floor plans are the Allister, Buckingham and Canterbury.

Sadly, there were no sales of Arista homes in Braemar in the last two months of the 2020. There was hardly anything for sale as the year drew to a close. That didn’t mean buyers weren’t out looking for homes. There was one single family home in Bristow in December that received 51 offers! Can you even imagine? That’s why I keep telling you buyer demand is intense. We need more single family homes in Bristow to sell, Braemar in particular. It’s always been a sought after neighborhood in the area.

Despite not having one sale in the current reporting period, we can look back to the entire year’s worth of sales in 2020 and see our updated six and twelve month value points. These are derived from the nine Arista homes sold last year.

Starting with the sold price column, we find both the six month average and six month median sold prices higher than their respective twelve month sold prices. This is exactly what I would expect to see in our current market, the more recent sales are higher. With limited inventory and such intense buyer demand, Braemar home sellers are getting multiple offers and seeing their values peak.

Seller subsidy is the column where we get to see how much closing cost help buyers negotiated from their sellers. The first trend is not what I would expect. The six month average seller subsidy was higher than the twelve month average seller subsidy. Hmm. It only takes one or two of those nine sales to throw off an average. The six month median seller subsidy being at zero tells us that more than half the Braemar Arista home sellers gave nothing in closing cost help in the last six months. Looking at the twelve month median seller subsidy and seeing $1,000, we know that during the course of the entire year, more than half of Braemar Arista home sellers gave $1,000 or less in closing cost help. Given the market, I think the media values here are far more relevant.

Finally, the days on market column definitely shows us what a seller’s market does for marketing time. The six month average and median days on market are identical at three days. Both of those are lower than their respective twelve month days on market. Braemar Arista homes are getting gobbled up by the buyers as soon as they hit the market.

If you placed your Braemar Arista home on the market, priced to current conditions, you could expect it to be under contract in a handful of days. You could also expect to give very minimal seller subsidy, if any at all.

The next Braemar Property Value Report will be out in March. Until then, when the time comes to sell your Braemar home, I would love to consult with you about what my professional marketing and expertise in the market place can mean to increasing your bottom line. Since 2005, No One Knows Braemar Better!

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Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037
ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Property Value Report: September-October 2020 (Ryan Homes)

Braemar Property Value Report: September-October 2020 (Ryan Homes)

Having closed out September and October, it is time to bring you another Braemar Property Value Report. Today’s report focuses on the houses built by Ryan Homes in our neighborhood.

There were two Ryan homes that sold during the last two months. As you will see by the details of both sales below, there is quite a bit of difference in their sold prices. What is not noted is the square footage of the homes. However, you have probably rightly guessed by now that the Chandler model is a lot larger than the Victoria model.

Taking these two sales and combining them with the entire past twelve months worth of Ryan home sales in Braemar, the six and twelve month data points are updated as seen below:

Everyone loves to start with the sold column, and so do I. Here we find that both the six month average sold price and the six month median sold price are higher than their respective twelve month sold prices. This means that Ryan homes are continuing to gain value in this seller’s market.

Seller subsidy, also known as closing cost cost assistance from seller to buyer, is another column that shows seller favored trends in the more recent sales. Both the six month average seller subsidy and the six month median seller subsidy are lower than their twelve month counterparts. In particular, I am loving the six month median $1,500 seller subsidy. This value means that of the Ryan home sellers in the last six months, more than half of them gave $1,500 or less. That’s another product of the intense buyer demand and scarce inventory we are facing.

Days on market shows us how long it took Ryan homes to go under contract. The six month average marketing time is nearly two weeks faster than the twelve month average marketing time. Better yet, both the six and twelve month median marketing times are in agreement at four days. This means that in both time periods, more than half of Ryan home sellers were under contract in four days or less.

If you placed your Ryan home on the market, priced to current conditions in Braemar, you could expect it to be under contract in less than one week. You could also expect to give very little in seller subsidy.

The next Braemar Property Value Report will be out in January. Until then, I wish you all the best this holiday season. Of course, if the need arises to sell your Braemar home, don’t hesitate to reach out. Our year end market is a very powerful time to sell. You may find waiting until spring to list unnecessary. Get in touch and I’ll be happy to show the benefits of listing in each market and we’ll figure out what works best for you. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037
ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com

Braemar Property Value Report: September-October 2020 (Heritage Series)

Braemar Property Value Report: September-October 2020 (Heritage Series)

A rainy fall day is a good day to bring you another Braemar Property Value Report. Of course, from where I sit as a Top Braemar Real Estate Agent, I think any day is a good day for Braemar Property Value Report. Today’s report focuses on Heritage homes in our neighborhood. Heritage homes are 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.  The homes built by Coscan in Braemar North Gate are also included in this group, as they are similar in size.

Looking back to September and October, there were eight Heritage homes that sold in our neighborhood. The details of those sales are listed below:

At a glance, we see that sold prices ranged from $515,000 to $586,000. Only three of eight sellers gave any seller subsidy and there is only one double digit days on market (DOM.) Taking these eight sales and combining them with the entire twelve months of Braemar Heritage home sales, our six and twelve month data points are updated as seen below:

Starting with the sold price column, we find both the six month average and six month median sold prices are higher than their respective twelve month sold prices. This means Heritage homes in Braemar are still gaining value. No surprise in our scarce inventory/high demand market.

Next up is the seller subsidy column, where we learn how much closing cost assistance sellers gave to buyers in their transactions. The six month average seller subsidy is slightly lower than the twelve month average seller subsidy. The six month median and twelve month median seller subsidy values are in agreement at zero. That means in both those time period of sales, more than half the sellers gave nothing in closing cost help.

Days on market shows an already healthy twelve month average marketing time shrinking by one week in the six month average. As for the median values, they are both at five days. That means more than half the sellers in each of those time frames got under contract in five days or less.

If you placed your Braemar Heritage home on the market, priced to current conditions, you could expect it to be under contract in about a week. You could also expect that you would not have to give any seller subsidy.

The next Braemar Property Value Report will be out in January. Until then, I wish you every happiness this upcoming holiday season. Of course, if the need arises to sell your Braemar home between now and next report, don’t hesitate to get in touch. Our year end market is incredibly powerful and may be just what you need. I am happy to conduct a free consultation to explain what a year end sale could mean to you. Since 2005, No One Knows Braemar Better!

Chris Ann Cleland 
Associate Broker, Licensed in VA
Long & Foster Real Estate
703-402-0037, ChrisAnn@LNF.com
www.SellingBraemar.com
www.UncompromisingValues.com
www.ChrisAnnCleland.com