Braemar Townhouse Report: July-August 2020

Braemar Townhouse Report: July-August 2020

It it time for another Braemar Townhouse Report, featuring sales of traditional three level townhouses with back yards in our neighborhood.  This particular report looks back to the months of July & August.  During that time, there were nine Braemar townhouses that sold.  Their final sold prices ranged from $330,000 to $385,000.  Details of each sale are listed below:

Taking these nine sales and combining them with the past entire twelve months of Braemar townhouse sales, the updated six and twelve month value points are updated as pictured below:

Starting with the sold price column, both the six month average and six month median sold prices are above their respective twelve month values.  This means Braemar townhouse values are continuing to rise.  No surprise in this intense seller’s market.

The seller subsidy column is where we find out how much closing cost help Braemar townhouse sellers are giving in their transactions.  For starters, it is great to see that the six month average seller subsidy is less than the twelve month average seller subsidy.  Sellers have been giving less closing cost help on average in the most recent sales.  Even better, the six month median seller is at zero, compared to the $2,500 value found in the twelve month median.  In the most recent sales, more than than half of Braemar sellers have given no closing cost help.

Finally we get to the days on market column.  Here we see slightly faster marketing times in the six month values compared to the already fast twelve month values.  Again, no surprise when you see the intense demand and lack of inventory in our market.

If you placed your Braemar townhouse on the market, priced to current conditions, you could expect to be under contract in a week or less.  If you had to give closing cost help, you could reasonably expect it would be a modest amount.  Better yet, you may have to give none.

The next Bramear Townhouse Report will be out in November.  Until then, if you find yourself needing to move up into a larger home, or relocate, know that our year end market is going to be extremely busy this year.  Better yet, we will have very little competition.  Give me a call to investigate what a year end sale would mean 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

Braemar Townhouse Report: May-June 2020

Braemar Townhouse Report: May-June 2020

Bringing up the rear in the most recent batch of Braemar real estate market reports is the Braemar Townhouse Report.  This particular report covers the most recent sales of traditional three level Braemar townhouses with back yards in the months of May and June.

Between May 1st and June 30th, there were eight Braemar townhouses that sold.  Their final sold prices ranged from $300,000 to $374,000.  The details of each one are listed below.

Taking the most recent sales above and combining them and with the entire past twelve months of Braemar townhouse sales, our six and twelve month data points are updated as seen below.

Starting with everyone’s favorite first stop, the sold price column, we see that both the six month average and six month median sold prices are higher than their respective twelve month sold prices.  This means Braemar townhouses have continued to gain value.

The seller subsidy column is where we get to see, on average, how much closing cost assistance Braemar townhouse sellers have been giving to buyers.  It is no surprise to see both the six month seller subsidy value points lower than their twelve month counterparts.  In the current market, with such high demand and limited inventory, it is no surprise that closing cost requests by buyers are shrinking as they compete to have their offers accepted.

Finally, days on market reveals another trend consistent with a strong seller’s market.  Both the six month average and median marketing times are shorter than their twelve month counterparts.  Braemar townhouses are flying off the shelves.

If you placed your Braemar townhouse on the market, priced to current conditions, you could expect it to be under contract in less than a week. You could also reasonably expect to pay 1% of the sales price or less in seller subsidy.

The next Braemar Townhouse Report will be out in September.  Until then, if you want to take advantage of the record setting sales prices in our neighborhood, give me a call.  My expertise is getting Braemar sellers top dollar for their home, no matter the market.  Sadly, even in a seller’s market, poor preparation and poor marketing can have sellers leaving money on the table.   That won’t happen with me.  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

 

 

Yet Another Braemar Townhouse SOLD

Yet Another Braemar Townhouse SOLD

Earlier this year, I sold 9619 Innerwick Place in Braemar.  It was a nice surprise when the neighbor at 9617 Innerwick Place called me to list her townhouse shortly before her end unit neighbor closed.  While I took the listing in early February, it didn’t hit the market until May.  The seller took the listing preparation notes that I had given her and got to work to get the maximum dollar amount for her home.  A quick discussion about selling “as-is” made her realize the work to ready the home was worth the money she would make.

On May 13th, this interior unit townhouse hit the market priced at $375,000.  It only took three days before multiple offers were there for the seller to review.  The one that she ratified went to settlement on June 29th.  It was a full price sale at $375,000 and the seller didn’t have to give any closing cost help.

Right now, despite the pandemic, the Bristow real estate market is hot.  Sellers are in control as there is more buyer demand than there are homes to sell them, particularly in properties that attract first time buyers.  If you have a Braemar townhouse you want to sell, give me a call to find out how I can get you top dollar while marketing your home with safety as a top priority.  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

Braemar Piggyback Quarterly: January-March 2020 (1st Quarter)

Braemar Piggyback Quarterly: January-March 2020 (1st Quarter)

Being well into April, it is time to take a look back at the first quarter of the year and see what happened in the Braemar real estate market with respect to Piggyback townhouses.  If you are not familiar with what a Braemar Piggyback townhouse is, they are three level townhouses, completely above grade, with attached two car garages.  The townhouses themselves are attached not just on the sides like traditional townhouses, but also along their back wall to another row of townhouses.  What they lack in not having a back yard, they make up for the large bedroom sizes.

There were two Braemar Piggyback townhouses that sold during the first quarter.  Details of those sales are listed below:

Taking these two sales and combining them with the previous three quarters to make an entire year’s worth of sales, we get the following updated six and twelve month data points.

Starting with the sold column, we see conflicting trends.  The six month average sold price is a tad higher than the twelve month average sold price.  That would indicate values pushing up in value.  The six month median sold price, however, has fallen below the twelve month median sold price.  This would indicate values falling a bit.  Taking a quick peek at the two sales from the first quarter, we have one above the six month data points and one well below.  That doesn’t help clear this up.  Since neither the change up or down is a big one, it is best to proclaim Piggyback townhouse values stable.

Next we move to seller subsidy, also known as closing cost help to buyer.  There is a clear trend here.  Both the six month average and six month median sold seller subsidy values are higher than their twelve month respective values.  This means buyers have been asking for, and receiving, higher amounts of closing cost assistance in the more recent past.

Finally, days on market reveals a definite trend as well.  Both the six month average and six month median marketing times are longer than the twelve month average and twelve month median marketing times.  This means it has been taking longer to sell Braemar Piggyback townhouses.

If you placed your Braemar Piggyback townhouse on the market, priced to current conditions, you could expect it to be under contract in two to four weeks.  You could also to pay out about 2% of the sales price in seller subsidy.

We have yet to see how the measures to curb the spread of COVID will impact our Braemar real estate market.  By the next Braemar Piggyback Quarterly, which will be out in July, we will see what effect, if any our current situation is having on values.  Until then, if you want to know how to safely sell your Braemar home, while maximizing profit, hiring the right real estate agent has never been more important.  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 Real Estate

703-402-0037, ChrisAnn@LNF.com

www.SellingBraemar.com

www.UncompromisingValues.com

 

Braemar Townhouse Report: November-December 2019

Braemar Townhouse Report: November-December 2019

Bringing up the rear in latest editions of Braemar market reports is this Braemar Townhouse Report.  This particular report looks back to sales of traditional townhouses in Braemar during the months of November and December 2019.  Let’s get right to it.

There were six Braemar townhouses that sold during the last two months of 2019.  Their sold prices ranged from $315,000 to $385,000.  The details of each sale are listed below.

Combining all six of these sales with the entire year’s worth of Braemar townhouse sales from 2019, our six and twelve month data points are updated as follows:

Looking first at the sold price column, we see that the six month average is only fifteen dollars less than the twelve month average.  That would indicate stability in Braemar townhouse prices.  However, looking at the six month median sold price being three thousand higher than the twelve month median, we are left with information that Braemar townhouses are continuing to push up in value.  Having recently listed a Braemar townhouse, I can tell you that demand is there to keep prices going up.  We’ll see what our next report shows us.

Next up is the seller subsidy column.  Seller subsidy is also known as closing cost help to buyers.  Both the six month average and six month median seller subsidy values are above their respective twelve month values.  This means, in the more recent sales, Braemar townhouse buyers are asking for, and receiving, increasing amounts of closing cost help.

The last column is days on market, or as I like to call it, marketing time.  Here we see that marketing time has ticked up in the six month values compared to their twelve month counterparts.  I call tell you from recent listing experience, Braemar townhouses are in high demand.  I expect to see this number fall in our next report or two.

If you placed your Braemar townhouse on the market, priced to current conditions, you could expect it to be under contract in no more than two to three weeks.  You could also expect to pay about 1.5% of the sales price in closing cost help.

The next Braemar Townhouse Report will be out in March.  Until then, if you have been waiting for the spring 2020 market to list, spring has already sprung.  Demand is there, but your competitors are not.  Now is the time to get going.  Give me a call and let’s talk price, timing and marketing to get you the absolute most the market will bear.  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

Braemar Townhouse: Under Contract in Four Days After Multiple Offers

Braemar Townhouse: Under Contract in Four Days After Multiple Offers

On January 23rd (2020) I was proud to present 9619 Innerwick Place to the market.  Priced at $384,900, this townhouse had a lot to offer buyers..and the market responded.  The first day, the sellers had an offer.  The second day, they had another offer.   The sellers had decided  to wait through the first weekend and two open houses before deciding on an offer.  By that time, there had been fourteen showings with agents and twenty-two buyers through the open houses.  That’s a lot of people looking for Braemar townhouses.  And right now, as I type this, there is not a Braemar townhouse on the market at all.  And in all of Bristow, there are only three townhouses on the market.

After three offers, the sellers went under contract with a very seller favorable offer.  Final details will be revealed when the sale closes in late February, so stay tuned for that.

In the meantime, if you have been thinking of selling your Braemar townhouse, there is no time like the present.  Buyers will gobble it up. Of course, the key to getting the top of the market price is listing prep and professional marketing.  Just click the property address above for the photos of this townhouse.  When you hire me to help you sell your Braemar home, that’s what you get.  No detail is overlooked, because there are dollars in the details.

Give me a call and let’s get started.  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

Braemar Townhouse Report: September-October 2019

Braemar Townhouse Report: September-October 2019

It is a good thing that I’m not an avid retail shopper.  If I were, being under the weather on Black Friday would be torture.  As it stands it is a rather convenient day for a Top Braemar Real Estate Agent to get sick because this is not a prime real estate day.  What it is a great day for is to share with you my latest Braemar Townhouse Report.  This one details the sales of traditional Braemar townhouses during the months of September and October.  And in case you were wondering, a traditional townhouse is one that has three levels, is attached only on the side (s) and has a slight backyard.

There were ten Braemar townhouses that sold during our current reporting period.  Sold prices ranged from $300,000 to $385,000.  The details of all ten sales are listed below:

Taking all of these sales and combining them with the entire past twelve months of Braemar townhouse sales, our six and twelve month data points are updated as follows:

Starting with sold prices, it is great to see that both the six month average and six month median sold prices are above their respective twelve month values.  This means that Braemar townhouse values are continuing to push up.

Unfortunately, we also see an across the board increase, though not dramatic, in the seller subsidy column.  Seller subsidy is closing cost help that sellers give buyers in a sale.  Both the six month average and six month median are higher than their respective twelve month values.  This means Braemar townhouse buyers have been asking for, and receiving, more closing cost help from sellers.

When it comes to days on the market, there has been no change in marketing time from the six month median to the twelve month median values.  Meanwhile, the six month marketing time is only one day shorter than the twelve month marketing time.  Braemar townhouses are selling as fast as they have been the last year.

If you placed your Braemar townhouse on the market, priced to current conditions, you could expect it to take no more than four weeks to go under contract.  You could also expect to pay about 1.5% of the sales price in closing cost help.

The next Braemar Townhouse Report will be out in January.  Until then, I wish you every happiness this holiday season.  Of course, if the need arises to sell your Braemar townhouse before the next report, don’t hesitate to call, text or email me. I sell homes for top dollar no matter the season.  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

Braemar End Unit Piggyback Townhouse: Under Contract in 6 Days!

Braemar End Unit Piggyback Townhouse: Under Contract in 6 Days!

On September 26th, it was my pleasure to introduce 13036 Bathgate Way to the Braemar marketplace.  Priced at $355,000, we were optimistic about what we had to offer, but were entering the market competing against two other piggyback townhouses and one patio home that had yet to be chosen.  Didn’t even realize that we hit the market the same day as yet another piggyback style townhouse.  The next door neighbor was a competitor and it had been on the market since late August.  The market wasn’t gobbling up everything right away.  

This is where my seller excelled.  She did everything that she could to make her property marketable.  She painted it inside and took care of wood rot and trim outside.  She even made a fall wreath for the door.  She would have me over to look at the progress and I would give her more pointers.  The last trip over with last minute tips was the one where I thought she would open a window and throw me out.  I suggested removing more of her furniture and rearranging how it was laid out.  This meant more heavy lifting.  No seller likes hearing suggestions when they feel worn down to a nub.  My seller, however, was a champ.  She trusted what I was saying about the market changing and that if she wanted to get this done quickly, she had one chance to make a first impression.

The day I showed up to meet the photographer my seller had transformed her living area by removing the pieces I suggested and rearranging the furnishings.  The home was clean as a whistle and ready to say cheese for the photographer.  After fourteen in this business, I know that professional marketing makes all the difference in getting chosen over your competitors, getting your price, and most importantly keeping your price through the appraisal process.  I hire professionals to take the photos and even hire professionals to install the yard sign.  It is not unusual for my sign to be sitting straight and sturdy next to a flimsy, self-installed post.  I am happy to put my own money where my mouth is and hire out these services and even bring in my own staging items to make a house look more welcoming.  And of course, it my ultimate pleasure to feature my Braemar listings on my Braemar blog.

Our existing three competitors and the one that hit the market the same day as us are still on the market.  Meanwhile, my seller got two offers within four days.  It just took two additional days to button up the deal with the buyer that was the most attractive to the seller.

If everything goes as planned, I’ll be back on Halloween to tell you that this end unit beauty has sold and give you the final details.  In the meantime, when it is time to sell your home, I would be delighted to get the same results for you.  No matter the market, you don’t get a second chance to make a first impression on buyers or the appraiser.  Hire the best to get the job done right.  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

 

Braemar Townhouse Report: July-August 2019

Braemar Townhouse Report: July-August 2019

B

What gorgeous days we have had this week!  I’ve been out getting two new listings ready for market.  Time to sit back at my desk and bring up the rear of the Braemar Property Value Reports with the final in this series, the Braemar Townhouse Report.

This particular report focuses on traditional Braemar townhouse sales between the months of July and August.   Traditional townhouses, for the sake of this report, are three level townhouses, not condo ownership, with back yards.

There were were nine townhouses that sold during our current reporting period.  Final sold prices ranged from $260,000 to $379,000.  Quite a range of prices.  Here are the details of all nine sales:

Taking all of these most recent sales and combining them with the entire last twelve months of sales, we get updated six and twelve month data points which give us an idea what direction the market is heading.  Below are the updated six and twelve month  values:

Looking first at the sold price column, we find that both the six month average and six month median sold prices are above their twelve month respective values.  This means Braemar townhouse values are still increasing.

When we look at the seller subsidy, also known as closing cost help to buyers, we see that the amounts given in both the six month average and median were below the amounts in the twelve month counterpart.  Buyers are asking for less closing help to compete in this market.

Finally, when it comes to days on market (marketing time) we find another seller favored trend.  Both the six month average and six month median marketing times are below their twelve month comparative values.  This means Braemar townhouses have been selling even faster.

If you placed your Braemar townhouse on the market, priced to current conditions, you could expect to be under contract and well on your way to settlement in about three weeks.  You could also expect to give about 1% of the sales price in closing cost help.

The next Braemar Townhouse Report will be out in November.  Until then, if you have been considering selling your Braemar townhouse and moving up, give me a call and let’s talk market conditions and logistics.  Braemar real estate is what I know best.  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

Braemar Townhouse Report: May-June 2019

Braemar Townhouse Report: May-June 2019

BWelcome to the Braemar Townhouse Report!  This is the last of the Braemar Property Value Reports that I compile to keep Braemar home owners up to date on what is happening in our real estate market.  This particular report covers the sale of traditional townhouses in Braemar that are NOT condos, have three levels and a back yard.

There were eighteen townhouses in Braemar that sold between the beginning of May and end of June.  Final sold prices ranged from $270,000 to $385,000.  The details of those sales are listed below in chronological order.

Adding these eighteen sales with the previous twelve months worth of Braemar townhouse sales, our six and twelve month data points are updated as you see below.

Starting with the sold price column, we immediately see a great trend.  The six month average and six month median sold prices are both above their respective twelve month data points.  That means Braemar townhouses are still pushing up in value.

Seller subsidy, a.k.a. closing cost help to buyers, shows another trend favorable to Braemar townhouse sellers.  Both the six month average and median seller subsidy amounts are lower than their twelve month counterparts.  This means buyers are asking for less closing cost in this competitive market when demand is high and inventory is low.

Days on market, or what I call marketing time, is an unreliable category since the change to our new MLS in November 2018.  Our previous MLS stopped counting days on market no matter what contract status a listing agent chose for a listing.  It truly told us how long it took to go under contract.  Our new MLS has two different contract statuses and each one stops counting days on market at a different point.  One when a property goes under contract, another when the buyer’s contingencies have been removed.  If we took these numbers at face value, it seems that the six month average marketing time is a little longer than it has been in the longer term, twevle month average.  The six month median marketing time is only one day longer than the twelve month median marketing time.

If you placed your Braemar townhouse on the market, priced to current conditions, you could expect to be under contract and well on your way to settlement within two to four weeks.  You could also expect to pay out about 1% of the sales price in closing cost help.

The next Braemar Townhouse Report will be out in September.   Until then, when the time comes to sell your Braemar townhouse, call me for the best results.  Selling Braemar homes for top dollar is my specialty.  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