Over the past few days I've been on the house hunt with a great young couple relocating to Fort Belvoir this summer.  Based on their price range we have been concentrating on properties in the Woodbridge area of Prince William County.  The more listings we pulled, the more "flips" we found and a tour of ten of those over two days found some surprising differences.

Obviously the goal of a flip is to get a home ready, on the market and sold as quickly as possible.   A few of the properties we toured are owned by the same investment group and you could instantly tell their style.  The same paint color, the same appliances, the same carpet, I think you get the picture.   We called them the Stepford Houses after the movie Stepford Wives.  They looked good but when you started examining the details you found a number of flaws.

Some of them were little details.  Missing molding around the engineered flooring, cheap fixtures and bad caulking in the bathrooms start to become more noticeable as you tour more homes.  Very few of the properties had spent time on the outside of the property.   Overgrown bushes, messy yards, dirty decks and leaning fences were common.

Then there were the homes that tried to WOW you with a kitchen that is straight out of HGTV (okay the Ikea showroom).  Except as you look around the house you find they left the 1980's wooden stair railings, the 1990's wall mirrors in the hallways and ceiling fans that are covered with at least 5 years of dust.   Painting seems to be the biggest issue that flippers seem to have.  Certainly it is cheaper and easier to get out the spray gun and go to town.  But painting over every electric outlet and light switch, is just sloppy work and devalues anything else you might have done.

The house we found and have a ratified contract on wasn't the fanciest of the bunch but the contractor had done a reasonable job on the both the inside and the outside of the home.  It doesn't have granite and stainless steel appliances but it does have a power washed deck and a new fence!  It does have new light fixtures that match and the paint job wasn't slapped on with the cheapest paint they could find.  Will we find a few issues during the home inspection?  I can see tell that they forget the GFCI switches in the kitchen and bathrooms during the remodel but overall this flipper spent money wisely.  They didn't try to WOW you with a kitchen that doesn't fit with the style of the home or take the cheap way out with a spray gun. They took care of both the inside and the outside of the home and made it fit with the rest of the neighborhood.

So house flippers step back and take a look at your properties before you put them on the market.  Just like every seller you need to take a look at your investment through a buyer's eye.  The details matter and can be more important than the WOW factor when it comes to getting your home sold.

On a regular basis I tour new developments in Prince William or Fairfax County.  I also check in on developments that have been under construction for a while to see what has been done and how pricing has changed.  Today was a follow up day with a new development project in Prince William County.  It was apparent that the neighborhood has come a long way since I took my first look two years ago.  The club house and amenities are in, the grounds are fantastic and the streets are all paved.

One of the things I've learned with new construction projects is to not only take a look at the furnished models, spec homes and amenities but to talk to owners to get their feedback on living in the community.  Stopping at the community center is usually the best place to find an owner or two who are more than willing to talk about their experiences with buying and living in a neighborhood.  Talking to the homeowners in this particular community it was obvious that they were ecstatic about the amenities and their fellow neighbors.  However when it came to talk about the construction process and the quality of the homes themselves they had some issues. 

 

My prospective buyers were surprised to hear some of the issues, which made them realize that my suggestion regarding having an independent home inspector checking their home during the building process was a good one.  Despite what a builder might tell you or try to discourage you from doing, there is no reason you can't have an independent home inspector perform pre-drywall and post drywall inspections prior to closing.  It is amazing the number of items that an inspector will find during these inspections.

Based on the issues that some of these homeowners encountered an independent home inspection might have saved them time and aggravation.  The level of some of the problems made us wonder how they managed to get by the local building inspectors.  One homeowner mentioned that 16 cracked floor joists that had to be replaced.  The most surprising issue was to hear an owner say the builder did not wrap the homes with Tyvek and would not allow them to have it done on their own during building.  As a result they had to put plastic on their windows last winter to keep out the drafts.  They are paying to have an independent contractor come inand remove all the siding and wrap their home to keep their utility bills down. 

If you are thinking about buying new construction in Prince William or Fairfax County this year don't let the lessons the homeowners in this development learned the hard way happened to you.  Make sure that you take your own representation with you.  Not only can a Realtor® help you get the best deal but we can advise you about the construction process and help you avoid some serious post closing headaches.  The builder doesn't raise the price of the home to cover a buyer's agent fee. 

If you are thinking of buying new construction call the Cindy Jones team at 703-346-2213.  We have represented builders in the past and know how to read builder's contract and help you navigate the new home construction process.

 

And you thought being green was just for frogs!  This guy has camouflage down to a science.  Stop by Hidden Pond Nature Center in Springfield (VA) to see how many turtles you can find!

©Cindy Jones 2009  If you would like to use this image, just drop me an with your request.  A link back or acknowledgement would be nice!

If you have been waiting for a "regular" sale in Woodbridge then this just listed condo might be the ticket.  Within a few blocks of a major commuter lot, easy access to I-95 and close to shopping you can't go wrong with the location.

With two bedrooms (could be two master suites) and two full baths you won't be tripping over friends and family when they come to visit.  Large living room, separate dining space and updated kitchen round out this condo.  The unit backs to green space for plenty of privacy.

With the first time homebuyer's $8000 tax credit and the incredible price of $145,000 it is hard to come up with a reason not to stop renting and become a homeowner in 2009.

For more information contact the Cindy Jones team at 703-346-2213. Let our record of success in the current Prince William County market help put you in a new home. No hassle, no pressure, just straight talk about whether now is the right time for you to buy a new home.

I'm sorry to say that according to Martek, a company which researches brain health and creates DHA based products, reported that Virginia ranks #27 on the list of brain healthy states.

Ouch!  The number one place for brain health is, drum roll please....DC.

This could be the fodder for late night talk show host and comedians throughout the world.  Sometimes when you run across these little bits of news, you have to wonder how much did this study cost and even more importantly who cares? 

So Virginian's try and get more sleep, eat better and don't let the news that we are cerebrally challenged ruin your day.  I'm not...now where did I leave my keys?

Most people zooming across the Occoquan River on Route 123 or driving south on interstate 95 aren't thinking about the history of our area.  Yet hidden among all of the mega subdivisions and marinas on the Occoquan River in Prince William County is the historic Town of Occoquan. 

The town's history can be traced back to the indigenous Native American Dogue Indians who inhabited much of the Occoquan River area.   The Town of Occoquan growth as a settlement began in the 18^th century as a mill town.  It was prospering by 1765 with a grist mill, tobacco warehouses and foundry.   As one of the high water points of the Occoquan River at the time, Occoquan became not only a successful commercial area it also attracted weekend tourists from DC who came to stay at the Rockledge Hotel.

The town was officially established in 1804 and the streets and neighborhood lots were officially laid out.   By the mid 1850's there were 50 homes and business, including the first commercial ice storage warehouse.  By the beginning of the 20^th century the town was in its heyday.    With hotels, theater, shops and a wharf where ships could dock the town was a social center for the area.

Tragedy struck in 1919 when much of the town burned down.  By then the river had begun to develop a layer of silt that made it impossible for larger ships to get to the wharf.   As with many of the small towns in Virginia a new railroad bridge and road construction moved the Town of Occoquan off the direct path of traffic.  With the flooding from Hurricane Agnes in 1972 the town could have been wiped completely off the map.

However the town came back and today is a great place to visit historic buildings, eat and shop.  Last fall the Washington Business Journal put the Town of Occoquan on its list of places to watch.  Twice a year thousands of people flock to the town for the Occoquan Arts and Crafts Fair.  An active merchants association helps business in town and the Mayor of Occoquan, Ernie Portia sends out regular newsletter updates about events in the town.

One thing that the Town of Occoquan offers that you won't find in any of the neighboring communities in Prince William County is GHOSTS!   As you can imagine a historic town is bound to have a few residents who like it so much that just never want to leave.  The town offers ghost tours throughout the year.   If you are looking for a break from the usual malls and madness in Prince William County then make sure you stop and enjoy the historic Town of Occoquan.  

Related Posts on the Town of Occoquan:

Mom's Apple Pie and General Store
Madigan's Restaurant
Washington Business Journal Likes Us and So Will You
Occoquan River Communities

 

It is obvious when you look at the large overhead signs, I-95 is the interstate running outside the beltway and I-395 runs inside the beltway to DC. However if someone asks you how to get to DC and you say take Shirley Highway then you know you are a "native" of Northern Virginia. Officially Shirley Highway runs from the Pentagon to just north of Route 1 in Woodbridge. The start of the construction of the highway started in 1941 and lasted until 1952 when the four lane road was completed. Originally known as the Fort Belvoir bypass the road was renamed for Henry Shirley who was the first the first highway commissioner in Virginia.

Our first family home was just outside DC on Shirley Highway in the Parkfairfax neighborhood. Built in 1941 as an apartment complex to alleviate a housing shortage for government workers the neighborhood today is thriving condominium complex known for it's hilly streets, landscaped courtyards and ease of commuting back to the city.

Parkfairfax-Two Past Presidents Called it Home and So Could You

A few more miles down Shirley Highway is the famous or is that the infamous Springfield Interchange? Before there was a need for 50 ramps and 20 lanes to get commuters past Springfield there was an airport instead. In 1945 part of the area that is now part of the north bound lanes of Shirley Highway (I-95) was the unpaved 3000 foot runway that was part of Springfield Airport.

What Happens When You Build a Highway Instead of An Airport?

Even after the airport disappeared in the early 1950's Springfield was still a rural community just being discovered by families. With new homes in central Springfield starting at $16,000 it was the perfect place to move and still be able to work in the city. Families flocked to the area and over the years the small sleepy area grew and spread into North Springfield, West Springfield and even though there isn't officially an East Springfield development went that direction as well.

Springfield Virginia-Homer Simpson Doesn't Live Here

As prices in closer in areas in Fairfax County began to escalate and families started looking for bigger and newer the migration further south on Shirley Highway to Prince William County began. Commuting options began to expand and along with it the neighborhoods of Lake Ridge began to grow. Starting in the late 1970's when the visitor center opened at Old Bridge and Harbor Drive until today Lake Ridge has been a popular choice for anyone who wanted to live in large community with a "small town" feel.

Lake Ridge-Avoiding the Cookie Cutter Home Syndrome

Now Shirley Highway is a thing of the past. The small green signs are still there if you look for them. They are drawfed by the the large signs for I-95 or I-395 headed north and south from DC into Virginia. Your GPS won't direct you to take Shirley Highway but a native of the area may. Don't be alarmed they haven't lost their minds it is just a habit that is hard to break.

If you are interested in learning more about any of the neighborhoods along the 17.3 mile stretch of the original Shirley Highway give me a call. No hassle, no pressure. Let's see if now is the right time for you to buy a new home in Northern Virginia.

Oer the last few months we have watched this Osprey spend hours perched in a tree outside our window.  When it is time to eat he/she flies to the river, comes back with a fish and drops it off at the nest on top of our condo building for their mate and the newly hatched fledging. 

Yes you did read that correctly.  We live next to a 400 acre nature reserve but this pair decided that they liked the roof of our building better.  I'm fairly certain they are not paying their condo dues!

Thinking of buying a home in the Northern Virginia area?  Wonder what the cost of owning that home and commuting in the area might cost you per year?  Transportation and housing affordability are a big part of the buying process.  The Urban Land Institute has developed a calculator to help show how these costs vary among different locations.

One of the first decisions that Northern Virginia buyers look at is whether they should buy a home "inside or outside" the beltway.   Commuting is a big part of that decision.  The calculator gives you a chance to play with the numbers and compare costs at a number of locations.

"The Housing + Transportation Calculator was developed to help individuals, households, planners, and municipalities understand the true costs of housing and transportation, as well as how these costs can vary from place to place."

In order to see how the calculator worked I decided to enter neighborhood zip codes that included Alexandria, Burke, Falls Church, Woodbridge & Bristow.  The following chart shows the costs associated with each of the areas. 

City	Housing Costs	Transportation Costs	Total Costs
Alexandria	$16,632	$  8,757	$25,389
Falls Church	$24,516	$12,275	$36,791
Burke	$28,128	$17,086	$43,214
Woodbridge	$20,184	$13,669	$33,853
Bristow	$27,084	$18,229	$45,313

Of course as with any of the standard calculators you find on-line some of the data associated with the calculations are open to interpretation.   The Urban Land Institute has determined transit connectivity to mean connections to public transportation within a 10 minute walking distance.  Woodbridge transportation connectivity gets a rating of "none".  Yet if you live in Woodbridge you do have a variety of transportation options and depending on where you live those options could be within 10 minutes of your home, maybe not walking distance in all cases but certainly driving. 

This tool does provide you the options to make individual changes to some of the calculations and can be a bit of an eye opener when you look at some of the transportation costs for the further west you go in Northern Virginia.   The calculator is not restricted to Northern Virginia so anyone in the country can use it to see how their communities compare.

Map of city locations used in Northern Virginia calculations