Karen Briscoe's Blog

Great Falls is the #1 Zip Code in the DC Metro Area

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Fri, 03 May 2013 11:53:36 -0700

The Washingtonian magazine published a series in April 2013 with a chart entitled: “Golden Zip Codes.” The chart chronicles the 100 most expensive zip codes in the Washington DC metro area according to the 2012 median sales price. Further, the chart also includes the 2009 and 2011 median sales prices for comparison. There are columns specifying the one-year and three-year price changes.

Great Falls, Virginia appears at the top of the list of Golden Zip Codes and McLean, 22101 is in second places. After that, there are 6 communities across the Potomac River: Chevy Chase-DC, Potomac, Chevy Chase, Georgetown, Bethesda and West Bethesda. Then the list returns to the Virginia side of the river with the North Arlington area of 22207.

Why does Great Falls top the list? In my view it is a function of several fundamentals. First, there are no condominiums or town houses in Great Falls. In fact there is very little dense development at all. The smallest lot size available in Great Falls is a fifth an acre.

Second, the majority of Great Falls is not served by public water and sewer. This means that each home site must locate and dig a potable well in addition to needing the soil and the space that facilities the installation of an individual septic system. In Great Falls, the Fire Station, the Library and even Great Falls Elementary all operate on septic systems.

Third, the income of the area affords expensive housing. According to the IRS figures for Adjusted Gross Income, Great Falls lies in the top 60 zip codes in the United States. Further, Great Falls is the only zip code in the Washington, DC metro area to make it into the top 100.

A final reason I believe that Great Falls is at the top of the Golden Zip Codes list is the area feeds into Langley High School, which is part of the acclaimed Fairfax County Public Schools. Langley High School consistently places in the top 100 of America’s Best High Schools according to the annual U.S. News and World Report article.

The Huckaby Briscoe Conroy Realty Group is intimately familiar with what makes Great Falls great. Whether looking to buy or sell in the area, Karen Briscoe and Lizzy Conroy would be delighted to be of assistance. Please contact via the means most convenient for you: www.HBCRealtyGroup.com, 703-734-0192, Homes@HBCRealtyGroup.com.

Arlington Va Real Estate is Strong in 2012

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Wed, 07 Nov 2012 13:27:20 -0800

Arlington Virginia Real Estate is Strong in 2012

by Karen Briscoe

Arlington County has recently enjoyed the lowest unemployment rate in the state of Virginia (3.5% as of August 2012). This has translated into a healthy housing market. Recently Karen Briscoe with the HBC Realty Group represented an investor in the purchase of a two-bedroom, two-bathroom townhome in the Ballston area of Arlington. Located approximately 1,000 steps from the Orange metro line, the property conveyed 1 designated parking space, two key components to real estate value in the area.

A central aspect to the strong values in the Arlington County, Virginia real estate market is the proximity to Washington, DC and surrounding areas. Arlington County is practically at the heart of the metro area offering excellent access to numerous employment centers. Further, it offers numerous public transportation options with metro and bus availability. Restaurants and shopping provide residents and visitors with a varied repertoire of culinary delights and experiences. Parks and recreation abound in Arlington with numerous bike and walking paths intertwining the jurisdiction. Public and private schools are considered excellent at all levels of the educational spectrum.

Another indicator of the strength of the “for sale” residential market, particularly for investors is how active is the rental market. For the investor in the above example, the property was rented prior to even going on the active market.

Karen Briscoe and Lizzy Conroy are active and experienced Realtors ® in the Northern Virginia, Washington DC market place and would be delighted to assist whether for home buying or selling. The Huckaby Briscoe Group was recognized in September 2011 as one of the Wall Street Journal Top Real Estate Teams in the United States. Please contact via the means most convenient for you: www.HBCRealtyGroup.com, 703-734-0192, Homes@HBCRealtyGroup.com.

The link to access the employment data specified above:

http://www.sungazette.net/mclean-greatfalls-vienna-oakton/news/fairfax-jobs-picture-nd-best-in-commonwealth-in-august/article_89998532-0e2e-11e2-9cc3-001a4bcf887a.html

The Magic of Lift Me Up!

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Wed, 31 Oct 2012 09:30:44 -0700

The Magic of Lift Me Up! Gala November 17, 2012 by Karen Briscoe

The Magic of Lift Me Up! Gala will be November 17, 2012 at BMW of Sterling. It will be a magical evening including Cocktails and Dinner, both Silent and Live Auctions and concluding with a Magic Show. Lift Me Up! is a therapeutic horseback riding program in Great Falls, Virginia that is dedicated to providing safe and effective instruction to children and adults with a variety of disabilities. The money will enable the organization to continue helping those with disabilities. Georgia Corey, Program Director of LMU! said of the event “Please join us for a spectacular evening full of magical surprises. It will be fun and raise money for a good cause.”

Sponsorship Opportunities are still available at all levels. The Great Houdini level is $10,000; David Copperfield level is $5,000; Criss Angel level is $3,000; Harry Potter level is $1,000 and Magic Hats for Lift Me Up! is any contribution that allows LMU! to continue its life enhancing mission. All sponsors will be presented in event advertising, gala program, Lift Me Up! website and some levels include complimentary tickets.

About Lift Me Up!

Lift Me Up! is a therapeutic horseback riding program that for 37 years has been dedicated to helping children and adults in the Washington, DC metro area with physical, mental and/or emotional disabilities improve both their physical and mental well-being. More than 300 volunteers comprised of area teens and adults assist the student riders and the North American Riding for the Handicapped Association, PATH certified riding instructors. Lift Me Up! serves over 100 riders with special needs in ages ranging from age three to adult. B.I.T.S, which stands for Back in the Saddle, is the latest program offered by Lift Me Up! and was developed to assist wounded warrior riders from the military.

LMU! is a 501 (c) (3) charity and a member of PATH, International (Professional Association of Therapeutic Horsemanship). Information is available on the newly debuted website: www.liftmeup.org. BMW of Sterling is located at 21826 Pacific Blvd in Sterling, Virginia. Cocktails and the Silent Auction begin at 7:00 pm. Dinner and the Show are at 8:00 p.m.

A paperless invitation is available to view at: http://www.paperlesspost.com/events/2445713-ff0f1409/replies/51454392-fd8f199c?preconfirmed_token=14245243-6f7d382c#paper/front/0 Karen Briscoe has been on the Board of Lift Me Up! since 2006 and was Gala Chair in both 2006 and 2007.

HBC-CCC Children's Science Center

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Fri, 28 Sep 2012 09:34:33 -0700

A fundraiser for the Children’s Science Center has been announced by HBC Realty Group’s Community Charity Champions. Come to dinner on Monday, October 15, 2012 from 5 to 8pm at Pulcinella Italian Host in McLean to support the Children’s Science Center! Enjoy dinner and know that approximately 60% of the proceeds from food and drink will go to the charity, as long as the diner brings the flyer for the event. Contact HBC Realty Group at 703-734-0192 or visit www.HBCRealtyGroup.com to receive a flyer.

The Children’s Science Center is an interactive hands-on museum being planned for Northern Virginia. The mission is to inspire a love of learning and STEM literacy (science, technology, engineering and mathematics) in all children through meaningful creation, exploration and discovery. The Children’s Science Center is a 501(c)(3) non-profit organization.

“The Children’s Science Center is honored to be selected as a beneficiary of HBC Realty Group’s Community Charity Champions fundraising event,” said Nene Spivy, Chair of the Children’s Science Center Board of Directors. “HBC Realty Group’s community leadership makes all the difference as we seek to raise funds, friends and general awareness around our effort to bring hands-on STEM learning experiences to area children. The funds raised will support our current museum without walls outreach programs as well as the planning for Northern Virginia’s first children’s science museum – an essential community resource where children, families and educators can explore, create and be inspired.”

Sponsors of the event are: Karen Briscoe and Lizzy Conroy with the HBC Realty Group, Richard Moroscak with EagleBank, Marcus Simon with EKKO Title, Moe Jebali with Pulcinella Italian Host and Frank Vorndran with MorganStanley SmithBarney.

The Children’s Science Center has spent the past few years working towards the goal to make science and math cool again through their “Museum without Walls” program. CSC frequently presents at community events throughout Northern Virginia, providing engaging, science-focused activities for children ages 2-12.

The Children’s Science Center is committed to sparking children’s interest in science, technology, engineering and math to help grow our nation’s future generations of scientists and engineers! Please take a few minutes to learn more about the museum and perhaps be inspired to join this great organization as they create fun and educational resources for the families in the National Capital region by visiting the website at: www.TheChildrensScienceCenter.org

Go Up Swinging

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Thu, 20 Sep 2012 12:05:09 -0700

Go Up Swinging

“Calico Joe” is John Grisham’s first novel about baseball and debuted in April of 2012. In the book, when one of the characters was going up to pitch, he is told to “go up there swinging”. To “go up there swinging” in baseball means not to be the kind of player that just stands there and watches pitches fly by. It means to be the kind of player that makes something out of the pitches the player is thrown. Even if the pitches are not very good or are hard. This player goes up to the plate and makes something happen.

Baseball is about as American as mom, apple pie and home ownership. Being a top real estate agent I often find correlations in books and life that apply to my profession. In this case, I saw the relationship between being an agent that is proactive and one that just sits back and waits for the business to come to him/her. An agent that “goes up there swinging” actively pursues all leads, even if it requires a great deal of work. An agent that “goes up there swinging” doesn’t just put a sign in the yard and the listing into the system and expects the house to sell by itself. This proactive agent is aggressive and makes something happen.

The summer of 2012 my family attended one of the Washington Nationals baseball games and enjoyed this American pastime. Another reason why we love living and working in the Washington, DC metro area.

A professional Realtors® is the best source for understanding the local real estate market. Karen Briscoe and Lizzy Conroy are active and experienced Realtors ® in the Northern Virginia, Washington DC market place and would be delighted to assist whether for home buying or selling.

The Huckaby Briscoe Group was recognized in September 2011 as one of the Wall Street Journal Top Real Estate Teams in the United States. Please contact via the means most convenient for you: www.HBCRealtyGroup.com, 703-734-0192, Homes@HBCRealtyGroup.com.

McLean Youth Football

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Mon, 17 Sep 2012 14:00:46 -0700

Fundraiser Supporting McLean Youth Football

A fundraiser for McLean Youth Football has been announced by HBC Realty Groups Community Charity Champions. Come to dinner on Monday, September 17, 2012 from 5 to 8pm at Pulcinella Italian Host in McLean to support! Enjoy dinner and know that approximately 60% of the proceeds from food and drink will go to the charity, as long as the diner brings the flyer for the event. Contact HBC Realty Group at 703-734-0192 or visit www.HBCRealtyGroup.com to receive a flyer.

The purpose of McLean Youth Football, Inc (MYF) is to promote youth football in the McLean, Great Falls and Falls Church areas of Virginia and to further promote the development of leadership, character, sportsmanship, tolerance, discipline, and athletic ability, and to nurture youth fitness, volunteerism, and a lifelong love of sports.

"The Mustangs want to thank HBC Realty Group for supporting our home town team," said Mary Cull, Assistant Commissioner of McLean Youth Football, Inc. "Our players are powered by pizza, and their favorite is Pulcinella! We are pleased to partner up to celebrate these two timeless fall traditions: pizza and football," she added.

Sponsors of the event are: Karen Briscoe and Lizzy Conroy with the HBC Realty Group, Richard Moroscak with Eagle Bank, Marcus Simon with EKKO Title, Moe Jebali with Pulcinella Italian Host and Frank Vorndran with MorganStanley SmithBarney.

Other local charities are currently being considered, please call 703-734-0192 for more information.

About McLean Youth Football

Over the past several years, the Mustang Football Organization has grown significantly in the number of registered players and the number of teams fielded. More than half of our teams have consistently advanced to the playoff and championship games each year. All of these successes are a direct result of many factors – coaches who generously volunteer hundreds of hours each season to teach our young players the game of football, the parents who volunteer their time to assist the organization, and parents, coaches and businesses that provide financial support to Mustang Football. We thank everyone for their support and commitment to McLean Youth Football.

It is Time to Buy a Home

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Mon, 17 Sep 2012 11:45:07 -0700

It is Time to Buy a Home

One of the factors to consider on whether it is time to buy a home is how rents compare to the expenses of home ownership. If the cost to rent is less than the cost of home ownership, it can make financial sense to continue to rent. If the cost to own a home is less than it is to rent a comparable home, then it is seriously time to buy!

With interest rates at historic lows, in many market areas it is more affordable to buy a home than it is to rent. According to a September 13, 2012 Inman News article, home ownership is less expensive than renting in all of the 100 largest United States metro areas. http://www.inman.com/news/2012/09/13/buying-beats-renting-in-all-100-largest-us-metros

The metro area I live in and am a professional Realtors® is known as DC-VA-MD-WV. According to the interactive map, it is 43% cheaper to buy than it is to rent in this market area; translating to an average monthly savings of $893. Homeownership expenses include closing costs, insurance, property taxes and maintenance in addition to the mortgage payment. Further it assumed that the owner is in the 25% federal income tax bracket, itemizes their deductions and has a mortgage rate of 3.5%. Rent expenses included deposit and tenant insurance.

There are No Perfect Houses

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Wed, 22 Aug 2012 12:22:30 -0700

There are no perfect houses, there are no perfect spouses. Actually it applies to everything in my opinion because there are no perfect children, no perfect jobs, no perfect churches, no perfect “you fill in the blank”. The first line is a comment that I share frequently as a Realtor® to buyers after a home inspection. After an inspector has gone through a home with a fine tooth comb, a report is provided that details all the shortcomings found. Sometimes buyers freak out thinking they are buying a money pit. When in reality no home is perfect.

It is my experience that even brand new homes put through an inspection come out with issues – that’s the purpose of giving new home buyers a role of blue tape – for them to walk around and put a small piece of blue tape on every imperfection uncovered.

As an example within the last month I was present at a home inspection for a practically brand new condo in Tysons Corner, Virginia that is currently under contract for $650,000. The inspector uncovered a hole in the ventilation ductwork, slow flowing drain in the master bathroom sink and an incorrectly installed light fixture over the master bathroom shower.

I was also present for the inspection of a 2 level townhome in Arlington, Virginia built in the early 1980’s that is currently under contract at around $500,000. The inspector cited on his report: evidence of wood rot in much of the exterior trim, the main level shower is leaking, insufficient attic ventilation, failure of one of the seals in a pane of window glass, no GFCI’s in the kitchen, among a myriad of other issues.

So what is one to do with a list of deficiencies identified in a home inspection? First, realize that there are no perfect houses. Next determine if the defects are such that they can be corrected and if possible, establish a monetary value. Counsel with an experienced inspector and real estate agent as to whether the issues are common for the age of home. Consult with your Realtor® as to whether the Seller would be responsible for some of the repairs/replacement/remedies, and negotiate according to the market.

The Motto of an Olympic-level Realtor®

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Thu, 16 Aug 2012 06:31:17 -0700

The motto for the Olympics is: Citius – Altius – Fortius; which means: Faster – Higher – Stronger. The objective of an Olympian is summed up in those three words and the score card is the medal: gold, silver, bronze.

The motto of the Olympic-level Realtor® I believe can be summed up with these three words: Practice – Perseverance – Professional. Isn’t it convenient that they all being with the letter “P”? In my last two blogs I talked about practice and perseverance, my focus here is on what it means to be a professional Realtor® from my perspective.

In 1986 the International Olympic Committee (IOC) changed its charter to allow "all the world's great male and female athletes to participate." It is after that date when professional athletes began to compete in the Olympics.

In the field of real estate there are agents that are like an amateur athlete or “weekend warrior”, for them it is a side job, not their primary focus. There are agents that real estate is their full time profession but they have not put in the time, practiced and persevered to the point in my view where they have achieved the level of being a professional.

For a professional Realtor®, real estate is his/her full time occupation and focus. An agent who completes less than 12 transactions as a minimum per year in my view has not achieved the level of a professional. At the 12 sales level that is in the Olympic analogy like a bronze medal. The silver level would be about twice that. The gold medal goes to the agents that sell in the neighborhood of one house per week. At that level of business, the agent has been successful in the marketplace for long enough duration to show that real estate is a profession for her/him. This means that the agent’s business has survived several market cycles.

Professional athletes practice and persevere even through difficult challenges and obstacles. A professional Realtor® too exhibits these qualities. Buying and selling real property is a complex multi-faceted process. Further it is often the largest single investment most people enter into, wouldn’t you want professional representation?

A professional Realtors® perseveres and is persistent until the final hurdle is crossed – that is a satisfactory settlement for the client. Karen Briscoe and Lizzy Conroy are active and experienced Realtors ® in the Northern Virginia, Washington DC market place and would be delighted to assist whether for home buying or selling.

An Olympian Level Realtor® Perseveres

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Fri, 10 Aug 2012 09:17:38 -0700

As the summer Olympics are being played in London, much publicity and many commentaries focus on what does it take for an athlete to the reach the Olympic level. This caused me to consider what qualities and qualifications would a real estate agent need to possess to be considered an Olympic grade professional?

Olympic athletes are persistent and persevere even through difficult challenges and obstacles. A professional Realtor® too exhibits these qualities. Buying and selling real property is a complex multi-faceted process. Further it is often the largest single investment most people enter into. Understanding and navigating on behalf of clients and customers the constant market changes, lending procedures and legal requirements requires a high-level sophistication of knowledge and skill.

One such instance requiring persistence that occurred recently was for a Seller of a townhouse in Vienna, Virginia. The Purchaser as a medical professional was pre-approved for a loan program for doctors. However, the day before settlement the underwriter indicated that the Purchaser was not qualified for the program because of his duration in the profession. The lender found that the Purchaser qualified for a FHA loan but that required 3 additional days for the approval process. This meant executing an Addendum for the extension as well as a second appraisal had to be completed. The Seller was scheduled to go out of town, so as her Realtor® I pushed the loan through, following up on a myriad of details and even attending settlement at 6:30 pm on a Friday night. The hurdles to overcome are too numerous to mention, just know that as the real estate professional, like an Olympic athlete, I did not stop until we crossed the finish line of settlement.

Another example which can frequently cause issues is the home condition. An example that comes to mind is a dishwasher that was leaking at the time of the Purchaser’s home inspection. As the agent representing the Seller we contacted a repair person who indicated the leak was coming from the water line to the ice maker. At the walk through inspection the dishwasher was still leaking. This meant locating a technician from the dishwasher manufacturer who determined that the culprit was 2 faulty seals. To remedy meant meeting numerous contractors at the property for the Seller who had already relocated to North Carolina.

An Olympian Level Realtor® Practices

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Fri, 03 Aug 2012 12:37:31 -0700

First, Olympic athletes practice. And they practice way beyond what the average athlete does. There is a reason why the medical and legal professions consider their work to be “practices”. That is because I believe there is always room for improvement. Look at the fact that numerous athletic world records are broken and surpassed at every Olympics, this is because I believe that we are all “on the road to perfection”. No one ever “arrives” I have found – it is the journey of constantly practicing and improving that takes one to the next level of achievement and performance.

A professional Realtor® too exhibits this quality by constantly pursuing training and education. I for example have received these designations: Accredited Buyer Representative (ABR); Certified Luxury Home Marketing Specialist (CLHMS); Graduate Realtor® Institute (GRI) and Associate Broker. The ABR designation signifies that I have earned the certification as a buyer specialist. The CLHMS designation assures affluent buyers and sellers that the agents who have earned it have the knowledge, experience, competence, and confidence they require. The GRI and Associate Broker are levels achieved after a certain number of additional coursework, experience, testing and in the case of Associate Broker, licensing have been achieved.

An amateur athlete who is only a weekend warrior is unlikely to make it to the Olympics. The same is true I believe in many other professions, in this case working as an agent for buying and selling real estate. A weekend or part-time real estate agent just isn’t going to have the experience that a full-time professional does. Our team sells 50 plus homes per year. Our feet are on the ground every day working with clients and customers in buying and selling homes. Don’t you want someone with this kind of track record on your team?

A full-time professional Realtors® is the best source for Olympic level performance in the real estate arena. Karen Briscoe and Lizzy Conroy are active and experienced Realtors® in the Northern Virginia, Washington DC market place and would be delighted to assist whether for home buying or selling.

Which is more important the Realtor® or the Company?

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Thu, 26 Jul 2012 07:14:44 -0700

This is a question that I was posed recently by a home seller. It turned out that particular client is a surgeon, so I posed him this question: Which is more important the doctor or the hospital? His answer was: “Hands down, the doctor.” My answer correlated: “Hands down, the Real Estate Agent”.

I probed further as to why he said that the doctor is the most important. Bear with me while I make the correlations to the real estate industry.

A good surgeon will select the best hospital facility to practice out of. The strong Realtor® selects a company that supports the agent’s business. Further the best hospital facilities will attract the physicians and support personnel that are tops in their field. The same is true in the real estate industry – top agents attract other high performers – creating synergy and strong business practices.

The surgeon knows the critical elements required to be able to provide the best care for the patient. The real estate agent knows what it takes to get a home sold in the current market. In the case of purchasing a home, the Realtor® is on the street showing homes and knows intimately what is going on in the market. The real estate agent is much closer to the action than the company can possibly be.

In terms of education and experience, which do you care more about: the surgeon or the hospital administrator? I care about who is actually going to be doing the work. It is the same I have found in the real estate industry, the Realtor® is the one that actually does the work – that is who the client is going to call on the phone if there is a problem or concern. Try getting the President of a large company on the phone!

Fundraiser for McLean Project for the Arts A Remarkable Success

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Fri, 20 Jul 2012 14:02:00 -0700

HBC Realty Group Community Charity Champions raised $1,650 for the McLean Project for the Arts at a fundraiser held on July 16, 2012 at Pulcinella Italian Host in McLean. This is the most money ever raised by Community Charity Champions and Karen Keys DuVal, Chair of MPA proclaimed the fundraiser at Pucinella's a remarkable success!

DuVal further stated: I can't begin to tell you how much it means to MPA to receive this generous gift from the corporate benefactors and from all our wonderful friends who came out on an otherwise quiet Monday night to "give" to MPA while getting a fabulous meal from Moe Jebali at Pulcinella Italian Host. I hope everyone who attended and everyone who hears about your Community Charity Champions realizes and appreciates the scope of what you are doing for the community. It is very special, and I truly admire you for working so creatively to assist so many community groups. Congratulations on a brilliant concept and flawless execution!

The mission of McLean Project for the Arts is to exhibit the work of emerging and established artists from the mid-Atlantic region; to promote public awareness and understanding of the concepts of contemporary art; and to offer instruction and education in the visual arts. MPA is a non-profit visual arts center founded in 1962 to exhibit the work of emerging and established regional artists.

Corporate sponsors for the event were: Karen Briscoe and Lizzy Conroy with the HBC Realty Group, Richard Moroscak with Southern Trust Mortgage, Marcus Simon with EKKO Title, Moe Jebali with Pulcinella Italian Host and Frank Vorndran with MorganStanley SmithBarney. “As a 501(c)(3) nonprofit organization, MPA relies on support from business leaders such as HBC Realty Group and from individuals in our community for the majority of our fundraising so that we can continue to offer high quality exhibitions and educational programs to the community" stated Nancy Perry, Executive Director of McLean Project for the Arts.

Other local charities are currently being considered, please call Karen Briscoe and Lizzy Conroy at 703-734-0192 for more information.

About McLean Project for the Arts

In addition to its program of high quality, professionally-curated art exhibitions, MPA presents special traveling exhibitions from the Virginia Museum of Fine Arts. MPA offers art classes for children and adults taught by professional art instructors. MPA also presents the Art Reach program for area schools, gallery talks, and day trips to area museums and galleries.

Arlington VA is Happiest City in US

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Mon, 16 Jul 2012 12:15:26 -0700

Arlington, Virginia is the location of the most “blissed-out” city in the United States. The location is across the Potomac River from Washington, DC and one of the suburbs in the area commonly referred to as Northern Virginia. This is the market area where the Huckaby Briscoe Conroy Realty Group works with both buyers and sellers of real estate.

The community rankings based on how happy the residents are appeared in the June, 2012 issue of Success magazine: http://www.success.com/articles/1796--america-s-most-blissed-out-cities?page=2

The definition of “blissed-out” is estatic. So how does one rank the happiness factor? One of the primary determinants it turns out is job availability and financial stability. Arlington, Virginia is home to the Pentagon and numerous government-related companies, career fields that typically offer strong financial renumeration and security. Unemployment is significantly below the national average. According to the article: “Research has shown that the economic climate of a city is highly associated with well-being . . . “

Another basic tenet is the safety of the community. Not surprising since it is home to the Pentagon, Arlington has a low crime rate.

Living an active life plays its part in living a happy life. Arlington residents enjoy 1,300 acres of city parkland. Further marriage has a role in happiness and 40% of the Arlington population is married.

Education it turns out pays a role as well in determining one’s level of happiness. With 37 percent of Arlington residents holding college degrees, the area scores highly in this category.

The one factor that Arlington may not have scored as strongly on is traffic! The metro system is good along the Orange Line in Arlington, providing good access into the Washington, DC city center, but beyond that it is lacking. Further vehicle traffic is an ongoing problem in the area, thus being a drawback and concern.

A professional Realtors ® is the best source for understanding the local real estate market. Karen Briscoe and Lizzy Conroy are active and experienced Realtors ® in the Northern Virginia, Washington DC market place and would be delighted to assist whether for home buying or selling.

1st Half 2012 Real Estate Numbers Show Market is Moving in the Right Direction

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Thu, 05 Jul 2012 12:38:04 -0700

The residential real estate market in McLean and Great Falls is definitely showing strong signs of improvement. The total number of sales for the first half 2012 is up overall a little more than 8% over the first half of 2011.

The lower bracket market segment which is considered to be that below $1.25 million in this market area is up in terms of number of transactions year over year by around 4%. Delving into the numbers further reveals that the number of properties under contract for this price range is about one-third of what was sold in all of the first half of 2012. If this pattern continues, that indicates that the second half of the year should prove to be strong as well. The most significant distinction about this market segment is that there is so little available to buy. With the current absorption of homes, there is less than a 2 month supply of inventory. A balanced market is considered a 6 month supply of inventory, so this clearly indicates that McLean and Great Falls for under $1.25 million it is a great time to be a Seller. Good homes priced correctly for the current market are selling quickly and in some cases with multiple offers.

The upper bracket market segment also saw improvement in terms of number of transaction, around 23% more the first half of 2012 compared to the same period in 2011. Looking deeper into the data for the upper brackets by including properties under contract, the first half of 2012 sustained an absorption rate of almost 50% of what sold in all the first half of 2012 in McLean and Great Falls. The distinction with the upper bracket market is there is still substantial inventory available for purchase, equating to about 8.5 month supply. Even though this segment is still not quite a balanced market, it clearly is moving in the right direction.

Market cycles tend to go in 7 year interims, from peak to peak. Real estate values in the Northern Virginia market area peaked in 2005-2006. It has been my prediction that this area should return to market peak in some segments beginning in 2012. The numbers for first half of 2012, should they sustain through the year, indicate that we are on the road to proving this to be the case.

Fundraiser for McLean Project for the Arts

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Mon, 02 Jul 2012 06:48:13 -0700

A fundraiser supporting McLean Project for the Arts has been announced by HBC Realty Groups Community Charity Champions. Come to dinner on Monday, July 16, 2012 from 5 to 8pm at Pulcinella Italian Host in McLean to support! Enjoy dinner and know that approximately 60% of the proceeds from food and drink will go to the charity, as long as the diner brings the flyer for the event. Contact HBC Realty Group at 703-734-0192 to find out how to receive a flyer.

Sponsors of the event are: Karen Briscoe and Lizzy Conroy with the HBC Realty Group, Richard Moroscak with Southern Trust Mortgage, Marcus Simon with EKKO Title, Moe Jebali with Pulcinella Italian Host and Frank Vorndran with MorganStanley SmithBarney. "Thanks to HBC Realty Group for spearheading this wonderful program to help local charities. As a 501(c)(3) nonprofit organization, MPA relies on support from business leaders such as HBC Realty Group and from individuals in our community for the majority of our fundraising so that we can continue to offer high quality exhibitions and educational programs to the community" stated Nancy Perry, Executive Director of McLean Project for the Arts.

Other local charities are currently being considered, please call 703-734-0192 for more information.

About McLean Project for the Arts

Can a Realtor ® assist in the Appraisal Process?

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Fri, 29 Jun 2012 06:53:57 -0700

Yes I believe we can! The Realtor ® has the unique advantage of being able to go inside and view comparable properties and provide distinctions that may not be readily evident. The agent can point out and provide a list of the features and improvements of the property as well as other vital information that demonstrates value. Further, the agent is the one that usually knows the micro market the best. It is difficult for an appraiser to know every nuance of every market niche.

It is important for home buyers and sellers to understand what an appraisal is. According to Dictionary.com, the definition of appraisal is: A valuation of property (e.g. real estate, a business, an antique) by the estimate of an authorized person. True fair market value of any commodity is arrived at, real estate included, when a buyer and seller agree to a price with specific terms and consummate the transaction, neither party is under duress, the parties are unrelated and thus at an “arms length”, the commodity has had adequate exposure to the open market and financing terms are typical.

Many people assume that an appraisal determines fair market value. She short answer is “no”, an appraisal is not fair market value. But as is so often the case, the answer is more complicated than a simple yes or no can provide.

There are three means that appraisers utilize typically to arrive at value: the cost approach, the sales comparison approach and the income capitalization approach. The most common approach for an appraisal in the obtaining of a mortgage or refinancing of a home is the sales comparison method. It is based on the principle of substitution. That is, an intelligent purchaser will pay no more for a property than it would cost to purchase a comparable substitute property. The more homogeneous a property is and the more stable the market conditions, the easier it is to obtain comparables and thus the closer the appraisal will be to fair market value.

There is a delayed reaction that occurs with an appraisal because the process requires the appraiser to look in the past at settled transactions and those that are already under contract and fair market value occurs in the present, in real time. Further, since the most unique factor of real estate is its location, which fundamentally cannot be changed, true substitution can never really occur. So what occurs is an estimation of value based on many factors put into a formula and that from my perspective is not the same as fair market value.

A professional Realtors ® is the best source for understanding the factors that contribute to market value of real estate. Karen Briscoe and Lizzy Conroy are active and experienced Realtors ® in the Northern Virginia, Washington DC market place and would be delighted to assist whether for home buying or selling.

Picasso and Working with a Real Estate Agent

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Mon, 25 Jun 2012 11:56:30 -0700

A story is told about Picasso that has an application to working with a real estate agent. The story goes that Picasso was dining at a restaurant and a patron asked if he would do a sketch for her. Picasso obliged, quickly drawing a vignette of a couple of passing waiters. When the lady reached for the completed piece, Picasso stated that she owed him $10,000. She exclaimed that it only took him a few minutes to draw the sketch. Picasso is claimed to have replied: “No madam, it took me 50 years.”

The point of the story is that the work of a professional can appear to a lay person as easy, when in fact the experience required obtaining that skill level often takes years to accomplish. As a professional full-time Realtor ®, I am often confronted with similar reactions by the public as to what Picasso was said to have encountered in that restaurant.

Understanding local real estate market dynamics is something that is gained with experience. People know that the stock market is constantly fluctuating but often don’t stop to think how much the real estate market fluctuates. Further there are so many factors that contribute to real estate market value; it requires a true professional to stay on top of and be able to ascertain the key aspects.

Negotiating strategy and techniques is another key aspect to the services of a professional Realtor ®. Effective negotiating is often necessary at several junctures in the process of buying and selling a home. The purchase and sale of a home in most cases is the largest transaction that people engage in. Thus it is in a home buyer or seller’s best interest to have the strongest negotiator on their side.

It is said that one is never afforded the opportunity to make another “first impression”. Thus quality, professional marketing is a key aspect to showcase a home for sale. This is another service offered by a professional Realtor ®, which can include professional photography, brochures, signage, website presence, staging services, social media marketing, print advertising and more.

So the bottom line is do you want an amateur handling your next real estate transaction or a professional? Karen Briscoe and Lizzy Conroy are active and experienced Realtors ® in the Northern Virginia, Washington DC market place and would be delighted to assist whether for home buying or selling.

The Silver Lining of the Silver Line – Now 71% Complete

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Mon, 18 Jun 2012 08:44:27 -0700

The Silver Line of the Washington DC metro is the silver lining of the Tysons Corner area. The Silver Line will cover 23 miles and will have four new Metrorail stations in the Tysons area alone. The first phase is projected to open in spring, 2013 and is now 71% complete.

Currently the Tysons Corner area is almost entirely vehicle dependent. Tysons Corner is currently one of the region’s most congested areas as it brings together several major highways, shopping centers representing over 4 million square feet of space, corporation headquarters and other businesses with an employment base of over 110,000 and 26 million square feet of office space. In fact Tysons Corner is currently Virginia’s largest office market, the 12^th largest business district in theUnited States, about the same size as Denver!

Tysons Corner is mid-way between Washington DC and the Washington Dulles International Airport. Tysons Corner is at the intersection of the Capital Beltway (I-495) and the Dulles Toll Road (Rte. 267) and is bisected by two other major roads: Leesburg Pike (Route 7) andChain Bridge Road(Route 123). Taking some of the cars off these roadways is one of the most significant aspects of the Silver Line being the Silver Lining of Tysons Corner!

Tysons Corner is one of the great shopping Mecca’s of the world, boasting both Tysons Corner Center and Tysons Galleria in addition to numerous strip centers and destination shopping locations. The major retailers include: Macy’s, Bloomingdales, Nordstrom, Neiman Marcus,Saks Fifth Avenue, Ann Taylor, Barnes &Noble, Brooks Brothers, L.L. Bean and Eddie Bauer. Further there are numerous boutiques, restaurants and clubs, hotels and entertainment venues, making it one of the most desired destinations in the region.

Tysons Corner is called headquarters for a number of major corporations, including Booz Allen Hamilton, Capital One, Freddie Mac, Gannett/USA Today, Hilton Worldwide, MicroStrategy, National Automobile Association and most recently SAIC. The Silver Line means ease of travel between Tysons Corner and points such as the Pentagon, the downtown District of Columbia government and business areas,Reagan Nationa lAirport and eventually the Washington Dulles International Airport.

The Tysons Land Use Task Force has created a vision to incorporate an appropriate mix of commercial, retail, residential with the transit facilities as well as parks, open space, arts, cultural and community amenities. According to the U.S. Census in 2010 there were 19,627 people who called Tysons Corner home. Planners are projecting 100,000 residents for the area. The Silver Line is truly the silver lining for Tysons Corner!

The best way to understand the real estate market is to work with an experienced Realtor that is intimately familiar with the market nuances.

HBC Realty Group to host Fundraiser for McLean Little League

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Mon, 11 Jun 2012 08:13:29 -0700

A fundraiser for McLean Little League has been announced by Karen Briscoe and Lizzy Conroy of the

Huckaby Briscoe Conroy Realty Group. The event will be Monday, June 18, 2012 from 5 to 8 pm at

Pulcinella Italian Host in McLean at 6852 Old Dominion Drive. Come enjoy dinner and know that

approximately 60% of everything spent on food and drink will go to the charity as long as the diner

brings the flyer about the event. Contact HBC Realty Group at 703-734-0192 to find out how to receive

a flyer.

McLean Little League, Inc., (MLL) was founded in 1956 and is chartered by Little League, Inc. and is

committed to the children within the McLean Little League boundaries. During the 2010 spring season,

the program supported over 90 teams in the softball and baseball programs. McLean Little League holds

title to its ballpark on Westmoreland Street and operates and maintains the complex, independent

of any county or governmental funding. With the exception of an administrative support person and

complex manager, all support staff are volunteers.

Sponsors of the event are: Karen Briscoe and Lizzy Conroy with the HBC Realty Group, Richard

Moroscak with Southern Trust Mortgage, Marcus Simon with EKKO Title, Moe Jebali with Pulcinella

Italian Host and Frank Vorndran with MorganStanley SmithBarney. “We are excited that these business

partners have stepped up to support local charities through the Community Charities Champions arm of

HBC Realty Group” stated Karen Briscoe.

Other local charities are currently being considered, please call 703-734-0192 for more information.

About McLean Little League

McLean Little League, Inc., (MLL) was founded in 1956 and is chartered by Little League, Inc. This

year they begin the 56th year of our commitment to the children within the McLean Little League

boundaries. During the 2010 spring season, the program supported over 90 teams in the softball and

baseball programs.

The McLean Little League Charter has two leagues, American and National. The charter requires

children playing baseball be assigned to the American League if they have an even number birth

day (example 1/24) or the National League if they have an odd birth day (example 1/25).

McLean Little League faces unique challenges. All funds to run the league and maintain the property

come from members, sponsors, advertisers and donors. McLean Little League holds title to its ballpark

on Westmoreland Street and operates and maintains the complex, independent of any county or

governmental funding. With the exception of an administrative support person and complex manager,

all support staff are volunteers. Volunteers commit their time because they care about our community

and children. To learn more or donate directly visit www.McLeanLL.com

All Real Estate is Local

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Tue, 29 May 2012 07:52:33 -0700

All real estate is local is one of those sayings that has become part of common knowledge because it is true. The primary determining factor for value for real estate is location, because of the unique nature of real estate is that it cannot be moved. A home in McLean, Virginia will be valued differently than the same exact home built in Falls Church, Virginia. Both homes may be the same proximity to the city center of Washington, DC and both may have the same lot size, both may be in the Fairfax County school system, but the location is different.

Location in real estate can mean where the home is located in the neighborhood: a home backing to a busy road is going to be valued differently than one at the end of a quiet cul-de-sac. Location determines the proximity to employment, access to public transportation, which public schools the students in the neighborhood attend as well as private education availability. Location determines distance and quality and quantity of shopping, what cultural and community opportunities are provided, parks and governmental services. Location determines a myriad of factors, some may be unique to the location!

The headline “Seller’s Market returns in some areas” was on the front page of the May 25, 2012 USA Today Money section. The link to this story is: http://www.usatoday.com/money/economy/housing/story/2012-05-24/Housing-becomes-sellers-market/55194106/1

The key words in the title are “in some areas” in my professional view because the article is referring to the entire United States. One of the markets identified as being a “Seller’s market” is the Washington, DC metro area. According to the article which cites Redfin as the source, there is currently less than a 3 month supply of inventory, which is a low supply given that 6 months is considered balanced. Yes there are some areas within the Washington, DC metro area which have recovered substantially, where it is a “Seller’s market”. Where there are multiple offers and escalation clauses. Where demand is greater than supply.

There are some areas of the Washington, DC metro area that have not fully recovered, where it is a “Buyer’s market”. Where supply is greater than demand.

So when people ask me “how’s the real estate market”, I answer “it depends”. Because it does depend on the location first and foremost. Understanding real estate market conditions is multi-faceted and requires deep understanding. A professional full-time, experienced Realtor ® is the best source for understanding the local market forces that contribute to value. Karen Briscoe and Lizzy Conroy are active and experienced Realtors ® in the Northern Virginia, Washington DC market place and would be delighted to assist whether for home buying or selling.

Supply and Demand is Like Gravity

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Mon, 21 May 2012 10:45:17 -0700

Supply and demand is like gravity because they are both strong forces. According to Wikipedia, gravity is a natural phenomenon by which physical bodies attract with an electromagnetic force proportional to their masses. Overcoming gravity is possible but to do so requires a significantly stronger counterforce. According to Wikipedia, Supply and demand is an economic model of price determination in a competitive market. The force is competition and it is in my view as strong if not stronger than the force of gravity.

It never ceases to amaze me the phenomenon that occurs when more than one buyer wants to purchase a house. As soon as there is competition, the desirability of the home increases, the competitive force is like it is magnetic. That is one benefit to having public open houses that perhaps Sellers don’t always consider – if there are more than one Buyer group present and they see that there are other Buyers interested – it often increases the desirability of the house. A Seller client of mine asked me recently if he should allow 2 agents schedule to see their home at the same time. I said “absolutely”, it shows that there is interest in the home by other people.

In the McLean, Virginia market area there is currently high demand for homes priced under $1 million. The reason for this is that there is only about a 3 month supply of inventory. It is considered a balanced market in real estate when there is a 6 month supply available. More than a 6 month supply is considered a Buyer’s market and less than that is considered a Seller’s market. So it is no surprise that this market segment is experiencing quick sales with multiple offers, escalation clauses and limited if no contingencies on the contract.

In the upper brackets (over $1 million) in McLean, Virginia, there is a 10 month supply plus of inventory, depending on the price point. Purchasers have a lot of choice and there is price pressure down in many cases. It is no surprise then to find that homes are on the market considerably longer waiting for more buyers to enter the market. Price will solve this situation, at some price point there is always a Buyer, the price though is often significantly lower than what the Seller desired.

A professional Realtors ® is the best source for understanding the local market forces that contribute to supply and demand. Karen Briscoe and Lizzy Conroy are active and experienced Realtors ® in the Northern Virginia, Washington DC market place and would be delighted to assist whether for home buying or selling.

Residential Real Estate Market Value Higher for Good Schools

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Wed, 16 May 2012 08:23:07 -0700

One of the key factors that contribute to the market value for residential real estate is the public schools. In my experience the local public school can be an even larger contributor than style, age and size of the home. I believe public school district falls into the category of location, because in the majority of the cases the school is location dependent. Test scores, which translate into ranking, is the indicator that many people rely on to determine whether a school is considered good.

According to the April 19, 2012 CNNMoney story, good schools can translate into an extra $200,000 in home value (http://economy.money.cnn.com/2012/04/19/living-near-good-schools-will-cost-an-extra-200k/). There are several reasons cited: higher percentage of home ownership; homes are larger; annual housing costs are higher on average.

One of the sources many people cite for public school rankings is the U.S. News Best High Schools which was recently published on May 10, 2012: (http://www.usnews.com/education/best-high-schools/virginia). Northern Virginia is home to many of the top Virginia High Schools. This is the market area where the Huckaby Briscoe Conroy Realty Group works with both buyers and sellers of real estate.

The highest ranked Virginia school which is currently number 2 in the nation is Thomas Jefferson High School for Science and Technology, which is commonly referred to as “TJ”. TJ is the only one of the nine top schools in Northern Virginia that is not location driven but rather the students test into the school. Ranked second in Virginia is George Mason High School in Falls Church City. The remaining 7 are in the Fairfax County Public Schools system: George C. Marshall High School; McLean High School; James W. Robinson Jr. Secondary School; Langley High School; W.T. Woodson High School; James Madison High School and Oakton High School.

A professional Realtors ® is the best source for understanding the factors that contribute to school ranking on local market value of real estate. Karen Briscoe and Lizzy Conroy are active and experienced Realtors ® in the Northern Virginia, Washington DC market place and would be delighted to assist whether for home buying or selling.

HBC Realty Group to host Fundraiser for SHARE, Inc.

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Wed, 02 May 2012 06:54:14 -0700

A fundraiser for SHARE, Inc. has been announced by Karen Briscoe and Lizzy Conroy of the Huckaby Briscoe Conroy Realty Group. The event will be Monday, May 14, 2012 from 5 to 8 pm at Pulcinella Italian Host in McLean at 6852 Old Dominion Drive. Come enjoy dinner and know that approximately 60% of everything spent on food and drink will go to the charity as long as the diner brings the flyer about the event. Contact HBC Realty Group at 703-734-0192 to find out how to receive a flyer.

SHARE, Inc. is a non-profit, nonsectarian, all-volunteer community relief organization helping people in need in McLean, Great Falls and the Pimmit Hills area for over 40 years. SHARE is supported by our area churches and synagogues, civic and community groups, local businesses, and interested individuals. The money will enable the organization to continue helping those in our community. This is the second such event established by the HBC Realty Group. The purpose of the Community Charity Champions is to support local charities in fund raising.

Other local charities are currently being considered, please call 703-734-0192 for more information.

About SHARE, Inc.

300 families representing more than 700 household members are regularly served by Share’s food pantry and clothing room. In addition, during fiscal year 2011 through all of our programs, Share, Inc. provided substantial assistance to more than 1,250 families including in excess of 3,000 household members.

SHARE also provides emergency financial assistance, used furniture pick-up and delivery, distributes grocery gift cards at Thanksgiving and the holidays, holiday gifts, school supplies and rides to medical appointments. More information about SHARE is available on the website: www.shareofmclean.org.

Real Estate Market “Tipping Points”

Karen Briscoe (Huckaby Briscoe Conroy Realty Group) — Wed, 25 Apr 2012 09:30:14 -0700

As a seasoned residential real estate agent, there are several “tipping points” that I have encountered. Malcolm Gladwell coined the term “tipping point” in the book: The Tipping Point: How Little Things Can Make a Big Difference. According to the author, the definition of a tipping point is: “the moment of critical mass, the threshold, the boiling point."

One of the tipping point phenomenons that occur in real estate relates to pricing. There are price thresholds that typically cause considerably more market activity than the small relative amount of money would suggest. For example, pricing a property at $995,000 versus $1,005,000. The difference of $10,000 is but .01% differential, but the impact is far more substantial.

Another tipping point phenomenon I have seen is when the market is shifting. And shifts can be both positive and negative.

During the times of a rising market, demand can accelerate at a faster pace than the conditions may warrant. This can occur because buyers continue to “lose out” after making numerous offers which increases their urgency. One of the key factors that cause the desirability of a product to increase is when someone else wants it. That is one of the primary functions of an auction.

During times of declining markets, fear often begins to enter into decisions. Fear frequently causes people to subscribe a greater negative outcome than actually may exist. Logical thought oftentimes becomes clouded with irrational possibilities. Once this occurs in a market and then reaches the tipping point, it is very much like hot water when it begins to boil. The decline then often occurs at a much more rapid pace.

In “Tipping Point”, Gladwell seeks to explain and describe these and other everyday occurrences and has found that they are primarily sociological. As Gladwell states, "Ideas and products and messages and behaviors spread like viruses do."

The best way to understand the real estate market is to work with an experienced Realtorthat is intimately familiar with the market nuances. Someone who actively participates will be cognizant of the possibility of a “tipping point” scenario and advise accordingly.