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Country quiet, city convenience is how I characterize King George County. Any day I can dash over to a Wegmans Grocery Store and come home to a sight such as this, I'm a happy girl.
This guy had just flown down to the ground and was in the process of walking down to the lake for a drink of water. This pic was taken through my home office window. Some days it is harder to get things done than others when you have these kinds of "distractions."
If you would like to have eagles, deer, herons, geese, ducks and other wildlife as neighbors, but still be convenient to shopping, restaurants, movie theaters as well as historic Old Town Fredericksburg, use the quick search below or contact me for more information.
TOWNES AT CAMERON PARKE OPEN HOUSE SUNDAY FEB 12
 TOWNES AT CAMERON PARKE is an ALEXANDRIA VA community of 229 garage townhomes tucked away in the up-and-coming Eisenhower Valley, about 3 miles west of OLD TOWN ALEXANDRIA, offering a variety of home styles and sizes, from 2 to 4 bedrooms on 3 or 4 levels Prices range from the $400,000s to the upper $500,000s.
On Sunday, February 12, 101 Meadows Lane will be open from 1 - 3pm. Come take a look at this spacious 3 level garage townhome with a newly updated kitchen and bumpouts on every level.
If you are interested in seeing what the market looks like in Alexandria's 22304 zip code, just let me know. I'll be to answer all your questions.
If you would like to see what else is available for sale in or around TOWNES AT CAMERON PARKE, just use the quick search below or give me a call.
 Liz and Bill's recent featured post about working with a Buyer's agent reminded me of a transaction I had a few years ago where I was the listing agent for a property and was presented with a contract by an agent who clearly was working in an area with which he was unfamiliar.
While he had at least been in the property, he had no idea about the neighborhood, property market values or the differences in the homes, which had been constructed by multiple builders. which is not uncommon in the ALEXANDRIA VA REAL ESTATE market.
We countered back and forth a couple of times before the Buyer's agent finally just asked me, "what is it going to take for my clients to get this home?"
Hmmmmm.....let's see...how should I answer that?
His clients' offer, while not full list price, was already at a number my clients found acceptable, yet that one simple question changed the game.
After consulting with my clients, I lobbed back a number that was pushing against the limits of where I thought the property would appraise.
His clients grabbed it, hook, line and sinker. My clients were thrilled. A month later, we go to closing, the Buyers are happy with their new home and the nice rebate they received by using that particular agent and the Buyer's agent was happy to get a nice paycheck.
Fast forward to 2012. The Buyers were being transferred out of the area and the house went back on the market.
It went under contract fairly quickly, but failed to appraise at their list price, which I had (silently) predicted. They had no choice but to proceed as they needed to sell, but they had to bring to the table several thousand dollars. They ended up selling for less than what they paid; in fact, they sold for about what they should have paid several years ago.
There was a price to be paid for using an agent who was unfamiliar with the market in which they were buying. It just took them a few years to realize it.
So, to Liz and Bill's excellent point about making sure your buyer's agent fully represents your best interests as a buyer, I would add make sure your buyer's agent can represent to you his or her competence in the area in which you want to buy and in the price range and type of housing you want to buy.
While everyone loves a bargain, they are not always a good value. In the long run, those bargains can carry a pretty hefty price tag.
Buyers, read the following and take heed. I can tell you from direct experience I have worked with Buyer's Agents who have never seen the inside of the house their clients have under contract. Who have not known the neighborhood or the various homes in it well enough to competently negotiate on their clients' behalf. Who, because he or she did not show up at the home inspection, really did not know how to negotiate the home inspection items, either, and was at the mercy of a written inspection report - because, that's right, he/she had never been in the house. Oh, yes, when working as a listing agent, there is nothing I like to hear more than "we already have an agent but we would like you to show us your listing."
I'm sooooo there....
Via Liz and Bill Spear RE/MAX Elite Warren County Ohio: Cincinnati to Dayton (513.265.3004 www.LizTour.com):
 Is Your Buyer's Agent Throwing You Under The Bus??
We're primarily listing agents, meaning the bulk of our work is done with Warren County home sellers. Sure we'll work with home buyers, but our focus is on attracting buyers for our sellers' homes. We'll market everywhere we can reasonably expect to find buyers for our homes. Cincinnati and Dayton MLS both of course, our blog, websites, Trulia, Zillow, Craigslist, flyers and mailings, all for the purpose of that one right buyer that matches that home.
Now if you're an area buyer, hopefully you've realized the importance of having your own, dedicated solely to you REALTOR®! An agent whose sole allegiance is to you and your best interests.
 A great buyer's agent will work with you to find a mortgage expert to get you approved, help you search for candidate homes, and then take you through those homes until you find THE ONE that you write a contract on! They'll advise you on market trends, the negotiating process, the inspection process, and what it takes to get those keys in your hand.
Wait a sec you say? Your buyer's agent is telling you it's okay to go to the listing agents direct to ask to see all the homes you want to see, and then give them a call when YOU find the right home for THEM to write that offer on? Maybe they're even offering to rebate you some of their commission since they're not showing you homes? Or they're too busy to make it today but they say it's "okay" for the listing agent to show you the home?
Hear that loud BEEP BEEP BEEP sound?? That's the big ol' bus that is about to back up and flatten you! Because when you call to ask us to show you our listings, we're going to ask if you're working with an agent. Now if you aren't truthful and say "No", then of course we're going to show you our listing....and the fact of the matter is if YOUR AGENT calls us to make direct arrangements with us, most likely we'll honor your agent and show you our listing because our primary job is TO SELL THE LISTING!
Now ask yourself "Who do WE (Liz and Bill) work for?". What's the answer? "The SELLERS!". Period. That initial contact forward, our responsibility is to get YOU to pay the most possible, and for our sellers to make the least possible concessions to keep the deal together.
Don't mistake our friendliness for thinking we're working for you. We are not.
If we're friendly, [because we are] you're going to relax a bit. Hopefully, it puts you in a more receptive mindset for that seller's home. And oh yeah, it might also mean you let your guard down. We'll ask a few subtle questions that help us gauge whether you're a legitimate buyer, how much interest you have, maybe find out where you live, how many kids you have, why you're moving, etc. All seem innocent enough on the surface? Maybe, but those elements together may give us all the clues we need to know how hard our sellers can negotiate with you and your buyer's agent (you know that agent you said you DIDN'T have?). It's called LEVERAGE. A "buyer's" agent who advises or approves of THEIR buyer previewing homes with the LISTING agents is giving your leverage away!
For example, we find out you've only got four weeks left to get out of your home and you don't want to do temporary housing? THANK YOU VERY MUCH!! Woo hoo, jackpot for our sellers! They don't have to move too much off price....just enough to get you to sign the papers. Now it's a week later and you ask for inspection items. Take it or leave it....or maybe  we'll advise our sellers to stand more firmly and only agree to fix minimal, simple, less expensive things just enough to keep you under contract just because we can!
So let's take the example out a bit further. Assume the list price of the home was $200,000 and your agent offered to give you 1/3 of their commission for not having them show you homes. So your agent is going to rebate you a couple of grand give or take a bit. Now with that information you provided us, how much extra do you think you paid for our listing? We're betting more than a couple of grand more than you "saved". Now add what you lost during the inspection phase. The hole just got deeper didn't it?
And the bad thing? You don't even realize that you and your buyer's agent cost YOU money. You may cuss us and our sellers out for negotiating so hard, but you know what? We're okay with that. WE WORK FOR THE SELLERS. Our seller's opinion is the one that counts to us.
This is another case of being cheap, being expensive. Hire a good buyer's agent. Have your agent take you to ALL homes if you want to make sure your confidential information stays confidential and your interests are the ones being served and PRESERVED.
The FIRST time you meet us as listing agents should be at the closing table!
Serving Warren County's residential real estate needs,
Liz and Bill aka BLiz
The Liz Spear Team
Elizabeth & William Spear
RE/MAX Elite: Ask for us by name if you visit the office!
Two locations: Lebanon & Mason, OH
Office direct: 513-248-3660 Liz direct: 513-265-3004
Bill direct: 513-520-5305 Fax: 866-302-8418 
MailTo: Liz@LizSpear.com Our Website: Warren County Ohio Homes
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December 2011 MARKET REPORT FOR ALEXANDRIA VA 22309
 ALEXANDRIA VA Zip Code 22309 includes the communities of FERRY LANDING, MOUNT VERNON FOREST, RIVERSIDE ESTATES and YACHT HAVEN ESTATES, to name just a very few of the neighborhoods found in this zip code, which encompasses the area near George Washington's Mount Vernon Estate and several neighborhoods on the shores of the Potomac River.
As you can see by the following numbers, total sold dollar volume was up dramatically in December 2011 over November 2011, although down very sightly compared to December 2010.
At 54, days on market was up both year over year and month over previous month, however, the average sold to list ratio was slightly over 94%. Properties are being priced properly and sellers are pretty much holding to their list prices. While median sales price and average sold price were down over November 2011, they were up considerably over December 2010.
YoY MoM
| Total Sold Dollar Volume |
$12,057,337 |
-1.07% |
+40.18% |
| Closed Sales |
33 |
-19.51% |
+57.14% |
| Median Sold Price |
$302,000 |
+13.53% |
-23.74% |
| Avg Sold Price |
$365,374 |
+22.91% |
-10.79% |
| Avg Days on Market |
54 days |
+5.88% |
+12.5% |
| Avg Sold to Orig List Ratio |
94.07% |
-1.75% |
+1.42% |
If you are thinking of Selling or Buying a home in the Alexandria VA area this year, give me a call to discuss how I can help you make that happen. To see what is currently active in Alexandria's 22309 zip code, use the quick search below.
December 2011 MARKET REPORT FOR ALEXANDRIA VA 22304
 ALEXANDRIA VA Zip Code 22304 includes the townhome communities of CAMERON STATION, TOWNES AT CAMERON PARKE and SUMMERS GROVE.
As you can see by the following numbers, total sold dollar volume and closed sales were down compared to not only December 2010 but also compared to November 2011. A lack of inventory is the most common complaint I am hearing from agents throughout the Alexandria area. There are willing and able buyers in the market, but a shortage of homes to show them.
At 65, days on market was up by 8%, however, the average sold to list ratio was a strong 96.3%. Properties are being priced properly and sellers are pretty much holding to their list prices. Note both Median Sold Price and Average Sold Price are up considerably over 2010.
YoY MoM
| Total Sold Dollar Volume |
$12,044,800 |
-11.65% |
-17.91% |
| Closed Sales |
36 |
-20% |
-14.29% |
| Median Sold Price |
$317,500 |
+35.11% |
+0.79% |
| Avg Sold Price |
$334,578 |
+10.44% |
-4.22% |
| Avg Days on Market |
65 days |
0% |
+8.33% |
| Avg Sold to Orig List Ratio |
96.3% |
+1.45% |
-1.05% |
If you are thinking of Selling or Buying in Alexandria VA this year, let me know if I can answer any questions or be of assistance in any way. Use the quick search below to see what active inventory looks like right now:
Montebello Alexandria VA Condos for Sale
Montebello - an apt description as the name means beautiful mountain in Italian - is considered by many to be Alexandria's premiere gated community, with an extensive array of award-winning amenities that are second to none. 
Perfectly situated on 35 treed acres, just 5 minutes south of Old Town Alexandria, within a stone's throw of the Huntington Metro station - you can walk to Metro by private, gated path or the community shuttle will pick you up in front of your building - and near the Capital Beltway, Highway 1 and GW Parkway, all prominent commuter routes.
Montebello offers year round resort living with an indoor pool and hot tub, a bowling center, his and her exercise rooms (the ladies enjoy a sauna while the men have a steam room), tennis courts and an outdoor pool.
The Community Center also offers a meeting room with large screen TV, ping pong tables, card playing room, a bowling center and a billiards room. Stop by just about any time and you'll see lively games of cards or bridge going on in this active, social community.
Hungry? Just stop by the full service cafe and bar...the food is terrific (I should know, I eat lunch there often and have enjoyed dinner there on more than one occasion) and when the weather is nice, there's a terrific outside deck. Don't feel like leaving your condo? Just call down to the restaurant...they'll bring your food to you. Seriously, does it get any better than that?
Also in the Community Center is a beauty salon, dry cleaning service, business center and convenience store.
Outside, you will find plenty of treed green space for walking, plus picnic tables and grills.
But it's Montebello's residences, located in four 15-story secure towers, that are the real treat here...ranging in space from 850 sf to 1,695 sf, from 1-3 bedrooms all with decks or balconies (open or enclosed, your choice), there are 11 different floor plans from which to choose.
And, if you need or want more space, many of the units are built to be combined, for truly spectacular residences. The hilltop location also means some pretty spectacular views: many of the residences overlook the Potomac River, the Capitol or many of DC's spectacular monuments.
Think Montebello could possibly be the place for you? Check out the quick search below or call me for a private tour.
Alexandria VA 22304 TOWNHOUSE MARKET REPORT January 2012
Curious about what is selling in the Alexandria VA townhouse market?
Let's take a look at ALEXANDRIA VA 22304 TOWNHOUSE SALES.
In January 2012, 12 townhouses settled, for an average sold price of $502,042. The lowest price sold was $344,500, while the highest price sold was $579,000. Average days on market was 117.
What can you expect in an Alexandria VA TOWNHOUSE in 22304? Well, in addition to close proximity to public transportation, many Alexandria townhome communities have amenities such as an outdoor pool, tennis courts and an exercise room or fitness center. One of the larger communities, CAMERON STATION, even has a shuttle to the Van Dorn Metro, as well as a retail center.
For $344,500 one buyer was able to buy a 1,690 square foot 4 bedroom 3.5 bath unit townhome in CAMERON KNOLLS, a conveniently located community just off of Duke Street. While this townhouse did not have a garage, it did have assigned parking and easy access to public transportation.
At the highest end of the spectrum was a 4 level, 3 bedroom, 2.5 bath townhouse in Cameron Station. Listed for $579,000, this 2,247 square foot property sold for $572,000 after only 3 days on market.
If you are looking for an ALEXANDRIA VA TOWNHOUSE, check out the quick search below or simply get in touch with me. I'll be happy to help you find just the right Alexandria VA townhouse to fit your needs.
Alexandria VA 22304 CONDO MARKET REPORT January 2012
After taking a hit when the market adjusted, condos are selling again, albeit at substantially reduced prices in many cases compared to the mid-2000s.
Let's take a look at ALEXANDRIA VA 22304 CONDO SALES.
In January 2012, 18 condos settled, for an average sold price of $224,628. The lowest price sold was $102,500, while the highest price sold was $475,500. Average days on market was 62.
What can you expect in an Alexandria VA CONDO in 22304? Well, in addition to close proximity to public transportation, many Alexandria condos have some amenities, such as an outdoor pool, tennis courts and an exercise room. The high rises typically have secured entrances and the front desk is attended.
For $102,500, for example, one buyer snagged an 810 square foot 1 bedroom 1 bath unit at the Olympus high rise; the monthly condo fee of $571 includes all utilities, as well as a pool, tennis courts, exterior maintenance, master insurance and management.
At the highest end of the spectrum was a 3 level, 3 bedroom, 2.5 bath townhouse style condo in Cameron Station. Listed for $485,000, this 1,901 square foot property sold for $475,500 after 73 days on market.
If you are looking for an ALEXANDRIA VA CONDO, check out the quick search below or simply get in touch with me. I'll be happy to help you find just the right Alexandria VA condo to fit your needs.
Ten things to remove before listing...this is excellent advice Sellers would do well to follow.
I can attest to how distracting personal photos and other information can be. Heck, even I'm distracted by family photos! And while some of you may snicker at #6 "guns and ammo," trust me, I have seen both lying about on beds and floors.
Once you decide to put your home on the market, it helps to think of it as a commodity, a "house" for sale. Trust me, it will be a lot easier for you. Via Lindsey Hasford (Coldwell Banker Vision):
Everyone has heard rumors of de-cluttering when it's time to sell your home. But, what does that really mean? Before going hog wild and moving out... here's a few of the most important things to consider removing before you list your home for sale.
10. Personal photos. I don't always recommend removing photos of the 'family' but if you have hallways filled with photos or photos on every end table it is probably necessary. Buyers really DO get distracted by them. They will take them all in as they walk down the hall. Not only do they take away from the home, but it's really disturbing when a buyer is excited to 'know' the sellers. And, the buyers do look at them.
9. Bills and personal papers. I understand that you cannot remove these document from the home all together, but please take the time to organize them, box them up and put them out of sight. If you have bills laying out on the counter or kitchen table it's like an invitation for the buyers to 'peek' at them. Believe me - I discourage it - but it still happens. And as a seller you just don't want to leave the temptation behind.
8. Money. I would love to say that every buyer (and Realtor) going through every home is honest, but I really don't want to test those waters. If you have cash, cash boxes or coin jars sitting out in the open... put them away. It's just better for everyone if it's out of sight. As Realtors we do what we can to protect your home, but your help makes a difference!
7. Valuables. Jewelry, watches, valuable antiques.... anything that might be worth a bit of money that you wouldn't want to lose. Out of sight, out of mind. If buyers don't know they are there they won't think about it. I can't tell you how many homes I've been in where the jewelry is left on the dresser.... somehow it's uncomfortable. At least put it away.
6. Guns and ammo. I don't care if they are in a case or out laying around or under a bed. It's better if you just plain old remove them from the home prior to listing. For some reason they make buyers (in my experience) feel really insecure.
5. Shoes! If you have a pile of shoes at the door... ask yourself why. A pile of shoes gives a buyer two impressions. The first? That there isn't enough storage in your home. 2. That there are too many people living in the home. So, in order to avoid wondering on the part of the buyer... just put them away.
4. Medicine. Take it out. Don't store it on the counter. Don't store it in the cabinet. Don't store it in the bathroom. Remove it. There have been many complaints over the years of potential buyers 'stealing' the medicine out of the cabinets. I have never had it happen on my time clock, but to avoid any trouble it's best to simply remove it.
3. All things on your kitchen counter. Everything? Really? Yup. The cleaner you can leave the counter, the more buyers dream of being in there. Have you ever been in a cluttered kitchen? Does it feel inviting? How about a cleaned up kitchen? Does it make you wanna spend time there? Also, if you store things on the counter it gives the appearance that you do not have enough storage space.
2. No more junk drawers. Seriously. Clean 'em out. There is nothing more tacky than a potential buyer opening the cupboards and drawers and having things sticking out everywhere. Box up all the notes, pens, tacks, and odds and ends and put them away. Chances are you don't dig in the drawer often anyways.
1. Nothing but magnets.... and maybe not even that. Take a photo of your fridge, take everything off, wash the front (and side), and take another photo. It is really refreshing to walk into a home that has a clean fridge. The kids pictures are beautiful (believe me... my fridge is covered in them) but buyer's can't imagine their own children's drawing on there if it is covered with yours. And, the magnets... If they aren't decorative (and even then) they are generally more of a distraction to the room than a help. Consider it.
There are many more ways to declutter a home for sale... but these are some important things to consider. For more information on selling your home in Minnesota... give me a call.
_________________________________________________________________________________________
In the meantime... if you are looking to move into the area... I'll wait for you to call!
Selling Real Estate in Minnesota!
If you are looking for professional real estate services I am only a ring away! I am looking forward to working with you. And, please feel free to share my name with anyone that you know who needs assistance buying or selling a home ~ I love referrals!
Lindsey Hasford, REALTOR
Coldwell Banker Vision
231 Main Street - Elk River - MN 55330
763-241-5488 (office) 763-218-1347 (cell)
lindseyhasford@coldwellbankervision.com
http://www.hasfordhomes.com
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Susan Haughton ALEXANDRIA VA REAL ESTATE REALTOR, ABR
Alexandria,
VA
More about me…
LONG & FOSTER REALTORS
Address: 400 King Street, Alexandria, VA, 22314
Cell Phone: (703) 470-4545
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