Braemar (Bristow, VA)
About Braemar (Bristow, VA)
Braemar is Bristow, Virginia's largest community, located off of Linton Hall Road. It is home to 2,803 residences including condos, townhouses, courtyard homes, piggyback townhouses, conventional townhouses, carriage homes with detached garages and several sizes and styles of single family homes.
Braemar (Bristow, VA) Real Estate News
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Braemar Piggyback & Patio Quarterly: April-June 2015
Chris Ann Cleland, Associate Broker, Northern VA (Long and Foster REALTORS®, Manassas, VA)
Braemar Piggyback & Patio Quarterly:  April-June 2015Has anyone else noticed how relatively mild our summer has been in Bristow?  Sure, there have been days of extreme heat and humidity that makes you feel you are in a sauna, but there have been a lot of mild days for July.  Today, for instance, I didn't notice any humidity.  Eighty-eight degrees feels totally different with low humidity.As far as real estate in our community of Braemar has been concerned, the activity has been fairly low key.  Buyer demand is not the insane pace it was last year, so we are experiencing a more stable market.  Let's take a look at the second quarter of the year and see what happened to values of Braemar Piggyback and Patio homes.  For clarification, Braemar Piggyback Townhouses are attached side-to-side and back-to-back.  While they do not offer back yards, they offer large bedrooms and a two car garage.  Braemar Patio Homes are also known as quads.  Each is attached at the side, back and corner to another Patio Home.  They have two levels, also offering large bedrooms and a modest side yard.PIGGYBACKUnfortunately, there were no sales of Braemar Piggyback townhouses in the second quarter.    So we still have only the one sale from last report, to use as a comparable.  However, there was one Piggyback townhouse under contract that will settle in the third quarter.  It was listed for $299,000, so maybe values will be steady compared to last year.  We won't know until it settles.Using that Piggyback townhouse on the market, we can infer that it would be a little over two weeks to get your Piggyback townhouse under contract, if you priced to current market conditions.  Time will tell what seller subsidy (closing cost help to buyers) ends up.  Stay tuned for third quarter numbers in October. PATIOUnlike Piggyback townhouses, Patio homes saw three sales in the second quarter.  The high sold price of $320,000 was repeated in two sales.  The low sold price was $300,000, which was higher than the only sale this time last year.   The average sold price is up 8% since last year.  Unfortunately, there is no comparison to the first quarter since there were no sales of Patio homes last report.If you placed you Patio home on the market, priced to current conditions, you could expect it to be under contract in an average of eleven days.  You could also expect a buyer to ask for an average almost 1.5% of the sales price in closing cost help.The next Braemar Piggyback & Patio Quarterly will cover the third quarter of 2015 and will be out in October.  Until then, when you are ready to sell your Braemar home, call me for a free market analysis.  No One Knows Braemar Better!And if you haven't already, please join my Braemar Facebook group.  You can find links to these reports and be involved in all kinds of neighborhood conversations.  Statistics compiled by Chris Ann Cleland, using the MRIS (Metropolitan Regional Information System.)Chris Ann Cleland, Associate Broker-Licensed in VA 2014 Founders Club Member ($10 Million + in Production) Top Producing Agent 2013 & 2011 Long & Foster REALTORS®, Manassas, VA 703-402-0037, ChrisAnn@LNF.com www.NVARealEstate.net, www.SpeakingOfHomes.net, www.SellingBraemar.com The opinions expressed in this post are those of Chris Ann Cleland, not those of Long & Foster REALTORS®.
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Braemar Condo Quarterly: April-June 2015
Chris Ann Cleland, Associate Broker, Northern VA (Long and Foster REALTORS®, Manassas, VA)
Braemar Condo Quarterly:  April-June 2015The second quarter of 2015 is behind us and it is time to take a look back at the Braemar real estate market and see how our condo values did between April and June.  With only one sale in the first quarter of 2015, things have to have picked up.  So without further delay, let's get to it.Thankfully, there were a number of sales to report for the second quarter where Braemar condos are concerned.  There were three sales.  And oddly enough, all three sales were for the exact same amount:  $250,000.  That means an increase in average value of $100 since last report and no change in average value since last year.  If you placed your Braemar condo on the market, priced to current conditions, you could expect to be under contract an average of twenty-two days.  You could also expect a buyer to ask for an average of about 2% of the sales price in closing cost help.The next Braemar Condo Quarterly will cover the third quarter of 2015 and will be out in October.  Until then, when you are ready to sell your Braemar condo, call me for a free market analysis.  No One Knows Braemar Better!And if you haven't already, please join my Braemar Facebook group.  You can find links to these reports and be involved in all kinds of neighborhood conversations. Statistics compiled by Chris Ann Cleland, using the MRIS (Metropolitan Regional Information Systems.) Chris Ann Cleland, Associate Broker-Licensed in VA 2014 Founders Club Member ($10 Million + in Production) Top Producing Agent 2013 & 2011 Long & Foster REALTORS®, Manassas, VA 703-402-0037, ChrisAnn@LNF.com www.NVARealEstate.net, www.SpeakingOfHomes.net, www.SellingBraemar.com The opinions expressed in this post are those of Chris Ann Cleland, not those of Long & Foster REALTORS®.
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Just Listed in Bristow: Three Level Garage Townhouse for $315,000
Chris Ann Cleland, Associate Broker, Northern VA (Long and Foster REALTORS®, Manassas, VA)
Three Level Garage Townhouse in Braemar
Overview Maps Photos Description Neighborhood Market Stats
$315,000
Single Family Home
Main Features
3 Bedrooms2 Bathrooms1 Half BathroomInterior: 2,270 sqftLot: 0.03 acre(s)Year Built: 2003MLS #: PW8692304
Location
9704 Kennoway CourtBristow, VA 20136USA
Chris Ann Cleland Long & Foster REALTORS®(703) 402-0037chrisann@LNF.comhttp://www.NVARealEstate.net  Listed by: Long & Foster REALTORS®
Our recent listings Three Level Garage Townhouse in BraemarSingle Family Residential for $275,000 in Bristow, VATop Floor Condo Overlooking Pool
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Chris Ann Cleland, Associate Broker-Licensed in VA 2014 Founders Club Member ($10 Million + in Production) Top Producing Agent 2013 & 2011 Long & Foster REALTORS®, Manassas, VA 703-402-0037, ChrisAnn@LNF.com www.NVARealEstate.net, www.SpeakingOfHomes.net, www.SellingBraemar.com The opinions expressed in this post are those of Chris Ann Cleland, not those of Long & Foster REALTORS®.
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Let Me Count the Ways Suntrust Mortgage Screwed Up
Chris Ann Cleland, Associate Broker, Northern VA (Long and Foster REALTORS®, Manassas, VA)
Let Me Count the Ways Suntrust Mortgage Screwed UpIn my role serving my HOA, I have learned a lot about pool capacity and who counts toward it.  Prince William County, VA counts people on deck in the enclosed pool area, as well as those physically in the pool, as bathers.  And sometimes, for instance when a large swim team is practicing during regular pool hours at the most popular pool for residents, the number of bathers can quickly pass approved county capacity.  It is what it is and you have to conform to the restrictive number, even if you don't like it.  But one thing you probably shouldn't do, if you happen to disagree with the number, is accuse the European lifeguards of counting using the metric system.   Yeah.  Counting is counting no matter where you live or what system you use.  The fact that someone thinks people count differently using the metric system just makes me want to laugh and cry simultaneously.  You can't make this stuff up.Suntrust Mortgage really made two Bristow Real Estate Agents angry this month, and one of them was me.  A listing of mine in Braemar went under contract in early April to settle in early June.  The contract gave the Buyers sixty days to close.  Perhaps the employees at Suntrust Mortgage's underwriting department simply can't do math at all.  Sixty days is a LONG time to get a loan done.    Yet settlement date came and went while underwriting at Suntrust Mortgage continued to rinse and repeat a method of requesting tax transcripts from the IRS that wasn't working.  It took them four days past the original settlement date to think, "Hmm...maybe we should send someone down to the IRS office and eliminate the possibility of misunderstanding about the form."  That's my take now, though at the time, the enemy was framed as the IRS.Well, after speaking with the Suntrust Mortgage loan officer after blowing past the second settlement date, once tax transcripts were in hand, for his WORST case scenario of snail-like pace for underwriting.  I was given a date, passed it along to my Seller and he agreed to extend the settlement date for six days to allow for the final HUD to be approved and closing docs sent out.Settlement was to happen yesterday, but the closing department of Suntrust Mortgage could not figure out the numbers on the final HUD and how to get them right for approval.   Buyers were sitting at a closign table for two hours when the settlement company couldn't wait anymore and had to close for th day.Emailing my Seller who has since moved across the globe, to let him know that Suntrust Mortgage screwed up AGAIN, was not easy.  Of course, the loan officer was on the phone telling me that this wasn't the Buyers fault and that they were "golden."  Unfortunately, Buyers are only as good as their lenders and chosen mortgage companies, so Suntrust's internal underwriting and closing department problem had put these golden buyers in default of contract for the third time.Thankfully, my Seller was reasonable and waited one more day.  Settlement has happened, but not without a lot of undue stress on all parties and a delay of twelve days past the already long sixty day settlement. Suntrust may have competitive rates, but I have a feeling, that's because they don't spend money on quality underwriters and closers.  So if you have a pre-approved Suntrust Mortgage accompanying an offer on any of my listings in the future, I will likely share this story and advise you get another lender who has well oiled underwriting and closing departments so you don't lose your earnest money.  Not all Sellers are as patient as this one was.  And Suntrust Mortgage can land you in the deep end and costing you money in hotel rooms, storage and lost earnest money. Chris Ann Cleland, Associate Broker-Licensed in VA 2014 Founders Club Member ($10 Million + in Production) Top Producing Agent 2013 & 2011 Long & Foster REALTORS®, Manassas, VA 703-402-0037, ChrisAnn@LNF.com www.NVARealEstate.net, www.SpeakingOfHomes.net, www.SellingBraemar.com The opinions expressed in this post are those of Chris Ann Cleland, not those of Long & Foster REALTORS®.
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Buying a Protected View
Chris Ann Cleland, Associate Broker, Northern VA (Long and Foster REALTORS®, Manassas, VA)
Buying  a Protected ViewSometimes I stand in a group of angry, or frenzied adults and wonder how they got that way.  Mind you, as someone who has volunteered for their neighborhood HOA for a decade, I see a lot of that mentality.  People never come to meetings to tell you did a great job.  They only show up when something has upset them.  Tonight, I had the experience of attending an information meeting about the proposed mosque off of Vint Hill Road to serve the Muslim community of Gainesville, VA.  What I heard in nearly everyone's tone was fear.  And sadly, when talking to the attorneys representing the Muslim group planning the mosque, I heard that none of the studies that were having to conduct about traffic, etc. were imposed on a Christian church that had just been approved a few blocks down.   As a business woman, I found that offensive.  Imposing one set of criteria for one religious group and virtually no hurdles for another.  Nonetheless, I was there to listen to the overall community and their issues.  Traffic was a big one.  And as it turns out, the traffic study done shows minimal impact, but anyone who believes we have a severe traffic problem will want you to run hypothetical numbers projected out to 2030 to see the true impact.  That's simply not possible.  The primetime for this place of worship would be midday Fridays.The one that really got me though was a home owner who was practically yelling at a Muslim man that she didn't want to see his facility there.  Period.  Right now, she has a nice view and she wants to keep it that way.  The problem with her "view" is that it isn't owned by her.  The view is owned by someone who wants to sell and will likely sell to some sort of municipal developer.  Her view is unprotected.  Sad, but true.  She loves the land as it is now, trees and rural and she can see it from her pool.  But she doesn't own it.  So really, she has no control over it.As a real estate agent, there is a lesson here.  When you buy a home in a subdivision with quarter acre lots, your zone of certainty is that quarter acre parcel.  If your neighbor's yard goes to crap, you have no control.  There is some amount of HOA enforcement, but really, if you want a view of protected land, you need to buy a property on that land.  Buy acreage.  And if you can't afford that, buy the lots that abutt easements like gas lines, power lines or flood plains that CAN NOT be developed.     Living near power lines may not appeal to you, but living near a gas line easement can be great.  This home in Braemar sold today to buyers who saw the potential in the home and a protected view.  It's view is protected because a gas line runs through the common area.  If you are someone who really is bothered by development and things going up around you, you may want to investigate large tracts of land.  Until then, the land of subdivisions in heavily populated areas usually leans to a more metropolitan way of life, which includes commercial development, recreation facilities and areas of worship for ALL religions. Chris Ann Cleland, Associate Broker-Licensed in VA 2014 Founders Club Member ($10 Million + in Production) Top Producing Agent 2013 & 2011 Long & Foster REALTORS®, Manassas, VA 703-402-0037, ChrisAnn@LNF.com www.NVARealEstate.net, www.SpeakingOfHomes.net, www.SellingBraemar.com The opinions expressed in this post are those of Chris Ann Cleland, not those of Long & Foster REALTORS®.
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Proving That Zestimates Are CRAP
Chris Ann Cleland, Associate Broker, Northern VA (Long and Foster REALTORS®, Manassas, VA)
Proving That Zestimates Are CRAPToday I sold a home in my community of Braemar for $468,000. It was a gorgeous home that, on paper, comped out at $450-ish when I took the listing.  But, when inside the home, the work the Sellers had put in was obvious and stunning.  The master bathroom was a spa-like retreat with heated floors, natural stone surfaces and ultra modern fixtures.  The kitchen was designer all the way.  Contrasting granite counters, white cabinets with under cabinet lighting, and top of the line appliances.  Even the window treatments were the ultimate--plantation shutters and wood blinds.So when pricing the the home, I  took the upgrades into consideration and the Sellers and I decided to start at $475,000.  Of course, we had to look on Zillow to see the Zestimate before answering the listing question as to whether they would allow an automatic evaluation of their listing.  As soon as the screen resolved to show the Zestimate, back in March, it was like I punched the Sellers in the face announcing the number---$423,000.  They were the first Sellers to opt out of the automated evaluation of the listing, thereby, losing the visibility on Zillow, Trulia and RedFin.  I told them if we didn't get much traffic, before we lowered the price, we should add visibility to those sites and allow the automated evaluation of the listing.Not necessary.  It went under contract in four days for $468,000.  And yes, it sold today.  Of course, I checked Zillow to see what it had as the current value of the home.  $450,000.  Close, but no cigar. Zillow can't come into your home and see the improvements made, or account for location to include which lot you have in the neighborhood, or what school district you are in.  Only a local agent can do that. And if you aren't hiring a local agent who works your marketplace full time, you could be missing big bucks in the final sales price.Chris Ann Cleland, Associate Broker-Licensed in VA 2014 Founders Club Member ($10 Million + in Production) Top Producing Agent 2013 & 2011 Long & Foster REALTORS®, Manassas, VA 703-402-0037, ChrisAnn@LNF.com www.NVARealEstate.net, www.SpeakingOfHomes.net, www.SellingBraemar.com The opinions expressed in this post are those of Chris Ann Cleland, not those of Long & Foster REALTORS®.
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Five Bedroom Single Family in Braemar--Just Listed for $475,000
Chris Ann Cleland, Associate Broker, Northern VA (Long and Foster REALTORS®, Manassas, VA)
Single Family Home for sale in Bristow, VA
Overview Maps Photos Description Neighborhood Market Stats
$475,000
Single Family Home
Main Features
5 Bedrooms2 Bathrooms1 Half BathroomInterior: 3,275 sqftLot: 0.25 acre(s)Year Built: 2002MLS #: PW8627742
Location
12833 Gentle Shade DriveBristow, VA 20136USA
Chris Ann Cleland Long & Foster REALTORS®(703) 402-0037chrisann@LNF.comhttp://www.NVARealEstate.net  Listed by: Long & Foster REALTORS®
Our recent listings Single Family Residential for $475,000 in Bristow, VAMove In Ready Gainesville Garage TownhouseSpacious End Unit Condo
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Chris Ann Cleland, Associate Broker-Licensed in VA 2014 Founders Club Member ($10 Million + in Production) Top Producing Agent 2013 & 2011 Long & Foster REALTORS®, Manassas, VA 703-402-0037, ChrisAnn@LNF.com www.NVARealEstate.net, www.SpeakingOfHomes.net, www.SellingBraemar.com The opinions expressed in this post are those of Chris Ann Cleland, not those of Long & Foster REALTORS®.
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