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48% of MLS homes are SOL (Foreclosure etc) in Herndon ($300k-400k)

Real Estate Broker/Owner with Northern Virginia Homes - FRANKLY REAL ESTATE Inc

I just completed an article on defining SOL homes on the MLS, (S* Out of Luck) homes with the keywords: REO, foreclosure, bank, pre-foreclosure, short sale, auction, third party, 3rd party**. (see "SOL" Homes defined)

I knew Arlington Virginia Homes had a few and some would go fast with aggressive pricing (To catch these I recommend email alerts for SOL keywords). So I ran some numbers. In Arlington it was about 2-4% of active homes on the MLS were SOL. But then I ran some other cities.

I was amazed to see the numbers as high as 48% in Herndon!


**Update: 9-29-2007. A few listings have the word "bank" in it, and are NOT SOL because there is a bank close by and it is mentioned in the listing remarks. So I now use REO,foreclos*,pre-foreclos*,short sale,auction,third party,3rd party,addend*,approval as my search criteria, which is still not 100% perfect since somebody can still write "NOT A SHORT SALE"

Also the true # might be HIGHER since some REALTORS have decided to NOT mention that there is a problem with the house (as in requiring 3rd party approval) until AFTER they get an offer.

Correction: The Eclipse Condos are not SOL homes. Instead they have a "bank" in their remarks since one is in the building.

Arlington 2-4% SOL

  • 188 MLS homes $250k-350k 6 (3%) are SOL (ask for link) (note I search the "Realtor Remarks" but the link only shows Public Remarks that don't always mention REO etc )
  • 287 MLS homes $400k-$500k. 10 (3%) are SOL (Ask for link)
  • 223 MLS homes $500k-$700k. 10 (2%) are SOL (Ask for link)

Then I ran the numbers for other places and I was shocked!


  • 175 homes from $300k-400k. 84 or 48% were SOL (see all 84 Ask for link)
  • 149 from $400k-500k. 28 of 18% were SOL ( Link removed)

Woodbridge, as high as 35%:

  • 272 homes from $300k-$325k. 97 or 35% were SOL! (see all 97 LINK REMOVED)
    (note the system maxes out at 500 listings, so I had to search smaller price brackets, but the % is what is shocking.
  • 182 homes from $500k-$600k. 26 or 14% were SOL! (see all 26 LINK REMOVED)


  • 468 homes from $300k-325k. 36 or 8% were SOL (LINK REMOVED)
Reston (just 20190)
  • 43 from 300-400k. 2 or 5% were SOL (LINK REMOVED or SOL)
  • All of Reston, 133 listings from $300k-400k. 16 or 12% were SOL (LINK REMOVED or SOL)


  • 54 listings from 300k-600k only 1 SOL (McLean short sale) and 4 from $200k-$2M (Link removed)

So what now?

As a commenter said before "Wall Street doesn't ring a bell at the bottom" and my article: Stockbrokers Can't Predict Stocks, Realtors Can't Either! so I'm not going to start saying now is the time to buy, only the client can decide that.

Half of the readers will see this as an opportunity, the other half will see it as the beginning of the end. Will the outskirts stay out, or will that creep closer to DC including Arlington and Falls Church and Alexandria. I don't know.

Are other Realtors around the US seeing this level of SOL homes?

-Written by Frank Borges LL0SA- Broker FranklyRealty.com
(please report typos, no cents in looking dumb)

Disclaimer: Data was gathered using MRIS data.

Comments (6)

Laurie Mindnich
Centennial, CO
That is one NOT PRETTY market for sellers- my sympathies!
Sep 10, 2007 03:54 PM
Tchaka Owen
Galleria International Realty - Hollywood, FL
I'm very surprised at the large difference between the Reston and Herndon numbers.  Yes, Herndon is our red-headed stepchild of a neighbor city, but I cannot see why there's such a disparity. 
Sep 10, 2007 04:04 PM
Brian Block
RE/MAX Allegiance, Managing Broker/Branch Vice President - McLean, VA
Northern Virginia & D.C. Real Estate
Frank, I've noticed those numbers in Herndon.  If you pull up expired listings in Fairfax County, you'll see the that lion's share almost every day are homes in Herndon.
Sep 11, 2007 12:11 AM
Cindy Jones
Integrity Real Estate Group - Woodbridge, VA
Pentagon, Fort Belvoir & Quantico Real Estate News
Frank, PW County is certainly in trouble.  I was on one street yesterday with 6 short sales in River Oaks.
Sep 11, 2007 01:01 AM
Dave Rosenmarkle
Highland Realty, Inc - Fairfax, VA
33 years of providing fully satisfying service!
I think Herndon has the higher share as a result of efforts to keep prices lower through building more "affordable" developments, that attracted purchasers who needed a higher level of assistance to complete the purchase and, who ended up in over their heads when their rates went up and the market tanked. Good luck with the elections!
Oct 27, 2007 09:23 AM
Bob Bloom
Keller Williams Realty - Vancouver, WA

Wow.... Amazing statistic. It's good to put a number to it.

Jul 18, 2009 01:12 PM