Why would you want me to be your Buyer Agent when you buy a New Home home at Potomac Shores ,Virginia?
As a buyer agent I am your Coach, Advocate, Sounding Board. I love working with buyers and I cost you nothing but can save you thousands!
Sure you can buy a new home on your own without help. The buyers who I have worked with said they could not have imagined doing it on their own. My buyers felt they save time, money and stress by having me work directly with them as their agent in the purchase of a new home. This is my full time job to be your advocate while you are at work, on vacation, work travel what ever the case may be. To keep you on task and to be available to you and you only when it comes to your build.
Just recently I got a call from a buyer saying they have been watching my videos and reading my blog posts about Potomac Shores Community and knew when they were ready they wanted my help.
I said I would be honored to help them and as we talked about their situation and their time lines and goals I listened to every detail. They have already done quite a of investigating just as you are probably doing now. As we talked they told me of their time line and why they were thinking of buying around December of this year.
As I listened I already knew that the time line may cost them dearly and they did not even know it! I asked if they were open to coaching and if they were willing to meet at Potomac Shores one weekend so I could share with them what is happening in the community ans share with them why what they did not know could really hurt them.
New Home Builders are experiencing a high volume of sales in the Northern Virginia area because Inventory is low. Right now we are at a two months supply in many price points. This also means if buyers come out in force as expected in the Spring market the demand will push prices up. Add that to the likelihood of Interest rates increasing and well you have the perfect storm to change their buying power. That could mean the difference of getting the home or someone of the options they want. I just wanted to make sure they understood the risk of waiting.
So we set up a time to meet the following weekend at Potomac Shores.
I visited Potomac Shores near Dumfries, Virginia early last week to pick up latest pricing and lot availability. I knew what they had described to me would be an ideal home site and had already determined three that they might find appealing. Fast forward to the weekend and I meet my buyers and as we walk and talk we narrowed down which floor plan would work for them. I really listened to their comments and helped them to understand what were options, what features were standard and what was just a decorator features and were not even available to purchase.
Walking through a model is like looking into the Jewelry case at the Jewelers. Everything is shinning and pretty and each comes with a cost. A model home is the builders Jewel Box it is meant to show off the home and stimulate emotion through functionality and design. Builders are trying to show people all the options that might be available.
My buyers said that having me walk through with them was already proving valuable to them and they were so glad they called. My New Homes sales background and solid financing background gives my buyers peace of mind that they will not miss any details and will have someone dedicated solely to them through out the process. I wanted to show them where they can save money and where things they might want to get that they had not even thought of.
Once we walked the Models and determined which of the 15 plans would work for them it was time to see talk to a Builders representative. My first questions will be do they have any of the model they were interested in under construction? Being able to see a floor plan without decorating is such a great way to see the actual layout without the distraction of decorating and also gives you the reality of the space.
This is easier said than done.
The sales representatives were two deep in buyers and all were busy at one conversation or another trying to be as accommodating as possible. I remember working at Potomac Shores as a Ryan Homes sale representative when it first opened in May of 2013. It is by far may most favorite community I have ever sold but there never seems to be enough staff to handle the buyers on a weekend. I have seen many buyers walk in and leave without their questions answered which is sad to me. I hope they go back and get the answers they need it is so worth it! Or hopefully you will call me and I will help you find the answers you are looking for and give you the undivided attention you deserve when you are spending this kind of money!
I got lucky and Shawn freed up just as I needed help for my buyers he jumped in and I was able to tell him what they wanted and the type of home site we were looking for and asked to build the home on paper. I was not surprised to see that two of the IDEAL home sites for my buyers had sold in the last four days and they only had one home site that would fit the home they wanted.
No pressure there but that is how it is in the fast Spring Market.
My buyers were concerned would they be paying to much based on what they were building on paper for an early fall delivery. Luckily I had the most recent sales stats available to show them they were priced right in the middle of comparable sales. I also pointed out that when New Homes close you are looking at a sales prices from five or six months ago so homes that have sold since then will be higher in price. They were looking at spending just about $700,000 for a 5 bedroom, 3 finished level home with two porches in the Top Selling Amenity Filled Community in Prince William County Virginia. Add 4% appreciation annually and the cost of waiting plus the chance rates could increase made the decision to buy a home at Potomac Shores a no brainier!
Let me show you what I mean
Notice on the Realtors MLS Stats Report for Potomac Shores presently they show 35 homes under contract the lowest price being $491,810 and the highest being $796,152 this does not account for options that may have been added since contract or the fact that these homes take about five months from contract to closing.
Now below I pulled all the sales for the past year in the community. Notice the lowest and highest price really shift this is the reality of New Home Sales. This shows 118 closings over the past year. The lowest price closed which is what counts shows $ 501,090 and the highest being $1,008,192. These are the prices once buyers have added options and created their DREAM homes. As you can see my buyer looking to spend $700,000 is right in the middle of pricing which is a good place to be! It has been my experience that most people will add $30,000 to $50,000 to the price of their home in the end. The higher sales prices are the NV Homes a sister company to Ryan Homes.
My buyers and I spend five hours at Potomac Shores looking at Models, Home sites, Talking with Ryan and NVR and in the end put a lot hold down of $1,000 for five days to allow them time to think about the cost of waiting and did they want to move their time frame up.
That's the thing you the buyer are always in control you need to decide when the time is right for you.
In the end they decided they wanted their DREAM Home and I was able to schedule a contract appointment for the next day. This time the appointment ran about three hours and allowed them time to work out the details of the financing and make the numbers work for them.
I was able to help them to see how the numbers could work by talking with management and sharing with them the ultimate goal, the time frame that would work for my buyers and the amount of down payment we had to work with. In the end if they did not buy this weekend the home that they loved would have no longer been available for sale on their original time frame.
They were happy and I was happy for them!
I will be with them as a sounding board, adviser and coach every step of the way from here till August. There will be concerns and questions as their always are when building a home. I have helped so many people build their homes I know the process and I am thrilled to be working with them as their agent. I will take photos of the home being built so they can see what is happening while they are at work . That is always fun to receive photos of what is happening when you can't be there.
They have selected a wonderful floor plan and they have an amazing team at Ryan Homes who are going to do everything they can to make sure their experience is a happy one! I love Lenny the superintendent at Potomac Shores he is outstanding at customer service and I know he will build them a home they will be proud of for years to come.
So what type of home are you Dreaming About?
If you are thinking you want to buy a New Home any where in Virginia I would be honored to help you. It costs you nothing to hire me the builder pays my commission you must do so befor eyou go to the builder to register or you give up your right to representation. I can tell you without a doubt I will save you money. I have clients who would be happy to speak to you directly about how having me as their Buyer Agent helped them save time, money and stess as they naviagated the building of the best possible home for them while staying true to their Needs, Wants and Budget.
You have heard the saying "It's not what you know but who you know." now you know me Patty Blackwelder and I am just a phone call away.
Call or Text Me at 703-801-9367 and Let's Talk
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