Amanda Davidson

It's A Seller's Market and Then Some

It’s A Seller’s Market and Then Some

I had a call from an agent who showed one of my listings the first day it came on the market. She was calling to inquire about its availability and I let her know we already had an offer, were expecting one more and had a full day of showings scheduled. We had a good conversation and she planned to call her buyers and then get back to me.

Fast forward to the next day, she called back and said her buyers think I’m not being honest about having an offer. Citing that there’s just no way an offer came in on the first day the home was on the market. We had another long talk and I really felt for her because she knew I wasn’t lying and what the market is currently doing but, from what she shared these buyers thought every agent was lying about having offers and even when a home would then go under contract within a couple days of her passing the information along to them they still didn’t believe it.

If you’re buying a home in the current market know this – it’s a seller’s market and then some. Homes that are priced correctly, have a reasonable amount of updates, and show well are not only moving quickly they’re moving in a matter of days and that’s no lie. Her clients decided not to write and told her that they thought the home would still be on a market in a week and they’d make an offer then so that they could negotiate. Needless to say, the house was on the market for 5 days and half of that was time spent negotiating due to the 6 offers that came in. The sellers selected an offer that carried very little risk for them and the rest is history.



The agent’s buyers took it upon themselves to go knock on the door of my listing. They questioned the sellers about receiving multiple offers and then proceeded to try to “cut a deal” with them. My sellers set the record straight and confirmed everything that was shared with them was the truth and under no certain circumstances would they be cutting any deals – they had an offer they were extremely pleased with. My clients weren’t thrilled that these buyers had come right to their home to ask questions but, thankfully understood that their agent and I had no idea they would do that.


If her buyers aren’t able to come to terms with the current market conditions they simply aren’t going to be successful in purchasing a home and that’s the case for any buyers who think it’s not a seller’s market. With the right pre-marketing and presentation, sellers are in the driver’s seat when they list their home. As a buyer be prepared to make an offer quickly and put your very best foot forward right from the start.



Coming Soon In Brambleton: 42346 Benfold Square Ashburn, Va 20148

Coming Soon In Brambleton: 42346 Benfold Square Ashburn, Va 20148

Pristine and 4 Years Young Van Metre Townhome!

You won’t find another home with as much pride of ownership as 42346 Benfold Square. The owners have meticulously maintained the home and it shows like a model. The phenomenal open floorplan with over 2,100 square awaits you.

42346 Benfold Square was built in 2014 by Van Metre and features 2 levels, 3 bedrooms, 2 full baths, and 1 half bath. You’re greeted with upgraded 5” hickory engineered hardwood floors on the main level. Entertain guests in the open kitchen with upgraded appliances, granite, backsplash, and a center island. The upgraded maple cabinets offer plentiful storage.

Relax in the great room with the gas fireplace featuring granite surround. The ceiling fan, recessed lighting, and crown molding add the perfect accents to the main level.

Step out into the fully fenced backyard with a patio and enjoy the outdoors.

As you walk up to the upper level you’ll find additional upgraded 5” hickory engineered hardwood flooring in the hall with a retreat area that’s perfect for an office. The laundry room is located off the retreat – nothing more convenient than upper-level laundry!

The exceptionally large master suite is located on the right as you come up the stairs and in addition to the generous space boasts 2 walk-in closets. Upgraded tile, dual vanities with a granite top, and a large shower await you in the master bathroom.

On the opposite side of the retreat are two additional bedrooms and a full bath. Both bedrooms are well sized and have ample hanging space in the closets.

Enjoy all that the Brambleton lifestyle offers- outdoor pools, parks, community center, fitness center, clubhouse, sports courts, and tot lots. High-speed internet and cable are included in the HOA fee. 42346 Benfold Square is also located within minutes to the future Silver Line Metro.


To learn more about this outstanding home contact Amanda Davidson Real Estate Group today, 703-988-1711 or


Kingstowne Home Sales May 2018 Market Update

Kingstowne Home Sales May 2018 Market Update

The housing market in Kingstowne experienced another strong month of sales in May. An increase in the number of homes sold, sellers still seeing over 99% for the sale to list price ratio and days on the market remaining very low.

Let’s check in on what happened in the Kingstowne market during May 2018.

•Number of Sales: 67
•Highest Priced Sale: $850,000
•Lowest Priced Sale: $232,000
•Median Sales Price: $490,000
•Median Days on Market: 7
•Median Sale Price to List Price Ratio: 99.24%


 To gain some perspective let’s look back and compare to May 2018…

•Number of Sales: 60
•Highest Priced Sale: $832,800
•Lowest Priced Sale: $224,590
•Median Sale Price: $492,250
•Median Days on Market: 6
•Median Sale Price to List Price Ratio: 99.75%


It remains a seller's market in Kingstowne. Seller's are seeing almost 100% for the sale to list price ratio and homes are moving very quickly. Inventory continues to be low and it's an excellent time to be a home seller in Kingstowne.

There are currently 60 homes for sale in Kingstowne. While we sound like a broken record we’ll say it again – supply isn’t keeping up with demand in Kingstowne. Homes that are priced according to the market and reasonably updated are going under contract in a matter of days, sometimes in hours. It is an incredible time to be in a seller in Kingstowne. Getting top dollar for your home still requires proper preparation and the right marketing plan. Buyers are savvy and are looking for a product that is turnkey ready. Overpricing your home in the current market will result in it becoming stale inventory and ultimately impact your bottom line. As a buyer, in order to be successful in the current market, you need to be prepared. Have your pre-approval in hand, be available to tour homes the day they come on the market, and present an offer with short contingency deadlines and your highest and best terms upfront. Working with an agent who has full time availability and a constant pulse on the market is imperative to be successful in the competitive market we’re experiencing.

If you’d like to know more about the Kingstowne real estate market or have questions about buying or selling reach out to us. We are a small business located in Hilltop Village Center near Wegmans and always welcome the opportunity to help.

Find out the value of your Kingstowne home here – free estimate. Our home value tool is just a guide, if you are looking for an accurate analysis on the current value of your home nothing replaces the expertise of a local agent with years of experience selling homes.


See Homes For Sale In The Kingstowne Area

Kingstowne Housing Market Update April 2018






Under Contract in Hayfield Farm | Alexandria, Virginia 22315

Under Contract in Hayfield Farm | Alexandria, Virginia 22315

7639 Kingsbury Road Alexandria, VA 22315
Spotless home located in the sought after Hayfield Farm neighborhood!

7639 Kingsbury Road was on the market for only 3 days before going under contract. Showings started within hours of going on the market and multiple offers were received. The sellers did a beautiful job with their home and it showed with all the activity we received!

7639 Kingsbury Road has been lovingly maintained and exceptionally updated. Enjoy 5 bedrooms, 3 full baths, and a .25 acre lot with a fully fenced backyard – all in the sought after Hayfield Farm neighborhood!

As you enter this outstanding home you’re greeted with hardwood floors throughout. The spacious eat-in kitchen sparkles with granite countertops, stainless steel appliances, and custom cabinets. The kitchen is filled with natural light from the sliding glass doors leading to the patio and large backyard. Grow your own produce and herbs in the custom organic garden beds.

Relax in the living room with a wood burning fireplace or entertain family and friends in the separate dining room. There is a bedroom and full bath with Silver Shadow marble and heated floors on the main level. The main level also features a multi-purpose room, make it an office, home gym, bedroom, or whatever your heart desires. A large space and French doors make it very versatile.

View the tour of this beautiful home.

On the upper level of 7639 KingsburyRoad you’ll find 4 bedrooms. The large master bedroom offers ample closet space and an attached master bath with Carrara marble. The additional 3 bedrooms are generously sized and have plenty of storage. The hall full bath also features Carrara marble. No detail has been spared in this stunning and inviting home.

As you enter the basement a large rec room awaits you complete with a wet bar with granite counters and an additional refrigerator. The basement is also home to a large storage room and a front loading Samsung washer and dryer.

The opportunity to make an offer on 7639 Kingsbury Road has passed but, we can always help you find another home in the Kingstowne area. If you're thinking about selling your Hayfield Farm home we'd love to achieve you similar results. Give us a call 703-988-3151 or email for your Kingstowne buying and selling needs!




Buying A Home vs. Renting

Buying A Home vs. Renting
In the spirit of June 
being National Homeownership Month I thought I’d revisit the topic of buying vs. renting. Long before I became a real estate agent I was a big believer in buying a home or multiple homes. My belief has only strengthened as the years have gone by. Many still consider it to be the American Dream to own a home and it’s truly not as hard as one might think. Gone are the days of needing 20% down in order to get a mortgage. Home prices are rising, so are interest rates and the cost of renting. If you’ve ever thought about buying a home the time is now!

Stability – renting does not give you stability. The owner of the property can decide to sell, decide not to renew your lease, or raise your rent to the point that you decide to me. If you own a home and pay your mortgage, taxes, and insurance on time you can stay in the home as long as you’d like.

Maintenance- one perk of renting is that you are responsible for little or no maintenance. That might not be as good as it sounds though because you are at the landlord's discretion in getting repairs made. As a homeowner you’re responsible for maintenance but, also in control of who does it and how it gets done.

Customization- making changes to the flooring, updating the kitchen, or changing light fixtures isn’t an option when you’re renting but, it sure is when you own your home. Make it into whatever fits your personality and change it as frequently as you’d like.

Initial Costs- renting a place will typically mean coming up with a security deposit equivalent to one month of rent, a processing fee for your application, and your first month of rent. Yes, it is less than making a down payment but, rent is money you never get back. When you make your down payment and then monthly payments on your mortgage you’re building equity.

Investment- there is nothing related to an investment when you rent. You’re paying for use of the space and will have nothing to show for it when the time comes to move out. When you own you are making a long-term investment.

If you are considering buying in the Alexandria area and have questions about pros and cons reach out to us for answers. 703-988-1711 or 




Manchester Lakes Market Update June 2018

Manchester Lakes Market Update June 2018

Manchester Lakes is located in the Kingstowne area of Alexandria. The neighborhood is home to 1,390 townhomes and condos that compose 10 different communities. Built in the 1980’s Manchester Lakes has two different sections that are separated by Manchester Lakes Boulevard.

Condo Communities within Manchester Lakes

Victoria Crossings

Essex House


Tiers I

Tiers II

Townhouse Communities within Manchester Lakes

Kings Crossing

Manchester Commons

Manchester Crossing

Manchester Oaks

Townes Of Manchester

Manchester Lakes Amenities

Resident’s enjoy use of a community center, fitness center, outdoor pool, sports courts, and tot lots. There are beautiful ponds throughout the community and a park nearby.


What’s Nearby Manchester Lakes
Living in Manchester Lakes offers a peaceful setting while still being within minutes of daily needs and transportation. Kingstowne Towne Center is within walking distance and home to 2 grocery stores, Kingstowne 16 Movie Theater, Starbucks, Bonefish Grill, Panera, Pasara Thai, sweetFrog, Famous Footwear, HomeGoods and many other retail and dining options. Other centers that are less than 5 minutes from the neighborhood include Festival at Manchester Lakes, Hilltop Village Center, and Springfield Town Center. Access to 495, 395, 95, and Fairfax County Parkway is nearby and convenient from the neighborhood. The US Coast Guard Station, Bolling Air Force Base, Fort Belvoir, and the Pentagon are all nearby.


Manchester Lakes Real Estate Market Activity
The following is a review of activity in Manchester Lakes since January 2018.

•Number of Sales: 18
•Highest Priced Sale: $542,500
•Lowest Priced Sale: $170,000
•Median Sale Price: $356,250
•Median Days on Market: 9
•Median Sale Price to List Price Ratio: 98.15%



If you’re interested in buying or selling in Manchester Lakes reach out to us. We’d love to connect with you and are always happy to answer questions.


View Homes For Sale In Manchester Lakes


Manchester Lakes Home Value Tool



5 Tips To Sell A Home With Pets

5 Tips To Sell A Home With Pets

Many homeowners have pets and they’re a part of the family. When it’s time to put your home on the market you need to consider that not everyone loves pets. Having your home deep cleaned to remove any pet odors is something you’ll need to do prior to listing your home for sale. You want buyers to see themselves living in your home and that doesn’t include with your pet.

What should you do when you have pets and it’s time to prepare to sell your home?

Make Repairs –

Pet damage isn’t a selling point for your home. Dogs and cats at some point in their lives, no matter how well behaved they are, are going to damage something in your home. Whether it be carpet, hardwood floors, walls, or grass in the yard it’s bound to happen. Repairs need to be completed prior to your home going on the market. Some repairs can be expensive but, correcting them will pay off in the form of an increased bottom line.

Remove Pet Odors –

Even the biggest animal lover doesn’t want a home that smells like pets. Your furry friend’s favorite place to lay takes on their scent over time. Accidents also happen and you never want your home to be remembered as the house that smelled bad. One of the top reasons a home buyer will pass on a home is a strong odor. Having your carpets and floors professionally cleaned will in most cases remove the odors. There are some homes that will need to replace the carpet if the odor cannot be removed.

Cleanup The Yard –

Pick up any messes that are in your yard. That’s not a surprise any buyer wants if they’re walking in your yard. Look at your yard and see if there are any spots that need new sod laid or damage repaired. Outdoor space is a big selling point for many buyers and because of that, you need to pay equal attention to the yard as you do to the interior of your home.

Erase Signs You Have A Pet –

Your pet’s bowls, beds, toys, food, etc. will all need to be put away. Pet accessories are not staging items and look cluttered when left out for photos and showings. Aside from an aesthetics standpoint some buyers do not like pets and in turn, you want to avoid leaving signs out that you have pets in your home. if a buyer asks you’ll need to answer honestly but, you can often avoid the question ever being asked if your pet's belongings are put away.

Remove Your Pet For Showings –

If there’s one tip you take away from this post, it needs to be this one. There are far too many risks that come with a pet being left in a home for showings. Buyers and their agents are strangers to your pet and that creates a liability for you. When pets are scared or unsure of what’s happening they act differently. Pets can also get out during a showing and no agent wants to be looking for your pet if they escape. Leaving your pet home during a showing is asking for trouble. If you can’t get home from work to remove them have a neighbor keep them or consider hiring someone to come and remove them from your home before a showing starts. It’s a liability to have a pet in the home during showings and simply not worth the many risks that come with it.

If you have questions about selling a home with pets reach out to us! 703-988-3151 or






How Did Home Sales Perform in Alexandria in April 2018?

How Did Home Sales Perform in Alexandria in April 2018?
Home sales in Alexandria remained strong in April. The number of homes sold increased from March along with an increase in median sale price. Days on the market decreased and are extremely low. Sellers continue to have the market in their favor and are seeing over 99% for the sale to list price ratio.



Here are the stats for April 2018 in Alexandria…

•Number of Sales: 531 (increase from 478 in March)

•Highest Priced Sale: $2,000,000

•Lowest Priced Sale: $87,000

•Median Sale Price: $503,200 (increase from $479,975 in March)

•Median Days on Market: 7 (decrease from 11 in March)

•Median Sale Price to List Price Ratio: 99.10% (increase from 98.48% in March)

To gain some perspective let’s go back and compare to April 2017…

•Number of Sales: 457

•Highest Priced Sale: $4,272,017

•Lowest Priced Sale: $87,000

•Median Sale Price: $462,000

•Median Days on Market: 9

•Median Sale Price to List Price Ratio: 98.61%



Reviewing the same timeframe in the previous year allows us to analyze how the market has changed.  Median sale price is up by 8.9% as compared to April 2017 and the number of homes sold also saw an increase this year. Days on the market remained fairly consistent changing by just 2 days.



Active Listings in Alexandria
As of 
today, there are 883 homes for sale in Alexandria. An increase from 796 at this time last month. The slight increase in inventory is good news for buyers. Supply certainly isn’t keeping up with demand but, any increase is a welcome one in the current market conditions. The lowest priced property is a 1 bedroom, 1 bath condo with 720 square feet listed at $135,900 and the highest is a 6 bedroom, 4.5 bath single family home with 8,145 square feet listed at $8,500,000. Current active listings in Alexandria have an average of 31 days on the market, a decrease of 7 days as compared to last month.



Pending Sales in Alexandria
There are currently 867 homes under contract. Median days on the market for the pending homes is 9.


View homes for sale in Alexandria

The housing market in Alexandria remains a seller’s market. Low inventory and rising home prices are contributing factors to the current trends we’re experiencing. If you’re considering selling your Alexandria home keep in mind that while the market is trending in your favor that doesn’t mean proper preparation for the market isn’t needed. Buyers know the competition is steep and in turn, they are looking for a product that is turn-key and priced correctly. Overlooking the need to deliver a product to the market that buyers are seeking will inevitably impact a seller’s bottom line. Making the best first impression when listing your home is critical for a successful sale. It’s not just about selling, it’s about selling for the highest price in the shortest amount of time. Be the home that sets a record high selling price for the neighborhood, not the home that sits and becomes stale inventory. Buyers don’t pay top dollar for a home that’s been sitting on the market. As a seller in the current market, you have a very small window to maximize your equity due to how low the median days on the market are.

Homes that sell quickly in Alexandria all have similar characteristics: they are clean and well maintained, reasonably updated, uncluttered, and they are priced according to the current market. As a seller, when you meet these conditions your home will not only stand out from the competition it will also have the best opportunity to sell for top dollar.

Buyers have to be prepared to act quickly in the current market. Having a pre-approval in hand and working with an agent who has the flexibility to show a home that’s new to the market on short notice is a must. Days on the market continue to be extremely low and that leads to buyers needing to make a decision quickly if they want to make an offer on a property. In general, the current market is not conducive to negotiating power for buyers. Be prepared to make your highest and best offer upfront, it’s the smallest details that are making one buyer stand out from the next.

Reach out to Amanda at 703-431-3755 or email to talk about the marketability of your home. Market reports do an excellent job of providing general information but, nothing replaces a comprehensive market analysis from an agent who understands the intricacies of the Alexandria real estate market. Every home and its features influence where it should be priced. Achieving the maximum dollar for your home regardless of the current market conditions is always my goal. You need a full-service agent who has a successful track record not only selling homes but, selling them for top dollar!



Memorial Day | Remember and Honor

Memorial Day | Remember and Honor

Memorial Day is a day we remember with gratitude, all those that served and gave their lives for our country and our freedom. All too often I only hear about the BBQ’s and time off from work but, if it weren’t for the heroes who loved their country enough to die for it none of that would be possible. Thank you to those who have given their lives to give each one of use freedom. I am forever grateful.

Wishing everyone a safe Memorial Day – please remember to participate in the National Moment of Remembrance at 3pm.


6515 Old Carriage Way Alexandria, Virginia 22315 | End Unit Townhome in Landsdowne Under Contract

6515 Old Carriage Way Alexandria, Virginia 22315 | End Unit Townhome in Landsdowne Under Contract

6515 Old Carriage Way Alexandria, VA 22315
Immaculate townhome located in the sought after Landsdowne neighborhood!


This exceptional end unit townhome was on the market just 5 days and received multiple offers. Inspections and the appraisal are completed and all a parties are working towards an end of month closing. 6515 Old Carriage Way is filled with natural light and loaded with upgrades. This 2 bedroom, 1.5 bath home has modern finishes throughout and is immaculate. Lansdowne, a sought after neighborhood in Alexandria is within walking distance from Wegmans and Hilltop Village Center and minutes to metro, 495, 395, and Fort Belvoir.

View the walk through tour of this beautiful townhome.

The updated and modern kitchen features custom cabinets, granite countertops, gas cooking, butcher block, and pot rack. Hardwood floors gleam throughout the main level. Step into the large fully fenced backyard and enjoy a custom patio, storage shed, and garden beds. On the upper level, you’ll find two spacious bedrooms with vaulted ceilings and a Jack and Jill full bathroom. The bathroom has been completely updated featuring Carrera marble and dual vanities.

Landsdowne is the definition of location, location, location. Walk to shopping, dining, and everyday needs. Residents in the neighborhood enjoy use of an outdoor pool, walking trails, and sports courts.

Looking to sell your Landsdowne home? We’d love to help you achieve similar results. Reach out to us with questions or to learn more about our marketing.

Browse homes for sale in Landsdowne