Blog :: 06-2018

Amanda Davidson Real Estate Group is Northern Virgina's most trusted local, independent resource for real estate news and insight. Our team has its finger on the pulse of the real estate market in Alexandria and the surrounding counties. Here you'll find the latest market updates, local news, and tips for buyers and sellers.

Water Safety Tips For Dogs

Water Safety Tips For Dogs

Summer temperatures have been heating up the DMV for a few weeks now and with that comes fun in the water. Summer is the perfect time to hit the pool, beach, or lake and many of us take our pups along with us. Below are some do’s and don’ts to make sure your dog enjoys the water and stays safe at the same time.
 


Teach your dog to swim – don’t force your dog into the water, this can create fear and once they’re scared the odds of overcoming it aren’t good. Introduce them to the water slowly in a shallow area and gradually work up. The earlier they learn how to swim the better they’ll be at it.

 

 

Not all breeds are meant to swim – some dogs such as retrievers and poodles are bred to work in the water and are often very easy to teach. On the other hand, bulldogs and other short-snouted breeds were not meant to be in the water. Their large chests make their front end heavy and they struggle to keep their head above water. Be very careful with them around water. There’s always an exception to the rule but, for the most part, only wading is recommended. Neither of our Frenchie’s can swim but, they love to wade!
 


Don’t let your dog out of your sight – teaching your dog the pool or other bodies are water are off limits unless you’re out with them is important. If you have a pool in your backyard or your home is right on the ocean or lake a fence is recommended to prevent them from going into the water without supervision. Anything can happen quickly when water is involved and always keeping your pet in view is important to make sure they stay safe at all times.
 


Don’t let your dog drink the water they’re swimming in – pool water contains chemicals and the salt in the ocean water will make your dog sick. There could be bacteria in lakes that causes an upset stomach so they’re off limits too. Have fresh water on hand so that your pup is able to stay hydrated and is less tempted to drink the water they’re playing in.

 


Rinse your dog off after they swim – the chemicals from the pool and the sand/salt from the ocean will likely irritate their skin. They’re also prone to grooming themselves after being in the water and can then ingest whatever is on their fur.
 


Encourage your 4 legged friends to take plenty of breaks when playing in the water. Often times they’re having so much fun that they don’t stop to rest. With the right planning and using common sense, you and your pet will enjoy the water together all summer long.

 

 

Just Listed In Brambleton: 42346 Benfold Square Ashburn, Va 20148

Just Listed 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 or schedule a private tour contact Amanda Davidson Real Estate Group today, 703-988-1711 or info@amandadavidson.com.

 

 

Just Listed In Brambleton: 42270 Rhett Drive Ashburn, Va 20148

Just Listed In Brambleton – 42270 Rhett Drive Ashburn, Va 20148
Phenomenal Brownstone ~ Luxury Living In Brambleton


If you’re looking to live the Brambleton lifestyle you don’t want to miss 42270 Rhett Drive. This impeccable home offers over 3,000 square feet of living space and is a two-minute walk to Brambleton Town Center. A premium lot, open floor plan, and upgrades throughout await you!
 


42270 Rhett Drive was constructed in 2011 by Miller and Smith. This luxury end unit townhome offers 4 bedrooms, 3 full baths, and 1 half bath. As you walk through the front door you’re greeted with hardwood floors, a spacious recreation room, recessed lighting, tons of storage, one bedroom, and one full bath. Step down a couple stairs and walk out into the attached 2 car garage featuring an electric car charging station, parking sensors, and ceiling storage racks.
 


The main level has a fabulous open layout. Enjoy the gourmet eat-in kitchen with upgraded stainless steel appliances, huge island, and granite countertops. Plentiful windows allow natural light to flow into the kitchen and living area while mature landscaping on the end of the home protects your privacy. Relax in the living room with the gas fireplace while you watch your favorite show or step out onto the terrace overlooking the trees and turn on your outdoor gas fireplace. The separate dining room on the main level offers spacious accommodations for family and friends. The options are endless with the versatilePeirreport model.
 


On the upper level of 42270 RhettDrive, you’ll find 3 bedrooms and 2 full baths. The master bedroom offers spacious accommodations with a custom walk-in closet, attached master bath with dual vanities, and shower with upgraded tile. Both spare bedrooms are generous in size and have walk-in closets. The laundry room is conveniently located on the upper level and has cabinets above the washer dryer for additional storage.
 


42270 Rhett Drive is within minutes to the future Silver Line Metro Station. 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.
 


For more information on this exceptional home or to set up a private tour contact Amanda Davidson Real Estate Group 703-988-1711 or info@amandadavidson.com.

 

 

How Did Home Sales Perform in Alexandria in May 2018?

How Did Home Sales Perform in Alexandria in May 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 May 2018 in Alexandria…

•Number of Sales: 614 (increase from 531 in April)

•Highest Priced Sale: $2,600,000

•Lowest Priced Sale: $87,000

•Median Sale Price: $496,300 (decrease from $503,200 in April)

•Median Days on Market: 7 (no change from April)

•Median Sale Price to List Price Ratio: 99.03% (no change from April)
 

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

•Number of Sales: 609

•Highest Priced Sale: $1,842,500

•Lowest Priced Sale: $105,000

•Median Sale Price: $460,775

•Median Days on Market: 8

•Median Sale Price to List Price Ratio: 98.75%
 


Reviewing the same timeframe in the previous year allows us to analyze how the market has changed.  Median sale price is up by 7.7% as compared to May 2017. Days on the market saw no measurable change and sale to list price ratio remained consistent.

Active Listings in Alexandria
As of 
today there are 857 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 studio with 471 square feet listed at $100,000 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 35 days on the market, an increase of 4 days as compared to last month.
 


 

Pending Sales in Alexandria
There are currently 804 homes under contract. Median days on the market for the pending homes is 14.

View homes for sale in Alexandria

 

 

Is Alexandria a buyers or a seller’s market? It remains a seller’s market. Supply continues to struggle to keep up with demand and although interest rates have increased so far there is no sign of buyers slowing down. It’s an excellent time to sell your Alexandria home. Just keep in mind that while the market is favoring sellers that doesn’t mean proper preparation and exceptional marketing isn’t key. Buyers know they are in most cases paying top dollar and in turn they expect a product that has a reasonable amount of updates, shows well and is priced correctly. Sellers who overprice their homes will still see the market react in the form of the home sitting and becoming what we like to call stale bread. No one pays top dollar for stale bread! With the right agent to guide you and the proper marketing plan in place, your home can set a record for the neighborhood. It’s not just about selling, it’s about selling for the highest price in the shortest time possible.  

Homes that are moving quickly have a few things in common: 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 make quick decisions in the current market. Have your pre-approval in hand and work with an agent who has full-time availability to show you homes as soon as they come on the market. Days on the market continue to be extremely low and that means delaying in making a decision can cost you the home you fall in love with. In general, the current market is not conducive to negotiating power for buyers but, there are some homes that will be an exception. If the home you want has only been on the market for a couple days 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 amanda@amandadavidson.com to talk about the marketability of your home. Market reports provide general information but, they sure don’t replace a custom market analysis from an agent who understands the intricacies of the Alexandria real estate market. Every home and its unique features influence where it should be priced. Achieving top dollar for your home regardless of the current market conditions is always our goal.



Condos In Alexandria - Market Update May 2018

Condos In Alexandria - Market Update May 2018

May and April looked very similar for condo sales in Alexandria. More condos sold in May as compared to April and the median sale price saw a slight increase. Days on the market and sale to list price ratio remained the same. Condos continue to move quickly and sellers are enjoying an over 99% sale to list price ratio.
 


May 2018 Condo Sales in Alexandria

•Number of Sales: 186 (increase from 173 in April)

•Highest Priced Sale: $2,600,000

•Lowest Priced Sale: $87,000

•Median Sales Price: $278,750 (increase from $263,000 in April)

•Median Days on Market: 10 (increase from 9 in April)

•Median Sale to List Price Ratio: 98.42% (increase from 98.54% in April)
 


How Does May 2017 Compare to May 2018?

222 condos sold in May 2017 – an interesting stat to consider because of the low inventory we are experiencing this year. Aside from that, the market was very similar this time last year. Median sale price saw very little change, a decrease of $1,750 this year. Days on the market saw no change and the median sale to list price ratio remained consistent, 98.05% in 2017.
 

Previous Sales - 6 Month Comparison


Current Condo Inventory in Alexandria

There are 311 condos for sale in Alexandria, the second month in a row inventory has increased. It’s not plentiful but, any increase is welcome news to buyers. While the condo segment of the Alexandria real estate market remains a seller’s market the time to buy is now. Interest rates continue to creep up along with home prices and waiting to buy equates to spending more. If you are thinking of selling your Alexandria condo it’s important to know what makes a home sell quickly. The homes that move quickly all have similar characteristics – they are reasonably updated, they show well, and they are convenient for buyer agents to bring their clients for a tour. Pre-marketing your Alexandria condo is a must, it builds buyer attention before it ever goes on the market. Having buyers waiting to tour your condo the day it goes active sets the stage for a successful sale. Pricing is and always will be a key detail to selling a home quickly for top dollar. If you’re considering selling now is an excellent time to do so. With that said, it does not mean you can overprice your home. Do not be the overpriced property that sits on the market turning into what we like to call stale bread. Planning ahead and teaming up with a local real estate agent that’s an expert in your area to properly execute a successful sale remains imperative. The details of preparing your home for sale, properly pricing it, and launching the right marketing plan will take you from listed to sold in the shortest time possible for the highest sale price possible.
 


If you’re buying a home the current market be prepared. By that we mean to have your pre-approval in hand, work with an agent that has full-time availability to show you properties as soon as they become available and don’t delay in making an offer. Days on the market continue to be very low and condos that are properly priced and show well move quickly. Taking a couple days to think about it can me you miss the opportunity to ever make an offer.


To receive a free estimate on what your condo is worth in the current market visit our free home value tool.

If you’re buying or selling a condo in Alexandria and have questions reach out to us and let’s connect. 
 

Browse Alexandria Homes For Sale

 

 

Coming Soon In Brambleton: 42270 Rhett Drive Ashburn, Va 20148

Coming Soon In Brambleton – 42270 Rhett Drive Ashburn, Va 20148
Phenomenal Brownstone ~ Luxury Living In Brambleton

 


If you’re looking to live the Brambleton lifestyle look no further. 42270 Rhett Drive offers over 3,000 square feet of living space and is a two-minute walk to Brambleton Town Center. A premium lot, open floor plan, and upgrades throughout await you!
 


42270 Rhett Drive was constructed in 2011 by Miller and Smith. This luxury townhome offers 4 bedrooms, 3 full baths, and 1 half bath. As you walk through the front door you’re greeted with hardwood floors, a spacious recreation room, recessed lighting, tons of storage, one bedroom, and one full bath. Step down a couple stairs and walk out into the attached 2 car garage featuring an electric car charging station, parking sensors, and ceiling storage racks.
 


The main level has a fabulous open layout. Enjoy the gourmet eat-in kitchen with upgraded stainless steel appliances, huge island, and granite countertops. Plentiful windows allow natural light to flow into the kitchen and living area while mature landscaping on the end of the home protects your privacy. Relax in the living room with the gas fireplace while you watch your favorite show or step out onto the terrace overlooking the trees and turn on your outdoor gas fireplace. The separate dining room on the main level offers spacious accommodations for family and friends. The options are endless with the versatile Peirreport model.
 


On the upper level of 42270 Rhett Drive, you’ll find 3 bedrooms and 2 full baths. The master bedroom offers spacious accommodations with a custom walk-in closet, attached master bath with dual vanities, and shower with upgraded tile. Both spare bedrooms are generous in size and have walk-in closets. The laundry room is conveniently located on the upper level and has cabinets above the washer dryer for additional storage.
 


42270 Rhett Drive is within minutes to the future Silver Line Metro Station. 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.
 


For more information on this exceptional home contact Amanda Davidson Real Estate Group 703-988-1711 or info@amandadavidson.com.

 

5 Strategies to Keep in Mind When Selling a Condo in Kingstowne VA

 

Homes for Sale in Kingstowne VA

 

This year is a great year for condo owners to sell their homes. Although home prices across the United States have seen a consistent rise in recent years, more and more buyers who want to downsize their homes still rush to buy homes for sale in Kingstowne VA because they want to take advantage of low mortgage rates.

 

If you are a condo owner and are thinking about selling your condo, this may be the best time to do so. However, selling a condo is not exactly the same as selling other types of homes so you need to take a lot of factors into consideration before making any decision.

 

Here are five important things you should keep in mind when selling your condo:

 

Know the DOM range for condos similar to yours

One of the first things you should do before deciding to sell your home is to look for condos for sale in Kingstowne VA that are comparable to yours in terms of unit type, floor location and square footage. Listings usually indicate the DOM (days-on-market) of properties, which refers to the number of days it takes for a property to find a buyer. By considering the DOM of homes similar to yours, you will be able to determine a reasonable timeframe for your condo to sell. 

 

Know everything about your condo

 

Condos for Sale in Kingstowne VA

 

If you want to sell your condo fast, you must be prepared to answer all the questions your potential buyers might ask. You may also need to review the HOA (homeowner association) rules to determine which parts of your unit you need to work on. HOA rules help you know which flaws fall within acceptable standards or need some improvements.

 

Decide which repairs or improvements are worthwhile

Since renovations involve money, you have to determine which improvements are worthwhile and which are not. Of course, you need to prepare your home before officially listing it, but you can’t just do a total makeover without giving it some thought. 

 

Try to reduce listing costs

While there are plenty of ways you can save on listing costs when selling a home, never skip the standard commission of a real estate agent. Having an agent to represent you in your transactions will make it much easier for you to find potential buyers for your property. Some of the ways you can reduce listing costs while working with an agent include staging your home yourself and hiring a contractor that can do repairs at a much lower rate. 

 

Reviewing the clauses in your buyer’s first offer

One of the most exciting things sellers look forward to when selling a home is receiving their first offer. Although receiving an initial offer for your property can be truly exciting, don’t get carried away immediately. Screen the clauses of the offer, especially the timeframe for the buyer’s obligations, closing adjustments and other addendums. 

 

Are you planning to sell your home in Kingstowne VA? Then contact me today at 703-431-3755 and I’ll help you get started! I am Amanda Davidson, Kingstowne’s top REALTOR!

 

In case you can not view this video here, please click the link below to view 5 Strategies to Keep in Mind When Selling a Condo in Kingstowne VA on my YouTube channel: https://www.youtube.com/watch?v=MCqK5f8g8PM&feature=youtu.be.

 

 

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 info@amandadavidson.com.

 

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