Blog :: 11-2018

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.

Condos For Sale In Kingstowne | Market Update October 2018

Condos For Sale In Kingstowne | Market Update October 2018

Kingstowne is a planned community of over 5,300 homes. The community consists of condos, townhomes, and single family homes. Many locals consider 22315 the Kingstowne area and for our condo market update that’s the zip code we’ll focus on.  

October 2018 Condo Sales in Kingstowne

•Number of Sales: 6

•Highest Priced Sale: $345,000

•Lowest Priced Sale: $235,000

•Median Sales Price: $331,745

•Median Days on Market: 10

•Median Sale to List Price Ratio: 98.83%

How Do Sales in October 2017 Compare to October 2018?

8 condos sold in October 2017 with a median sale price of $292,750. Days on the market were higher, coming in at 18 and the median sale to list price ratio was 98.00%. The change in median sale price is an important statistic to take note of, a 13.3% increase.

Kingstowne Condo Inventory

There are currently 10 condos for sale in Kingstowne. They range from a 2 bedroom, 2 bath with 1,053 square feet priced at $269,000 up to a 2 bedroom, 2 bath with 1,277 square feet priced at $325,000. The total number of condos for sale includes new construction condos at The Crest Of Alexandria, a 55+ community located off Telegraph Road. Base pricing starts at $429,900 for a 2 bedroom, 2 bath.  

Inventory in Kingstowne remains low and condos are no exception. Rising interest rates and the winter season have not slowed buyers down. You can read more about the Kingstowne housing market in our October 2018 market update. Homes that have a reasonable amount of updates and that are priced according to the market are moving quickly. Sellers do need to understand that the market has changed from this spring when we were seeing 5, 6, 7+ offers on homes. That is no longer the case and if you try to chase the market your home is going to sit and be avoided by buyers. High days on the market and an inevitable price drop will cost you far more than pricing your home correctly from the start. It’s still a seller’s market but, buyers are looking for value in the form of homes that are priced according to the market. Pricing your home correctly and properly preparing it for sale will ensure a timely sale for the highest price possible.

If you’re looking to buy a condo in Kingstowne it’s important to know that inventory remains low. Homes that show well and are priced correctly are selling quickly. There’s still a strong chance that if a home that has just come on the market that matches those criteria that other buyers will also be interested. Do not delay in making an offer when you find the home you want to purchase. Consult with your agent on the best strategy to take. Every neighborhood and property is different and understanding the current market trends is important to position your offer to be appealing to the seller.


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

If you’re buying or selling a condo in Kingstowne and would like to work with an experienced agent reach out to us and let’s connect.


See condos for sale in Kingstowne



5 Staging Tips For Selling During The Holidays

5 Staging Tips For Selling During The Holidays

Tis the season for holiday festivities, gift giving, strained budgets, and in this area bitter cold and grey days. This time of year can be hard on sellers but, it doesn’t have to be. Buyers who are out looking in our less than ideal temperatures are serious. They’re certainly not out because the weather is beautiful and the grass is green! Selecting the right holiday décor will have them wanting to toast the New Year in YOUR home.

Holidays are personal on many levels but, when selling your home during the holiday keep your décor neutral.

Try these tips to get buyers in the right spirit:

Clean and Stage - this tip is not holiday related but, it will get you ready to decorate. If you already have dust bunnies rolling across the floor and clutter overflowing on the bookshelf adding decorations is only going to make your home feel smaller. So many sellers overlook having their home spotless for buyers and it’s a big mistake. Hire the professionals if you can both for cleaning and staging.

Less is more – don’t let this idea keep you from adding holiday decorations to your home altogether. The right touches will make your home feel welcoming and cosy. A holiday wreath hung on the door, a new holiday welcome met, or pinecones in an attractive vase will all make your home feel festive without causing it to look cluttered.

Equal Opportunity – remember above when we mentioned neutral décor? This is not the year to break out your life-sized Nativity set. Anything overly religious should not be included when decorating a home that’s for sale during the holidays. You want to attract any buyer and you’re not going to do that if they feel uncomfortable or offended by your décor. Think snowflakes, pinecones, mistletoe, and nutcrackers.

Clark Griswold – leave the inflatables in storage. What might be merry to you could be downright tacky to a buyer. This is not the time cover your yard in inflatables and light up the block. Stick to minimal string lighting, preferably white lights and play up the positives of the exterior of your home.

Tree Time – select a tree based off the space you’re putting it in. Have a two-story foyer or great room? A tall tree can be the perfect accent to showcase it. Be mindful of your floor space and don’t get one that overwhelms it. If you have a tight living space go with a skinny tree. Your tree needs a theme, this is not the year for family ornaments to trim your tree.

With the right holiday décor, your home can immediately get buyers into the holiday spirit. You just have to remember you still want your home to look spacious. Don’t decorate every nook and cranny and keep a theme for your decorations to create consistency. For most of us that means using just a tiny bit of our décor and that’s ok. Just remember, your goal is to be in a new home for the next holiday and then you can decorate any way you’d like!



How Can I Increase My Kingstowne VA Home's Value?



If you are planning to sell your Kingstowne VA home soon, you are likely thinking of ways to increase its value. One of the most common questions I get from my clients is “How can I increase my home’s value?”


How to choose the best project When you want to boost your home value, the best answer is to update and renovate your house. There are many home projects you can do like upgrading the kitchen, renovating the bathroom, adding a bathroom, installing a deck, and more.


However, there's a caveat. Home renovation cost a bit of money and not all remodelling projects pay off.


How will you know what's the best project to undertake? This is where I can help you.


As your real estate agent, I can give you the best advice on what home improvement projects will pay off for your home. Together, we can decide on the best home updates that will add features buyers love and increase your home’s value.


Years and years of working with buyers has taught me what they want and I will use that knowledge to help set your home in the best light so that it stands out and impresses buyers.

Best affordable improvements for resale

If you will be moving out and selling the house soon, some general sprucing up and cleaning can do wonders for the house. Minor updates don't cost a lot but can go a long way in making the house look amazing.


Here are some affordable updates you can do.

1. General home repairs. The moment you decide to sell your house in Kingstowne is the moment you should start listing down the basic repairs the house needs.


Most buyers prefer move-in ready homes. They've just spent a lot of money on buying a house, so any possible repair projects may turn them off.


Fix the broken window, replace the leaky faucet, reinforce the kitchen cabinet, do all the minor repairs needed to get your house ready for sale.


2. Paint it. When the necessary repairs have been completed, it is time to paint. Painting is one of the most cost-effective ways to beautify the home and increase its value.


Choose neutral colors to paint your home. As much as you would love to paint your living room that vibrant red, restrain yourself and go for something that is classic and simple. Neutral toned colors are easy on the eyes and make the home look more inviting and spacious.


3. Update the light fixtures. An easy way to give the home a new look is to update the light fixtures. Not only does getting new light fixtures add more life to the living space it also makes the room appear brighter.




4. Add storage spaces. Most buyers prefer homes with storage spaces. Cramped storage spaces are a major turn off. Adding a closet space in the bedroom or several storage areas in the garage will go a long way in making your home more functional.


5. Update your kitchen. If there is one room in your house you should update, it is the kitchen. Small, cost-effective renovations like replacing an old and worn out countertop or installing new floor tiles will make your kitchen look modern and well-maintained.


6. Upgrade the bathroom. Next to the kitchen, the bathroom is the second room in the house that increases the home’s value when updated. If you have a stained old sink, it is time to get a new one. You can also make the bathroom look new by applying fresh caulk and grout.


7. Add a low maintenance landscape. Create a great first impression and add value to your home by improving your landscape. Landscaping is one the three most effective home improvements that have the biggest returns.


You don’t need to spend a lot of money to boost the value of your Kingstowne VA home for sale. Minor updates will do a lot for your home without busting the bank.


There are so many more home selling tips I can share with you. So before you start taking out any walls and making home updates, give me call so I can help you decide on the best updates that will increase your home value.


When you need a real estate agent with superior local knowledge, professionalism, and outstanding service to help with all your real estate needs, call me, Amanda Davidson, at 703-431-3755.


In case you can not view this video here, please click the link below to view How Can I Increase My Kingstowne VA Home’s Value? on my YouTube channel:

A Day Of Thanks - Happy Thanksgiving To All

There is so much to be thankful for. As I let the dogs out this morning I could feel the cold air hit my face. It immediately made me stop and say thank you for a warm home. Today is a day of reflection, a day to be grateful for the little things because, in reality, they're big things. We wish all of you a very Happy Thanksgiving. 

When I started counting my blessings, my whole life turned around. ~ Willie Nelson



Homes For Sale In Island Creek in Alexandria, Virginia | November 2018 Market Update

Homes For Sale In Island Creek in Alexandria, Virginia | November 2018 Market Update

There are over 1200 homes in the Island Creek neighborhood in Alexandria Virginia. The neighborhood is home to single family homes, townhouses, and two styles of condos; garden and townhouse style. Island Creek is conveniently located off Beulah Street in the Kingstowne area of Alexandria. The neighborhood is known for its amenities and convenient location; two outdoor pools, tot lots, tennis, basketball, and volleyball courts are all available for residents to use. There’s an assortment of jogging and biking trails through the community and residents also enjoy a private lake. Island Creek features a clubhouse that can be reserved for parties or special events.

What’s Nearby Island Creek?

Minutes to Fort Belvoir, public transportation and major highways this community is sought after because of its convenient location for commuters. The Springfield Town Center is just minutes from Island Creek and home to Top Shop, Michael Kors, Forever 21, Dicks Sporting Goods, Macy’s and many more. There are also numerous dining options in the town center; Maggianos, Nando's Peri Peri, Chuys, and Yardhouse just to name a few. Hilltop Village Center is within walking distance of Island Creek and home to Wegmans, LA Fitness, Green Turtle, Burtons Grill and many other retail locations. Residents of Island Creek find access to daily needs, commuter routes, shopping, dining, and entertainment all very convenient.

The following is a review of activity in Island Creek since November 2017.

•Number of Sales: 49

•Highest Priced Sale: $860,000

•Lowest Priced Sale: $310,000

•Median Sales Price: $505,000

•Median Days on Market: 35

•Median Sale Price to List Price Ratio: 99%

What Schools Will The Kids Attend?
Children that live in Island Creek will attend Island Creek Elementary and Hayfield Secondary Schools. Visit the GreatSchools website for more information about these schools including reviews and test scores.


There are currently 7 homes for sale in Island Creek. Have you been thinking about selling your Island Creek home? Find out its value in the current market by visiting our home value tool for a free estimate.

View homes for sale in Alexandria

View homes for sale in 22315

To learn more about Island Creek contact Amanda Davidson Real Estate Group 703.988.3151.



Just Listed! 41994 Cedar Point Pl Aldie, Virginia 20105

Just Listed! 41994 Cedar Point Pl Aldie, Virginia 20105

Absolutely stunning single family home in Seven Hills – 5 years young and 100% move-in ready! As you step through the front door you’re greeted with a spacious and open floor plan. Wide plank hardwoods throughout the main level lead you to a gourmet kitchen with upgraded cabinets, stainless steel appliances, cook top, double oven, and granite countertops. The kitchen and sunroom adjoin the family room creating the perfect balance of open and usable space. From the sunroom, you can step out onto a large trex deck that overlooks the custom stamped concrete patio. Enjoy the security of a fully fenced backyard. The large separate dining room on the main level will be perfect for family or friends to gather around the table and enjoy meals and laughter together. The main level also features a spacious office with french doors for added privacy.


On the upper level of 41994 Cedar PointPl, you’ll find 4 bedrooms, including a master suite with a sitting room. The 3 spare bedrooms are generous in size and have access to a full hall bath. Doing laundry will be a breeze with a full laundry room located on the upper level as well. As you walk down the hall and through the double doors into the master suite you are greeted with a custom sitting room, wide plank hardwood floors, two custom walk-in closets with custom organizers, and a luxury master bath. The tray ceilings in the master bedroom provide an added element of design and elegance. Relax in the soaking tub in the master bath or enjoy the spacious separate shower. Separate vanities await you and provide for plentiful counter space and storage.

The lower level in this exceptional single family home is unfinished with a rough in bath. There are over 1,340 square feet awaiting your personal touch. The walk out basement also offers access to the fenced backyard.


If you’d like to set up a private tour of this phenomenal home contact us and we’d be happy to schedule one for you! 703-988-3151.


Kingstowne Home Sales | October 2018 Market Update

Kingstowne Home Sales October 2018 Market Update

The number of homes sold in Kingstowne increased from September to October. The median sale to list price ratio increased slightly and days on the market also increased. Sale to list price ratio remains extremely strong.

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

•Number of Sales: 45

•Highest Priced Sale: $1,100,000

•Lowest Priced Sale: $240,000

•Median Sales Price: $482,000

•Median Days on Market: 16

•Median Sale Price to List Price Ratio: 99.63%

Is It A Buyer’s Or A Seller’s Market?
It remains a seller’s market in Kingstowne. Supply is not keeping up with demand, a trend we have witnessed throughout 2018.


View homes for sale in Kingstowne

Current Inventory In Kingstowne

There are currently 71 homes for sale in Kingstowne. An increase of 2 from this time last month. It’s again important to point out that the Crest Of Alexandria a 55+ active adult community has added new construction listings (11 at this time) making resale inventory even lower than the total active inventory. Inventory remains low and as we mentioned above it is still a seller’s market. That doesn’t mean buyers aren’t looking for value and a turnkey product though. Seller’s that attempt to price above the market are learning quickly that buyers are passing up on their homes. Proper pricing is imperative – if you price your home correctly and it is reasonably updated and turnkey ready it will be positioned to sell quickly. Rates are currently getting close to 5% and there are a lot of buyers in the market looking to secure their new home. If you’re a buyer in the current market you need to be prepared to make a strong offer when you find the home of your dreams. Days on the market remain low and homes are still moving very quickly in Kingstowne.

If you’d like to know more about the Kingstowne market reach out to us and let’s connect! We are always happy to answer questions.

Receive a free home value estimate within minutes. Our home value tool is just a guide if you are looking for a precise analysis of the current value of your home nothing replaces the expertise of a local agent with years of experience selling homes. Reach out to us for a free consultation.


See homes for sale in Kingstowne


Thanksgiving Dinner The Easy Way

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If you're not up for a cooking marathon this Thanksgiving, or simply just prefer to take a load off and have someone do the hard work for you; this post is for you! Check out some of the best restaurant and grocery store options in our area that will be serving Thanksgiving dinner this year:


Wildfire - dine on spit-roasted turkey and all the traditional sides served family-style in the ambience of this beautiful restaurant.


Founding Farmers - serving a delicious prix fixe menu of classic Thanksgiving dishes for $39 per person, with locations in DC, MD, and VA!




The Capital Grille - ususally known for their amazing steaks, this upscale restaurant will be serving a special Thanksgiving menu including an appetizer, entree, side dish, and dessert this holiday.


Chart House - you can enjoy a specially crafted Thanksgiving menu while taking in the amazing water views of Chart House in Old Town, Alexandria!




Maggianos - If you're too tired from Thanksgiving festivities to to prepare breakfast the next day, you can go to Maggiano's to enjoy their Black Friday Brunch for an assortment of delicous offereings!




If you want to take it easy but prefer the comforts of home, you can pick up a prepared meal that you only have to heat up and serve on the special day!


Whole Foods - with a variety of holiday feasts to choose from centered around roasted or hickory smoked turkey, ham, or even prime rib, you can serve as little as four people or up to as many as twelve!


Harris Teeter - you can pick up a whole, full-cooked turkey with all the trimmings and serve your family an amazing Thanksgiving dinner and take all the credit if you prefer! :)


Wegmans - enjoy their signature honey-brined turkey for the big day and choose from an assortment of appetizers, side dishes, and more!


However you decide to dine on this imporatnt day of thanks, be sure to spend it with the people you cherish most!



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    Coming Soon in Seven Hills in Aldie Virginia

    Coming Soon in Seven Hills in Aldie Virginia

    Absolutely stunning single family home in Seven Hills – 5 years young and 100% move-in ready!

    Phenomenal kitchen with upgraded cabinets, granite countertops with a large breakfast bar, and stainless steel appliances. Wide plank hardwoods on the main level. Open floor plan with kitchen and sunroom adjoining family room. Fully fenced backyard with large trex deck and custom stamped concrete patio. 

    Watch for more information on this exceptional listing coming on the market November 14! If you are interested in seeing this home reach out to us and we’ll schedule a tour for you as soon as it hits the market!