Blog :: 03-2019

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.

5 Questions You Should Ask Before Hiring A Real Estate Agent To Sell Your Home

5 Questions You Should Ask Before Hiring A Real Estate Agent To Sell Your Home

Selling your home might look and sound easy on the surface but, behind the scenes, it’s complicated with a lot of details and hurdles to work out. Far too often I hear of someone who hired a real estate agent only to be completely unsatisfied, let down, or downright angry with how the sale turned out for varying reasons.
 


Selecting the right agent to sell your home is a very important decision. Many people work with the first agent they come across with, and that’s recipe for disaster. When you’re talking about selling (or buying for that matter) one of life’s biggest investments, you want to work with the best of the best. Selecting a real estate agent because they’re a family member, friend, or any other reason that isn’t tied to their skill, level of service, and how they conduct business is a mistake. Ask for recommendations, do your research and conduct interviews to find an agent you not only know is qualified for the job but, who is also an agent you like and trust.

One of the signs you should be looking for when looking for a quality real estate agent is the questions they ask you. Chances are, the more the real estate agent knows, the more questions they're going to ask you. 

In return, you should also be asking them questions on how they plan on selling your home. Here are some of the most important questions you should be asking them:
 

How Will You Market My Home?

I’m not talking about putting a sign in the yard or putting your home in the MLS. Those are basics. You want your home to sell for top dollar in the shortest time possible and that means you want an agent who has a custom marketing plan for your home. Ask to see what the agent has done to market their past listings. Seeing examples of their work will show you if it’s the quality of marketing you want for your home. Check to see how they market homes. Do they use direct email campaigns? How often would they advertise your home? What kind of photos would they use to make the home you are selling more appealing to potential buyers? Are the photos high quality with the right lighting? Photos are essential since these will be the primary visuals that potential buyers will see before they decide to visit your home for viewing.

How would the staging be? Staging is also important since this would be the initial preparation of your home to make a lasting and positive first impression on potential buyers. 

Do they have a well-established blog that ranks well with Google? Having a highly visible blog on Google will definitely increase the chance of your home to be bought in no time. The more visible the real estate agent's site is, the more people will be able to view the home you have for sale. 

Do they target market on social media? Aside from online marketing, a good real estate agent would think of other things to increase the visibility of your home. They could set up an open house so that potential buyers can get a better look and feel of the house that's for sale.

Have they thought about who is likely to buy your home? If you have a 1 bedroom, 1 bath condo, the odds of a family with children purchasing it aren’t high so you need an agent that knows who and how to target. Marketing is not just throwing things against the wall to see if they stick. Effective marketing should be planned out from start to finish, and a good real estate agent will be able to see the potential problems you could encounter along the way. 
 


What Do You Think My Home Is Worth?

Next up is determining a suitable price for your home before you put it up for sale in the real estate market. Pricing is a key component of a listing agent’s job. In order to determine the proper price for your home, a real estate agent must create a comparative market analysis. This would help them gauge the worth of your house by means of comparison with other homes for sale nearby. Having a comparison, you will have a better idea of what your house is actually worth, and how much people are willing to purchase your house.

An agent has to price your home just right and that means they need to understand the current market and be able to thoroughly research and correctly interpret data. Data is readily available to the public but, data is worthless if you don’t know how to analyze and correctly interpret it. Ask the agent why they think your home is worth the amount they tell you. If they’re a great agent, they’ll be prepared to show you the data and then explain it in detail.

And please, do not just go with the agent who gives you the highest number. Although a high price does sound attractive for you financially, remember that your home is only worth what a buyer is willing to pay and if an agent gives you a number that isn’t supported by market data, your home isn’t going to sell. There are unfortunately some agents who will tell you what you want to hear just to get you to agree to list with them and then you’ll be facing a price drop when your home doesn’t sell.
 

 


What Is Your Average Sale To List Price Ratio On Past Listings?

Determining a real estate agent's ration depends entirely on the market. If you are comparing agents and ask this question, you will get an idea of how accurate the agent is on pricing a home and how well they can negotiate. Remember, a good real estate agent has the capability to haggle sales prices that are close to the list prices. Be sure to ask for the ratio from the original list price. Working with an agent who has a strong sale to list price ratio average can be the difference in thousands of dollars. For example, with an average sale price of $500,000 - if one agent has an average sale to list price ratio of 95% and another agent has one of 97% that’s a difference of $10,000!
 

What Type Of Communication Will You Provide?

You’re entering into a relationship when you hire an agent to sell your home and while it might be tied to business it’s like any other relationship – good communication can be the difference in success and failure. As a seller, you need to be in the loop and be constantly updated with what's happening with your home for sale. Your agent should be able to tell you how often you can expect to receive updates, what hours of the day you can contact them, how long you can expect for it to take them to respond, and what methods of communication they use. Most of the time, real estate agents fail to give updates to their clients and would only contact them once an offer has been placed. Even though an offer hasn't been placed on your home yet, your real estate agent should be able to give you updates on what people are looking for in your home based on previous viewers. This way, you could make the necessary improvements in your home and be able to sell it as soon as possible. An excellent agent is going to ask you what methods of communication you prefer because they’ll want you to feel comfortable and well informed. Some real estate agents would offer to send you emails, give you daily calls, while others are even willing to go as far as seeing you personally to let you know the status of your house for sale. 

Another question to ask about communication is if you will exclusively be working with the agent or if the agent has a team that will be involved. If you want to work with an agent who operates their business by providing exclusive contact with you this is an important question to ask. There is no right or wrong answer, it’s just a matter of what you are looking for in an agent. Not every agent operates their business the same way. 
 


Do You Have Any Questions For Me?

I think this is the most important question you can ask an agent. Anyone can ask how much you want to sell your home for, how many beds and baths it has, or even what you want in a new home but, an agent’s priorities and mindset are exposed by the questions they ask you. As with any other professional, not all agents are created equal. An agent who takes the time to get to know you, learn about your goals and what your priorities are is priceless. What differentiates a good agent from a rock star agent is their ability to learn, understand, and deliver the level of service you’re looking for.
 

There are still a whole lot of other questions you could ask a real estate agent before you decide to hire them. This is far from an all-inclusive list of questions to ask an agent when it’s time to sell your home. These items are here to give you an idea of where to start to get a dialogue going with the agents you select to interview. Do your homework and work with an agent who you trust and feel confident will not only provide your home with the best marketing but, who will also provide you with the best service.

 

 

Homes For Sale In Landsdowne Alexandria, Va 22315 - Market Update March 2019

Homes For Sale In Landsdowne Alexandria, Va 22315 - Market Update March 2019

The Landsdowne neighborhood in Alexandria is home to 619 single family residences and townhomes. Pulte and Richmond American Homes built the neighborhood between 1987 and 1989. The single family homes in the neighborhood range from 3-5 bedrooms and 2.5 to 3.5 bathrooms. All of the detached homes have a 1-2 car garage and some have fireplaces. While the majority of the single family homes have 3 levels there are some floorplans with 2 levels and some that are split level with 4. The townhomes in Landsdowne range from 2-3 bedrooms and 1.5 to 2.5 bathrooms. Some of the townhomes feature a garage and/or a fireplace. The homes range from 2-3 levels.

 


See homes for sale in Landsdowne 

 

Community Amenities

Landsdowne has excellent amenities for residents to enjoy. From a 25-meter outdoor swimming pool complete with a deep and shallow play area to tennis/basketball courts, wading pool, picnic area with grills, tot lots, and walking paths there’s a lot for residents to enjoy. The neighborhood has beautiful landscaping throughout and it’s rare to drive through and not see people out enjoying the area or taking their dog for a walk.

 

What’s Nearby The Landsdowne Neighborhood?

Landsdowne is conveniently located near major commuter routes, grocery stores, pharmacies, dining, and entertainment. It is in walking distance to two shopping centers. Landsdowne Centre and Hilltop Village Center. Hilltop is the newest shopping center in the area and home to Wegmans, Burtons Grill, Green Turtle, The Joint, Panda Express, Mattress Warehouse, Hair Cuttery and many other dining and retail locations. Kingstowne Towne Center is less than ten minutes by car from the neighborhood. You’ll find additional grocery, dining, and retail options in the Towne Center. Commuters find easy access from the neighborhood to 495, 395, 95, and Fairfax County Parkway. Access to the Franconia-Springfield and Van Dorn metro stations is also within 10 minutes from Landsdowne.

 

What Schools Will The Kids Attend?

Children in the neighborhood will attend Island Creek Elementary and Hayfield Secondary schools. For more information on these schools including test scores check out the GreatSchools website.
 


2019 Year To Date Market Activity In Landsdowne

•Number of Sales: 4

•Highest Priced Sale: $612,000

•Lowest Priced Sale: $352,250

•Median Sales Price: $376,750

•Median Days on Market: 7

•Median Sale Price to List Price Ratio: 99.30%

 

There are currently 3 homes for sale in Landsdowne and 1 home that's coming soon. It remains an excellent time to sell your Landsdowne home. The neighborhood continues to see low inventory and a seller’s market.
 


If you’re thinking about selling your Landsdowne home and would like a free, immediate estimate of its value in the current market visit www.northernvalocalmarketvalues.com. This tool is meant to give you an immediate estimate but, it’s not as precise as a current market analysis. Reach out to me directly if you prefer to know the precise value of your home. I would love the opportunity to earn your trust and business.

 

Thinking of buying in Landsdowne? You can browse homes for sale in the neighborhood, check back often as inventory changes regularly. For more information about buying a home feel free to reach out with questions. 
 


Browse homes for sale in Alexandria

 

 

Kingstowne Home Sales February 2019 - Market Update

Kingstowne Home Sales February 2019 - Market Update
The story of low inventory in Kingstowne continues. Supply is not keeping up with demand and sellers are enjoying close to a 100% sale to list price ratio. Inventory is needed in Kingstowne and surrounding areas. Let's look into the details of the current market. 
 

February 2019 Kingstowne Home Sales

•Number of Sales: 22

•Highest Priced Sale: $700,000

•Lowest Priced Sale: $278,000

•Median Sales Price: $479,600

•Median Days on Market: 19

•Median Sale Price to List Price Ratio: 99.73%
 


Is It A Buyer’s Or A Seller’s Market?
It is a seller’s market in Kingstowne. There are currently 41 homes for sale, 14 of which are located in The Crest Of Alexandria, a 55+ active adult community. While there is still less than a one month supply of inventory there are a few more homes on the market as compared to January. By no means is inventory plentiful, not even close. It remains a prime time to list your Kingstowne home for sale. 

 

View homes for sale in Kingstowne
 

Low Inventory in Kingstowne
Kingstowne housing inventory remains very low, and listings are needed. Buyers have to put their best foot forward in the current market conditions and be prepared to act quickly. Sellers, however, can’t overlook the details that go into listing a home. Buyers are looking for homes with a reasonable amount of updates and that show well. Deliver the product buyers are looking for and with the proper marketing, you will see a quick sale for top
dollar in the current market.
 


As a buyer, you have to be prepared to make an offer when you find the home you want – waiting for days to think it over just won’t work, it will be gone. Work with an agent who has the availability to tour homes with you as soon as they become available and who has experience navigating competitive markets. Low inventory increases the odds of other buyers being interested in the same properties and factoring that into your strategy is important to achieve a successful purchase. Read more about how to make your offer stand out in a bidding war
 

Receive a free home value estimate within minutes by visiting www.northernvalocalmarketvalues.com. Our home value tool is just a guide, and to be used solely to receive an estimate. If you’d like to receive a free current market analysis for a precise value of what your home could sell for in the current market reach out to me and let’s connect! 703-431-3755 or amanda@amandadavidson.com.

See homes for sale in Kingstowne
 


Additional Kingstowne Real Estate Resources

Kingstowne Home Buyer Tips
 

Kingstowne Home Seller Tips
 

Selling Your Kingstowne Condo

 


 

 

Home Selling Tips – How To Prepare Your Home For Picture Day

Home Selling Tips – How To Prepare Your Home For Picture Day

If you think taking a few random snaps of your home for sale is alright, then you might want to think again. Most of you might be thinking, "what matters is what the house looks like in person, not what it looks like in the photos." However, pictures can make or break a home sale. The first place potential buyers are going to see your home is online. Gone are the days that the first impression is when they pull up for a tour inside your home. I’d even venture to argue that the first showing for your home occurs online. Since we live in a technologically advanced era, people will take advantage of the convenience that the internet has to offer and check your home online first to see if it's worth their precious time. If buyers don’t like what they see online, chances are they’re not going to come to see a home in person. You want to make sure your home is staged and ready for picture day. Below are tips about how to prepare your home for photos as well as what key areas of your home you should be focusing on dolling up for potential buyers.
 


Interior Tips For Picture Day

Furniture

Although having plenty of furniture inside your home might look appealing for you, it's actually not as appealing as it is for potential buyers. Rooms that are packed with furniture will not only appear small in photos, they’ll also appear small for showings. Less is more. Work with your agent or your stager to determine which pieces should stay and which pieces should be removed. Anything you remove for picture day should stay out of the house for showings as well. Leave the task of filling up the room with furniture for the buyer. It's your job to make the house look like a beautiful blank canvas for them to paint on. 

 

Countertops

Countertops photograph best when they’re clear. Again, this creates the illusion of space and cleanliness. For the kitchen, this means small appliances, paper towel holders, cutting boards should be the only things visible. Clunky items such as knife blocks need to be removed or stored away. In the bathroom, take the toothbrushes, soap, makeup, lotion, and any other personal items off the top of the vanity and put them out of sight. The same goes for nightstands and dressers – have their surfaces clear. The fewer clutter countertops have, the more appealing they are for potential buyers. Think of it this way, if you were the one viewing your home, do you think it is necessary to see all those objects placed randomly all around the house?
 

 


Refrigerator

No magnets, photos, artwork, or calendars allowed. Have the exterior of your fridge completely clear to give a clean and classy impression of your kitchen. It should stay this way the entire time your home is on the market, as well. While it doesn’t have to be done for picture day, don’t forget that when it’s time for showings, the inside of your refrigerator needs to be organized and clean. No one wants to see the leftover meal you had from two days ago. It's just downright unhygienic. 

 

Cabinets

Make sure the exterior of all the cabinets in the kitchen and bathrooms are clean. Wipe them down as needed prior to the photographer arriving. Pay close attention to spills, drips, and dried toothpaste. Potential buyers never want to see a dirty home as this would entail that they would have to clean up more once they decide to buy the house. 

 

Showers and Bathtubs

Shampoo and conditioner bottles, soap, razors, and anything else inside the shower or tub need to be removed. Showers and bathtubs should be completely clear including anything hanging on the wall. If you have glass shower doors, wipe them down and remove any soap scum or water spots. Again, you'd want your house to look as if it's brand new for its next owner. 
 


Lighting

Go through your entire house and replace any burned out lightbulbs. Consider replacing bulbs that don’t put off bright light to achieve better lighting the day of photos. On picture day, turn on every light in your home. Lights on ceiling fans should be on too but, the fan itself should be off. Better lighting would result to better photos. Better photos means better chances of reeling in a buyer. 

 

Throw Rugs

Entryway, hallway, and bathroom rugs need to be removed for picture day. Having them on the floor causes rooms to look small and cluttered. It also gives the impression that the house is untidy which is why there's always a need for throw rugs. 

 

Loose Wires

Lamp, TV, and electronic device wires should all be concealed. If that’s not possible, at the very least, they need to be wrapped neatly and zip tied to avoid being an eyesore in photographs. Imagine, if you get irritated at the sight of unruly wires from your computer or television, what more would potential buyers think? Also, loose wires tend to accumulate dust and dirt. We wouldn't want those to show in the photos. 

 

Beds

Every bed needs to be made, not just your everyday make-your-bed routine. Take time to make sure the sheets and blankets aren’t showing from under the comforter. Smoothen the comforter out and ensure it’s even on all sides. Add a throw pillow to the end of the bed for an added touch. Fluff and arrange all of the pillows. Getting a bed ready for photos isn’t a quick task. Allow plenty of time to arrange these during the morning when the pictures will be taken. You'll want the potential buyers to view your home as a relaxing space. What better way to give them that idea than to fix the bedroom? 
 


Toilet Seats

This one is a pet peeve of mine anytime I see it in photographs of a home for sale. Make sure toilet seats are all down. Nobody wants to see what the inside of your toilet looks like, regardless if there's nothing there to see. If you have a professional photographer, they’ll likely put them down for you or if your agent arrives prior to photos commencing to walk through your house, they probably will too. But, regardless of who takes care of it, just make sure it gets done.
 

Trash Cans

All trash cans need to be hidden and that includes the kitchen trash can. Your home is the product you are selling, not trash cans.

 

Pets

Sure, your furry friends might be the most adorable thing in the world for you but who's to say that the potential buyer thinks so, too? Not all people are animal lovers. Some might even be allergic or traumatized just by seeing animals. So, no matter how cute they are, make sure that your pets are out of thr picture when taking a photograph of your home. It goes without saying to remove your pet the day of photos but, don’t forget to remove your pet's belongings too. Beds, bowls, and food storage should not be photographed nor should they be present for showings either. Some buyers do not want to purchase a home if its apparent pets live there.
 


Exterior Tips For Picture Day

Don’t forget the exterior when preparing for picture day. It’s equally as important as the interior.
 


Front Door

You might easily ignore the importance of the front door, but this is usually a key factor in sealing the deal with a potential buyer. Place an attractive flower pot leading up the walkway or on a pedestal by the front door; something with an inviting color that doesn’t overwhelm the space. Adding something by or near the front door gives a welcoming vibe in photos.

 

Landscaping

The surrounding environment of your home plays a huge part in its attractiveness. Having a beautiful and neat landscape would send potential buyers flocking from all corners. Make sure to trim trees and bushes, pull weeds, mulch flower beds, and mow the yard. If the weather hasn’t warmed up enough for the grass to grow and there are bare spots with dirt showing in the yard, have sod put down. Having a touch of gorgeous nature would give potential buyers the idea of having endless days of peace and relaxation. 

 

Cars

Remove cars from the driveway and garage. If you have any sports equipment in the driveway or in front of the garage, it should be removed as well. Always remind yourself that you are selling the home. You wouldn't want potential buyers to think that your car is up for grabs too, right? This would save you possible inquiries in the long run. 
 


Trash Cans

Even the trash cans on the exterior of your home need to be removed for pictures too. Buyers aren’t interested in photographs with trash cans in them under any circumstances.

 

Yard

If you have pets, make sure the yard is free of any calling cards they’ve left. If you have children, remove their toys – there shouldn’t be any random items left out in the yard on picture day. The garden hose is an item that is often overlooked and it should be put away if it's lying on the ground.

 

Windows

All the windows in your home should be closed for picture day – blinds, however, should be open. Don’t forget to clean them prior to the photographer coming. Having open windows would make your house look more welcoming. From the inside, it also gives off beautiful natural lighting. 
 


Preparing your home for picture day takes a lot of attention to detail. I make it a point to arrive 45 minutes to an hour ahead of the photographer so that I can go through each room of the home and make any final adjustments. It’s easy to overlook little things when you don’t prepare a home for photos every day and it’s a costly mistake to make. Think of the photos you’d share if you were creating an online dating profile, they’d only be your absolute best. The same mentality applies to your home. Take the time to go room by room and get it ready to shine on picture day!
 

ADDITIONAL RESOURCES:
Getting Your Home Ready For A Spring Sale via Luke Skar with Inlanta Mortgage of Madison

What Updates/Repairs Should We Do Before Listing via Joan Cox Broker-Owner House To Home in Denver Co


Download a free copy of our 75 point photography checklist.

 

 

 
 
 

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5 Tips To Update Your Kitchen

5 Tips To Update Your Kitchen

The kitchen, no matter how big or small is where everyone ends up gathering. It’s a very important room in every home. Presenting your kitchen in the best light possible is imperative, you want buyers to imagine themselves there and feel invited.

Complete these 5 tips in order to see the highest return on your investment.
 


Kitchen Cabinets

The cabinets are a big part of every kitchen and they can really impact a buyer’s opinion. Sometimes painting cabinets is an option but, this isn’t as easy as it sounds and has to be done carefully. If your cabinets have doors that aren’t functioning properly or if they’ve already been painted over this might not be an option.

If your cabinets are laminate they should not be painted over. There are companies that specialize in re-facing laminate cabinet doors and this is a great way to create a new look without fully replacing your cabinets alaltogetherIf your cabinets need attention in the form of painting, re-facing, or replacement but, it’s not an option financially your home should be priced accordingly to account for their age along with their condition. If you want to get top dollar for your home updating the cabinets will help you achieve your goal.
 


Kitchen Counters

Take a look at your kitchen counters and determine if they need to be updated. Maybe they’re laminate or ceramic tile and give your kitchen an outdated look or maybe they’re just worn out in general.

All we’ve heard for years is granite, granite, granite but, granite takes a lot of maintenance. It’s porous and has to be sealed regularly, a task many homeowners don’t do at all or nearly enough. Years of neglect will leave granite looking dull and it is possible for stains to occur if not cleaned up quickly. If you’re going to replace your countertops check into Quartz, it is not a porous product and has become very popular. I prefer Quartz over granite, low maintenance and still looks very natural. Replacing counters in the kitchen is an affordable option to make it stand out to buyers.
 


Kitchen Appliances

This can in my opinion be a tricky one. Stainless steel is still sought after in my market and there are buyers who specifically want a home with stainless steel appliances. It’s also one that I tell buyers not to get hung up on because appliances are super easy to replace. For my sellers, if you are planning on selling your home soon and all of your appliances are fully functional I don’t recommend replacing them. If they’re ancient or don’t go well together (i.e. every appliance is a different color) that’s a different story and something I evaluate on a case by case basis. If you do opt to replace your appliances prior to putting your home on the market I don’t recommend going the high end route because you won’t see a strong ROI.
 


Paint

Kitchens see a lot of activity and it’s easy for the paint to get stained, chipped, and just plain worn out looking. Paint is another budget friendly way to give your kitchen (and the rest of your house for that matter) a fresh feeling. Kitchens are tedious to paint because of all the brushwork they require but, if you’ve got a little experience painting and some patience it’s a great way to see a solid ROI.

Don’t forget to look at the baseboards, they will need painting too but, also may need to be replaced depending on how much wear and tear has occurred. Paint the ceiling as well, paint on kitchen ceilings tends to deteriorate faster than other rooms in your home. Moisture, oils, and evaporation over time leave them stained and dull. Painting is one of the best investments you can make to give your kitchen a fresh and clean look.
 


Lighting

Lighting is another great way to give your kitchen a warm and welcoming feel without spending a fortune. Adding recessed lighting or pendant lights over your island will complement your kitchen. Above or under cabinet lighting is another option, both ensure there aren’t any dark spaces and are a nice added detail. I still see a lot of homes with one large rectangle fluorescent light in the kitchen and it gives off a dated vibe from the minute I walk in. For a nominal fee updating your kitchen lighting will do wonders for how it feels and looks.
 


If you are thinking about moving soon look at your kitchen and consider what should be updated or replaced. A great agent will be able to help you with your decision. It’s no secret that buyers love updated kitchens and there are some easy ways to make yours shine. Don’t forget cleaning – not just a once over. Deep cleaning your kitchen is a must before hitting the market. Clean the cabinets and drawers both inside and out. If they’re overflowing be sure to de-clutter. Buyers will be opening them and you want them to be organized. Clean the appliances inside and out as well. Think the way potential buyers are going to think when looking at your kitchen and make any necessary changes, all of your preparation will pay off when your home goes on the market.


 

Runnymeade in Alexandria, Va 22310 - Market Update March 2019

Runnymeade in Alexandria, Va 22310 - Market Update March 2019

Runnymeade is a neighborhood of 346 townhomes in Alexandria Virginia. It’s conveniently located off of South Van Dorn Street and Crown Royal Drive. The townhomes were built between 1983 and 1987; all of the homes have 3 levels and range from 2,080 to 3,000 square feet. There are six different floor plans; Alford, Berwick, Darnley, Elgin, Falkirk, and Marlburough. The townhomes in Runnymeade typically have 2-4 bedrooms and 2-3 full bathrooms. Some of the homes have a one car garage while others sell with surface parking.

 


Community Amenities
Community amenities in Runnymeade include tennis courts, tot lots, and common areas. The neighborhood has unique green space and a beautiful wooded area in the community. You’ll often see residents playing with their children, walking their dogs, or enjoying a game of catch or kickball.

 


What’s Nearby Runnymeade?
As with most neighborhoods in the Kingstowne area Runnymeade is in an excellent location. Kingstowne Towne Center is less than 5 minutes away by car of a 15 minute walk. You’ll find multiple grocery stores, Kingstowne 16 Movie Theater, World Market, Home Goods, Panera Bread, Pasara Thai, Bonefish Grill, Bath and Body Works and many other dining and retail options in the center.

 


Runnymeade is also close to Springfield Town Center, home to Maggiano’s, Yard House, Chuys, Maggie McFly’s, LA Fitness, and Target. You can shop until you drop with their plentiful retail options and there’s a food court with additional dining options. Check out the movie theater while you’re there – super comfortable seats, delicious food and you can even have an adult beverage while you watch the latest release. Hilltop Village Center, home to the sought after Wegmans grocery store is less than 10 minutes from the neighborhood.

 

The community is two lights from the Beltway making it very commuter friendly. Van Dorn and Franconia Springfield metro stations are easily accessible from Runnymeade and there is a bus stop located in the front of the neighborhood that’s in walking distance to all residents. Access to 395, 495, 95, and Fairfax County Parkway are all just minutes away.
 


What Schools Will The Kids Attend?
Kids in Runnymeade will attend Bush Hill Elementary, Twain Middle, and Edison High School. Visit www.greatschools.org for reviews and information on test scores.

 

The following is a review of activity in Runnymeade during 2018.

•Number of Sales: 16

•Highest Priced Sale: $482,650

•Lowest Priced Sale: $400,000

•Median Sales Price: $459,000

•Median Days on Market: 13

•Median Sale Price to List Price Ratio: 99.67%
 


There are currently no homes for sale in Runnymeade. If you are interested in learning more about the neighborhood or have questions about the home buying process reach out and let’s connect. I lived in Runnymeade for almost ten years and would be happy to answer any questions you have about being a resident there.

 

Receive an immediate free estimate of your Runnymeade home value by visiting www.northernvalocalmarketvalues.com. This link is to be used strictly to give you a general idea of what your home could sell for. It is not a replacement of a current market analysis based on your home, its upgrades and maintenance. For a precise amount of what your home is currently worth in the current market please contact me for a free customized analysis. 703-431-3755 or amanda@amandadavidson.com.

 

View homes for sale in 22310

 

View homes for sale in 22315

 

 

 

 

 

 

Homes For Sale In Cameron Station Alexandria, Va 22304 – February 2019 Market Update

Homes For Sale In Cameron Station Alexandria, Va 22304 – February 2019 Market Update

Cameron Station is situated in the west end of Alexandria. The neighborhood used to be a military base; it closed in 1995 and the transformation of the 96-acre site began.

 


You’ll find single family homes, townhomes, and condominiums in Cameron Station. The residences were built between 1998 and 2003. Known for its charm and small-town feel Cameron Station is a very sought after community to live in. Brick sidewalks and small parks throughout the neighborhood are enjoyed by residents and add to the ambiance.
 

2018 Homes Sales In Cameron Station

Homes Sold - 144

Highest Sale - $1,022,000

Lowest Sale - $300,000

Median Sale Price - $605,250

Sale To List Price Ratio – 98.76%

Median Days On Market - 23
 

 

Amenities in Cameron Station
Residents in the neighborhood
enjoy use of an outdoor pool, exercise room, and clubhouse. There are also two parks within walking distance of the neighborhood that house sports fields, picnic areas, tennis courts, playgrounds, and a dog park. The homeowners association maintains a helpful website.
 

What’s Nearby Cameron Station?
Daily needs and commuting are both very convenient when living in the neighborhood
. A shuttle takes residents to and from Van Dorn metro during rush hour. There’s a small market, dry cleaners, and café on Ben Brenman Park Drive which is the equivalent to “main street” in the neighborhood. Harris Teeter and ALDI grocery stores along with additional retail and dining options are all in walking distance.
 


What Schools Will The Kids Attend?
Children living in the neighborhood
will attend Samuel W. Tucker Elementary, Francis C. Hammond Middle, and TC Williams High Schools. For more information about these schools visit the GreatSchools.
 

 

See homes for sale in Cameron Station.

If you are considering buying or selling in the neighborhood I’d love the opportunity to earn your trust and business. Providing my clients with a personalized real estate experience that matches their unique needs is always my top priority. You can always reach out to me with questions. 703-431-3755 or amanda@amandadavidson.com.

 

How To Win A Bidding War In A Seller's Market

How To Win A Bidding War In A Seller’s Market

Inventory in many areas is low and in Alexandria, it’s severely low. Other areas of Northern Virginia are experiencing the same conditions. Homes are receiving multiple offers within hours of coming on the market. It’s not uncommon for a home that’s updated and priced correctly to see 7+ offers in our market right now. We’re seeing inspections and appraisals waived, financing contingencies waived, escalation addendums, free rent backs, and buyers doing anything and everything they can to be the selected offer. 

Your first offer needs to be your best offer. So what can you do as a buyer to stand out?

 


Financing - at the very least you need to be pre-approved but, I recommend taking it a step further and being fully approved meaning your financials have already gone through underwriting. This means you can if you choose to do so waive your financing contingency. It’s the closest you can get to compete with cash. Sellers want security knowing the offer they select isn’t going to fall through and when they’ve got a pile to pick from they select the best of the best.

Cash - if paying cash is an option that’s highly recommended. I have had a couple of clients who could pay cash but, that wasn’t their first choice. The solution, purchase with cash knowing that they’d then take out a mortgage after settlement. Paying cash doesn’t mean you’re going to be able to negotiate – it’s about the total package. Not just one component of the offer.

 



 

Earnest Money Deposit - offer a large earnest money deposit when you are competing with other offers. Standard in our market is 1%-2%, bump it up to 5%. It tells the sellers you’re putting your money where your mouth is. Sellers know a buyer is far less likely to default on a contract when they’re looking at losing $30,000 vs. $6,000.

Be Flexible - cater to the seller’s schedule. If they want a certain closing date to accommodate it. If they need a rent back, accommodate it. Your agent gathering information from the seller’s agent about what their desires are will go a long way. When you’re up against multiple offers you just don’t have the luxury of calling your own shots and if you go that route you’re wasting your time making an offer. I know that sounds harsh but, it’s the truth when you’re competing with other buyers. 

 


 


Consider A Void Only Home Inspection - there are a lot of buyers who are waiving home inspections all together and if you’re comfortable with doing that, by all means, go for it. It will without a doubt make your offer stand out and be stronger but, know there is a risk in doing it. It’s not something I recommend. Instead, you could opt to offer a void only home inspection which gives you the opportunity to have an inspection but, tells the sellers you are agreeing not to ask for any repairs. If the inspection reveals something that causes you to want to withdraw you can as long as you’re within the inspection contingency deadline. If you opt to have a void the only inspection make the deadline as short as you possibly can. 

Appraisal - this is another contingency you can opt to void but, only if you have enough cash to make up the difference in the event of a low appraisal. If you have a certain amount of cash you could keep the appraisal contingency as part of your offer but, include verbiage that you’ll contribute up to X amount in the event of a low appraisal.




Termite Inspection - unless you’re using VA financing pay for the termite inspection. In our area, it’s $35. Yes, it’s a very minor detail however, the smallest of details matter when you’re buying in a hot seller’s market.

Home Warranty - don’t ask the seller to pay for one. If they’re already offering one that’s great but when sellers are in the driver’s seat most aren’t. Although more expensive than a termite inspection at an average of $500 it’s not much on a purchase this large. Looking at the big picture it’s a minor detail when it could make or break you getting the house you love. 

This is a general list of what you can do to stand out to sellers. There’s no one size fits all and what you do or don’t need to do varies by market. This is where working with the right agent comes in. You need experience representing your best interests and someone who will provide you with all the information so that you can make a decision you’re comfortable with. 

 

 

 

Condos For Sale At Exchange At Van Dorn Condos Alexandria Va 22304

Condos For Sale At Exchange At Van Dorn Condos Alexandria Va 22304

Exchange At Van Dorn is a garden style condo community located in Alexandria City off of Eisenhower Avenue. The community is composed of 404 condos ranging from 606 to 1,284 square feet. The community was constructed by Crescent Heights in 2003.

Exchange At Van Dorn is known for its convenient location and amenities. Residents enjoy secure access, garage parking, a community center, exercise room, outdoor pool, and basketball courts.
 


What’s Nearby Exchange At Van Dorn?
The 
neighborhood is in walking distance to two metro stations; Van Dorn and Eisenhower Avenue station. Commuting from the Exchange At Van Dorn is very convenient, access to 495, 395, and 95 are all minutes away. There are shopping centers that are in walking distance from the neighborhood and Kingstowne is less than ten minutes away. If you’d like to venture to Old Town to enjoy unique shopping and the waterfront it’s less than 15 minutes by car.
 


Exchange At Van Dorn Real Estate Market
The following is a review of activity in Exchange At Van Dorn during 2018.

•Number of Sales: 42

•Highest Priced Sale: $325,000

•Lowest Priced Sale: $216,000

•Median Sales Price: $274,300

•Median Days on Market: 24

•Median Sale Price to List Price Ratio: 98.48%
 

What Schools Will The Kids Attend?
Children living in Exchange At Van Dorn will attend Samuel W. Tucker Elementary, Francis C. Hammond Middle, and TC Williams High. For more information about these schools check out GreatSchools

 


There is currently 1 condo for sale in the Exchange At Van Dorn

If you’d like more information about the community or are considering selling your Exchange At Van Dorn condo I’d love to earn your trust and business. I have years of experience in the Alexandria real estate market. Providing a personalized real estate experience for my clients is always my top priority.

If you’re curious about what your Exchange At Van Dorn condo is worth us our home value tool for an immediate estimate. Visit www.northernvalocalmarketvalues.com – free and no obligation.

View homes for sale in Alexandria

 

 

Wellington Commons in Alexandria, Va 22310- Market Report February 2019

 

Wellington Commons in Alexandria, Va 22310- Market Report February 2019

Located at the intersection of Franconia Road and South Van Dorn Street in Alexandria the Wellington Commons neighborhood offers convenient access to 495, metro, and Kingstowne. The neighborhood is home to 140 townhomes that were constructed by Carr.

All of the homes have 3 levels, there are garage and non-garage townhomes, and most homes have 2-4 bedrooms and 2-3 full baths. Some of the homes also feature half baths. The square footage in Wellington Commons homes ranges from 1,400 to 2,456.




 

Kingstowne Towne Center is in walking distance from the neighborhood with access to 2 grocery stores, shopping, dining, and Kingstowne 16 Movie Theater. Commuting from Wellington Commons is convenient with access to 495 and 95 being just minutes away. The neighborhood is in close proximity to 2 metro stations; Van Dorn and Franconia-Springfield which both offer access to the blue line.

 

Current Inventory In Wellington Commons

There are no active listings in the neighborhood at this time. Wellington Commons like many other neighborhoods in the Rose Hill and Kingstowne area is experiencing a seller’s market. Supply is not keeping up with demand. If you are interested in buying in the neighborhood reach out to us to be notified when a new listing enters the market.

 

 

Wellington Commons Home Sales in 2018

•Number of Sales: 12

•Highest Priced Sale: $496,600

•Lowest Priced Sale: $415,000

•Median Sales Price: $467,850

•Median Days on Market: 8

•Average Sales Price to List Price Ratio: 99.13%

 

As of today there have been no sales during 2019 in Wellington Commons.

 

If you own a home in Wellington Commons and are considering selling, reviewing a market report is a great starting point to get an idea of current trends. It’s not a substitute for connecting with a local Realtor to talk about your home and its features. Pricing is unique to each home and based on condition, upgrades, and location. Home prices in the neighborhood are increasing and your home may be worth more than you think. Reach out to me to have a conversation about your home. I can be reached at 703-431-3755 or amanda@amandadavidson.com.

 

 

Receive a free no obligation home value estimate by visiting www.northernvalocalmarketvalues.com

If you are interested in purchasing a home in Wellington Commons lack of inventory is a big challenge. We have proven strategies to achieve a successful purchase even in the most competitive markets. Reach out to us to connect. I’d love to hear about what you’re looking for in your next home and determine if I’d be a good fit to help you find it. Just have questions about the neighborhood? Please don’t hesitate to ask!

View Homes For Sale in 22310