Achieving Buyer Success in Gainesville’s Heritage Hunt, Again
There are some well traveled Gainesville neighborhoods in my real estate business. One that comes up again and again is the active adult community of Heritage Hunt. By its sheer size, it is no surprise Heritage Hunt gets a lot of activity. Heritage Hunt is so big it is its own voting precinct!
Earlier this year, I helped buyers who had narrowed down their search to Heritage Hunt after over a year of house hunting. I also helped not one, but two Heritage Hunt condo owners sell their units in 2021. What I was not expecting on the morning of October 3rd was a phone call from a colleague with a Heritage Hunt single family home for sale, that had encountered interested buyers that wanted to make an offer on her listing. The only thing they needed was an agent to represent them. What an honor to be a go-to resource for a colleague who needed to place unrepresented buyers with a an agent. I was on it.
It wasn’t hard to jump into action on this one. As it turns out, when the call came in I was en route to Heritage Hunt to show property to another buyer-client. What was unusual was that of the interested buyer couple, one had seen the property courtesy of my colleague (the listing agent,) the previous day. After discussing it with his wife, the decision to make an offer was made.
The listing agent let me know that there was a very attractive offer on the table. Without having specifics, I knew my newly acquired buyer-clients would need to put their best foot forward. In explaining what that meant in an offer, they were all in. Turns out that my new buyer-clients won the property. The biggest challenge was simply going to be managing inspections and contractor quotes with buyers who were out of state. Again, not a problem.
Home inspectors were provided. Mr. and Mrs. Buyer chose one and I met their relatives and the inspector at the property. With only very minor issues, moving forward was easy. Now came the challenge to help these buyer-clients get their home prepped for their move. That meant hooking them up with paint and flooring contractors, as well as movers. Color and product consultations were handled via video call, choices made and work scheduled.
On Wednesday, November 17th, Mrs. Buyer was able to see the home for the very first time. She was very pleased and very excited. She is likely to be even more excited after the new flooring is completed before the first weekend of closing. Painting is happening the following week while their moving truck is making its way from Colorado. I’m as excited to see their choices in action as they are.
Buying a home may be a process that takes some buyers longer than others. It doesn’t matter. No matter how long the process, I am here to help make it as smooth as possible. If you have been considering a move to Heritage Hunt, or any other location in the Gainesville area, get in touch with me. Helping my buyer-clients find and settle into home is one of my greatest delights.
Just Sold: Heritage Hunt Condo for $22,000 Above List Price
On April 24th (2021,) I had the pleasure of bringing a gorgeous Eastport model condo in Heritage Hunt to market located at 7065 Heritage Hunt Drive #103. What makes an Eastport model special, unlike most Heritage Hunt condos, is that there are windows surrounding the kitchen and dining area. They are located on the corners of the building and there are only two per floor. This one happened to be the builder’s model and has special touches like extra trim in the dining room and custom drapery.
Sitting down with the sellers to figure out list price was interesting. I had one of the smallest units under contract, just down the hall from them, for more than the comparable sales suggested I should have and I was still getting calls on it. So when we found the comps pointing us to a max of $330,000, I suggested higher. After all, they were an Eastport, there was nothing else that would be active in Heritage Hunt condos and demand for condos in Heritage Hunt had started to increase.
Not wanting to go above $340,000, the sellers decided $338,000 was optimistic enough for them. Even in a seller’s market, many sellers will still wonder if their home will attract a buyer. It is understandable. I do this two dozen times per year or more. They sell a home once every five to ten years at best.
Initially, we had no offer deadline. Showings were piling up even as we were Coming Soon, awaiting professional photos. First day on market, we got an offer a smidge above list price. The owners were thrilled that someone wanted the condo and suddenly understood what I had been telling them. More than one buyer was going to want the home. So we set an offer deadline and announced it. Wouldn’t you know they got a barn burner of an offer that went $12,000 above list price AND offered an additional $10,000 above that if they signed at an earlier deadline set by this offer. Sticking to the original deadline was not going to happen.
Since Heritage Hunt condos first sold in the resale market, the highest above list price any of them have ever gotten was $12,500. That happened in February 2012. More recently, despite the frenzied seller’s market for single family homes in Heritage Hunt that really ramped up in 2019-2020 and was off the charts in 2021, condos were lucky to sell for their original list price.
In an effort to be fair to those that had shown the unit and were scheduled to show it, I reached out to each agent with the new deadline. The whining and crying in our industry behind the scenes is quite something. Buyer agents often forget that listing agents aren’t there to make life easier for them. We are there to represent the best interest of the sellers. When you get a record setting offer on your listing with an earlier deadline than the one you set, you better believe the sellers are meeting that deadline and making $10,000 more.
Today, May 24th (2021,) Unit 103 in 7065 Heritage Hunt sold for $360,000. That’s $22,000 above their original list price, a new record in the history of Heritage Hunt condos. And they were under contract in only two days!
When the need or desire to sell your Heritage Hunt condo arises, get in touch with me. I’ve been listing them since 2018 when I listed my mom’s unit. (My mother being a decade long owner of a Heritage Hunt condo is how I got to know all about them.) I offer staging advice, light staging in vacant units and professional photography to include those of Heritage Hunt’s community amenities. Being well prepared and professionally marketed is what creates buyer enthusiasm, which gets you every dollar you can pull from that one-time sale no matter the market.
On April 24th, 7065 Heritage Hunt Drive #103 hit the market, reasonably priced at $338,000. Having hosted three former condo listings in this very same condo building since 2018, I have seen quick sales and listings that sit on the market a bit longer. It’s been a seller’s market the entire time with demand out pacing supply. So while I expected this to be a fast sale with the corner unit adding a ton of natural light, I didn’t expect my seller’s to be displaced for nearly two days with showings. Nonetheless, that is what happened.
Day one, we had our first offer and the sellers reacted by setting an offer deadline to try to accommodate all the pre-scheduled showings. However, when the second offer arrived, higher than the first and with a very sizable signing bonus to ratify the day before the deadline, all agents were notified the game had changed.
As a side note, it is amazing the amount of time’s a listing agent can hear that something isn’t fair. Well, for those of you paying attention, the listing agent’s job is not to work for anyone’s best interest by the seller’s. When a seller gets an unbelievable offer with its own deadline, all bets are off. The free market is at work and you either offer up or miss out entirely.
Not all agents in the market can write an offer on four hours notice. The job of a real estate agent, representing the best interests of their clients above their own, is not something the best agents out there take lightly. Then again, not all buyers are motivated enough to make a quick decision or write sight unseen. The 2021 spring market is brutal. Rather than ice capades figure skating, this is a professional league hockey game where you need to throw elbows. Doesn’t mean you need to be rude, but you need to be prepared to act and do it with conviction.
This Eastport model in Heritage Hunt will sell on May 24th (2021.) Will keep you posted on final sold price. Until then, if you have been thinking of selling your active adult condo, get in touch with me. Let me show you what professional marketing combined with expert level market and contract knowledge can do for you.
Heritage Hunt remains one of the most sought after Active Adult communities in Prince William County. There are so many amenities and styles of homes to choose from, and condos are part of that. This particular condo at 7065 Heritage Hunt Drive #103 is a particularly hot commodity. That’s because it is a corner unit.
Usually, Heritage Hunt condos have kitchens to the side of the front door entry. That puts them about as far away from natural light as you can get. Not in this Eastport model. There are two windows in the dining room and one in the kitchen that bring loads of natural light to this area.
In addition to being a pleasing corner unit, this particular unit was also the builder’s model. As such it offers special details like custom draperies, ceiling trim in the dining room and a lovely faux finish in the second bathroom.
The current owners have improved the unit with new carpet, new HVAC and a new refrigerator. This two bedroom, two full bathroom unit is move in ready. You can click this link to see the full virtual tour.
If you or someone you know is interested, don’t hesitate to act. A unit like this doesn’t linger.
Just Sold: Heritage Hunt Active Adult Condo for $310,000
Not all listings sell in a matter of days, even in this intense seller’s market that we are experiencing in Gainesville, VA. When I took the listing for 7065 Heritage Hunt Way, Unit 101, I was familiar with the unit. I had sold it for the prior owner in 2019. However, while comps revealed the likelihood of increased price, they also indicated that it may take a month to go under contract. One condo in the comps actually took nearly two months to go under contract. Perhaps it was pandemic phobia, being in a building with lots of common surfaces. Or just the idea that you may be quarantined in a building. Somehow or another, condos seemed to be experiencing a different ebb and flow than the surrounding market.
This particular unit faced its own challenges. It was first floor, apparently a problem for some people who wish to be higher than ground floor. It faced north, so it never got direct sunlight. And three, it faced the parking lot. I dealt with all of these objections the first time I listed it for the former owner in 2019. At that time, pre-Covid, condos moved faster. Post-Covid, not all do.
To me, the home offered fantastic space and the unusual feature of having engineered hardwood flooring throughout all but the bathrooms and second bedroom. That was a really nice upgrade. So after losing about three serious buyers, we upped the ante and staged. It warmed the place up and most importantly, brightened it up.
The unit originally hit the market priced at $315,000 on February 1st (2021) and then endured one month of crappy winter weather. After just over one month on the market, the price was improved to $310,000. Just two and a half weeks at the improved price saw improved traffic and it went under contract with a buyer that was purchasing it for his mother.
There had been a buyer floating about that had his agent making verbal, low offers on the home. He had never seen the unit and was a cash buyer. Like most cash buyers, he felt that entitled him to a cash discount. It’s all cash to the seller in the end, and that’s where a lot of cash buyers lose out when they don’t see the value in their cash. They don’t need to go through appraisal and can offer list price or higher in a seller’s market. While he had his agent calling every hour on the hour, he insisted he wasn’t desperate. Well, he sure didn’t get the condo.
As it turns out, settling at $310,000 with $4,500 to a buyer with a conventional loan was still higher than that cash buyer was willing to verbally offer. Clue number one, buyers aren’t very interested when they don’t make written offers. Clue number two, they want it more than they are willing to admit when their non-verbal doesn’t match their verbal.
I imagine that cash buyer is still out there, trying to negotiate low deals in a market with rising prices. Yes, even condo values are rising. This one even appraised at $310,000 despite that cash buyer’s thoughts on market value. Just taking some of them longer to sell, that’s all. Limited inventory is still limited inventory.
When you are ready to sell your Heritage Hunt condo, get in touch with me. I have experience getting the job done and realize it may take longer than a weekend to sell some condos. And crazy low prices may not be the answer. Sometimes staging makes a difference, as it did here. Sometimes it is simply having patience.
Arriving at the condo this afternoon with two BJ’s Wholesale bags full of staging stuff, I was greeted by the Heritage Hunt decorating committee of 7065 Heritage Hunt Drive. These ladies love to make their building common areas festive. Unfortunately, they were down to one vase of flowers when it came to the main level lobby. Knowing one of them personally, she introduced me to her fellow neighbors and they asked if they could see the home. Of course! The more eyes on the place the better.
Well, the decorating committee came in and made short work of my staging. It was fun to show them the difference something as simple as a torch lamp on a switched outlet can make to a home. Or how much a cookbook and some towels can warm up a kitchen. Even something like a pop of color on a bathroom counter just makes a property more inviting. I believe they may have found another decorating hobby. And since they live in these condos themselves, their help with rearranging a table to show more space was super helpful.
What a great happenstance to have crossed paths with the decorating committee.
Since becoming a Gainesville Real Estate Agent in 2005, I have only had the opportunity to list a home I had previously sold three times. Each time it has been an honor to help the buyer that purchased my listing, sell when the time came to move. After all, when they bought my listings I did not represent them, so they are choosing a different agent for representation when they call on me to sell.
Today that counter of listing a home I’ve sold before with a new seller hit four. Once again, I am introducing 7065 Heritage Hunt Drive, Unit 101 to the market. You may remember this condo from the summer of 2019 when I first listed it. Today it hits the market for $315,000. The unit is in the same condition it was when it sold last time. That’s because the owner has only been there a handful of times. Turns out, the idea of having a home in another state is a great idea, but harder in practice when you are running your own real estate business in North Carolina. (The owner is a licensed real estate agent.)
The same things that made this home attractive before are the things that make it attractive now. Main level unit with hardwood flooring in all but the second, carpeted bedroom and the tiled bathrooms. Open living area and kitchen with pass thru window to dining area. Cooks will love the stainless steel appliances, Corian counters, maple cabinets and gas cooking.
Anyone who dreads cleaning up after a snow storm like we have just experienced will love the luxury of no exterior maintenance. Snow removal is done by the condo while your car will sit free from the elements in its assigned, underground parking spot. Even your patio is covered by the balcony above. You don’t even need to haul trash outside. Open the trash chute, put in the bag and you are done.
As a condo owner in Heritage Hunt, you will get to enjoy the amenities the community has to offer as well. Indoor pool you can use year round, outdoor pool, fitness facility, tennis, libraries and tennis. There are even two restaurants in the community. The large, formal dining restaurant is in the main clubhouse. Sandwich shop is located in the plantation house further down Heritage Hunt Drive where it intersects Fieldstone Way.
If this condo interests you and you want to take a look, let me know. Please be advised, I do not practice dual agency, so if you don’t have an agent, I will be happy to refer you to an excellent buyer’s agent in our Long & Foster family.