The time between signing a listing and actually hitting the market varies from seller to seller. In the case of this Campbell’s Trace piggyback style townhouse in Campbell’s Trace, the sellers signed the listing agreement September 26, 2021. It hit the market exactly five months later on February 26, 2022.
The reason for the delay was fairly simple. With a job relocation taking employment out of state for one half of the couple, the trailing spouse still needed time to lock down permission to work remotely for the job they still had in the Northern Virginia area. That took time. In the meantime, knowing that the job relocation would mean an advance move with most of the furniture following the spouse with the relocating job, leaving the trailing spouse with sparse furnishings in the home come marketing time, we decided to have the home professional photographed before that out of state move. Maybe you noticed the orange tipped leaves on the trees to the right. These photos were taken in early November.
While the market had improved come February, there was one sale outstanding in Campbell’s Trace that had overshot on list price and hadn’t yet closed. A townhosue of the same style had hit the market at an exuberant $408,000, gone under contract quickly, but hit the market again at a lower price of $390,000. To a full-time, professional agent that sure did smell like a low appraisal problem. It was for this reason I advised my sellers to stick with the list price we chose in the fall of $379,000 and let the market work.
After four days on the market, we had four offers, all above list price. The sellers didn’t even pick the highest offer. The reason was that the highest offer had a low appraisal guarantee that didn’t span the entire difference between list price and their offer. (Buyers do these when they can’t afford to waive appraisal entirely.) The same with another, higher offer. When you took their low appraisal guarantee amounts and added them to the last highest price the neighborhood had seen, it was the same price the sellers had in two other offers.
The sellers decided to take an offer with no contingencies at all and a $20,000 earnest money deposit. Nothing shows a seller that a buyer is serious like an offer with no contingencies and an earnest money deposit that is four times higher than what is typical in their price range. If the buyer failed to close for any reason that was not the fault of the seller, that $20,000 would be liquidated to the seller. The other offer with no contingencies only offered a $5,000 earnest money deposit.
Today, this Campbell’s Trace piggyback style townhouse closed for $400,000. That is a new high price for this style of townhouse in the neighborhood. It didn’t happen by accident. The market is great and favors sellers, but after seeing a suspected low appraisal issue in the neighborhood already, it was all about pricing right and not chasing fool’s gold. Before that, it was about preparing the home to enhance buyer enthusiasm which created that multiple offer situation. And finally, locking in a back up offer so if the first deal didn’t go through, there was no hitting the market again, leaving buyers and agents to wonder what was wrong with the house.
If you have been considering taking advantage of the seller’s market, get in touch with me for a no obligation consultation. Helping you properly prepare for market and create buyer enthusiasm with professional marketing is what I do. Weeding through multiple offers and helping you understand the strengths and weaknesses of each one is where the rubber meets the road. It is not all about price if a buyer can’t pay what they offered without an appraised value matching it. Having me on your side navigating the process will have you at very top of what the market will bear.
Tucked away in the Manassas community of Campbell’s Trace is 7664 Duneiden Lane, a piggyback style townhouse . You can’t drive by and see this home. It faces inside the community, attached at the back of 7662. Take a dozen or so steps down the sidewalk and over the bridged walkway and ta-da…there it sits.
Enter into the living room where an open concept floor plan greets you. The combination of dark hardwood floors and light gray paint complement each other perfectly. Dining area offers a view, and exit, to the privacy fenced yard. Kitchen has lots of counter space, dark gray cabinets and light ceramic flooring. There is even a half bathroom next to the front door, giving you access to a bathroom on every level….a must have in townhouse living.
The second level is devoted to the owner’s suite. An expansive bedroom with sunshine streaming through the south facing windows is a delight. The hardwood flooring is a welcome update. Attached owner’s bathroom is complete with dual sinks, over-sized soaking tub and separate shower.
Venture up one more level to find a carpeted, quiet third story with second and third bedrooms, second full bathroom and laundry room. Never worry about tile grout lines in the second bathroom. The floor is painted concrete and definitely gives this story the feel of a contemporary urban loft.
Parking consists of two assigned spaces near the townhouse and one visitor parking pass. HOA dues cover trash and snow removal, common area maintenance and playgrounds.
As for location, this is a great spot for commuters. Route 66 is only a few city blocks away. And there is a large variety of shops, restaurants and healthcare services within minutes of the townhouse. The nearest hospital in less than ten minutes away.
In the intense seller’s market that Manassas and the surrounding area is experiencing, it is unlikely 7664 Duneiden will last for long. Make sure you get your appointment booked. This townhouse will be available for showings starting February 26th (2022.)
Coming Soon in Manassas: Large Single Family Home on 5.75 Acres
Want live in your own wooded oasis with plenty of garage parking, four bedrooms, three and a half bathrooms and privacy all around? This single family home in Forest Brooke, located at 11900 Rocky Brooke Court may be just the ticket.
When I first met the seller of Rocky Brooke, the Paul McCartney song “The Long & Winding Road,” came to mind. The driveway isn’t winding, but it is long. Set back a substantial distance from the cul-de-sac, by the time you arrive at 11900 Rocky Brooke, you are surrounded by wooded. The only reason you can see your neighbors right now is that the trees haven’t filled in.
Inside you are going to love the open floor plan. Every day rooms (family room, breakfast area and kitchen) are open to one another. The formal rooms are to themselves on either side of the foyer entry. And there’s even a main level study with two windows of wooded views. Perfect for those working from home.
Heading upstairs, you have a choice as to which staircase you wish to use. The formal staircase in front or the informal staircase off the kitchen. Once you’re up, the first place to start is the owner’s suite. An expansive space awaits with double sided fireplace separating the bedroom from the sitting room. Two large, walk-in closets will fill your closet needs. In the sitting room, you’ll want to finish the room to include a wet bar. (Rough-in is there.) Make it a coffee and wine bar!
Step from the sitting room into the owner’s bathroom and you’ll be ready for a soak in your jetted tub. A long vanity, complete with double sinks and a make up stool, is more than enough space. Don’t miss the separate shower and water closet.
Of the remaining three bedrooms, all generously sized, one has an en-suite full bathroom. The other two sit on opposite side of a hall access full bathroom.
The basement has a walk out exit and has been framed, but not completely finished. Another project for the next owner. Make a guest suite down here if you like. There’s a rough-in for a full bathroom.
Outside is an entertaining size wood deck. Like the entire property, it enjoys seclusion in the woods. You may even hear the stream babbling when you are relaxing out here. The sun graces this area in the mornings from the right, or from the left in the evenings (as seen above.)
Two attached, two car garages give you a total of four garage spaces. While the driveway starts as gravel off the cul-de-sac, it transitions to rubber gravel and finally to a paved parking pad.
Situated on 5.75 acres off of Purcell Road in Manassas, this location is private, but not far from shops. Think this might be what you’ve been looking for? Get in touch with me, if you don’t have your own agent, for a tour. We should be on the market next week.