On October 8th (2021,) I brought 10640 Maple Street to the market, priced at $405,000. Having grown up in this neighborhood, these homes are very special to me. Last year’s sale at 10646 and this year’s at 10640 were owned by my neighbors. These were my mom’s best friends. It is fitting that both sold at the end of the year because one of the things I miss most about growing up in Ardmore was the walking up and down the street between neighbor’s houses on Christmas Eve. Neighborhoods are as good as the people that live there and the folks on this particular stretch of Maple Street got along very well. They understoood what being a good neighbor was all about. You watched out for each other in good times and bad. You celebrated together and helped those in mourning.
The daughter of the original owner, who had been the owner for years since her mom passed away, hired me to help her sell the home after having some frustration as a For Sale By Owner. We listed at her same FSBO price, $405,000, but the marketing was kicked up several notches. Professional photography made all the better with some light staging created the all important buyer enthusiasm. Within four days on the market there were four offers, but only one of those buyers were serious enough to make the deal that got them the home. They paid $411,000 and asked for nothing more in repairs or any other concessions.
Today, November 19th, 10640 Maple Street started a new chapter in its life with new owners. As I knocked on the door to get my lockbox I let the buyers know just how special that house was to me. And it wasn’t a line. I learned to make gingerbread cookies in that house. I also learned to wrap Christmas gifts in the smallest bedroom when I was twelve. That was the year that my mom’s back went out . She had no choice but to trust me with her secret stash of presents at the neighbor’s house. Mom may have been convinced I peeked into those gifts, but I never did. Doing the right thing has always been my style, it’s just done on a different stage where the stakes are much higher these days.
When you are ready to sell your family home, get in touch with me for a no obligation consultation. You will benefit from my listing preparation advice, top notch marketing and superior negotiation skills. You will also never feel as though you are just a number. Selling a home is my business, but I never forget it is personal to those who have lived there.
On October 8th (2021) I was delighted to bring to market 10640 Maple Street in Fairfax, priced at $405,000. The seller started out For Sale By Owner, though she had wanted to list it with me. However, her spouse didn’t see the point in spending the money to hire a listing agent since it was a seller’s market. Well, after a few weeks on the market through Zillow, the home had only one interested buyer, but no written offer.
It was an honor to take this listing. Because it was a vacant home, I did light staging, as I do for all my vacant listings. Editing the items left there was also important. By the time the sellers saw the professional listing photos I had taken (another standard service for my sellers,) they were excited. And though the home showed much better online, the weeks of little action had them worried it would not sell.
After only four days on the market, it had four offers. The buyer that had been buzzing around expressing interest verbally when it was For Sale By Owner, threw his offer in the ring. It was not only well below the list price (same list price he had been verbally willing to pay,) but had every possible conceivable contingency. That’s no way to win in a multiple offer scenario.
There were three other buyers that expressed serious interest. Two even wrote amazing love letters, only to express disatisfaction when they didn’t get an answer right away. They happened to write those offers with escalation clauses but had no idea that those were invitations for the seller to wait it out and see if they escalated. When they did, they had zero intention of following through. It may still be a seller’s market, but buyers are acting in much less serious manner. Having a professional listing agent at the helm to parse through the b.s. is so important.
The stand out buyer was not the highest offer, but the one willing to wait for an answer. Their lender actually called ME before I had a chance to confirm that income and assets had been verified. They had a good sized earnest money deposit and were willing to perform a home inspection with the right to void only.
Settlement will be past the middle of November. Stay tuned for the final sold price. In the meantime, if you have been considering the sale of your home, give me a call for a free price analysis and explanation of my professional marketing process.
Just Listed in Fairfax: 3 Bedroom Duplex for $405,000
Built in 1955, this duplex in Fairfax City has a lot of stories it could tell you. When built, 10640 Maple Street was an affordable home in what would have been considered the far reaching suburbs of Washington, DC. Nowadays, its location screams convenience, close to George Mason University, bustling downtown Fairfax City with its shops and mere blocks to the Fairfax County Courthouse Complex. The CUE bus stops only about three blocks away, traveling routes between GMU and the Vienna Metro. What used to be too far out to be valuable, is now in demand.
Inside hardwood floors welcome you to make Ardmore your new neighborhood and take you through the living room, dining room and entire upper and level. Best part? There is no HOA to tell you what kind of fence you can put up, what color you can paint your home, etc.
Storage is ample with a couple cubbies, one being a large mid-wall height cubby in the primary bedroom. Enjoy a built-in bookcase in the dining room that really was designed to be a built-in hutch for your dinnerware. The coffee cup hooks of yesteryear remain to tell the tale.
Black granite counters and updated white kitchen cabinets are the centerpiece of this home. Kitchen is open to dining room and the living room is expansive enough to allow for a desk. The nook under the staircase is the perfect location if you don’t claim the smaller of the bedrooms for a home office upstairs.
Covered parking in Ardmore duplexes is a rarity. Yet another feature for buyers. You will also have a shed, with a lawnmower to mow that expansive yard if you want it. And the picnic table in the back yard is the perfect spot to enjoy a cookout.
This one won’t last very long. It’s a great investment opportunity or first home purchase.
On Halloween I was pleased to bring 10646 Maple Street to the market as an active listing. It had been listed as coming soon on October 28th and to my surprise, not one single inquiry was made about the property in those three days. So when it went active on October 31st priced at $375,000, I was not surprised when it didn’t have immediate showings.
As it played out, our first showing was November 1st, after one full day on the market. It was followed by seventeen more showings. The first offer came on November 2nd and by November 3rd, the seller had four offers to review.
Of the four offers, two were very competitive. It came down to which the seller preferred. A large down payment or a little bit more in sales price. The seller went with more in sales price and picked the highest offer. At the time, that buyer had written in her offer a December 4th closing date. This was something that concerned me. With the insanely low interest rates many lenders are overwhelmed not just with purchases, but also with refinances. Nonetheless, the lender assured us he could make a December 4th closing. Still, I braced my seller for a delay because my experience in this market is that less than thirty days from contract to close is cutting it close.
The only thing troubling about the inevitable lender delays that happened was they were announced on three occasions at the last minute. Open communication is the key to trust between the parties in a real estate transaction. By the time the third delay came, there was also a request for pre-settlement occupancy. Before that could happen, there needed to be one more conversation about worst case scenario with the lender and the buyer had to remove their financing contingency.
Well, the worst case date of December 15th was realized when this duplex finally closed for $392,150. While the lender was a great guy and knew his stuff, he was only as good as his underwriting and closing departments which had no clue how to prioritize files they were working on. A great listing agent keeps track of the lenders who know their stuff, but also have great back end support.
When you are ready to sell your Fairfax City duplex and want a listing agent that knows how to get you the maximum amount of money from preparation to negotiation, give me a call.
It was late afternoon on Halloween when this three bedroom, one and a half bathroom duplex became an active listing. Priced at $375,000, I was a little shocked that there had been no calls during the “coming soon” period of the listing. By November 1st, this home had an offer and many interested buyers. The sellers set an offer deadline of Tuesday evening and reviewed their four offers on November 4th.
It won’t be until early December that we can reveal the final sold price, but I can tell you that multiple offers often result in a bidding war and buyers dropping contingencies.
Stay tuned for the final details in early December. Until then, if you have a duplex in Fairfax City that you would like to sell while the market is hot, now is the time. There are plenty of buyers looking in Ardmore.