Today, I went to a trusted dry cleaners; Pride Cleaners in Herndon with two silk blouses I’d picked up from a cheap (no name mentioned) one day dryer cleaner yesterday.  I’d taken these two blouses in for cleaning last week and noted the underarm stains when I initially took them in.

When I picked them up the next day, nothing was said or noted about the stains not being removed.  So when I went to wear one of the tops, I was shocked to see the stains still there.  I took them back to the store and the clerk said no problem they would take care of things.

Yesterday, when I picked up the blouses, I removed the plastic cover and was sorely disappointed to see the stains still there.  Long story short, when I spoke with the manager he basically said, “all stains don’t come out and there’s no way the front clerks can know everything about dry cleaning to be able to tell clients this when they bring a garment in for cleaning”.

I challenged him a bit, by saying “is it my responsibility to know what you can and can not remove?”  He brushed it off by saying; “In any store, the front clerks are not going to know all there is to know about the business”. While he graciously refunded my money for the dry cleaning there was still major concern over getting my blouses cleaned.

That’s what landed me at the Pride Cleaners where I’d been referred before. It’   out of the way and costs a bit more but the person working the front counter (the manager) could explain he wasn’t sure if he could remove the stains completely since  they’d already been treated before. But he could have readily done so if he’d had them on the first go round.  I should have gone to him the first time!

So how does this relate to buying or selling a home.  I tell my clients quite often, you don’t know, what you don’t know to ask.  As a Realtor®, I am the expert and am here to give my very best to my clients.

I work the front counter as well as the back.

I don’t expect them to know the real estate business the way I do.  That’s why they selected me as their agent.  I educate my clients so they are well informed and can ask questions to clear up details about how the selling/buying process works.

I say this so you won’t be “taken to the cleaners” the next time you’re buying or selling a home. Using a discount broker may not save you money in the long run and you may be left with issues a more experienced Realtor® could have helped you handle. It falls in line with… you get what you pay for.

For Questions, please contact me at 703-919-0254

Northern Virginia January 2012 Housing Sales Figures

The market has been heating up since the first of the year.  The comparison between December to January is lagging a bit behind of what I’ve been seeing as a lot of activity has been taking place since January  Houses are getting snatched up quickly.

Homes have to be priced right for the condition of the home.  That means, if it needs work, it better be priced to account for the amount of work (sweat equity) a buyer is going to have to put into the home to bring it up to move-in ready homes.  The same goes for move-in ready homes.  It’s not a time to price a home above fair market value.

I’ve been out with buyers throughout January and February and homes priced in the sweet spot are getting snatched as early as the same day it comes on the market or within the week.  The homes lagging behind are the ones not priced correctly.

Getting the home under contract in the first 30 days is the greatest opportunity to get the highest and best offer.  Pricing high and then lowering when no offers come in creates a staleness to the home and buyers will be more likely to “low-ball” as they view something’s wrong with the house when it’s been on the market longer than other homes which have sold.

So in reviewing the January Northern Virginia Home Sales 2012  data it’s interesting to see days on market was up over January.  Overall, inventory levels are at about a 3 months supply.  Anything under 6% accounts for a seller’s market.  We are seeing fewer transactions with the seller paying some closing costs for the buyers because more & more there is more than one offer on a home.  But appraisals are holding prices within acceptable levels.  We’re not going to see a run up on prices.  It just means a cash offer or one with 20% down will win out generally over a VA loan with 100% financing or FHA with 3.5% down.

I’ve seen this to be the case with several of my buyers.  Buyers are responding by getting out to see properties as soon as they come on the market.  Waiting a day or two can mean the difference between getting a home and missing out on it. Additionally, if you’re a seller and waiting to put your home on the market for the spring selling season, you might want to reevaluate.  Now is a great time.  Buyer’s are hungry to buy.

Have questions about the market statistics, thinking about buying or sell?  I’m here to assist by answering questions.  Give me a call and I would be happy to grab a cup of coffee and talk to you about specifics.

Tips for First Time Home Buyers

Buying a home for the first time can be a very daunting task.  Tapping into the resources and knowledge of a real estate agent is key to not being overwhelmed with the process.

That being said, there are a few basic steps to follow which will simplify the process.

When a real estate agent works with a first time home buyer, he or she assumes a role that often requires quite a bit of education.

1. Get prequalified before you look for a house. There are several reasons to do this, not the least of which is to figure out how much money you can borrow for a new home. Knowing how much you pay in rent is not the same thing as knowing how much you can afford to pay in a mortgage.  If you don’t know truly what you’re comfort level is as a first time home buyer and what a lender says you can afford, you can be wasting time looking at the wrong houses.  Also, it could be a wake up call about any credit issues which need to be resolved before buying a home.  In today’s market, all agents are going to ask if you are prequalified before showing homes.

2. Create a list of Wants & Needs.  The initial session you meet with a realtor should include figuring out as a first time home buyer what you “must have” in a home you buy and what you’d really like to have, but are flexible on.  This isn’t just the number of bedrooms & baths, but the style of home, possibly the neighborhood, or general area you want to live, a fixer upper or a move-in ready home, near mass transit, etc.  Bear in mind, this list might change after looking at a few houses, but you need something to start with so you’re not looking throughout the whole Metropolitan area for a home.

3.  Attend Open Houses –  Touring open houses as a first time home buyer, you can get a feel for what you like and don’t like in a house as well as a sense about specific neighborhoods.  Even if the homes aren’t in your price range.  Do this after you’ve started working with a realtor as otherwise every open house agent will want to secure you as a client.  You can tour any home and just respond with “I’m/we’re working with an agent”.

4. Don’t Change Jobs or Make Large Purchases – once you’re prequalified, you don’t want to affect or possibly lose your opportunity to buy a home.  If you know you’ve have a job change in the works, talk to the lender first to find out if or how this might affect your ability to purchase a home. Never go buy a car, put money down on furniture or any or open a new credit card when in the process of buying a home.  You may lose the opportunity to buy, yes lose the opportunity as the lender no longer will qualify you if you make changes like these.

There are lots of tips for first time home buyers, and I’m happy to share them all.  If you are a first time buyer, you might also find this blog post on Managing the Mortgage Maze of interest.  If you have specific questions, feel free to give me a call!

The Federal Housing Administration has extended the temporary waiver of its anti-flipping regulations through December 31, 2012.  This 12 month extension was approved at the end of 2011, just days before the initial waiver was set to expire.

What does this mean?   FHA regulations have traditionally prohibited insuring a mortgage on a home that was being purchased just to flip.  If a seller owned a home for less than 90 days, they could not qualify for Mortgage Insurance Protection. 

The purpose of the waiver was to stabilize real estate prices and protect neighborhoods that were being plagued with foreclosures. 

The waiver makes it possible for buyers to use FHA-insured financing to purchase HUD-owned properties, bank-owned properties, or properties that are being resold through private sales. The purpose of the waiver was to encourage investment in blighted neighborhoods to help maintain the value of the rest of the properties in an area. 

The extension is a good one, as it takes into account the fact that the real estate market has not completely rebounded.  While the most recent real estate stats have looked good, this additional year of extensions should help continue to provide investors with affordable financing options.

The notice about the waiver extension was published in the Federal Register on December 28, 2011.  If you are an investor interested in looking for property to improve and flip, I’d be happy to provide you with information on this waiver, as well as available properties in Northern Virginia.

Every year about this time the same thing happens: people begin to think about moving to a new home.

Most people love to buy a new house.  What they don’t enjoy quite so much is selling their existing one.  One of the most important roles a good Realtor will play is as the person who helps you determine what the right price is for your home.

When you decide to sell your home in Northern Virginia or anywhere else, you are most likely dealing with both financial and emotional factors.  On the financial side, if you have a mortgage, you know what you owe on the property and what you’d like to get out of it.  You probably also have an idea of the budget you’ll need for your new home.  Chances are, you’ve even picked one out!

That’s all fine, but when it comes to pricing your home for sale, you need to do your research and pick the correct strategy for your situation. Just because your neighbor’s home was listed for X doesn’t mean your home should be too.

This post describes just one example of a strategy for pricing your home.  The right strategy for you will take into account your personal situation, your geography, the condition of your house, and dozens of other factors..  A professional realtor will help guide you through the process of picking your personal pricing strategy.

But here’s a strategy I like to share, because I’ve seen it work many times:

If you really want to move, price your home just below market value.

I completely understand that this strategy works only where market values are not completely deflated.  Our Northern Virginia real estate market has remained stronger than the national average, so this strategy can work well here. 

What does pricing below market value do?  It brings people in.  Real estate is a numbers game.  It takes a lot of people through your home to find the right buyer.  The more people you get through your home, in theory, the faster the buyer will arrive.

So why do so many homeowners opt to price their home high?  I think it has more to do than emotion than reality.  People are attached to their homes, and they figure that someone else will love their house as much as they do.  That’s probably true, but the price still has to be right.

A below market price signals to buyers and their agents that you are priced to sell, and it actually creates a feeding frenzy.   Buyers always want to feel like they are getting a good deal.  So when they sell a good deal (priced below value) they are going to want to jump on it.  This creates the frenzy because others want in on the good deal as well.  Just the opposite of pricing your home above market value.  So rather than have your home linger on the market for days on end and have to deal with showing after showing, consider pricing it below market value, stimulating lots of interest and in the end truly getting the price you want for the home because you have multiple buyers interested in buying it.

Over the last few years as the economy has remained uncertain, more and more homeowners have stayed put in their current Northern Virginia homes.  Many have taken advantage of this time to  add on, update, and improve their properties.

What this means for buyers in the Washington, DC area is that many older homes offer wonderful surprises inside.  For sellers, or those wanting to sell, new data shows that all sorts of improvements add value to your home, but the investment should be done because it needs to be done to sell the home, not because you think you’ll “make money” on it. 

1. Most buyers want a move-in ready house.  Unless the buyer is planning to low ball an offer and get the house well under market value, they probably do not have plans to sink large sums of money into a home after purchase for improvements.  This is good news for those who have made upgrades, not so good news for those who have not.

2. When you do upgrade, you need to understand that what you spend won’t necessarily translate directly to the bottom line.  In a mid-range home in the Washington area, for example, a major kitchen remodel will cost an average of about $59,000, but it might only raise the value of the home by $43,456.  Only about 74% of the investment is recouped.  (Conversely, the same house with an outdated kitchen would probably sit on the market a long time and receive offers that were well below actual value.)

3. One sure fire upgrade that actually does return on the investment is front door replacement.  Metropolitan homeowners want safety, so replacing a front door with a heavier steel door will pay off by returning 117.4% of the cost of installation, on average.  Since it only costs about $1200 for a new steel door, that’s not a lot of increase, but it’s certainly nothing to shrug off.  Safety is important.  That new door may make the difference between selling your home or having home buyers express concern over safety.

4. Curb appeal and outdoor space remains key.  A new garage door, for example, will return 84% of its investment in increased sales price.  A new roof, 74%, and new vinyl siding: 80 percent.  An outdoor deck addition will also return at about 84%.

5. If your home has lost value in this market, investing in upgrades is essential.  Even if you don’t get every dollar back that you’ve put into the home, you can at least bring yourself into the black with upgrades that will raise the value of the house.  Those could include simple changes like  upgrading light fixtures and faucets throughout the house  or major upgrades like a bathroom addition or remodel.

I’ve got all the numbers available to share with sellers who may be considering updates, or buyers who are concerned about what buying a “fixer” might cost them.  If I can help with understanding our market or with providing you with an idea of what your home would sell for today, please don’t hesitate to give me a call. 

 I look forward to working with you in 2012!

The numbers are in, and with a 10 percent jump in December sales over sales in November, we can call the end of 2011 a strong finish for Northern Virginia  real estate.

We saw minor fluctuations in the average sales prices for the various counties being reported.  The median prices showed a bit more variance, but nothing largely significant. 

Readers will note that Falls Church real estate does show some  significant change in the price of homes sold (up 45%), but given that only 16 homes are included in those numbers, one or two very high or low priced homes can significantly alter the average. 

The average days on market for the overall area finished the year at 68 days.  This is longer by about a week over 2010 ( up 9% over the previous year’s figures), but overall the number of days it takes to sell a home in our area is well below the national average.

Overall sales from 2010-2011 were down in terms of the overall dollar sold by 14.6% as well the total sales were down by 12.3%.  I do think the second half of the year has been showing strong numbers and I feel very optimistic about 2012.

Personally, I’m starting off the year with three first time homebuyers, and one is already under contract on a home.   I have one new listing already this year, with other sellers preparing for listing their homes in the spring.

Buyers are still cautious, but when the right property at the right price is found, they are making a move. Inventory levels are low so it’s a good position for sellers if the home is in good showing condition and priced well for the market.

If you have more questions about any particular areas, or if you’re ready to get your house sold, give me a call at (703) 919-0254! 

Environmentally friendly design is "in" for 2012, according to interior design expert Gina MacDonald.

The biggest single influencer of Interior Design trends and products this season is our economic and social climate; and the subsequent shift in our collective psyche about making the most of what we have, and being conservative about the way we treat our earth and its resources. 

The paint company, Benjamin Moore reminds us that “Our lives are enriched by conservation and enhancing the natural world. Preservation is a call to embrace the wonder of nature and the rhythms of its changes. “ Its’ 2012 color forecast focuses on the theme of “preservation” and the connection between humans and their environments.

Responsible stewardship of our planet is now a continual drumbeat around which all environmental design will be driven. Conserve, Preserve, Restore, thump…… recycle, refurbish, re-use, thump,………………………

As so many families face financial uncertainty, spending on non essential items is no longer as wonton as it was in years gone by.  Spending decisions are  are  greatly more affected by things like durability, craftsmanship, sustainability, multiple applications or uses, and timelessness in design.

Large, spread-out, wasteful  homes  filled with imported, short-lived, mass produced finishes and furnishings are giving way  to more compact spaces which carefully utilize the natural attributes of the site and local climate.  Locally fabricated products are being selected to reduce transportation costs, building costs and ongoing ownership costs. Small is definitely better, and” local” usually trumps imported. 

So, the main trend for 2012 is “Green Architecture & Design”. Other phrases you may hear include “adaptive re-use” , “reduction in carbon footprint” & “sustainable design”. They  all mean the same thing. Conserve, preserve, restore……recycle, re-furbish, reuse………

Some of the most common ways:

1. Reduce transportation costs and support your local economy. Buy local whenever possible.
2. Use building & finish materials which are both re-cycled and recyclable.
3. Re-cycle everything you can. From newspapers to baby clothes to inherited furniture. Shop for Antiques, vintage furnishings & gently used household items. You respect our heritage and culture by doing so, and teach your kids to do the same.
4. Take advantage of sunlight, water and airflow as energy providers to augment your on “grid” energy provisions and lower your fuel bills.
5. Upgrade in technology whenever you can. And check out federal energy tax credits as a way to offset costs of upgrades in things like High R rated windows, insulating systems, solar panels & hot water heaters.
6. Use ceiling fans to re-circulate air which has been both heated or cooled.
7. Install  “low water use” plumbing fixtures and energy efficient lighting (uses as little as 13 watts V 60 watts for same light output!)
8. Select casegoods and finishes that are fabricated of re-claimed woods or composite fiberboards in which millwork waste is re-used.
9. Try line drying some of your laundry, and air drying your hair! 

Look to your Interior Designers to interpret this emphasis in decorative terms:

1. Color: Will be reflective of the economic outlook. Hate to tell you, but GREY is in. In all its iterations.  Warm greys, light greys, charcoal greys. Don’t be surprised to see it everywhere, and don’t be surprised that you’ll lIKE it!
2. What speaks to sunshine and natural light better than Yellow? It pairs well with grey, and brings a lift to the “gloom” of grey.
3. Recycled glass for tile and countertops. You should also see glass furnishings, glass sink basins, and glass picture frames. All recycled. All evocative of a beach: shimmering, and beautiful.
4.  Repurposed: might mean pieces that were once used in an industrial setting, like chemistry lab cabinets used as an etagere, or an old drafting table used as a dining table, a retired pharmaceutical display counter as a kitchen island.
5. Gorgeous reclaimed hardwood furniture is ubiquitous! Check Out Everything from Pottery Barn to barewoodsfurniture.com.  Really, it is everywhere! The secret is to mix it up with other styles, and antiques. You can’t go wrong.
6. Anything can be turned into a light fixture! Look for old candlesticks, boxes on stands, birdcages, ironwork, porcelain vases or glass objects. Take them to you local electrical warehouse and ask them to convert to a light fixture! You can even make origami paper models and suspend X mas lights in them for a beautiful look.
7. Expect to see lots of natural colors in linens. Nubby ,textured, mixed weaves. You’ll see the interest in the weaves and the textures, but not in color. Colors will stay as organic as possible.
8. Purchase  simple wood antiques, and re-envision them! Easy! Cheap!  This is not about valuable antiques. It’s all about useful pieces! You can paint, decoupage, embellish, or upholster cheap and un-exciting pieces and make them beguiling!
9. Think Paint. Anything and everything can be transformed by a color change. Have a boring Mahoghany table? Paint it Chinese Red! Or Black lacquer, or, if you are brave spray it gold. You can always go back if you don’t like it!

Gina MacDonald is an interior designer who is a top choice for builders who want natural elegance and green sophistication in their projects. Gina’s expertise is in designing the common spaces  and individual units in large-scale multi-family and mixed-use properties.  Her studio, Goldenrain Studio Interiors, can be reached at 301.254.4676 .

As a real estate agent, I get to work with people from all over the world who are buying homes or looking for a short or long-term rental in the D.C. area.

I also tend to work with lots of military families. As an ex-military wife myself, I know exactly how they feel coming into a new community. Most want good schools, ample shopping, and short commutes to the Pentagon, air base, or other location, and often they are working with a limited budget. Rentals can be a very good option for people who are relocating to the D.C. area for a short time, or for those who aren’t exactly sure where they’d like to buy.

If you are moving in from a different part of the country, sticker shock could have you fearful of buying.

Settling into a city can take time. It can be good to “try before you buy,” to decide if an area is right for you. If you plan to rent a home in Northern Virginia, you can work with a rental agency, call owners direct based on ads, or work with a real estate agent. Not all real estate agents work with renters, and not all rental houses want to pay a commission to a Realtor, but if you decide to rent and want an expert to show you around, a real estate agent may be the way to go.

Here are some tips for working with a real estate agent to find your rental home:

1. Know your budget. Remember that rental properties often require the equivalent of two months rent (first month, and a security deposit, extra deposit if there are pets). If the rent is $2100, that’s $6300 you’ll need to move into the home. Some rentals include utilities, but many do not. You will need to budget for utilities on top of your rent, so make sure you know what your real budget is before you start looking at property you can’t afford.

 2. Narrow your search. The internet is a wonderful tool. Driving around is a good strategy too. You can get a pretty decent feel for neighborhoods by driving or walking through them. Do it more than once, and try different times of day and night.

3. When you find something you’re interested in, call your Realtor. He or she can contact the owner, management company, rental agency, or landlord and discuss price and deposit issues. Real estate agents are experienced real estate negotiators. This is where they do their best work.

4. Be loyal to your real estate agent. Recognize that your agent does not get paid a salary for his or her time. Agents are only paid by the owner of the property or the rental agency when a lease agreement is signed. Iif you want to consider homes that are not offering to pay the realtor’s fee, look at them before contacting an agent.

5. Send referrals to the agent. If you found him or her helpful and you hear of someone who is ready to buy or sell a home, send them her way! Real estate agents appreciate your referrals. 

 If you are interested in renting or buying a home in Northern Virginia or the Washington, D.C. area, give me a call. I will do everything I can to help you find the perfect home.

There are a lot of wonderful areas in and around Washington,D.C., and everyone has their favorites.  

Personally, I am partial to the wooded cities in Fairfax County, specifically Oakton, Reston, and Vienna.  All three have a large variety of housing that make them just about perfect no matter what you are looking for.  Over the next few weeks I’ll be providing some information about these cities.  First, let’s start with Oakton:

Oakton occupies a relatively small area, with just over nine square miles inside the city’s borders.  Oakton is part of the award-winning Fairfax County School District.  Oakton itself has three schools, including Oakton High School.  There are also several private schools in Oakton catering to the community’s children.

Like just about every city in and around the Washington metropolitan area, the cost of living is well above the national average, and the average home price is nearly $750,000, according to some recent reports.  Commuters make up the majority of workers, and they average about 34 minutes each way in the car to get to work, which is a typical commute for the D.C. area.  Many commuters opt for the convenience of the Metro.  Oakton is serviced by the Vienna-Fairfax/GMU Metro Station. 

There are seven major colleges or universities within 15 minutes of Oakton, including George Mason University, Northern Virginia Community College, Marymount University, and American University.  Faculty from these colleges often make their homes in Oakton.

The city has plenty of shopping, restaurants, and entertainment, both within the city’s borders and in neighboring communities like Fairfax and Vienna.  You can find just about anything you want, from ethnic food to southern home cooking in Oakton.

 A couple of my favorite places in Oakton include Famous Dave’s BBQ and Santini’s Deli.  Both have other locations in the area, but these two are in the heart of Oakton and offer great food and fun ambiance.

 I have to give a plug as well to PR at Partners, the Hair Salon across the way from Famous Dave’s.  My hairdresser; Amy Blackshaw and her assistant Khoung Phamdang are an excellent team.  Lauren Dufresne is also excellent.  She started out as Amy’s assistant and now has her own chair in the shop.  If you’re moving to this area, I highly recommend this hair salon.

Of course, if you haven’t already found a home, I’d love to help you find a home in Oakton,Virginia.   As a licensed agent, I’d be more than happy to help you find your dream home in Oakton.  I know where the best ones are, so give  me a call and we’ll get started right away.  I look forward to hearing from you!