Blog • Welcome • October 6, 2016

Coldwell Banker Elite Welcomes Perry Bocson

by Matthew Rathbun

Meet Perry

My name is Perry Bocson, Jr. I have resided in the Fredericksburg/Stafford area all my life. With my finger on it’s pulse, I have seen this town grow, in some areas, from a handful of traffic lights and corner stores to a mini-metropolis, booming with commerce and economic opportunity. I’ve witnessed the social and economic ebb and flow of the Fredericksburg area and have ridden the wave along side my family, friends, and business associates. I have over 19 years sales experience in both the B2B and B2C arenas. I have built many long lasting, rewarding, and professional relationships along the way. My sales methodology has always been simple: it’s less about a “product” or a “service” and more about relationships and the human spirit. I prefer not to think about real estate as a transaction but as a life event, and would like to treat it as such. I strive to deliver an exceptional level of personal service and availability and to do so with the highest level of honesty and integrity. Someone once told me that if you can find a way to make a living at something you hold a passion and love for , that you have found the key to happiness, well I found it! Let me put it to work for you. Please allow me to make your real estate experience a personal, enjoyable, and rewarding journey…..I look forward to our journey together!
When I am not “closing the deal,” I enjoy precious time with loved ones. I have a passion for writing, arranging ,and recording music. I love the smell of a vintage guitar as well as playing them, along with bass, mandolin, and some piano.

Perry Bocson

pbocson@cbeva.com

540-656-6348

CBE Spotsylvania

990 Bragg Rd

Fredericksburg, VA 22407

Blog • Welcome • October 6, 2016

Coldwell Banker Elite Welcomes Vera Boujaoude

by Matthew Rathbun

Meet Vera

I am a native of the DC metro area and a full time professional Realtor who is dedicated to serving the needs of my clients. Working as a real estate agent is more than a job–it is a passion. I enjoy meeting new people, listening to their needs, working with them to achieve their goals, and watching the look of satisfaction on their faces as we finalize their transaction. I strive to exceed expectations and develop long term relationships with each client I work with and I am proud that most of my business is through referrals from previous clients.

When you are ready to make your next move, I will be ready to make it with you!

Vera Boujaoude

vboujaoude@www.coldwellbankerelite.com

301-452-0572

CBE Prince William

17934 Main St

Dumfries, VA 22026

Blog • Buyers • Communities • Market Information • Neighborhoods • October 6, 2016

2016 Parade of Homes: Behind the Scenes

by Jay Parrish

Congratulations to the Fredericksburg Area Builders’ Association Parade of Homes Winners for 2016! This year, I was lucky enough to be one of the judges for the Single Family Home $275,000–$325,000 division. Realtors from all different brokerages from around the Fredericksburg area volunteered to be judges and spend the day driving around to newly-built homes to decide which home offered the best value for the money, based on their aesthetic and structural aspects.

The Griffin at Ladysmith Village

Each group of Realtors toured 4-5 homes, using an exhaustive rubric to judge every room and aspect of the home. Among the categories for adjudication were the floor plan, the utility/support spaces and outdoor living spaces as well as each individual room in the home and exterior curb appeal. Each category had its own subset of criteria for which the home could win points. Just to give you an idea of how thorough these criteria were, the exterior of each home was judged on not only the general curb appeal, but also the overall architectural design, aesthetic use of material, craftsmanship, landscaping and character/style.

The Reese at Lake Land ‘Or

For each home, the team of Realtors from all different brokerages had to reach a consensus on an overall score. Thankfully, my group was almost always in agreement for each of the homes. There were aspects of each home that pleasantly surprised us, as well as drawbacks to every home! We were really impressed with the quality and craftsmanship we saw in all of the homes we judged and it was actually really difficult to choose a winner!

The Griffin at Ladysmith Village

At the end of the day, we chose the Griffin at Ladysmith Village built by Spear Builders, which was priced at $320k. This home really blew us away. From the unique Craftsman-style exterior to the custom lighting, every detail of the home was beautiful. The home was painted in coordinating on-trend colors, and the kitchen featured a nice built-in desk area beneath a wine rack. The fireplace mantel was made of 100-year-old salvaged wood, giving it a truly unique look. The upstairs floor plan was my only drawback for this home, as I found it slightly cramped. This home really set the bar for style and character for our group as well as value for the money.

The Griffin at Ladysmith Village

If you’d like to see all the homes and judge for yourself, you can visit the Parade of Homes website or see them in person this weekend, Oct 8-9!

The Halifax at Maury Heights

Here’s the list of all the winners of each division:

▪Townhome $220,000–$290,000: Ryan Homes “The Mendelssohn at Governors Row”

▪Tiny Homes: Tiny House Building Model “The Alpine”

▪Single Family $275,000–$325,000: Spear Builders of Virginia, Inc “The Griffin at Ladysmith Village”

▪Single Family $340,000–$375,000: Thompson Building Corporation “The Halifax at Maury Heights”

▪Single Family $390,000–$430,000: Ryan Homes “The Corsica at Chancellorsville Crossing”

▪Single Family $480,000–$540,000: Lennar “The McClellan at Embrey Mill”

▪Single Family $575,000–$610,000: Bryton Homes “The Greenbrier at Bell Valley”

▪Single Family $625,000–$700,000: J. Hall Homes, Inc. “The Edinburgh at River Glen”

▪Single Family $1,000,000 and Up: Mendleson Development Company, LLC “The Winnifred at Fawn Lake”

▪Realtors Choice Award Townhome Best Overall Home for the Value: Lennar “The Westover in Rappahanock Landing”

▪Realtors Choice Award Single Family Best Overall Home for the Value: J. Hall Homes Inc. “River Glen”

Blog • Downsizing • First-Time Home Sellers • Market Information • Sellers • Selling Luxury Homes • September 26, 2016

Getting Ready for Your Open House: A Seller’s Guide

by Jay Parrish

Selling your home quickly is a matter of pricing it right, marketing it aggressively and making sure that it looks its best for potential buyers. Your agent is responsible for the first two, but the last one is where you can really shine! In order to get top dollar for your home, you need to make sure you are helping it make the best possible impression. This means creating a calm, clean space so that buyers are not put off by any lingering smells, unusual decor choices or messy rooms.

First impressions are very powerful! Take a look at your home from the street and spruce up any landscaping or front porch decor. Does your siding need to be powerwashed or your front door repainted? Even just sweeping up the cobwebs from around the doors and a few well-placed flowers on the front steps will make a big difference. For more ideas about how to up your curb appeal, check out my Pinterest page!

Make sure your home is as empty as possible, or at least extremely decluttered. This means almost all pictures taken off the walls, most pieces of home decor off the shelves, and no curtains unless they are very flattering and make the windows look larger. Ask your agent if you’re not sure if the curtains should stay. Everything on the kitchen and bathroom counters should be put away or hidden. This includes toasters, coffeemakers, soap bottles and sponges, etc. For example, the countertops on the left are perfectly clear except for one tasteful bowl, while the countertops on the right are mostly clear but the appliances still make it look cluttered.

Remove all valuables and medicines from the home during an open house. Unfortunately, open houses are easy targets for theft and during a busy open house and your agent simply cannot be everywhere at once to make sure your valuables aren’t pocketed. There’s no need to risk losing something precious when it could easily be taken with you or secured elsewhere!

Consider hiring a cleaning service to come a few days or the day before an open house, especially if you have pets. As thorough as you think you are, there’s nothing quite like the shine and polish a home has after a professional cleaning. Freshly steamed carpets, stainless steel sans fingerprints, a spotless bathroom—these little details are what will convince a buyer that the home is worth the asking price.

Turn on all the lights in the home–the home looks larger and more inviting when it is properly illuminated. Make sure to change out any dim lightbulbs before the open house or consider upgrading to some smart bulbs as an added feature!

This should go without saying but all beds should be made, no towels or trash left in the bathrooms and all toilet seat lids should be down. Pet items like toys and beds should be removed or very well-hidden in the home. Kid’s rooms are not exempt from this—hampers and toys should be very well-hidden or removed from the house and the beds should be made just like every other room!
Please take all the dead animals off the wall before your open house!

Don’t worry too much about making the house smell extra nice. If you absolutely must have scents in the home, one or two candles in universally-appealing scents like lavender or vanilla are acceptable but DO NOT Febreze the house into oblivion or leave a bunch of cookies baking in the oven for your agent to take care of during the open house.

Ask your agent to make feature cards to put next to any unusual or special features in your home, or if anything in the home has a really interesting backstory.

Lastly, probably the most helpful thing a seller can do for an open house is to leave the house! Go get a coffee and hang out for a few hours in a bookshop, or take a scenic hike—whatever you need to do to not be in the home during the open house. Buyers get really uncomfortable if the seller is still in the home and they feel like they can’t say what they really think.

Trust your agent to sell the home and to put it in its best light for the buyers–it’s our job! As long as you and your agent have prepped your home for success, all you need to do now is relax and enjoy the process!

Blog • Buyers • First-Time Home Buyers • Market Information • Need More Space • September 22, 2016

Should You Buy a New Construction Home?

by Jay Parrish

There’s nothing like walking into a brand spanking new home: everything’s shiny and clean, the fixtures are upgraded…it even smells new! Then again, that old Victorian house with squeaky floorboards and original trim has character that money can’t buy. How do you decide whether or not to spring for a new home? Here are a couple things to keep in mind when weighing the pros and cons of buying new construction.

You Get to Design Your Own Home

One of the most appealing aspects of newly-built homes is the ability to customize almost everything about the home. Buyers can choose the floor plan, the material for the exterior of the home, the fixtures, the flooring and an unlimited number of other details about their new home. If the selection process for all the upgrades sounds daunting, Coldwell Banker Elite’s Kevin Michael Breen recommends new build buyers “ask the builder if they will be providing a kitchen and bath designer to help with selections. If the builder is not offering design help, hiring a designer for your selection process is not a bad idea and can relieve some of the stress caused by a room full of flooring options or a wall full of counter choices.”

If there’s nothing on the market that perfectly matches what you’re looking for, this might be a huge selling point for you. These customizations can come at a price, however! It’s easy to overspend when deciding on upgrades for your new home. The granite countertops you always envisioned may be too expensive once you’ve decided that you want hardwood throughout the home or to add brick to the exterior, as opposed to vinyl siding. And for as much as you can customize the homes, if you are looking for very specific customizations like an elevator or other accommodations for certain disabilities, you may not be able to find what you’re looking for from a mainstream builder. Your average new construction builder will typically only offer aesthetic customization options, not drastic structural ones!

There’s Less Upfront Maintenance

Another really attractive feature of new construction is the perception that there will be much less maintenance involved for the first few years because everything is new! While this is true to a certain extent, there will always be things that go wrong when buying a new home. Be prepared for unexpected costs, even if it seems like everything will go swimmingly! Problems, such as unsealed windows, may arise in new homes that would otherwise have been resolved in existing homes. However, there are definitely massive benefits to purchasing a home that has been constructed using the newest, safest building codes and eco-friendly, energy-efficient materials. There is no risk of asbestos or lead paint in new homes and you may save money on your energy bills due to the improved insulation!

What to Watch Out For

One thing to be particularly aware of when buying a newly-built home is the neighborhood. Will the phase that your home is in be finished relatively quickly or will you be living in a construction site for years to come? What does the neighborhood offer in terms of amenities? A good question to ask yourself is: would you live here even if you couldn’t customize your new home? The appeal of the customized fixtures may wear off, but you’ll always have to live in that neighborhood. Make sure you’re not blinded by all the shiny upgrades! Amberly Green, Coldwell Banker Elite’s Relocation Director, advises to always get a home inspection on new homes: “The times I have bought new construction I sure did not want to climb up on the roof myself to make sure it was done properly. An inspection can save tons of money later if an issue arises after your builder warranty is up.” Mandy Maddox, an agent from our Spotsylvania office, mentioned how important hiring a quality, reliable builder is when buying new construction: “You MUST check a builder’s background out thoroughly before signing any contract. I talk to people who live in houses previously built by that builder 5,10, 15, even 20 years ago to see how the house is holding up today and if they think it was well constructed. I also interview the builders with the clients and find out what kind of services they offer for the price.”

Hurry Up and Wait

One main difference between new construction and existing homes is the amount of time it takes to close and take possession of the home. New construction typically takes 4-6 months to be built, while an existing home can be purchased in 30-45 days. For Dan Donehey, an agent with our Massaponax office, this hasn’t been an issue. “Many buyers have been willing to wait for the new construction even if it wasn’t going to be ready within the timetable they had hoped for. Also, builders often have incentives like a finished basement or added sunroom along with financing incentives to help with closing costs all of which are usually music to the ears of my buyers.”

You Might Not Make Money On It

New construction also requires higher upfront costs than an existing home, while their resale value is typically lower than purchase price. You are paying more for the ability to completely design a made-to-order house. The next buyers will not have had this luxury and by then, it is no longer brand new so prospective buyers will have to deal with the associated maintenance costs. Coldwell Banker Elite Broker Latana Locke from the King George office took advantage of this situation by buying a resale home in a new construction neighborhood: “My husband and I are purchasing a resale in Hopyard built in 2012. We priced the same home to be built in that same subdivision and were able to save about $20,000 and did not have to wait 6 months for it to be built. We were able to see the completed room sizes, visualize our furniture in the home and had a great home inspection knowing that there were no settlement issues with the ground, or cracks in the walls or foundation. The paint was already upgraded as was the kitchen, and landscaping was complete (not sure what it would have been like in Feb. or March if we went with new and it was completed in the winter). Best is that I did not have to rent and move twice.” Latana’s solution is actually pretty ingenious if you really want all the benefits of new construction but don’t care too much about customization—buying a practically new home can save you thousands!

So What’s The Verdict?

That all depends on what is most important to you in your home search! If you are prioritizing customization, shiny new features and builder incentives, a new construction home might be for you! If you don’t mind having to change some aspects of your home on your own in order to save money, an existing home might be a better choice! Only you can decide if buying a new construction home is right for your family, but hopefully the combined wisdom of our Coldwell Banker Elite agents will help you make that decision.

Blog • Welcome • September 22, 2016

Coldwell Banker Elite Welcomes Amanda Corvetto

by Matthew Rathbun

Meet Amanda Corvetto

I grew up locally here in Gainesville and attended Stonewall Jackson HS in Manassas back before we had Battlefield & Patriot HS. I have since lived here to see the Western Prince William County areas develop over the past 20 years into an amazing community. My roots are here, my family and friends are here, and most importantly my heart is here. I have a passion for Northern VA, and intend to pass it along to every one of my clients.

I have been a licensed REALTOR® serving all of Northern Virginia since 2012. From 2013-2016 I was affiliated with Long & Foster. I was a top producer for one of the nation’s most highly regarded residential real estate teams in Fairfax County. I won many awards for customer service based on reviews and client feedback. I have completed over 100+ transactions since 2012 which allows me to offer all of my clients a wealth of knowledge and experience.

CBE Gainesville

7500 Iron Bar Ln, Suite 209

Gainesville, VA 20155

acorvetto@cbeva.com

703-929-3837

Blog • Welcome • September 20, 2016

Coldwell Banker Elite Welcomes Natasha Castro

by Matthew Rathbun

Meet Natasha Castro

My name is Natasha Castro and prior to engaging in the real estate industry, I was a stay-at-home mom and Marine wife. My son Elijah is the most amazing six year old child—he is so funny, smart and loving. We love to stay busy doing things like hiking at Government Island, swimming, walking around our neighborhood and listening to music. I am a Virginia native, born in Arlington, but moved around a lot. We always seemed to end up right back at home in Loudoun County.

I was drawn to the real estate industry because not only do I get a sense of accomplishment by helping people achieve their goals, but I have always pictured myself as a business owner. I am a free spirit and appreciate the flexibility the business has to offer. Growing up, my dad always told me that I will never “work” a day in my life if I do what I enjoy. I look forward to meeting new clients and being able to assist them in any way possible. As a real estate professional, it is both my pleasure and duty to ensure that my clients receive the best service possible. I am proud to be a part of the Coldwell Banker Elite team and look forward to many years of happiness and success!

CBE Stafford Office

100 Parkway Blvd

Stafford, VA 22554

ncastro@cbeva.com

301-537-3861

Blog • Welcome • September 15, 2016

Coldwell Banker Elite Welcomes Kristin Cobb

by Matthew Rathbun

Meet Kristin Cobb

Prior to joining the Coldwell Banker Elite team, Kristin spent over a decade as a highly successful political fundraiser and strategist. Kristin doesn’t credit her success in Washington to her drive, her focus, her over the top organizational skills, or her creativity – but to her ability to listen.

When working with clients who are either buying or selling a home, listening to and understanding what her clients want is priority number one. She takes the time get to know her clients, to discover if she’s the right agent to represent them during one of the most important times in their life – and then she works relentlessly on their behalf.
“I never approach working with clients in a purely transactional manner – I don’t believe that results in anyone walking away happy and satisfied. I take the time to get to know my clients, what’s important to them, and what they really want. Then we work collaboratively to get them to their end goal – and even have some fun along the way!”

Having lived just outside of Washington D.C. for ten years and now a proud resident of Stafford, Kristin’s knowledge of the market spans a substantial portion of the state.

“I love getting to know what is important to people and helping them to achieve those goals. Most people say I have a very friendly personality – and I’d like to think that’s true! But when it comes to representing my clients I pride myself on my ability to get down to business and act as a strong advocate for their best interests!”

Coldwell Banker Elite Stafford

100 Parkway Blvd Stafford, VA 22554

Office: 540-659-2141 Ext. 310
Mobile: 703-501-0070
kcobb@www.coldwellbankerelite.com

Blog • Coldwell Banker • Welcome • September 15, 2016

Coldwell Banker Elite Welcomes Pam Downing

by Matthew Rathbun

Meet Pam Downing

As a Virginia native, I am so excited to help families find their dream homes in Spotsylvania County! I was born in Virginia Beach and lived in Nassawadox on the Eastern Shore until I went to college at Virginia Tech. I spent a while in California working in many different areas from waiting tables to the front desk at a doctor’s office. This work experience convinced me that my main passion has always been interacting with people and helping the community.

Now that I am back in Virginia, I look forward to helping you experience the joy of purchasing a home. I purchased my first home this past year so I know firsthand the hard work and effort it takes to complete a sale as well as the satisfaction when you finally have the keys in hand!

I am extremely friendly and outgoing so I will be there beside you as your agent and friend during each step of your transaction. I love being able to help look out for your best interests so that you can focus on thriving in your new home! Give me a call when you want to start working on making new memories for you and your loved ones!

Coldwell Banker Elite Massaponax

4840 Southpoint Drive

Fredericksburg, VA 22408

Office: 540-735-2600

Mobile: 310-918-5290

pdowning@www.coldwellbankerelite.com

Blog • Coldwell Banker • Market Data • Market Information • September 13, 2016

Coldwell Banker Home Listing Report 2016

by Jay Parrish

Counter with text over top saying "coldwell banker home listing report"

See Where Your City Stacks Up!

Coldwell Banker annually shares a look at the nation’s housing market through an “apples-to-apples” comparison of like-sized homes. The Home Listing Report is the largest survey of its kind, comparing more than 50,000 4-bedroom/2-bath listings in approximately 2,000 markets in the U.S. Unlike other “Most Expensive/Most Affordable Markets” studies which measure the median or average sale prices in each market, the HLR measures what the same size home—a four-bedroom/two-bathroom home—sells for in each market. You can check out the national rankings at the link above or just focus on Virginia!

So Who’s Paying The Most for their Home?

Luckily for us, 7 of the 10 most expensive towns in the nation are in Silicon Valley led by Saratoga where a 4 bed/2 bath home averages a whopping $2,453,718. Saratoga is right down the road from Apple’s headquarters in Cupertino. The most affordable market is resurgent Detroit where that same house averages $64,110. The national average for a sample size home is $320,120, which could buy a 4 bedroom/2 bathroom home in nearly 1,300 markets across the country.

Where Do We Stack Up?

Fredericksburg, Stafford and Spotsylvania are solidly in the “average” range, with Stafford coming in at #17 Most Expensive in Virginia and Fredericksburg at #19. Spotsylvania was quite a bit lower at #29 in Virginia and #1077 Most Expensive nationally. Stafford is #771 Most Expensive and Fredericksburg is #833 Most Expensive nationally. The average price for a 4 bedroom, 2 bathroom home in Fredericksburg was $327,941, while Spotsy averaged $283,528. Manassas was much more expensive, at #481 Most Expensive nationally and #10 in Virginia because the average 4 bed/2 bath goes for $425,827. As far as cities within an hour of DC, however, Fredericksburg was by far the most affordable of all the Northern Virginia cities measured.

What Does This Mean For Me?

Homebuyers looking to buy in Spotsylvania will pay much less for the same size home in Stafford or Manassas. If location isn’t as important to you as getting the most bang for your buck, you may be able to save money by buying in Spotsylvania instead of Fredericksburg, or Stafford instead of Manassas. This may also make some homebuyers consider prioritizing shorter commute times by sacrificing their guest rooms or lot sizes. If you’re trying to sell in any of these areas, you can use this information to play up your property’s strong suits while being aware of the pros and cons of each neighborhood. Coldwell Banker offers sellers the opportunity to convey the “story” of their home to the buyer through the “Seller Story” on ColdwellBanker.com. Coldwell Banker agents offer this unique marketing tool because homes are not just “four walls and a roof,” buyers are buying into a lifestyle. Does your Spotsy home have an amazing forested backyard but it’s a bit off the beaten path? Write your Seller Story to reflect how much you love relaxing in your backyard away from the urban jungle. Is your Stafford home close to shopping and restaurants but it’s square-footage-challenged? Your Seller Story should emphasize the short commute times and fun energy of city living. This may convince buyers who are on the fence about moving to a new area that your home is worth the risk.

Coldwell Banker Elite Welcomes Perry Bocson

Coldwell Banker Elite Welcomes Vera Boujaoude

2016 Parade of Homes: Behind the Scenes

Getting Ready for Your Open House: A Seller’s Guide