Real Estate & Community News

from Bryan Garcia, "Haymarket Real

Estate Guy"703-517-2574

INSIDE THIS ISSUE

g We’ve all heard of Zillow. It’s probably the most popular real estate home

search web site out there. Zillow is a database, or portal, of homes that are listed for sale by others. Homes that are listed on Zillow (with the exception of homes for sale by own-er) are syndicated in through local Multiple Listing Services (MLS) or manually input by real estate agents.

While I will admit that Zillow has a nice user interface, its signature “Zestimate” can be frustrating. I can’t overlook the impact it has, not only on home buyers, but on potential home sellers. Buyers may reference a low Zestimate when placing an offer on a home that is actually priced at market value. And, potential sellers may rely on an inflated Zestimate to price their home. A Zestimate can be below or above market value, that's why it’s only an estimate.

How accurate is the Zestimate? Zillow openly claims that it is only a starting point and is not to be considered an appraisal. The Zestimate is based on a formula that is calculated from public and user-submitted data and market conditions. It generally calculates based on the radius of the home. However, different sections of the same neighborhood, or abutting neighborhoods can have different home values, so this can present inaccuracies. Also, homes may have upgrades or are maintained differently,

which may not be reported publicly. Custom homes with custom features, outside of subdivisions are the most difficult to estimate.

Zillow published a report for all counties in the U.S. with varying Median Error Rates in the Zestimate. The report, published 6/30/15, had Prince William Country at a 4.6% Median Error Rate. What that means

is that half of the homes sold were within 4.6% of the Zestimate and half were off, up to 20%. Prince William County Zestimate Accuracy:

Within 5% of sales price: 53.4%Within 10% of sales price: 80.8%Within 20% of sales price: 95%

As an example, the Zestimate for a $500,000 home sale could have been anywhere between $400,000 and $600,000, but was most likely between $450,000 and $550,000. For only about half of home sales, it was between $475,000 and $525,000.

Zillow recommends you go in and update any inaccurate data on your home, even if it’s not for sale, to get a more accurate Zestimate. We often see Zestimates changes as soon as a property is listed because accurate data is then submitted.

The bottom line: Zillow Zestimates can be very close, but they can also be way off. The best way to get the MOST accurate estimate of your home’s value is to have a licensed Realtor, like Bryan Garcia, who knows the area well, do a Competitive Market Analysis.

Does Zillow know the value of your home?

FEATURED HOMES

g

COMMUNITY BUSINESS SPOTLIGHT

Bull Run Mountain: Haymarket's Picturesque

Backdrop

Seven Fantastic Featured Properties

in the Haymarket Area

Community: Haymarket Area

Holiday Happenings 2015

Business Spotlight: Custom-Created

Holiday Events with À la Carte

Market Watch: Should I Sell Now or

Wait until Spring?

July 2015 Real Estate Summary

Haymarket Homeowner

UPSCALE LIVING IN HAYMARKET & GAINESVILLE

HaymarketHomeowner.com Haymarket Homeowner 2015 | Issue 5

Published by

BRYAN GARCIA"Haymarket Real Estate Guy"

Associate Broker

EXIT Heritage RealtyHaymarket, VA

www.EXITgarcia.com703-517-2574

The ZillowZestimate

HAYMARKET AREA HOMES FOR SALE HaymarketHomeowner.com

1

1

Maybe it's something you take for granted or maybe it's something you appreciate more each day,

but the beauty that Bull Run Mountain provides to the Haymarket region is a huge benefit to living in western Prince William County. There are certain vantage points from around town, on the roadways or from specific locations, that offer some breathtaking views. And, right now Bull Run Mountain is "peak" pretty.

As you know, Haymarket is a town with many beautiful subdivisions loaded with amenities and many with views of the mountain. What you may not realize, is that there are some very nice homes situated on the side of Bull Run Mountain that also offer great views—some say as far as Dulles Airport on a clear day.

If you've never been up there, you may not realize that it's not as remote as one might think. The roads can get steep in parts, but they are paved and fairly wide. There are quite a few homes up there nestled in private lots, many with paved and/or leveled driveways. The roads are maintained by the County but an active private association, the Bull Run Mountain Civic Association, works to oversee and provide recommendations for improvements and weather schedules.

Over the years, I have had the privilege of representing several home sellers and buyers on Bull Run Mountain. What I hear consistently from these clients is that there is nothing quite like the tranquility and affinity with natural life that they experience living there.

Homeowners on Bull Run Mountain get the best of both worlds: lots of land in a peaceful setting AND convenience to everything like schools, shopping, and more. Best of all, there is no HOA.

Living on Bull Run Mountain isn't for everyone, but if you or anyone you know is looking for a nice, affordable home with privacy, land and views to die for, take a ride up the mountain and see for yourself. I have two wonderful listings for sale right now (shown on the right).

Bull Run Mountain: Haymarket’s Picturesque Backdrop

2803 Lookout Road Haymarket, VA

3 Bed, 3 Full Baths | 5+ Acres | 2,898 SF

Custom-built, cedar home on Bull Run Mountain with spectacular views

* 3 finished levels * 2 story family room with wood-burning, stone fireplace and wall of windows * Kitchen with granite

counters and lots of storage * Bedroom and bath on each level * Formal dining room

and living room * Huge master suite with sitting room.

$464,777 (reduced)Text to: 85377 Message: M481617

2600 Wiley Terrace Haymarket, VA

3/4 Bed, 2.5 Baths | 3.3 Acres | 2,240 SF

3 level Colonial on 3.3 private acres * Listing includes 3 individual lots

* Quiet, natural woodland setting on Bull Run Mountain with great views late fall to early spring * Meticulously

maintained inside & out * High efficiency HVAC * Newer appliances * Potential 4th

bedroom plus den * Well-constructed, tiered landscape * Large, flat driveway.

$424,900 (reduced)Text to: 85377 Message: M512442

“Live your life each day as you would climb a mountain.

An occasional glance toward the summit keeps the goal in mind, but many beautiful scenes are to be observed

from each new vantage point.”– Harold B. Melchart Photo at top is view of Bull Run Mountain from

Hunton Lane in Evergreen Estates, and photo above is the view from 2803 Lookout Road (shown below).

HAYMARKET AREA HOMES FOR SALE Bryan Garcia, EXIT Heritage Realty | 703-517-2574

15790 Hunton Lane Haymarket, VA

6 Bed, 4.5 Baths | 4.2 Acres | 6,138 SF

$875,000 Enjoy views of Bull Run Mountain from the spectacular grounds on this Evergreen Estates Colonial home. Set on over four acres, this property offers a large brick patio, English-style gardens with a custom-built shed, a beautiful built-in pool and a fully stocked pond for fishing.

This magnificent estate home is extremely well-maintained inside and out. A traditional floor plan with elegance and character are found throughout this home in the detailed trim and molding, brick accents, pocket doors, rich color tones, hardwood flooring & unique fixtures.

Built with four finished levels and over 6000 square feet, this home is ideal for family living and entertaining. A huge, home office/library is fully wired for telecommuting so you can enjoy the property while working from home.

Scan the QR code below for more photos and details about this home.

2506 Little River Road Haymarket, VA

3 Bed, 2.5 Baths | 1+ Acres | 2,689 SFBrick-front Ranch on beautifully landscaped, 1 acre lot with lovely

gardens * Fenced rear yard * 2-car, side load garage * Large, screened-in back

porch * Updated kitchen and baths * Refinished oak hardwood floors * Finished lower level with wood-

burning fireplace and extra finished room * Tons of storage.

$424,900 (reduced)Text to: 85377 Message: M513698

FEATURED PROPERTIESGreat Views of the Mountain

15202 Brier Creek Drive Haymarket, VA

3 Bed, 3.5 Baths | .22 Acres | 3,369 SFGorgeous, 3-sided brick, 3 finished level

home with many extras in Regency at Dominion Valley active adult community

* Rich, cherry hardwood floors * Upgraded gourmet kitchen

* Magnificent built-ins in office, master, loft and garage * Luxury master suite plus 2nd bedroom and full bath on main level

* Large loft, sunny walk-out recreation room plus unfinished room.

$649,900Text to: 85377 Message: M518715

6720 Jefferson Street Haymarket, VA

3 Bed, 2 Full Baths | .63 Acres | 2,240 SFAdorable Farm House in downtown Haymarket is loaded with charm &

character * Huge detached garage with recreation room above * Lovingly maintained by owner * Finished

hardwoods * New carpet on 2nd floor * Fresh paint * Darling retro kitchen

* Sunny family room with wood-burning fireplace * New windows.

$475,000Text to: 85377 Message: M542055

8116 Willingboro Court Gainesville, VA

4 Bed, 2.5 Baths | .20 Acres | 3,186 SFCharming Colonial in gated Lake

Manassas on premium, cul-de-sac lot that backs to woods & golf course

* Meticulously maintained by original owner * Semi-custom Winchester model with many upgrades * Lots of hardwoods * Family Room with custom-built stone fireplace * Private study * Master Suite

with huge walk-in closet * Full, walk-up basement ready to finish.

$593,900 Text to: 85377 Message: M542056

Haymarket AreaHoliday

Happenings2015

COMMUNITY HaymarketHomeowner.com

It's the holiday season and festive, annual events and Christmas celebrations are under way. There are many things to do in the Haymarket area that will surely ignite the holiday spirit. I have listed a few that might appeal to family members of all ages.

This is just a short list. Check the Hylton Performing Arts Center website for a diverse selection of holiday performances this season. Or, visit www.virginia.org/HolidaysInVirginia for a full list of holiday happenings in Northern Virginia.

Oatlands Mansion Christmas Season ToursOatlands Lane, LeesburgNovember 23 to December 30 Tours start at 10 a.m. (1 p.m. Sundays)See the historic Oatlands mansion decked out for holidays. This year’s theme is “Remembering the Families of Oatlands” and stories about the Carters, Eustises, Howards and Days will be featured throughout the first floor rooms. Tours are self-guided with interpretive guides available to answer questions. The last tour each day is 4:00 p.m. Visit one of the Candlelight Tours on December 18, 19 & 20 with piano music in the Drawing Room and enjoy cider and cookies in the Carriage House. Doors open at 6 p.m. and end at 8 p.m. Visit Oatlands.org for pricing and information.

Bull Run Festival of LightsBull Run Regional Park, CentrevilleNovember 18 to January 3Drive through 2.5 miles of enchanting holiday displays with more than 40,000 animated lights set to music. After viewing the lights, you can visit the Winter Wonderland Holiday Village that includes amusement rides, an ice skating rink, entertainment, shopping, food and more. Visit the website at BullRunFestivalofLights.com for hours and prices and to get a $3 off weekday admission coupon.

Merrifield Garden Center EventsWellington Road, GainesvilleLadies Night OutNovember 19 from 6 p.m. to 9 p.m.Get in the spirit of the holiday season at the sixth-annual Ladies Night Out! On this night, Merrifield Garden Center will unveil

their Christmas Shop and pamper you with tasty appetizers, wine tasting and holiday music. Don't miss this local tradition! Holiday Open House November 27 to 29, all dayEnjoy refreshments and browse through the enchanting Christmas Shops, where you’ll find great holiday decorating and gift ideas.Breakfast with SantaDecember 19 at 9 a.m.Santa is coming for a special children's pancake breakfast! Space is limited. For prices and registration, as well as other event information, visit merrifieldgardencenter.com/events/.

The NutcrackerHylton Performing Arts Center, Manassas November 27 at 2 p.m. and 7 p.m.Gainesville Ballet is presenting “The Nutcracker” starring two of American Ballet Theatre’s most exciting Principal Dancers, Isabella Boylston and James Whiteside, performing alongside Gainesville Ballet’s outstanding

professional company, junior company, and students of the school, many of whom are local residents. This production features a blend of traditional and new choreography by Artistic Director Rafik Hegab, with gorgeous sets and costumes. An Affiliate Arts Organization of the Hylton, Gainesville Ballet is sponsored in part by The Dominion Foundation, NOVEC, and Prince William County. Tickets can be purchased at the Hylton Box Office or at Tickets.com (search “Gainesville Ballet”). 

Warrenton Christmas ParadeHistoric Main Street, WarrentonDecember 4 at 6 p.m.The Warrenton Christmas Parade is returning this year to continue the tradition of a Friday evening community parade through Old Town Warrenton. Santa and Mrs. Claus will help Mayor Powell Duggan illuminate the town's Christmas tree on the courthouse steps at the conclusion of the parade which will be followed by an exhilarating firework display. Elves have been working hard to add new lights and Christmas spirit to Old Town. On this festive night, Elf will be shown on a big screen and Gum Drop Square opens for children to line up and meet Santa. Learn more at WarrentonChristmasParade.com

Merry Old Town ManassasHistoric Downtown ManassasDecember 4 from 5:30 p.m. to 8 p.m.Come to Historic Downtown Manassas to watch the annual tree lighting on the Manassas Museum Lawn. Await Santa’s arrival on the train as he joins the crowd to light the tree. Visit with Santa in the gazebo following the lighting as he greets children and families. Enjoy horse-drawn carriage rides through Manassas on the first three Sundays in December. Tickets for carriage rides will be available in the Manassas Visitor’s Center. Go to VisitManassas.org.

70th Annual Greater Manassas Christmas ParadeHistoric Downtown ManassasDecember 5 at 10 a.m.The Greater Manassas Christmas Parade has been a hallmark event for 70 years providing entertainment for the Greater Manassas community—it sets the mood for the holiday season! The parade features Santa Claus, 100 marching units, numerous floats, high-flying balloons, several dancing groups—in all totaling over 2,000 participants each year. Come watch this year’s theme “Lights ... Camera ... Christmas!” For more information, visit gmchristmasparade.org.

Haymarket Holiday CelebrationWashington Street, HaymarketDecember 5 from 3 p.m. to 6 p.m.Celebrate a hometown Christmas in downtown Haymarket with friends and neighbors. Santa and Mrs. Claus will be in town at Museum Park for pictures, local schools and groups will be performing and free hot chocolate and cider will be served. Visit the decorated Haymarket Museum, enjoy a crackling bonfire, decorate holiday cookies and sample some of Haymarket’s finest cuisine at a "Taste of Haymarket". The event closes with annual tree lighting ceremony. Please bring canned goods for the Haymarket Food Pantry. Visit TownofHaymarket.org for more information.

Christmas in Middleburg The Town of MiddleburgDecember 5 from 8 a.m. to 6 p.m.Each December, the Middleburg Hunt takes to the streets creating a spectacular site as approximately 100 horses, riders in red coats and dozens of hounds come through the town. The Middleburg Christ-mas Parade features a unique assortment of floats, marching bands, antique fire trucks, and a variety of animals including horses, llamas and dogs. Santa brings up the rear riding on a beautiful horse drawn coach. Throughout the day there are hayrides, per-formances, the Christmas Flower & Greens Show and the Craft Show. A Wine Crawl at the end of the day allows adults to wind down and relax while sampling wines from area vineyards, and foods in local restau-rants. Visit ChristmasinMiddleburg.org.

COMMUNITY Bryan Garcia, EXIT Heritage Realty | 703-517-2574

Photo credits (left to right): Christmas tree courtesy of Oatlands Mansion; "The Nutcracker" courtesy of Gainesville Ballet; Poinsettias courtesy of Merrifield Garden Center; Santa and Mrs. Claus courtesy of Historic Manassas, Inc.; Young performers at Haymarket Holiday courtesy of Town of Haymarket; Warrenton Christmas Parade courtesy of organizers.

BUSINESS SPOTLIGHT HaymarketHomeowner.com

Custom-created holiday events with À la Carte

Tis’ the season and Virginia’s experienced hosts and hostesses know the secret to holidays they can

savor: woman-owned À la Carte Catering + Event Design. No matter what they’re cooking up in the Virginia countryside or Haymarket townhome, hosts know they’ve got the deliciousness part of their events covered. From a Fresh Fig, Mascarpone and Pesto Torta to Smoked Salmon Bonbons and creative custom menus, À la Carte is the choice of many locals and beyond for a memorable occasion.

There’s a lot to love about Christmas at À la Carte. The company’s fine chefs and planners take their expertise to your own table, designing Home for the Holidays dinners for Thanksgiving and Christmas. These ever-popular classic meals are wonderful ways to get the most out of celebrations with family and friends. And because the culinary experts at À la Carte like to keep it local, they can pick from a

selection of the freshest bounty, sourced right here in the region.

Let À la Carte wield the whisks, select the candles, deck the halls, park the cars and pour the champagne. Here are a few more options, whether you make your table in an elegant pavilion admiring the autumn leaves, or under the soft glow of fairy lights as a gentle snow falls outside.

They offer complete Corporate Holiday Menus for your perfect business event. Whatever you desire, À la Carte helps you select your options and scales to your needs and theme.

Make your celebrations even simpler with their Party2go menus. There you will find coordinated selections for intimate gatherings to galas. Party2Go even allows you to call up to 48 hours before your event and choose pickup or delivery. Then unveil—and indulge your guests.

“Bringing the party outside should be fun and easy,” says Karen Baker, proprietor. That’s why she created À la Carte’s Blue Sky Picnics division. For the adventurous, host an ice skating party or snowman building challenge. Tents, fun and games, set up, sound, service, entertainment—for a family reunion, corporate retreat, or an elegant spread: If it’s outdoors, Blue Sky handles it with ease.

All pre-planned menus can be downloaded from their websites. For service throughout the Virginia, Maryland, and Washington DC area, contact À la Carte, at 703-754-2714 or alacartecaters.com and blueskypicnic.com.

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competition. Go through and clean out any clutter, refresh paint, replace worn or dirty carpets, etc. I am extending my Fall Promotion for a FREE Home Staging with Bridgett Wilson for anyone who lists their home with me. Take advantage of this if you can use this service.

If you are planning to sell in the spring, call me NOW. We’ll get your staging consultation set up, get the process going and start marketing by developing your floor plan in advance. Then, when the first daffodil pops, we'll be confident and ready to HIT SEND on your MLS listing ahead of the Spring rush.

Advice for Buyers:What all this means is that NOW IS

A GREAT TIME TO BUY. The fall and winter market will be ripe with serious sellers and a great selection of inventory. The market is healthy, homes are not overpriced or inflated and projections for

Many sellers feel that spring is the best time for selling a house because buyer demand increases

at that time of the year. That is true, however, the fall and winter can have their own advantages.

During the fall and winter months there is typically less competition because spring sellers have sold and many who haven't, opt to take their homes off the market. Historically, fewer new homes come on the market. So, there is usually less inventory.

Other advantages include a quicker process because the banks are not as inundated with financing requests. Furthermore, the more serious buyers, rather than mere lookers, are out searching during these months.

Mortgage rates are still at historical lows right now so this is encouraging for buyers. The buyers ARE out there, homes ARE selling. This is also good for sellers who are looking to buy again.

HAVING SAID THAT, as I review the Year-to-Date and September 2015 real estate reports, I realize that this may not be a typical fall. New listings in Haymarket and Gainesville are still up (see Market Trends at right), days on the market increased and prices are stabilizing. However, homes sales are up in Haymarket (see page 10). So ... should you sell now or wait until spring? This is my advice:

Advice for Sellers:If you are ready to sell, listing in the

fall and winter months is still a good choice. Yes, inventory is up, but it should decrease as fall marches into winter and there is still less competition than spring. However, this year it is important to price your house right. It’s not a good time to test the waters if you are serious about selling. There is too much competition out there.

If you don’t feel your house is ready, then my advice is to wait until spring. But, use this time to get it ready so when the time comes, it will stand out from the

MARKET WATCH HaymarketHomeowner.com

Home sellers: should you sell now or wait until Spring?

2015 Year-to-Date (YTD) Real Estate Market Trends(All home types from January 1, 2015 - September 30, 2015)

New Listings (YTD) Gainesville Haymarket

2015 (YTD) 917 797

2014 (YTD) 808 659

Difference +13.5% +20.9%

New Listings September 2015 Gainesville Haymarket

September 2015 94 71

September 2014 79 55

Difference +19% +29.1%

Days on the Market Gainesville Haymarket

2015 52 68

2014 41 57

Difference +26.8% +19.3%

Median Sold Price Gainesville Haymarket

2015 $408,000 $440,000

2014 $405,000 $446,900

Difference +0.7% -1.5%

the real estate market show a steady, but moderate increase over the next couple of years. And, interest rates are still very good.

If you have a house to sell before you can buy, there are options. Depending on your financial circumstances, you may be eligible for a bridge loan which would allow you to buy before you sell or possibly rent your existing home. The rental market in our area is good.

You may also find, in this market, that a motivated seller is willing to wait for you to sell your house. As winter approaches a seller may prefer to go under contract and wait it out without having to continue to market and show their home, especially during the holidays. These are all scenarios I am familiar with and can help guide you through. Contact me, Bryan Garcia if you are ready to sell your home.

Call me at 703-517-2574 or email BryanGarcia@ExitHeritageRealty.com to get started.

Home sellers: should you sell now or wait until Spring? When you’re ready to move,we’re ABLE to move you.

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HOME SALES HaymarketHomeowner.com

Haymarket Homeowner is published bimonthly by Bryan Garcia, Realtor®. It is printed and mailed to over 11,000 households in Haymarket and Gainesville, Virginia.

For information about advertising or articles, contact BryanGarcia@exitheritage.com.

© Copyright 2015 Bryan Garcia | Exit Heritage Realty. This information is solely advisory, and should not be substituted for legal, financial or tax advice. Real estate market information is obtained from third party sources. Publisher is not liable for accuracy of any data or statistics. If your home is currently listed with another broker, this is not intended as a solicitation of that listing.

September 2015 HAYMARKET GAINESVILLE

Median Sold Price % Change from September 2014

$405,000 -4%

$394,000 -5.1%

DOM (Average Days on Market) % Change from September 2014

71 +1.4%

58 +7.4%

Number of Properties Sold (Home Sales) % Change from September 2014

41 +46.4%

51 -3.8%

September 2015 Real Estate SalesHere are the September 2015 real estate sales results for ALL home types in Haymarket and Gainesville along with the percentage of change from the same month last year:

Haymarket HomeownerUPSCALE LIVING IN HAYMARKET & GAINESVILLE

Contact me to learn more

Call 571.332.6575

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PRICES they sold at,• Neighborhood and school information,• PRICE CHANGES and more ...Visit HaymarketHomeowner.com/market-report to sign up.

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Haymarket AreaHoliday

Happenings2015

Real Estate & Community News

from Bryan Garcia, "Haymarket Real

Estate Guy"703-517-257415030 Washington Street

Haymarket, VA 20169 703-753-9100

Independently Owned and Operated

EXIT HERITAGE REALTY

BRYAN GARCIAAssociate Broker

EXIT Heritage Realty www.EXITgarcia.com

BryanGarcia@exitheritage.com

703-517-2574

b

Visit us at: HaymarketHomeowner.com

Haymarket HomeownerUPSCALE LIVING IN HAYMARKET & GAINESVILLE