Archive for the 'Focus on Prince William' Category
Fort Belvoir- Neighborhood Connections in PW County
September 13th, 2008 Categories: Focus on Prince William, Military Relocation
With the upcoming influx of military and civilian personnel scheduled to move to Fort Belvoir, neighborhoods within 30 minutes of the post in Prince William County are gearing up for new homeowners to arrive. All of these neighborhoods offer great value in today’s market and they offer a choice for buyers which include foreclosures, new homes and re-sales.
The first community you find when you cross the Occoquan River is Belmont Bay. With its waterfront location, variety of home styles and communities amenities it isn’t a surprise that this community has been discovered by military families being stationed at Fort Belvoir. If you walk the waterfront paths in the community you will be greeted with a smile and hello from everyone you pass. Kids love to run on the pavilion green and watch the boats coming and going from the gazebo by the docks. Commuters appreciate the quick hop onto Route 1 to head to Fort Belvoir or the VRE station right in the neighborhood to take them into Alexandria or DC.
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Meteoric Fall in Prince William Prices Lead to Scorching Summer Sales
August 15th, 2008 Categories: Focus on Prince William
Scientist around the world are studying the phenomena of global warming and wondering why the temperature around the world is rising. Perhaps they should take a look at the meteoric fall of prices in Prince William County leaving the county the hottest real estate market in Northern Virginia.
Even though the press likes to focus on the negative on aspects of the market the buyers who are out today are not flip and run investors. It is also interesting to notice the distribution of price ranges. The majority of the sales aren’t at the lowest price point of available homes but closer to the mid-point of prices.
Sales over $500,000 are still happening and the majority of the homes sold in this price range are the newer homes in the western Prince William County cities of Bristow, Gainesville and Haymarket.
The price volume of sales is up 22.5% from the same time in 2007 and the number of homes sold is up 95.5%. This is as always tempered with the fact that average sold price is down 37.3%. The majority of new loans used to purchase properties were FHA and VA and there were 52 all cash transactions recorded in the MLS as well.
The sales numbers this fall are going to be the one that we are going to be looking be paying close attention to. With the changes in the FHA loan programs, the elimination of the down payment assistance programs and how first time buyers view the $7500 tax credit will begin to be reflected in our sales in late September and October.
For now buyers who have been sitting on the fence have an opportunity to make a grab for homeownership in an area that is offering some of the best values in Northern Virginia.
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It’s New, It’s Huge and It’s Extraordinary
June 18th, 2008 Categories: Focus on Prince William, Out and About
Our stomachs were rumbling and when we opened the refrigerator door all we found was a bottle of ketchup and a can of tuna fish. We were desperate and knew that the time had come; we had to make a trip to the grocery store. Our mailbox had been filling with coupons and store specials from some new comer to the area and we decided oh what the heck lets check them out.
So off we went for what we thought would be a simple run to the grocery store. As soon as we pulled into the parking lot I was ready to run the other way. But I was outvoted and in we went. It was HUGE. I’m talking MEGA. And it was crowded. I can’t remember the last time I saw that many people at the grocery store at one time. Especially on at noon in the middle of the week. Don’t these folks have jobs somewhere?
Could I find goat cheese? Yes about 10 varieties. Could I find seafood? Absolutely and some of it was not anything I had ever seen in this part of the world before. Vegetables including the “dreaded” tomatoes, with “it’s okay to eat these signs”, were front and center. The list of what you could find or not because the store is so big is incredible.
Despite my protests we managed to spent time checking out what we might want to eat should we want to get a bit more exotic than our easy and light summer cooking. The thought did cross our minds to pull up a chair at the seafood bar and have some oysters but we grew up with the mindset that you don’t eat oysters in a month without an “r” in it so we passed. Plenty of other folks were filling up the chairs both at the seafood bar and at the outside patio with prepared sandwiches.
So what is this new and extraordinary addition to Prince William County? It is Wegmans. Part of the new and upscale stores planned for the Shops at Stonewall situated between Route 1 and I-95 off of Nebesco Road. If the crowds at Wegmans are any indication of how long the residents of Prince William County have waited for the store to open, then the county planners have made the right decision.
It might take me a little while to get up the courage to fight the crowds again. In the meantime we have enough food to keep us happy for awhile.
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What is Hot in Northern Virginia Besides the Weather?
June 13th, 2008 Categories: Auctions & Foreclosures, Buyers Corner, Focus on Prince William, Local Market Updates
Sales in Prince William County would be the answer. Sales may be stagnant in other parts of Northern Virginia but buyers are flocking south to Prince William to take advantage of the lower prices and great bargains in the area.
Check out the total sales comparisons between 2007 and 2008 in two zip codes in Prince William County.
So why the sudden interest in Prince William County? Obviously it is due to the significant price drop which has happened over the past year.
Neighborhoods in 22191 include both the newer subdivisions of Port Potomac, Belmont Bay, Rippon Landing and River Oaks. Older neighborhoods such as Georgetown Village, Marumsco Woods and Newport have been some of the hardest hit with foreclosures. Neighborhoods in 22193 include Dale City, Lake Terrapin, Winding Creek Estates and Pearsons Landing.
Does this mean that Prince William County is out of the woods yet? No as there are still a significant number of properties for sale and there is anticipation that more foreclosures will be coming on the market through the summer. However as new properties are listed the expectation is that we will see additional price reductions in certain neighborhoods in Prince William County creating even more values for savvy home buyers.
For investors, who are looking to buy and hold for a few years, and particularly buyers who are looking for a new home that falls well within the limits of a FHA or VA loan there are terrific homes and neighborhoods to explore. From the starter home in Lake Ridge to the luxury mansion in Haymarket you can find a deal in Prince William County.
If you are interested in exploring your options in Northern Virginia give me a call. I’ll travel the highways and back roads of Prince William County looking for a deal for you.
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One Bad Apple Doesn’t Spoil the Whole Bunch-Or Does It?
May 21st, 2008 Categories: Auctions & Foreclosures, Buyers Corner, Focus on Prince William
On a regular basis the local press focuses on the negative aspects of the current market in Prince William County. Buyers call to ask about the area and say we have heard the Prince William County is a “bad place to live.” It is an assumption that keeps many people from making an exploration through the great neighborhoods and communities that stretch across the entire county.
For those that aren’t familiar with Prince William County, the first thing to realize is how big the county is. It stretches from the Potomac River at the eastern border and to the west the start of the Blue Ridge Mountains. That is a total of 348 square miles. To put this in perspective Prince William County is about ¼ the size of the entire state of Rhode Island. To try and say that the entire county is a bad place to live would be a stretch of grandiose proportions.
So how do you put a “bad market” in perspective in a county as large as Prince William is? You break it down into small and manageable sections and then you start to decide if the market is really bad or is it a great opportunity for a smart buyer to find a nice home at a reasonable price? Every buyer has a choice to make. They can wait for the market to “hit bottom” not knowing where the bottom is, they can stay closer to town and pay more for smaller space or they can decide that a deal is a deal and look past the press.
In the past few weeks my buyers have found great deals in Prince William County, in neighborhoods that have been overlooked by other agents because of the “stigma” attached to the county. Buyers are not only buying foreclosures but they are also buying new construction and waterfront condos too. It isn’t an all or nothing proposition when it comes to what you can find.
So in the case of Prince William County the bad press makes potential buyers relocating to the county think that the entire 348 square mile area should be avoided. This is as far from the truth as still believing that the world is flat. With its rich history, diverse neighborhoods and substantial commuting options buyers need to consider whether they may be shorting changing themselves by not taking a look around. Don’t let the press scare you away. It might not be the place you decide you want to live but you might be surprised by what you find.
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Whistle Stop Tour of Northern Virginia
November 7th, 2007 Categories: Communites to Visit, Focus on Fairfax County, Focus on Prince William
Though you won’t find fried green tomatoes on this tour you will find the Whistle Stop Café at the Quantico VRE Station. When the VRE first began operations along the I-95 corridor in 1992 there were questions as to whether the lack of housing near the train stations would derail the long term plans for the commuter rail. Since that time a new supply of “whistle stop” towns has sprung up close to the tracks and more are still to come.
So let’s take a quick tour of the communities that have sprung up around a few of the new VRE stations. The first stop on the tour brings us to Lorton Station in Fairfax County. Once an area stuck between Route 1 and I-95 with nothing to make you stop now you will find a town center featuring places to grab a cup of coffee at Cariboo Coffee in the morning or stop for dinner at the Fireside Grill or Pane Vino on the way home. With a good choice of condos, townhouses and single family homes within walking distance of the station it makes a good choice for buyers who want to park their car during the week.
Keeping chugging down the tracks and you hit Rippon Station. When you get off the train you can look up the hill and see the new Potomac Pointe condos. What you don’t notice until you top the hill is that the condos enjoy a view of the Potomac River. The lot is full with commuters not only walking from the condos but from the townhouses at Riverside Station and the detached homes in Dawson’s Landing.
The last stop on our tour is the Quantico station home of our local Whistle Stop Café. Located within the gates of Quantico Marine Base commuters must drive in to the base in order to get to the station. New developments in the town of Triangle offer buyers good value on larger homes and a quick drive to take advantage of the train ride to DC.
The development of the new whistle stop communities on the eastern portion of the VRE are part of the master plans for three Northern Virginia Counties (Stafford, Prince William and Fairfax) and a new stop is planned for the huge Harbor Station development planned in Prince William County. The goal is to not only get more commuters off the roads but to also develop new office space outside of town which will help eliminate the need to over-build office space closer to DC.
If you are interested in a personal whistle stop tour of these communities or others along the rails give me a call.
Other Articles on Northern Virginia Commuting:
Watch Out Venice
Northern Virginia Slugs
©Copyright 2007. Cindy Jones All rights reserved.
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Watch Out Venice-Northern Virginia Heads to the Water
November 5th, 2007 Categories: Focus on Prince William, Real Estate Ramblings
Last week a new twist in Northern Virginia commuting was tested on the waters of the Potomac River. On a windy day with choppy waters a twin hulled catamaran made a run between Quantico and the Navy Yard in DC in 58 minutes. Now if you think that the average driving time along Route 1 or I-95 during rush hour can run close to 1.5 hours in good weather and no accidents the thought of a ferry ride in less than an hour can be enticing.
The proposed Potomac River Express will run between Harbor Station in Woodbridge (under development) and downtown DC still has a long way to go to become a reality. Harbor Station is a new planned development on 2500 acres in Prince William County which will feature a town center, golf course, office and residential space, a VRE station and the proposed Ferry Terminal.
This would be the first significant new option for commuters who live in Prince William or Stafford Counties in a long time. When you look at other cities in the US who successfully use the water as a commuting option the fact the Potomac River has been overlooked for so long is surprising. With the number of homeowners who have made the decision to move further south to find affordable housing it seems a logical next step to find other ways to bring them north to work.
The planning for the ferry will take additional time and in fact it may be at least 3 years before it can become a reality. Having tried twice to make the trip to Harbor Station and found the development to currently be the “road to nowhere” and with the current real estate slow down in Prince William County the progress of the ferry could be delayed even further.
Meanwhile across the river in Prince George’s County, National Harbor has purchased two new 99 passenger boats which will begin running next spring between National Harbor and Old Town Alexandria to start and into DC later in the year.
Let’s keep our fingers crossed that both of these ferry projects will be big winners for our region in the war against gridlock.
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Come On In the Water’s Fine in Belmont Bay
October 31st, 2007 Categories: Featured Listings, Focus on Prince William
Are you ready to enjoy the resort lifestyle all year long? Then you want to check out this great new listing in Belmont Bay on the Occoquan River. From the minute you open the front door you will know this is a place you can call home. The gourmet kitchen features gas cooking, stainless steel appliances, granite counters and loads of cabinet space. Everything a cook could want. Worried about not having enough room for guests to dine? Choose between the eating space in the kitchen, the raised breakfast bar or huge dining room.
Enjoy the large living room with sliding glass doors to deck overlooking trees and water. No worries about closet space in the master bedroom with two huge closets. Great master bathroom with separate shower, custom mirrors over the soaking tub and double sinks. Step up your home office wired for high speed internet access and try not to be distracted by the view! Nice private 2nd bedroom and bath. This unit has two side by side parking spaces and a storage closet just outside the door of the unit. Walk the VRE station in the community, enjoy the 400 acre nature reserve just around the corner and grab a bite to eat at the golf club. This unit is a must see!
This unit is the lowest priced DRAKE model on the market at $495,000. Want to know more about what goes on in Belmont Bay?
Belmont Bay
Walking Tour of Belmont Bay
If you are interested in learning more about this great community or to view this condo give me a call at 703–346–2213.
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Tucked in the trees just off of Old Bridge Road in Prince William County is the quiet community of Westridge. Coming down the main tree lined drive you come upon the large community center, pond and fountain and you know you are in a neighborhood that makes you feel welcome.
Many times the community of Westridge is lumped together with its neighbor Lake Ridge but you will find difference between the two. Westridge has its own community center, its home owners association and is on the “other side” of Old Bridge Road Road. Westridge has a number of different home styles from condo townhouses, townhouses and detached homes. Are you looking for a Georgian colonial, a wrap around porch or perhaps something a bit more modern? Then you will be able to find it in Westridge.
Want to get some exercise? Numerous walking paths meander through the trees, over the bridges at the lake and pass by the community center which offers a huge swimming pool for summer fun and a big play ground for families with children.
Home prices vary based on size and style. Currently there are 6 detached home for sale ranging in price from $474,950 for one of the smaller contemporary models to $859,000 for a 7000 square foot house on just over an acre.
Westridge townhouse prices range from 279,000 to $415,000. Currently there are 22 listed and for first time home buyers or investors there are a few foreclosure properties available which are priced very nicely for this area.
Somerset of Westridge Condo Townhouses range in price $244,900 to 327,000 and have a condo fee of $275 per month.
Community Collage
View Listings in Westridge
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Virginia’s Oldest Chartered City
September 14th, 2007 Categories: Focus on Prince William, Morning Coffee, Out and About
Morning coffee -quick tidbits for you to think about as you start your day
Most people think Old Town Alexandria is Virginia’s oldest charted town but they would be wrong. As you drive down Route 1 between Woodbridge and Quantico you pass through an area known as Dumfries. For many local folks it is an unforgettable area that often is referred to as “dumb-fries”.
However chartered one day before Old Town on May 11, 1749, Dumfries was a thriving cultural and commerce center in its time. Founded by Scottish merchants, the town had large tobacco warehouses and was the second largest port in the colonies only surpassed by Boston. Dumfries was also known as a cultural center with theaters, race tracks and artisans.
When historians talk about thriving port cities of the 1700’s they mention Boston, Charleston and Alexandria but not Dumfries. Perhaps part of the reason is because today there is no port. Try as hard as you would like but you won’t find any remnants of the port and in fact as you are driving on Route 1 you are actually driving where the port used to be. For reasons that are still unclear in the early nineteenth century silt began filling the port making it unusable.
There are plenty of new waterfront developments being built close to the Dumfries area in eastern Prince William County so perhaps in a 21st century way the town will regain some of the glory of the past.
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