Another Tuesday means it is time for more previewing and as I have an Open House again this weekend the previewing becomes part of my preparation for that. My Open House is in the subdivision of Greenbriar lies between Middle Ridge Road and Stringfellow Road off of route 50. The Greenbriar Shopping Center is one of the best in Northern Virginia featuring not just the standard grocery store, but a Total Wine, Dogfish Head, PetCo, Bone Fish, and Buffalo Wing Factory as well.
Greenbriar is a planned community built up during the late sixties and early seventies featuring a few types of homes. The one I will be sitting open is a Rambler. A Rambler is good for people that don't want to have to deal with steps but still want a nice sized home for a good price and in a great location. The house I will be holding open is located at 4127 Point Hollow Lane in Fairfax Virginia. It is 1,950 sq. ft. with four bedrooms and two baths. One of the best features of the home is its wide open living room/dining room that is located at the back of the house directly off of the kitchen.
When holding an Open House it is important to know what the competition is in the subdivision and the surrounding neighborhoods. I have previewed Poplar Tree Estates, Foxfield, and other surrounding neighborhoods that would be competing with Greenbriar by location. The homes in Greenbriar do tend to be priced lower than those other neighborhoods. That is why it is interesting when a home in a lower priced subdivision tries to compete with those in the higher priced areas.
I think last week I mentioned how much I liked Bradley Acres and the second home I saw in Greenbriar decided that was their competition. It could have worked too if this home didn't have an upstairs. The home is a 2,487 two story Colonial with four bedrooms and two and one half baths. They had added on to the back of the house making a really nice sitting area. They also had a very nice built in grilling area outside and a putting green and playground in the back yard. All of this was great, but the upstairs wasn't as nice and not as open or updated. The upgrades do make it worth more than other homes in Greenbriar but it can't compare to the homes it wishes to compete with in places like Bradley Acres and Poplar Tree Estates.
That was a different modal and I did see another one of those as well, but I also viewed two other Ramblers that are the same floor plan as the one I will be holding open this Sunday. Neither of them were staged as well or in as nice condition. Both are listed for less but in my opinion the extra work required to bring the other Ramblers up to the standard of the one I will be holding open would quickly make those savings disappear.
Aside from the Ramblers and Colonials Greenbriar also features a Cap Code. The Cap Code home in Greenbriar has two bedrooms on the lower level with the kitchen at the rear and a family room in the front of the home. It then has an upstairs with two more bedrooms and a bathroom. There is technically no master bathroom, but a couple could use the entire upstairs as the master suite which would then make that hall bathroom the master bath.
It is interesting to note of the four Cape Cods I looked at today the lowest priced one which was located on Middle Ridge Drive was the best of them. The highest priced one did have a fully upgraded kitchen and updated bathrooms, but had converted the garage into an extra bedroom and sitting area. The only downside with the lowest priced Cape Cod is that it still had its original carpet and the home was built in 1968. The carpet wasn't in any state of disrepair it was just very 60's looking. The master bedroom did have a skylight and gave that great feeling a room can only get when it lets in the light.
The last home previewed is a Colonial on Modonna Lane. It is 2,231 sq. ft. with four bedrooms and two and one half baths. It has only just come on the market and it won't last on the market for long. Of the ones looked at this is the only one that I would prefer to the home I am holding open. It is situated at the end of a long driveway and backs up to Greenbriar Park. All of this lends it to having a private feel. The only reason someone would choose the Rambler over this one is if they simply do not want to deal with the steps.
There are a lot of nice homes in the Greenbriar neighborhood and with prices in the Western Fairfax area in the $350,000.00-$450,000.00 price range on average a buyer can find a good value in a great location. Greenbriar also has a decent rental rate and investors can take advantage of the current market to buy a depressed home and turn it into one of the higher priced ones in the neighborhood.
If you are looking to buy, sell, rent, or invest in any of the neighborhoods or homes I write about give me a call, text, or e-mail and we can set up an appointment.
I learn something new in real estate everyday
so you don't have to
David Huzzard
www.SuperNoVaRealty.com
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