As we look past the naked trees and bland winter palette eagerly anticipating Spring, nothing seems to be experiencing quite the growth and activity that we’re seeing in the new construction housing market. I’m working with a client currently in negotiations and the builder has […]
Tag: New Construction
The Arlington by Richmond American at Southern Hills To read the blog post: Southern Hills in Stephens City, VA
When buyers move to Northern Virginia from out of the area, their search criteria can produce a vast number of results – none of which anyone will admit is “perfect”. So where do buyers compromise?
It’s often said that real estate is a combination of three factors – price, condition and location. You may have heard me say, “Pick two. Because even rich people still only get two of the three on their wish list.” If you can find the perfect house in the perfect location, it’s way out of your budget. If it’s the perfect house with the perfect price, it’s almost definitely not in the right location. Naturally, the last combination is the perfect price and perfect location but the condition is terrible. So which do most buyers choose?
This week, we’re visiting a community that is probably further West than most would consider but the compromises need to be adequately weighted, especially for investors. While Stephens City is 70 miles west of Tysons Corner, it’s also one of the last places in Northern Virginia where you can get single family new construction for under $300,000. When prioritizing the wish list, I will tell you from experience that most will extend their commute to get the home that suits their lifestyle best.
Southern Hills is a Richmond American community that is just getting started. Two collections (The Seasons, The Collection) of nine floorplans for over a hundred available lots. Base prices range from $281,990 for the Coral and Onyx floorplans to $343,990 for the Yorktown, which offers 6 bedrooms, 5 bathrooms, a 3 car garage and 3 finished levels – still under $500,000. While the community won’t have a full-scale suite of amenities, that also keeps the HOA fee down to $56 a month. Ideal for price sensitive, cost-conscience buyers.
The community offers four models to tour – the Onyx, the Citrine, the Arlington and the Hopewell. Pictured here is the most popular of designs, the main level Arlington. Built with three bedrooms and two baths on the main, the basement with two additional bedrooms and a bathroom can finish the space up to 3,300 square feet. The Seasons collection prides their standard features list on being more inclusive so that homeowners can get what they want and stay as close to the base price as possible. All models in Southern Hills have 9′ ceilings and 8′ doors, 36″ cabinetry and granite counters in the kitchen, washer/dryer installed and automatic garage door openers.
I mentioned previously that I felt like this was something investors should consider. Keep in mind, I’m not a lender – can’t give financial advice and nothing I’m saying can be taken to the proverbial bank. So here we go. Most investors will buy property with 20-25% down payment. On the smallest $290k Citrine model, let’s just say the payment would be $1400 a month (to include principle, interest, taxes, insurance and HOA). Now there were only 20 single family detached homes rented in Stephens City in the last 6 months but one of them happened to be in Southern Hills – for $2,500. Even if you were able to get $2,000 for a smaller floorplan, that’s some solid cash flow.
The reason I came out to Southern Hills is that I have two different clients looking for new construction under $300k. Sadly, there just aren’t that many options for those looking under $300k, for main level master bedrooms and in a condition that doesn’t require copious amounts of cash out of pocket. This option checks all the boxes but one: location. So let’s address that. Stephens City is home to The Family Drive-In Theater (a summertime favorite of ours), the fabulous Roma Casual Italian restaurant and minutes south of Winchester, which is where you’ll likely find anything else you need. Put a price on your quality of life and you’ll rethink your priorities. Trust me on this!
For a tour of the community, reach out at 703-261-5826. Investors, first-time buyers, retirees and everyone else welcome.
Before the Internet, we had to rely on books for information (thousands of Millennials suddenly gasp in horror.) We didn’t have social media news feeds, there were no blogger insights and Google was just a baby. So what did we do in the year 2000? […]
The Hadley by Van Metre at Eastview
To read the blog post: Eastview in Chantilly, Virginia
The Portsmouth by Van Metre at Tanglewood To read the blog post: Tanglewood in Aldie, Virginia
It’s been incredibly busy these past few months and as I write, the team is getting ready to put 6 listings on the market in the next 2 weeks. We’re always out visiting new construction, the majority of our tours just never get published. Writing […]
For this week’s Tuesdays on the Town my team and I visited Van Meter’s Eastview community over in Chantilly. Eastview is another beautiful single family and townhome community edging along the South Riding/Chantilly borders. Single-family homes start in the $600,000 range and as of our visit, they were building Hadley, Eton, Carlton, Arden, Dalton, and Weston models for sale.
The community is under the Stone Ridge HOA, which is $95 per month and includes trash/recycling removal, snow removal, and maintenance of the trails, ponds, and common areas in the community. The amenities of Stone Ridge includes three swimming pools, tennis courts, tot lots, amphitheater, fitness center, and a clubhouse! Schools so far for this community are under the Loudoun County school system and currently are Liberty/Arcola Elementary, Mercer Middle, and John Champe High School. School zoning, however, is subject to change so it may be best to check out Loudoun County’s website directly to confirm if there has been any recent rezoning with how quickly the area is growing.
We had the pleasure of viewing the Hadley model, which starts at $642,990 and is 2,754 square feet. The main level boasts an open floor concept and comes with 4 bedrooms, 2.5 bathrooms as well as a gourmet kitchen with a cooktop and double wall ovens. There is also a main level study/powder room and you do have the option to create a third full sized bathroom on the upper level as well as finish the lower level basement area.
At the time of our visit, there were under 20 homes left available for purchase, which is typical as a lot of new constructions homes in Van Metre communities sell out quickly and are in high demand. If you are looking to move into Eastview or another Van Metre community before they sell out, give us a call at 703-261-5826!
Just for fun, type in “luxury homes off Braddock Road” into your Google search. Home buying sites will generate a variety of featured properties. Typical two or three bed renovations in Old Town Alexandria, to new construction three and four-level townhomes with open floor plans. […]