Woodbridge Virginia Real Estate News: July 2009

You Want A Home With A Big Kitchen, Big Yard, 2-Car Garage, with 4+ BR, 2.5+ BA

You Are Shopping In The $350,000 - $500,000 Range For A Home With A Neighborhood Pool

You Don't Have 6 Months To Wait For A Short Sale Approval, And You Don't Want A Dumpy Foreclosure

You Want To Buy A Lovely Home From Nice Folks Who Pampered Their Home

As Of July 24, You Have Eight (8) Homes From Which To Choose... You Have Eight Choices

Click Here Now  to see Active Homes for Sale in Woodbridge Virgina and surrounding area. 

When you see a home you want to see inside you can get a private tour WITHOUT THE LISTING AGENT PRESENT TO PRESSURE YOU OR ASK YOU  ANNOYING QUESTIONS by calling our Customer Care Manager, Patty, at 703-590-2252.

Did this post tickle your curiosity?  CLICK HERE to send your question.  Answers shall be sent by email ONLY, unless you specifically ask for phone call.

You can get computerized, automatic, customized FREE ALERTS by email when new listings of homes that fit your wish-list are posted on the Realtor's MLS.  You'll find out about the newest listings before most Realtors know about them.

That way you'll know when your dream home hits the market.

                       Opportunities Are Everywhere...We Can Help You Find Your Dream Home.

Erick Blackwelder or Peggy James of Erick and Company - Exit 1st Choice Realty, Woodbridge VA. Realtors®, call 703-590-2252  list your property for sale or to  purchase a property in Lake Ridge, Westridge, Old Bridge Estates, River Falls, Middle County, Cannon Bluff, Meadowbrook Woods, Blooms Crossing, Manassas Park, Beaver Creek, Hunter's Ridge, Brittany,  Manassas, Montclair, Dumfries, Occoquan, Dale City, Nokesville, or anywhere in Prince William County.

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You Can Sell Your Home In Woodbridge Fast, For Top-Dollar, With The Fewest Hassles

You NEED To See How We Sell Homes In Woodbridge Faster Than Our Comptition

If You Purchased Your Home With A Home Loan Prior To 2003 You Have Options For Selling Now

If you purchased your home in Woodbridge or Manassas or Bristow, or anywhere in Prince William County prior to 2003, you have the opportunity to sell your home now, without paying cash at closing.

Let's look at the big picture, then focus on what you can do now.

I'm slammed with folks who need my help selling or buying this week.  I love writing, but I don't have time to write all the good stuff you need to know in this post.

So you can find out why sellers are happy in a quick video.

Did this post tickle your curiosity?  CLICK HERE to send your question.  Answers shall be sent by email ONLY, unless you specifically ask for phone call.

See all ACTIVE homes for sale now CLICK HERE

You can get computerized, automatic, customized FREE ALERTS by email when new listings of homes that fit your wish-list are posted on the Realtor's MLS.  You'll find out about the newest listings before most Realtors know about them.

That way you'll know when your dream home hits the market.

                    Opportunities Are Everywhere...We Can Help You Find Your Dream Home.

Erick Blackwelder or Peggy James of Erick and Company - Exit 1st Choice Realty, Woodbridge VA. Realtors®, call 703-590-2252  list your property for sale or to  purchase a property in Lake Ridge, Westridge, Old Bridge Estates, River Falls, Middle County, Cannon Bluff, Meadowbrook Woods, Blooms Crossing, Manassas Park, Beaver Creek, Hunter's Ridge, Brittany,  Manassas, Montclair, Dumfries, Occoquan, Dale City, Nokesville, or anywhere in Prince William County.

President Lyndon Johnson lead a vigorous campaign through the halls of Congress that lead to Fair Housing legislation.  The Republican Party members in Congress backed Fair Housing, while most of the congressional Democrat Party members opposed Fair Housing.  Johnson, a Democrat, worked the phones day and night, calling congressional Democrats, calling in favors that persuaded enough Democrats to cross party lines and vote for Fair Housing, and against their party leaders. 

You Can Buy A Home In Woodbridge With Surprisingly Low Down Payments

You Can Get A Home In Woodbridge With Just 3.5% Down Up To $710,000

If You Have VA Benefits Because You Are Serving, Or Previously Served, You Can Buy With Zero Down

Good Credit Is Essential

You May Be Surprised, Even Shocked To Find Out That Most Credit Reports Are Incorrect

I don't know about you, but when I walk into a store, my instinct tells me to pull my wallet from my pocket, look inside, to be sure I have some cash and my debit card. 

I have teenage daughters.  Like all teens, they make regular withdrawls from "Bank Of Dad" without notice.  So knowing I had $40 cash yesterday is meaningless.

Bank Of Dad - A Lending Institution Ever Since I Can Remember

When you and I buy homes, we need to check our wallets first, to see how much home we can afford.

So get a referral from me, or a friend to a competent loan officer, arrange an appointment, and sit down with your loan officer to see how much you can afford.

Your buying power is based upon your income, less your regular debts, with assets (cash) in savings or investments as a compensating factor.

When your loan officer reviews your credit reports with you, you WILL find errors.  Errors that may pull your credit score down.  Fix them, and your credit score will bounce up quickly.

Correcting Credit Report Errors

Here is a note from my favorite loan officer that explains how you can correct credit report errors. 

If your clients' credit ratings are suffering because of mistakes on their credit report, it is their right to have them corrected at no cost.

Credit bureaus are legally required to investigate disputed information by contacting the creditor that originally supplied them with the information. Keep in mind that the three major credit bureaus - Experian, Equifax and Trans Union - usually have the same information for each consumer file, but not always.

Your clients need to contact only the bureau that shows an error.

Factual information cannot be removed from a credit report, and the credit bureaus will not automatically remove information from your clients' reports just because they dispute it.

Your clients have to prove that information is wrong with supporting documentation before a credit bureau will correct a report.

Under the Fair and Accurate Credit Transaction Act (FACT Act), a credit bureau must remove or modify a disputed item within 30 days if it is found to be inaccurate, incomplete, or unverifiable after a reasonable investigation.

At www.annualcreditreport.com, your clients can request a free credit report once every 12 months from each of the credit-reporting companies listed above.

Did this post tickle your curiosity?  CLICK HERE to send your question.  Answers shall be sent by email ONLY, unless you specifically ask for phone call.

You can get computerized, automatic, customized FREE ALERTS by email when new listings of homes that fit your wish-list are posted on the Realtor's MLS.  You'll find out about the newest listings before most Realtors know about them.

That way you'll know when your dream home hits the market.

Opportunities Are Everywhere...We Can Help You Find Your Dream Home.

Erick Blackwelder or Peggy James of Erick and Company - Exit 1st Choice Realty, Woodbridge VA. Realtors®, call 703-590-2252  list your property for sale or to  purchase a property in Lake Ridge, Westridge, Old Bridge Estates, River Falls, Middle County, Cannon Bluff, Meadowbrook Woods, Blooms Crossing, Manassas Park, Beaver Creek, Hunter's Ridge, Brittany,  Manassas, Montclair, Dumfries, Occoquan, Dale City, Nokesville, or anywhere in Prince William County.

President Lyndon Johnson lead a vigorous campaign through the halls of Congress that lead to Fair Housing legislation.  The Republican Party members in Congress backed Fair Housing, while most of the congressional Democrat Party members opposed Fair Housing.  Johnson, a Democrat, worked the phones day and night, calling congressional Democrats, calling in favors that persuaded enough Democrats to cross party lines and vote for Fair Housing, and against their party leaders. 

Special Boating Post For Boaters Who Sometimes Go Home

Woodbridge Homes Give You Easy Access To Boating On The Potomac

Special Video Reveals All The Cool Places For Boaters Who Choose To Call Woodbridge Home

Woodbridge homes are at the east end of Prince William County, next to the historic Potomac River.

You like to go out boating, and you love the water.  You have lots of options for easy access to a long list of nifty places to fish, fun places to raft-up and swim, see historic sights from the water, and find good food.

This short video is jam-packed with vital info for all you folks moving to Woodbridge who love boating!

Did this post tickle your curiosity?  CLICK HERE to send your question.  Answers shall be sent by email ONLY, unless you specifically ask for phone call.

You can get computerized, automatic, customized FREE ALERTS by email when new listings of homes that fit your wish-list are posted on the Realtor's MLS.  You'll find out about the newest listings before most Realtors know about them.

That way you'll know when your dream home hits the market.

Opportunities Are Everywhere...We Can Help You Find Your Dream Home.

Erick Blackwelder or Peggy James of Erick and Company - Exit 1st Choice Realty, Woodbridge VA. Realtors®, call 703-590-2252  list your property for sale or to  purchase a property in Lake Ridge, Westridge, Old Bridge Estates, River Falls, Middle County, Cannon Bluff, Meadowbrook Woods, Blooms Crossing, Manassas Park, Beaver Creek, Hunter's Ridge, Brittany,  Manassas, Montclair, Dumfries, Occoquan, Dale City, Nokesville, or anywhere in Prince William County.

Dear Woodbridge Home Shoppers

I've Got To Get This Humble Apology Off My Chest Before I Explode

Woodbridge Homes For Sale And Woodbridge Real Estate News

I humbly apologize to my current customers who are shopping for a home under $450,000. 

I owe a special apology to you if your lender says you qualify for a home priced $400,000 or higher, but you have limited yourself to shopping for a home priced $250,000 and below.

I am sorry for simply agreeing with your choice to be conservative, instead of telling you the truth about buying a home priced under $250,000, vs buying a home $400,000 and above.

You see, I am among the few agents who actually LISTEN to what a buyer wants, then helps that buyer stay within their guidelines. 

If you qualify for $500,000, but you are careful with your money, so you prefer buying a home priced $250,000 and below, the traditional real estate sales person typically tries to "push" you to buy a home near your qualification limit of $500,000, and ignores your decision to shop under $250,000.

When I shop, I do not like "pushy" sales people who try to push me toward the highest-priced item.

So I do not do that to my customers.

If you qualify for $1 million, but you want to buy $250,000 and below, that is where we shall go.  You will not get pressur from me to go one dime over $250,000 if that is your limit.

Here is the situation... I am currently helping a lot of folks shop for a home.  Among those folks are buyers who qualify for a home priced up to $500,000.  They want a home priced under $250,000, so that is where we are shopping.

I humbly apologize for failing to share with you the distinctions between the market for home priced under $250,000, vs homes priced $325,000 to $500,000.

I apologize for letting you get your brains beaten-in because you have bid on two or three houses, and lost all of them to higer bids.

I apologize for failing to tell you that we have 10-12 buyers ready to pounce on any home priced under $250,000, in good condition, the day it goes up for sale.

Sadly, most homes priced under $250,000 are neglected, shabby foreclosures that need work.

Homes under $250,000 typically need paint, carpet, appliances, and a new heat/AC system before you may comfortably inhabit the house.

I apologize for failing to tell you that you can get a home priced $325,000 - $500,000 that is NOT A DUMP, that will not sell in a bidding war, that you can get without going $20,000 - $40,000 over the list price.

Homes priced $400,000+ are typically neat, clean, loved, and in move-in condition.

Shabby foreclosed homes priced $400,000+ are rare.

Homes selling over $400,000 are often owner-occupied, clean, and staged like a model home.

In closing, know that I shall not get "pushy" with you, trying to push your price limit higher, but I shall commence sharing the distinctions between the home markets under $250,000 vs homes priced over $325,000.

You are the decision maker.  You choose your fate.  I owe you the information you need to compare bang-for-the-buck for homes under $250,000 vs homes priced over $325,000.

Did this post tickle your curiosity?  CLICK HERE to send your question.  Answers shall be sent by email ONLY, unless you specifically ask for phone call.

You can get computerized, automatic, customized FREE ALERTS by email when new listings of homes that fit your wish-list are posted on the Realtor's MLS.  You'll find out about the newest listings before most Realtors know about them.

That way you'll know when your dream home hits the market.

Opportunities Are Everywhere...We Can Help You Find Your Dream Home.

Erick Blackwelder or Peggy James of Erick and Company - Exit 1st Choice Realty, Woodbridge VA. Realtors®, call 703-590-2252  list your property for sale or to purchase a property in Lake Ridge, Westridge, Old Bridge Estates, River Falls, Middle County, Cannon Bluff, Meadowbrook Woods, Blooms Crossing, Manassas Park, Beaver Creek, Hunter's Ridge, Brittany,  Manassas, Montclair, Dumfries, Occoquan, Dale City, Nokesville, or anywhere in Prince William County.

By TwitterButtons.com

 Are you looking for a single family home in and around Woodbridge, Montclair or Lake Ridge Virginia? Well here is an easy way to find them.

Not all Homes for Sale web sites are the same most have dataed listings on them that were sold weeks or even months ago. They are advertising based and so the listings stay on to get more leads. 

Id you want REAL TIME information about homes actively for sale there is only one web site consumers can get the real facts. This is not my web site it is called Frankly MLS and it is the best searching site for consumers on the market today  

CLICK HERE TO SEARCH FRANKLY MLS

                         Opportunities Are Everywhere...We Can Help You Find Your Dream Home.

                                              Do You Have Questions About Real Estate?

 Call me or contact me by email and tell me what your looking for, we'll set up your home search alerts right away. 

Erick Blackwelder or Peggy James of Erick and Company - Exit 1st Choice Realty, Woodbridge VA. Realtors®, call 703-590-2252  list your property for sale or to  purchase a property in Lake Ridge, Westridge, Old Bridge Estates, River Falls, Middle County, Cannon Bluff, Meadowbrook Woods, Blooms Crossing, Manassas Park, Beaver Creek, Hunter's Ridge, Brittany,  Manassas, Montclair, Dumfries, Occoquan, Dale City, Nokesville, or anywhere in Prince William County.

Woodbridge  Home Buyers, It's Time For Me To Sit You Down, Look You In The Eye, And Have "The Talk"

Welcome To The CCW (Cold Cruel World) Of Woodbridge Homes For Sale

Woodbridge Real Estate News You Can Use

Okay folks, listen up!

All of you who are thinking about buying a home in Woodbridge VA priced above $450,000, stand over HERE.

All of you who are thinking about buying a Woodbridge Home priced below $450,000, stand over THERE.

Okay now that you are in your respecitve herds, here is a quick word for you folks shopping for something over $450,000... You have lots of options, you can get a lot of home for your $$, so be happy.  You are now dismissed.  Exit the room through the double doors in the back.

Now, everyone shopping for a home priced between $450,000 and $250,000, move over HERE. 

Those who are looking for a home priced below $250,000 stay where you are.

Good.

Okay, you folks in the $250K - $450K range listen up.  You are entering a battle zone as you move forward with your home search.  You will find some good options.  Go for homes where nice folks live who are selling simply because they want to, and they have the means to sell. 

 Forget about short sales... we call short sales "Fake Listings" because national reports show that only 5% of homes selling by short sale, THAT GET A BONA FIDE CONTRACT TO SELL, actually go to settlement.  The other 95% of short sales THAT GET A BONA FIDE CONTRACT TO SELL fall through becaue the bank holding the note does not do short sales, or the owners and agent do not meet the terms of the short sale in a timely manner. 

Foreclosures MAY be a good option, depending upon condition.  The majority of foreclosed homes need paint and carpet.  Some need appliances.  They all need a professional cleaning.  However, the bank has clear title, most of the title work is done, so you may get from contract to closing in less than 30 days.

Be prepared for 2-5 other offers from other buyers if the house is in good condition.  Ignore the list price cuz you'll probably need to bid $10,000 - $30,000 over list price to beat   Look over the recent sales for similar homes in the same area.   Offer your highest, "No Regrets" bid. 

Forget about getting the house, as folks say, "without paying too much".  Know that a bidder who is your competition has likely bid on another house and lost because they were outbid.  They learned their lesson the hard way.  You can count on them to bid a price equal to, or higher than the highest recent sale.  If you REALLY want the house, take the highest recent sale, and bid above that value.

You folks looking between $250K and $450K may now leave.  Use the double doors at the back of the room. Drive safely.

Now, it's time for "The Talk" with all y'all (all y'all... that's the Texan in me) who are shopping for a home priced below $250,000.

Be prepared for a horrible experience.  It will not be fun.  You're gonna hate the process.  The bulk of the homes are vacant foreclosures, with filthy carpet, walls with scratches, crayon scribbles, and holes in the drywall. 

Many of the houses smell like a sewage plant because the owner/bank turned off the water and the power months ago.  Over time, the water in the traps beneath the sinks dry out, thereby allowing sewer gas to fill the house with nasty stench.

You will see basements converted to multiple bedrooms, not built to building codes, without building permits.  The workmanship is disgusting.

The folks took the appliances when the bank foreclosed.  Other folks will take everything they can sell on Craig's List... every light fixture, every sink, every faucet, shower head, kitchen counter tops, kitchen cabinets, furnace and water heater.  Even so, 4-5 contractors will outbid each other to get the house.

There are ten (10) buyers for every habitable house under $250,000.  How do I know?  Simple.  Each time we write an offer on behalf of a client who is shopping under $250,000, we find out that the winning bid was chosen from 10-12 bids on that house.

I have watched sadly as my clients shopping under $250K lose house after house because they were outbid.  They cried, got angry, moped, and repeated over and over, "How can this be?"

I recently helped a nice lady go for a townhouse in Bristow listed by a bank for $235,000.  Recent sales for similar homes in the area SOLD for $250K-$285K.  This was her fourth home on which she bid, she lost the other 3 homes to higher bids.

She is still at the stage in the process where she fears over-paying more than fears losing the house.  You who are following in her footsteps will likely be tempted to do the same.

She offerd $245,000.  The listing agent said the house got twelve (12) bids, and her bid was second to the lowest.

The loan officer said her income qualifies her to buy up to $650,000 with only 25% of her monthly income going toward the $650,000 loan payment.  If the nice lady would push her price up to $450,000, she could get out of the madness in the $250,000 price range, and still pay less than 20% of her income toward the house payment.  She also has enough assets to pay cash for a $450,000 house and barely dent her bank account.

Get tough.  Forget what Dad said about bidding 30% below list price.  If you wish to pay no more than $220,000 for a house, don't look at anything priced above $199,000.  You need room over the price that will allow you to bid, without exceeding your limit.

Bottom line... do all you can to move your buying power out of the $200,000 - $450,000 range, so you can get a lovely home, on a quiet street, in good condition, without the "Auction Madness".

Did this post tickle your curiosity?  CLICK HERE to send your question.  Answers shall be sent by email ONLY, unless you specifically ask for phone call.

You can get computerized, automatic, customized FREE ALERTS by email when new listings of homes that fit your wish-list are posted on the Realtor's MLS.  You'll find out about the newest listings before most Realtors know about them.

That way you'll know when your dream home hits the market.

Opportunities Are Everywhere...We Can Help You Find Your Dream Home.

Erick Blackwelder or Peggy James of Erick and Company - Exit 1st Choice Realty, Woodbridge VA. Realtors®, call 703-590-2252  list your property for sale or to  purchase a property in Lake Ridge, Westridge, Old Bridge Estates, River Falls, Middle County, Cannon Bluff, Meadowbrook Woods, Blooms Crossing, Manassas Park, Beaver Creek, Hunter's Ridge, Brittany,  Manassas, Montclair, Dumfries, Occoquan, Dale City, Nokesville, or anywhere in Prince William County.

THE GREAT BUYERS MARKET OF 2008 IS OFFICIALLY OVER

WOODBRIDGE, MANASSAS, BRISTOW, AND THE REST OF PRINCE WILLIAM COUNTY IS ON FIRE

HOMES ARE PRICED 40% BELOW 2005 PRICES

MULTIPLE OFFERS ARE NORMAL, BIDDING WARS ARE PUSHING PRICES DRAMATICALLY HIGHER

EVEN IF YOU BID $30,000 OVER THE LIST PRICE, YOU ARE STILL GETTING HOMES 30%-40% BELOW 2005

You can get a good house, at a bargain price, but be ready to offer your highest-and-best offer.  As a colleague said last week to his buyers, "Offer your 'No Regrets' price", meaning you will not regret if you lose the bidding because you held back from offering your highest-and-best price.

I wrote three offers this week for home buyers.  All three saw the actual sales prices for homes in the same neighborhoods, but all three hesitated offering top-dollar, even though they could do so, and they each considered doing so.

All three families lost to folks who bid higher.

The latest example is a townhouse with a garage for sale in Bristow, listed at $235,000. 

We looked at the listings for the last three similar homes in the same neighborhood.  Those homes sold for $250,000, $256,000, and $259,000.

The buyers kept saying to me, "That cannot be so.  How can that be?  Why would anyone in their right mind pay MORE than the list price?"

The remarks in two of the SOLD listings said the homes attracted multiple offers, creating a auction effect.

In fact, I called the listing agent for the home the couple wanted to buy to find out if the house had other offers.  "Yes.  I have eight (8) offers in-hand, and more on the way."  Naturally, the listing agent may not reveal the best offer in hand because it is to the benefit of the seller to keep that figure private so as to fetch the highest price possible.

You might ask me, "Erick, what should we bid to get the house?"

In the past, I have simply said, "Make an offer that you believe is fair, with which you are comfortable, now that you have seen the SOLD listings telling you the actual values sellers are getting.

I made the mistake of quoting a figure to a couple early in my career.  They offered that number, lost the house, then immediately looked at me with scorn and said, "Hey Erick YOU SAID that was the price to offer, and YOU were wrong.  We lost the house, AND IT'S ALL YOUR FAULT!!"

Since then, I have stuck with what I said above... make an offer with which you feel comfortable.  It's YOUR money.  I have no right to spend your money."

Well, I have a new "2009 Answer" to the question, "Erick, what should we offer?"

Here Is My Answer
"You can see in the records that similar homes were listed for $XXX,XXX, and sold for $25,000-$35,000 higher than list price.  That's still 30% below 2005 prices.  So your offer needs to be $35,000 or more over the list price."

"Forget list prices.  List prices are meaningless.  Focus 100% on the SOLD prices."

"But Mr Erick, Mr Erick!!!  We don't want to go THAT high over the list price.  What if we offer $10,000 over the list price?"

I reply, "Do you want the house?"

"Yes Mr Erick.  We want it, we want it really bad!!"

I reply, "Like the other homes that sold, be prepared for a bidding war.  $10,000 over won't win.  Take the highest SOLD price, then decide how high you want to go above that price.  $5,000?  $10,000?"

SO WHAT'S THE POINT?
If you're a seller, jump for joy!!  Price your home to attract lots of bidders, then let the auction effect work for you.

If you're a home buyer, forget what Daddy told you about "talkin' the down"; focus on the highest recent SOLD price, then bid over that number and pray; it's urban warfare out there; the market is cruel; get over it; if you gonna play, play to win.

"But Mr Erick, Mr Erick!!  I don't want to get into a bidding war for a house.  How can I avoid a bidding war?"

"Simple, " I say,"keep renting for another year or two so that our current pent-up demand for houses abates, wait for the market to push prices up high enough to slow demand such that bidding wars are over.  Wait until homes selling for $250,000 today are selling for $350,000; wait until homes selling today for $510,000 are selling for $625,000, and you'll avoid the bidding wars.

Search All Active Homes for Sale now Click Here

Did this post tickle your curiosity?  CLICK HERE to send your question.  Answers shall be sent by email ONLY, unless you specifically ask for phone call.

You can get computerized, automatic, customized FREE ALERTS by email when new listings of homes that fit your wish-list are posted on the Realtor's MLS.  You'll find out about the newest listings before most Realtors know about them.

That way you'll know when your dream home hits the market.

                         Opportunities Are Everywhere...We Can Help You Find Your Dream Home.

Erick Blackwelder or Peggy James of Erick and Company - Exit 1st Choice Realty, Woodbridge VA. Realtors®, call 703-590-2252  list your property for sale or to  purchase a property in Lake Ridge, Westridge, Old Bridge Estates, River Falls, Middle County, Cannon Bluff, Meadowbrook Woods, Blooms Crossing, Manassas Park, Beaver Creek, Hunter's Ridge, Brittany,  Manassas, Montclair, Dumfries, Occoquan, Dale City, Nokesville, or anywhere in Prince William County.