Camberley Homes is Bringing “Urban” Style Town Homes to Brambleton

You can soon add Camberley Homes to the list of names on the Brambleton home builder roster. Camberley Homes will begin selling “urban” style town homes in Brambleton this spring. Camberley Homes is calling this their “Boulevard at Brambleton” community. Delivery of the first town home should be fall/winter 2010.

Here is some basic info…

• Models range from 1700 to 2200 square feet
• Option for a 4th level loft with terrace space/rooftop deck
• Rear load garage
• Contemporary and “customizable” floor plans
• Prices have not been released yet, but I’m guessing they will start in the high $300K’s to mid $400K’s based on square footage and the particular model

Camberley’s “Boulevard at Brambleton” town homes will be located directly across Ryan Rd (Route 772) from the Brambleton Town Center (see brochure below for map). Their location is very convenient to the Brambleton Town Center, Legacy Park and Brambleton Regional golf course.

Note: There are plans for a walkway across (or possibly below) Ryan Rd from where these and neighboring town homes and condos are located, but that’s still a ways out.

Check out the temporary brochure and floor plans (click here if you do not see the embedded document below)…

Camberley Homes building urban style town homes in Brambleton, Virginia -

If you are interested in getting more information about the Camberley town homes or any other new construction town homes in Brambleton, send me an email or call me - danilo.bogdanovic@gmail.com - 703.582.6900.

To search for existing homes for sale in Brambleton, click here.

Buying New Construction, Financing and Future Interest Rates

Here’s a three-part question recently asked by a new construction home buyer I’m working with… “If my new home won’t be ready until June, how will that affect my financing contingency, when can I lock in my rate and what happens if rates spike up between now and June?”

That’s a very good and important question.

To answer the first part of that question, your financing contingency depends on the what the builders’ contract says. In my clients’ particular case, the builders lender has 45 days from the date of ratification to find him a loan. If they can’t do so within those 45 days, they can extend that time period for another 30 days.

Notice that I highlighted “date of ratification.” Whether you settle in 30 days, 6 months or 9 months, the financing contingency usually starts when you sign the contract and it’s then signed by the builder’s rep.

But - and a very important “but” - if you were to do anything to adversely affect their credit, you could lose the financing contingency time period and could be in default (aka lose your $20K deposit).

To answer the second part of that question, the typical interest rate lock is done 30, sometimes 60 days before settlement. If you would like to lock it in for longer, you should check if it’s possible with your particular lender. Even if it’s possible, you will most likely have to pay a point(s) upfront to do so. (One point is equal to one percent of the loan amount)

If you’re 6 months out from settlement, you may have to wait 4 or 5 months before locking in your rate. Yes, that can be a gamble, but it’s the price you pay for buying new construction.

Which leads me to the third question…

Even if rates go up between now and when your new home is delivered, you may still be responsible for buying the property. And if you don’t move forward with the purchase, you may be in default and could lose your deposit.

Now before you take any of what I just wrote as gospel, let me give you the mandatory disclaimer: 

I am not a lawyer nor a loan officer/lender - this is not intended as legal advice nor guidance - every new home builder’s contract is different - every lender’s guidelines and offerings are different - check with your Buyer’s Agent/Realtor, your loan officer/lender and others for guidance.

***If you are interested in new construction in the Northern Virginia area, contact me before you head out to new home sales centers - danilo.bogdanovic@gmail.com - 703.582.6900. You need to have your own Buyer’s Agent representing and guiding you through the process. Remember - the builder’s sale rep works for the builder - NOT you. And your Buyer’s Agents/Brokers fees are already built into the sales price so it’s of no additional cost to you.

Killer Year-End Deals at Van Metre’s Linden Row in Lansdowne Town Center

There are some killer deals on the few available spec condos at Van Metre’s Linden Row community in the Lansdowne Town Center in Lansdowne (Leesburg), Virginia. Here are the details:

• Prices on the specs have already been reduced thousands to help get them sold ASAP
• You get $8,000 off the price if you settle by the end of December 2009
• You get $10,000 in closing cost assistance and/or off the price
• Van Metre will pay all of your HOA fees for 2010 - a $4,596 value
• There is one Chelsea model spec and a few SoHo model specs left that come with these great incentives and prices

Once these specs have sold, you’ll have to go with their February/March deliveries. But those will cost you more…

• You will pay regular base prices without any money off
• Base prices have been increased by $5,000
• You do not get $8,000 off the price
• Closing cost assistance has been reduced to $7,500

Basically…if you buy one of the available spec homes and settle by the end of December 2009, you’ll save over $20,000.

If you would like more information about the Lansdowne Town Center community, Van Metre, the different models and lots available and how to save the most amount of money possible, email or call me - danilo.bogdanovic@gmail. com - 703.582.6900.

The Latest Scoop on NV Homes, Little River Commons

I spent Thursday afternoon over at NV Homes, Little River Commons new home community and would like to give you the latest scoop on what’s going on there. In case you don’t know much about the community, here’s a quick overview…

NV Homes, Little River Commons is located off of Gum Spring Rd in Aldie/Chantilly in Loudoun County. NV Homes is selling town homes and single family homes with base price starting in the mid to high $300K’s for their town homes and low to mid $500K’s for their single family homes. There are trails, a common area, tot lot, soccer field, basketball court, baseball field and two ponds within the community. Though there is no club house nor pool in the community, your HOA dues are about half that of neighboring communities.

Now let’s get to the latest pricing and lot availability…

Town Homes

• There are two models available - the Astor and Carnegie
• The Astor is 22 feet wide and about 200 square feet smaller than the Carnegie, which is 24 feet wide
• Both models have a front-load 2-car garage with the entry on the ground level
• Both models have the kitchen in the rear, living and dining room in the front (on main/second level) with 3 bedrooms and 2 full baths (on upper/third level)
• Base prices are about $10K apart with the Carnegie being the more expensive model because it’s larger

I priced out an end unit Astor model with plenty of bells and whistles and it came out $399K. Here are some of the options that price includes:

• Full brick front
• 8 foot extension on all three levels (brings square footage to about 2700)
• Luxury master bathroom with large (aka useable) soaking tub and large shower with bench
• Full bath in basement
• Hardwood entire main level
• Granite counter tops, stainless steel appliances and level one upgrade cabinets in kitchen
• Carpet on all stairs
• Granite counter tops, upgraded cabinets and 12×12 tile in master bathroom and hall bath (upper level)
• Bay window off dining room
• Garage door openers, 2 remotes and keypad

There is one end unit (Astor model) available for April delivery. After that Astor is sold, you’ll have to wait until May/June (most likely June) for the next available delivery. There are a total of  only 4 buildings (18 town homes) left to build in the community.

Single Family Homes

NV Homes is also selling single family homes in the Little River Commons community. They’re selling at such a fast pace that they’ve sold several lots in their newest section, which has not yet even been recorded with Loudoun County (it will be recorded on Tuesday).

NV Homes has 4 models available in Little River Commons with base prices ranging from $500K to $560K (the latest pricing was released last Tuesday). The models range from a base square footage (upper two levels not including the basement or garage) of 2,722 to 3,527.

Since there are 4 models and so many different options and configurations available (and I don’t know exactly what you would choose in options), it’s hard to tell you what you would end up at as a final price. But I can tell you this…the typical final sales price of a single family home in the community is between $600K and $650K.

Incentives/How To Save a Few Bucks

Due to the high pace of sales, NV Homes - along with most other builders in the area - has scaled down on their incentives and either raised prices or made some standard options no longer standard. Nevertheless, you can get closing cost assistance and money off the base price/options in certain situations.

NOTE: If you are considering the Little River Commons community by NV Homes, you may also want to consider what Van Metre Homes has to offer in Stone Ridge, which is just across Gum Spring Rd from this community. For more information on what Van Metre Homes has to offer in Stone Ridge, click here.

To find out how to get the most in incentives/money off the price or for information about the builder, the community, available models or lots, drop me a line any time. I can best be reached via email or on my cell - danilo.bogdanovic (at) gmail (dot) com - 703.582.6900.

Update on Van Metre Homes in Stone Ridge

Over the weekend, a home buyer client and I spent several hours at Van Metre Homes in Stone Ridge. He wanted to take a first-hand look at their models, lots, options and price out a town home to his liking. I would like to pass along some of the information to you as well (if you’re interested)…

Van Metre has sold out of their single family home collection, but they are still building town homes. You can get a fully loaded, 2 car garage Stanton model town home in Stone Ridge for just under $400K (interior unit). The exterior unit will put you just above $400K But these prices include almost all of the bells and whistles including…

• Gourmet kitchen upgrade
• Granite counter-tops
• Upgraded appliances
• Kitchen back-splash
• Hardwood entire main level
• Upgraded 12×12 tile in foyer and bathrooms
• Extra recessed lights throughout home
• Ceiling fans in all bedrooms
• Upgraded fixtures throughout
• Fireplace on main level
• Bathroom in basement
• 2-level deck - one level off of main level and another off of master bedroom
• 3 level extension (brings the square footage to 2500)
• double bay window elevation and side bay window off family room (end unit only)
• and more…

As of yesterday, there are three interior Stanton models available for March delivery. There are also several Stanton interior and two exterior units available for April delivery. The March delivery town homes are about $12K less than the April ones for two reasons…

1. Van Metre has already started construction on the building (the closer you get to delivery, the more the discount)
2. The ones being delivered in April back to a 50 foot tree save buffer rather than other town homes

If you are interested in getting more information about the community, town home models, lots, options or incentives, email or call me - danilo.bogdanovic@gmail.com - 703.582.6900. I would also be happy to meet you at the Van Metre sales center and show you around the community.

And remember, don’t go at it alone - the sales price already includes a Buyer’s Agent commission so you might as well have representation from an experienced Buyer’s Agent who is familiar with that builder, that community and the specific sales manager working there. (And no, the builder won’t discount the price the amount of the commission if you don’t have an agent)

Cost of New Homes Goes Up at Pulte Homes’ Windermere Community

New construction town homes just got more expensive at Pulte Homes’ Windermere community in Ashburn, Virginia. Though base prices didn’t go up, a large number of options that were once standard on the Tyler and Westley II town home models will no longer be standard (click here for my video tour of the Tyler model and click here for my video tour of  the Westley II model).

What is no longer standard?

The previously standard options that are no longer included for free are,

• boxed ceiling in Master Bedroom
• window, door, baseboard, chair rail and crown molding package
• 3-piece plumbing/full bathroom rough-in in basement
• 42 inch cabinets in kitchen
• 12″ x 12″ designer ceramic tile floor in kitchen and nook
• recessed lighting
• double bowl under-mount stainless steel sink
• granite counter tops in kitchen
• Energy Star appliances in kitchen
• granite counter tops with under-mount porcelain sinks in all full bathrooms
• 6″ x 6″ ceramic tile floors in all bathrooms
• elongated water closet in master bathroom and powder room
• insulated garage door with openers and remote
• electrical outlets - front and rear
• double hung insulated vinyl “Low E” windows with grid inserts and screens

What does this mean to you?

The majority of the previously standard options are pretty “standard” in today’s day and age to begin with so you’ll probably want them anyway. The estimated cost of the options listed above is upwards of $15K, which means you’ll be spending at least $15K more than you would have previously.

Don’t be bummed

Though I can’t say for sure, I have a feeling that Pulte may be raising base prices after the next release of lots. With inventory down, demand still strong and the tax credit being extended and expanded, builders have been raising base prices and/or cutting the list of standard options. If the market continues this way, they will continue to do the same thing in the future.

But…even though the overall cost went up, I know of incentives and ways to negotiate money off the total price that will make it much less of an increase in overall cost than what’s on paper.  See…told you not to be bummed

If you would like more information about this or any other new home builder in the area and to save money when buying new construction, click here to contact me - I would be happy to help.

Related Articles

Loudoun Community Spotlight: Pulte Homes, Windermere

Pulte Homes Windermere Community Site Map

Pulte Homes King of Customer Satisfaction in Loudoun County/Washington, DC metro area

Brambleton Wins “Community of the Year” Award (again)!

Congratulations to Brambleton for winning 5 GALA awards including  “Community of the Year” (for the 3rd year in a row)! The Great American Living Awards (GALA) awards celebrate excellence in New Home Architecture, Interior Design, and Sales and Marketing throughout Maryland, Virginia and DC.

The GALA awards are quite an honor because they are based on votes and recognition by your peers in the building industry.

The other awards Brambleton received were,

• Best Sales Office - Brambleton Welcome Center
• Best Website - www.Brambleton.com
• Best Community Land Planning (this award is based on the community landscaping and signage)
• Marketing Director of the Year (Kim Adams)

If you have yet to check out Brambleton in person, you should do so. I would be glad to show you around the community, introduce you to everyone at the Welcome Center and answer any questions you may have - just click here to contact me.

Related Articles

Brambleton Community Receives National Honors

Brambleton Quick Facts

Various blog posts about the Brambleton Community

***SEARCH FOR AVAILABLE HOMES IN BRAMBLETON***

How to Buy a New Home and Still Have Representation

If you’re thinking about buying a new home from a builder, check out this question posted by new home buyers on Trulia:

My husband and I put an offer on a new house without representation from a Realtor. We have signed a builder’s contract. Can we still get a Realtor to represent us to go over everything until closing?

My response:

Yes, you can hire a Realtor to represent you at any time. But you will have to pay them out of your own pocket. The builder will not pay your Realtor any commission because you did not have them with you at the very beginning of the process and the transaction.

I’d be happy to chat with you more about this, but it’s a better phone call than an email or comment. What’s the best number to reach you on?

On a related note, you may want to read this post regarding a new home builder taking home buyers to the cleaners (to the tune of $50 million) - http://loudounscene.com/2009/07/beazer-homes-to-pay-50m-to-victimized-home-buyers.html

Here are excerpts from other responses:

I used to work New Homes for a decade. Keep in mind when you a prospective buyer enters the Sales Office of a new home commuity and you are asked to fill out and sign the little registration card, that is so the builder knows how the buyer came to the community. Builders have a formula they use to figure out the pricing of a community. Using historical information, they budget in the price the number of homes that will be sold with Realtor representation and if the advertising campaigns work well,and the road signage works well, sometimes they make out better with more buyers wandering in without representation. It’s business. They are trying to sell and make a profit. My advice for others out looking, if you have a Realtor or feel you want Realtor representation, just write on the card you have a Realtor. That way you will have that option at a later date if you feel you need it.

Remember Builders are no different than glorified For Sale By Owner situations. The person onsite works for the builder. Period. There responsiblity is to sell the homes on that site.

- Peggy James

Yes, you can, but the builder is under no obligation to pay them a commission. So if you want to pay them or they want to do it because they love you, its all good.

- Fred Wolfe

I sell new construction and new home communities with builders/developers of New Construction and New Home Developments and have so for years like many real estate professionals doing so.

This [registering of the buyer's agent/broker] must be done with broker/agent and potential buyer on the very first visit in the Sales office with the Sales Representative for the new home development on the floor during time of walk in to preview models of the new home community.

After first initial registration, the would be buyer can go back a number of times with their friends and family to preview models again in consideration of their purchase in that community once already registered with their agent representing them.

No money is out of pocket with the buyer. The commission earned to the buyers agent/broker is paid by the New Home Developer to the broker and broker/agent representing the buyer and the buyer is allowed to have his own agent represent him in the purchase of the new home development. The new home builder developer of that community represents then the seller which is the Builder of the new home development, and the agent/broker represents the new home community buyer for that developer.

- Sandra Allman

Don’t put yourself in the same situation as these new home buyers. Be prepared and you can have representation throughout the entire process and transaction - without having to pull extra money out of your pocket.

And the great thing is that being prepared is simple:

1. Before you start looking around, interview and hire a knowledgeable Buyer’s Agent experienced with new homes and builders in the area
2. Bring your Buyer’s Agent with you on your first visit and/or have them go out and preview new construction home sites and models on your behalf ahead of time

If you need to speak with an agent that knows the ins and outs of new homes and builders, email or call me. I would be glad to help.

Related Articles

Brookfield Homes starts up sales once again at Goose Creek Bend

Brambleton Launches “Immediate Delivery/Spec Home” Blog Site

Gulick Group Lowers Base Prices, Revises Products in Brambleton

New Home Buyers: What You Don’t Know Can Cost You

Beazer Homes to Pay $50M to Victimized Home Buyers

Loudoun Increases Cost of New Homes for Builders and Buyers

While neighboring counties and their officials are trying to help developers, builders and consumers weather the recession, Loudoun County is doing the opposite. In doing the opposite, Loudoun is taking money right out of the pockets of buyers, sellers and homeowners.

Here is what neighboring counties are doing:

• The Montgomery County Council is considering delaying a proposed 3.5 percent increase in impact fees
• In Prince George’s, the County Council has lengthened the life of development approvals and held off increasing impact taxes
• Fairfax County has reduced the amount a developer must put up in surety bonds to guarantee a project’s completion
• In the District of Columbia, lawmakers are allowing regulators to lengthen from two to five years the time developers have to begin work on projects in southwest Washington

What is Loudoun County doing?

• Loudoun just raised proffers (the amount of money a builder must the county to build a home) by as much as 22 percent - $59,470 per single family home. The increases per type of property are $5,000 per apartment/condo; $11,000 per town home; $13,000 per single family home)

Who bears the brunt of these decreases and increases?

In the end, it’s consumers.

Here’s why…

If it becomes less expensive for a builder to build a home, the builder may offer greater incentives and/or lower base prices to create increased demand for their homes. The consumer wins and sales pick up.

If it becomes more expensive for a builder to build a home, the builder will most likely increase the base price and/or decrease incentives to make up for the additional cost. The consumer loses and sales slow down.

Sales picking up is better for homeowners and sellers. Sales slowing down is bad for homeowners and sellers.

Loudoun claims that the increase in proffers in necessary to pay for schools and public facilities. Ok…I get it. You need to pay for those things.

But why must those costs fall solely on the shoulders of home buyers? And why would Loudoun “OK” an increase in proffers (aka increase in the cost of buying a home) at a time when everyone and their mother is trying to lower the cost of buying and selling a home in order to stimulate the housing market?

Seems a bit backwards to me…

P.S. Supervisor Eugene Delgaudio (R-Sterling) was the only board member to oppose the motion.

On a side note, the increase in proffers is only for Eastern Loudoun. The proffers in Western Loudoun remained relatively unchanged. Hmmm…interesting.

Loudoun Community Spotlight: Goose Creek Bend, Brookfield Homes

This Loudoun County community spotlight falls on Goose Creek Bend, a Brookfield Homes community (click here if you don’t see the slideshow above). Goose Creek Bend is located off of Gulick Mill Rd less than a mile from Sycolin Rd on the border of Leesburg and Ashburn (click here if you don’t see the map below).

View Larger Map

All of the lots are 1+ acres and back to trees. Here’s the site plan:

All of the homes within Goose Creek Bend are luxury single family homes and offer 4 to 7 bedrooms, up to 6.5 baths and up to 4 car garages. The various models offered in the community are:

• Canterbury
• Davenport
• Halley
• Meridia
• Keenan

Base prices range from $599,990 to $709,990 with square footage ranging from 3091 to 3944 on the upper two levels.

Pros

• Large lots
• Private community
• Unique models/floor plans
• Close to ramp on/off Dulles Greenway and Sycolin Rd
• Amount of square footage, upgrades and lot size for money

Cons

• Lack of amenities
• Shopping is at least 15 minutes away (by car)
• Gulick Mill Rd is a gravel road (not good for all you sports car enthusiasts)

Brookfield Homes resumed sales in the community a short while ago and there are a handful of lots still available. If you would like to know more about the community, lots, models or available incentives, click here to contact me.

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