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Haymarket Homeowner



Bull Run Mountain: Haymarket's Picturesque Backdrop Seven Fantastic Featured Properties in the Haymarket Area Community: Haymarket Area Holiday Happenings 2015 Business Spotlight: Custom-Created Holiday Events with À la Carte Market Watch: Should I Sell Now or Wait until Spring? July 2015 Real Estate Summary Published by


"Haymarket Real Estate Guy" Associate Broker

EXIT Heritage Realty Haymarket, VA 703-517-2574

Real Estate & Community News from Bryan Garcia, "Haymarket Real Estate Guy" 703-517-2574 Haymarket Homeowner 2015 | Issue 5

Does Zillow know the value of your home?


which may not be reported publicly. e’ve all heard of Zillow. Custom homes with custom features, It’s probably the most popular real estate home outside of subdivisions are the most difficult to estimate. search web site out there. Zillow is The Zillow Zillow published a report for a database, or portal, of homes that all counties in the U.S. with varying are listed for sale by others. Homes Zestimate Median Error Rates in the Zestimate. that are listed on Zillow (with the The report, published 6/30/15, had exception of homes for sale by ownPrince William Country at a 4.6% er) are syndicated in through local Median Error Rate. What that means Multiple Listing Services (MLS) or is that half of the homes sold were within 4.6% manually input by real estate agents. of the Zestimate and half were off, up to 20%. While I will admit that Zillow has a nice Prince William County Zestimate Accuracy: user interface, its signature “Zestimate” can Within 5% of sales price: 53.4% be frustrating. I can’t overlook the impact Within 10% of sales price: 80.8% it has, not only on home buyers, but on Within 20% of sales price: 95% potential home sellers. Buyers may reference As an example, the Zestimate for a $500,000 a low Zestimate when placing an offer on a home sale could have been anywhere between home that is actually priced at market value. $400,000 and $600,000, but was most likely And, potential sellers may rely on an inflated between $450,000 and $550,000. For only about Zestimate to price their home. A Zestimate half of home sales, it was between $475,000 and can be below or above market value, that's $525,000. why it’s only an estimate. Zillow recommends you go in and update How accurate is the Zestimate? Zillow any inaccurate data on your home, even if it’s openly claims that it is only a starting point not for sale, to get a more accurate Zestimate. and is not to be considered an appraisal. We often see Zestimates changes as soon as a The Zestimate is based on a formula that is property is listed because accurate data is then calculated from public and user-submitted submitted. data and market conditions. It generally The bottom line: Zillow Zestimates can calculates based on the radius of the home. be very close, but they can also be way off. The However, different sections of the same best way to get the MOST accurate estimate of neighborhood, or abutting neighborhoods your home’s value is to have a licensed Realtor, can have different home values, so this can like Bryan Garcia, who knows the area well, do present inaccuracies. Also, homes may have a Competitive Market Analysis. upgrades or are maintained differently,






Bull Run Mountain: Haymarket’s Picturesque Backdrop



“Live your life each day as you would climb a mountain. An occasional glance toward the summit keeps the goal in mind, but many beautiful scenes are to be observed from each new vantage point.”


aybe it's something you take for granted or maybe it's something you appreciate more each day, but the beauty that Bull Run Mountain provides to the Haymarket region is a huge benefit to living in western Prince William County. There are certain vantage points from around town, on the roadways or from specific locations, that offer some breathtaking views. And, right now Bull Run Mountain is "peak" pretty. As you know, Haymarket is a town with many beautiful subdivisions loaded with amenities and many with views of the mountain. What you may not realize, is that there are some very nice homes situated on the side of Bull Run Mountain that also offer great views—some say as far as Dulles Airport on a clear day. If you've never been up there, you may not realize that it's not as remote as one might think. The roads can get steep in parts, but they are paved and fairly wide. There are quite a few homes up there nestled in private lots, many with paved and/or leveled driveways. The roads are maintained by the County but an active private association, the Bull Run Mountain Civic Association, works to oversee and provide recommendations for improvements and weather schedules. Over the years, I have had the privilege of representing several home sellers and buyers on Bull Run Mountain. What I hear consistently from these clients is that there is nothing quite like the tranquility and affinity with natural life that they experience living there. Homeowners on Bull Run Mountain get the best of both worlds: lots of land in a peaceful setting AND convenience to everything like schools, shopping, and more. Best of all, there is no HOA. Living on Bull Run Mountain isn't for everyone, but if you or anyone you know is looking for a nice, affordable home with privacy, land and views to die for, take a ride up the mountain and see for yourself. I have two wonderful listings for sale right now (shown on the right).

Photo at top is view of Bull Run Mountain from Hunton Lane in Evergreen Estates, and photo above is the view from 2803 Lookout Road (shown below).

2600 Wiley Terrace Haymarket, VA

2803 Lookout Road Haymarket, VA

3/4 Bed, 2.5 Baths | 3.3 Acres | 2,240 SF

3 Bed, 3 Full Baths | 5+ Acres | 2,898 SF

3 level Colonial on 3.3 private acres * Listing includes 3 individual lots * Quiet, natural woodland setting on Bull Run Mountain with great views late fall to early spring * Meticulously maintained inside & out * High efficiency HVAC * Newer appliances * Potential 4th bedroom plus den * Well-constructed, tiered landscape * Large, flat driveway.

Custom-built, cedar home on Bull Run Mountain with spectacular views * 3 finished levels * 2 story family room with wood-burning, stone fireplace and wall of windows * Kitchen with granite counters and lots of storage * Bedroom and bath on each level * Formal dining room and living room * Huge master suite with sitting room.

– Harold B. Melchart

$424,900 (reduced)

Text to: 85377 Message: M512442

$464,777 (reduced)

Text to: 85377 Message: M481617


Great Views of the Mountain

15790 Hunton Lane Haymarket, VA 6 Bed, 4.5 Baths | 4.2 Acres | 6,138 SF

$875,000 Enjoy views of Bull Run Mountain from the spectacular grounds on this Evergreen Estates Colonial home. Set on over four acres, this property offers a large brick patio, English-style gardens with a custombuilt shed, a beautiful built-in pool and a fully stocked pond for fishing. This magnificent estate home is extremely well-maintained inside and out. A traditional floor plan with elegance and character are found throughout this home in the detailed trim and molding, brick accents, pocket doors, rich color tones, hardwood flooring & unique fixtures. Built with four finished levels and over 6000 square feet, this home is ideal for family living and entertaining. A huge, home office/library is fully wired for telecommuting so you can enjoy the property while working from home. Scan the QR code below for more photos and details about this home.

Bryan Garcia, EXIT Heritage Realty | 703-517-2574


15202 Brier Creek Drive Haymarket, VA

8116 Willingboro Court Gainesville, VA

3 Bed, 3.5 Baths | .22 Acres | 3,369 SF

4 Bed, 2.5 Baths | .20 Acres | 3,186 SF

Gorgeous, 3-sided brick, 3 finished level home with many extras in Regency at Dominion Valley active adult community * Rich, cherry hardwood floors * Upgraded gourmet kitchen * Magnificent built-ins in office, master, loft and garage * Luxury master suite plus 2nd bedroom and full bath on main level * Large loft, sunny walk-out recreation room plus unfinished room.

Charming Colonial in gated Lake Manassas on premium, cul-de-sac lot that backs to woods & golf course * Meticulously maintained by original owner * Semi-custom Winchester model with many upgrades * Lots of hardwoods * Family Room with custom-built stone fireplace * Private study * Master Suite with huge walk-in closet * Full, walk-up basement ready to finish.

Text to: 85377 Message: M518715

Text to: 85377 Message: M542056

2506 Little River Road Haymarket, VA

6720 Jefferson Street Haymarket, VA

3 Bed, 2.5 Baths | 1+ Acres | 2,689 SF

3 Bed, 2 Full Baths | .63 Acres | 2,240 SF

Brick-front Ranch on beautifully landscaped, 1 acre lot with lovely gardens * Fenced rear yard * 2-car, side load garage * Large, screened-in back porch * Updated kitchen and baths * Refinished oak hardwood floors * Finished lower level with woodburning fireplace and extra finished room * Tons of storage.

Adorable Farm House in downtown Haymarket is loaded with charm & character * Huge detached garage with recreation room above * Lovingly maintained by owner * Finished hardwoods * New carpet on 2nd floor * Fresh paint * Darling retro kitchen * Sunny family room with wood-burning fireplace * New windows.

Text to: 85377 Message: M513698

Text to: 85377 Message: M542055


$424,900 (reduced)




It's the holiday season

and festive, annual events and Christmas celebrations are under way. There are many things to do in the Haymarket area that will surely ignite the holiday spirit. I have listed a few that might appeal to family members of all ages. This is just a short list. Check the Hylton Performing Arts Center website for a diverse selection of holiday performances this season. Or, visit HolidaysInVirginia for a full list of holiday happenings in Northern Virginia.

Haymarket Area

Holiday Happenings 2015

Bull Run Festival of Lights Bull Run Regional Park, Centreville November 18 to January 3 Drive through 2.5 miles of enchanting holiday displays with more than 40,000 animated lights set to music. After viewing the lights, you can visit the Winter Wonderland Holiday Village that includes amusement rides, an ice skating rink, entertainment, shopping, food and more. Visit the website at for hours and prices and to get a $3 off weekday admission coupon.

Merrifield Garden Center Events Oatlands Mansion Christmas Season Tours Oatlands Lane, Leesburg November 23 to December 30 Tours start at 10 a.m. (1 p.m. Sundays) See the historic Oatlands mansion decked out for holidays. This year’s theme is “Remembering the Families of Oatlands” and stories about the Carters, Eustises, Howards and Days will be featured throughout the first floor rooms. Tours are self-guided with interpretive guides available to answer questions. The last tour each day is 4:00 p.m. Visit one of the Candlelight Tours on December 18, 19 & 20 with piano music in the Drawing Room and enjoy cider and cookies in the Carriage House. Doors open at 6 p.m. and end at 8 p.m. Visit for pricing and information.

Wellington Road, Gainesville Ladies Night Out November 19 from 6 p.m. to 9 p.m. Get in the spirit of the holiday season at the sixth-annual Ladies Night Out! On this night, Merrifield Garden Center will unveil

their Christmas Shop and pamper you with tasty appetizers, wine tasting and holiday music. Don't miss this local tradition! Holiday Open House November 27 to 29, all day Enjoy refreshments and browse through the enchanting Christmas Shops, where you’ll find great holiday decorating and gift ideas. Breakfast with Santa December 19 at 9 a.m. Santa is coming for a special children's pancake breakfast! Space is limited. For prices and registration, as well as other event information, visit

The Nutcracker Hylton Performing Arts Center, Manassas November 27 at 2 p.m. and 7 p.m. Gainesville Ballet is presenting “The Nutcracker” starring two of American Ballet Theatre’s most exciting Principal Dancers, Isabella Boylston and James Whiteside, performing alongside Gainesville Ballet’s outstanding


Bryan Garcia, EXIT Heritage Realty | 703-517-2574

professional company, junior company, and students of the school, many of whom are local residents. This production features a blend of traditional and new choreography by Artistic Director Rafik Hegab, with gorgeous sets and costumes. An Affiliate Arts Organization of the Hylton, Gainesville Ballet is sponsored in part by The Dominion Foundation, NOVEC, and Prince William County. Tickets can be purchased at the Hylton Box Office or at (search “Gainesville Ballet”). 

Warrenton Christmas Parade Historic Main Street, Warrenton December 4 at 6 p.m. The Warrenton Christmas Parade is returning this year to continue the tradition of a Friday evening community parade through Old Town Warrenton. Santa and Mrs. Claus will help Mayor Powell Duggan illuminate the town's Christmas tree on the courthouse steps at the conclusion of the parade which will be followed by an exhilarating firework display. Elves have been working hard to add new lights and Christmas spirit to Old Town. On this festive night, Elf will be shown on a big screen and Gum Drop Square opens for children to line up and meet Santa. Learn more at

70th Annual Greater Manassas Christmas Parade Historic Downtown Manassas December 5 at 10 a.m. The Greater Manassas Christmas Parade has been a hallmark event for 70 years providing entertainment for the Greater Manassas community—it sets the mood for the holiday season! The parade features Santa Claus, 100 marching units, numerous floats, high-flying balloons, several dancing groups—in all totaling over 2,000 participants each year. Come watch this year’s theme “Lights ... Camera ... Christmas!” For more information, visit

Merry Old Town Manassas

Haymarket Holiday Celebration

Historic Downtown Manassas December 4 from 5:30 p.m. to 8 p.m.

Washington Street, Haymarket December 5 from 3 p.m. to 6 p.m.

Come to Historic Downtown Manassas to watch the annual tree lighting on the Manassas Museum Lawn. Await Santa’s arrival on the train as he joins the crowd to light the tree. Visit with Santa in the gazebo following the lighting as he greets children and families. Enjoy horse-drawn carriage rides through Manassas on the first three Sundays in December. Tickets for carriage rides will be available in the Manassas Visitor’s Center. Go to

Celebrate a hometown Christmas in downtown Haymarket with friends and neighbors. Santa and Mrs. Claus will be in town at Museum Park for pictures, local schools and groups will be performing and free hot chocolate and cider will be served. Visit the decorated Haymarket Museum, enjoy a crackling bonfire, decorate holiday cookies and sample some of Haymarket’s finest cuisine at a "Taste of Haymarket". The event closes with annual tree lighting ceremony. Please bring canned goods for the Haymarket Food Pantry. Visit for more information.

Photo credits (left to right): Christmas tree courtesy of Oatlands Mansion; "The Nutcracker" courtesy of Gainesville Ballet; Poinsettias courtesy of Merrifield Garden Center; Santa and Mrs. Claus courtesy of Historic Manassas, Inc.; Young performers at Haymarket Holiday courtesy of Town of Haymarket; Warrenton Christmas Parade courtesy of organizers.

Christmas in Middleburg The Town of Middleburg December 5 from 8 a.m. to 6 p.m. Each December, the Middleburg Hunt takes to the streets creating a spectacular site as approximately 100 horses, riders in red coats and dozens of hounds come through the town. The Middleburg Christmas Parade features a unique assortment of floats, marching bands, antique fire trucks, and a variety of animals including horses, llamas and dogs. Santa brings up the rear riding on a beautiful horse drawn coach. Throughout the day there are hayrides, performances, the Christmas Flower & Greens Show and the Craft Show. A Wine Crawl at the end of the day allows adults to wind down and relax while sampling wines from area vineyards, and foods in local restaurants. Visit


Custom-created holiday events with À la Carte


is’ the season and Virginia’s experienced hosts and hostesses know the secret to holidays they can savor: woman-owned À la Carte Catering + Event Design. No matter what they’re cooking up in the Virginia countryside or Haymarket townhome, hosts know they’ve got the deliciousness part of their events covered. From a Fresh Fig, Mascarpone and Pesto Torta to Smoked Salmon Bonbons and creative custom menus, À la Carte is the choice of many locals and beyond for a memorable occasion. There’s a lot to love about Christmas at À la Carte. The company’s fine chefs and planners take their expertise to your own table, designing Home for the Holidays dinners for Thanksgiving and Christmas. These ever-popular classic meals are wonderful ways to get the most out of celebrations with family and friends. And because the culinary experts at À la Carte like to keep it local, they can pick from a

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selection of the freshest bounty, sourced right here in the region. Let À la Carte wield the whisks, select the candles, deck the halls, park the cars and pour the champagne. Here are a few more options, whether you make your table in an elegant pavilion admiring the autumn leaves, or under the soft glow of fairy lights as a gentle snow falls outside. They offer complete Corporate Holiday Menus for your perfect business event. Whatever you desire, À la Carte helps you select your options and scales to your needs and theme.

* His & Her Cuts * Color & Highlights * Karatine Smoothing * Perms * Blow Dry & Style * Facials * Waxing

Make your celebrations even simpler with their Party2go menus. There you will find coordinated selections for intimate gatherings to galas. Party2Go even allows you to call up to 48 hours before your event and choose pickup or delivery. Then unveil—and indulge your guests. “Bringing the party outside should be fun and easy,” says Karen Baker, proprietor. That’s why she created À la Carte’s Blue Sky Picnics division. For the adventurous, host an ice skating party or snowman building challenge. Tents, fun and games, set up, sound, service, entertainment—for a family reunion, corporate retreat, or an elegant spread: If it’s outdoors, Blue Sky handles it with ease. All pre-planned menus can be downloaded from their websites. For service throughout the Virginia, Maryland, and Washington DC area, contact À la Carte, at 703-754-2714 or alacartecaters. com and

Holidays built for two, or 2000

Gift Certificates Available

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Home sellers: should you sell now or wait until Spring?


any sellers feel that spring is the best time for selling a house because buyer demand increases at that time of the year. That is true, however, the fall and winter can have their own advantages. During the fall and winter months there is typically less competition because spring sellers have sold and many who haven't, opt to take their homes off the market. Historically, fewer new homes come on the market. So, there is usually less inventory. Other advantages include a quicker process because the banks are not as inundated with financing requests. Furthermore, the more serious buyers, rather than mere lookers, are out searching during these months. Mortgage rates are still at historical lows right now so this is encouraging for buyers. The buyers ARE out there, homes ARE selling. This is also good for sellers who are looking to buy again. HAVING SAID THAT, as I review the Year-to-Date and September 2015 real estate reports, I realize that this may not be a typical fall. New listings in Haymarket and Gainesville are still up (see Market Trends at right), days on the market increased and prices are stabilizing. However, homes sales are up in Haymarket (see page 10). So ... should you sell now or wait until spring? This is my advice:

Advice for Sellers: If you are ready to sell, listing in the fall and winter months is still a good choice. Yes, inventory is up, but it should decrease as fall marches into winter and there is still less competition than spring. However, this year it is important to price your house right. It’s not a good time to test the waters if you are serious about selling. There is too much competition out there. If you don’t feel your house is ready, then my advice is to wait until spring. But, use this time to get it ready so when the time comes, it will stand out from the

competition. Go through and clean out any clutter, refresh paint, replace worn or dirty carpets, etc. I am extending my Fall Promotion for a FREE Home Staging with Bridgett Wilson for anyone who lists their home with me. Take advantage of this if you can use this service. If you are planning to sell in the spring, call me NOW. We’ll get your staging consultation set up, get the process going and start marketing by developing your floor plan in advance. Then, when the first daffodil pops, we'll be confident and ready to HIT SEND on your MLS listing ahead of the Spring rush.

Advice for Buyers: What all this means is that NOW IS A GREAT TIME TO BUY. The fall and winter market will be ripe with serious sellers and a great selection of inventory. The market is healthy, homes are not overpriced or inflated and projections for

the real estate market show a steady, but moderate increase over the next couple of years. And, interest rates are still very good. If you have a house to sell before you can buy, there are options. Depending on your financial circumstances, you may be eligible for a bridge loan which would allow you to buy before you sell or possibly rent your existing home. The rental market in our area is good. You may also find, in this market, that a motivated seller is willing to wait for you to sell your house. As winter approaches a seller may prefer to go under contract and wait it out without having to continue to market and show their home, especially during the holidays. These are all scenarios I am familiar with and can help guide you through. Contact me, Bryan Garcia if you are ready to sell your home. Call me at 703-517-2574 or email to get started.

2015 Year-to-Date (YTD) Real Estate Market Trends (All home types from January 1, 2015 - September 30, 2015)

New Listings (YTD) 2015 (YTD) 2014 (YTD) Difference

New Listings September 2015 September 2015 September 2014 Difference

Days on the Market 2015 2014 Difference

Median Sold Price 2015 2014 Difference

Gainesville Haymarket 917 797 808 659 +13.5% +20.9% Gainesville Haymarket 94 71 79 55 +19% +29.1% Gainesville Haymarket 52 68 41 57 +26.8% +19.3% Gainesville Haymarket $408,000 $440,000 $405,000 $446,900 +0.7% -1.5%

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Visit our website: 703-754-0445 Dave Wolf, Property Manager Email: 6600 James Madison Highway, Haymarket, VA (behind Food Lion)

Ask About Special Discounts & Services for BRYAN GARCIA Clients

WORKING WITH  ONE  OF  THE  AREA’S  TOP   LENDERS  HAS  ITS  ADVANTAGES George Mason Mortgage Is The Right Choice For: Home Buying • Renovating • Building • Refinancing

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September 2015 Real Estate Sales Here are the September 2015 real estate sales results for ALL home types in Haymarket and Gainesville along with the percentage of change from the same month last year:

September 2015



Median Sold Price % Change from September 2014

$405,000 -4%

$394,000 -5.1%

DOM (Average Days on Market) % Change from September 2014

71 +1.4%

58 +7.4%

Number of Properties Sold (Home Sales) % Change from September 2014

41 +46.4%

51 -3.8%

How much did that house down the street sell for? It's easy to find out, just ask. Bryan Garcia will email you a free, up-to-date MARKET SNAPSHOT for your neighborhood with: •

Full DETAILS about all the homes for sale,

The homes that RECENTLY SOLD and the PRICES they sold at,

Neighborhood and school information,

PRICE CHANGES and more ...


Haymarket Homeowner is published bimonthly by Bryan Garcia, Realtor®. It is printed and mailed to over 11,000 households in Haymarket and Gainesville, Virginia. For information about advertising or articles, contact © Copyright 2015 Bryan Garcia | Exit Heritage Realty. This information is solely advisory, and should not be substituted for legal, financial or tax advice. Real estate market information is obtained from third party sources. Publisher is not liable for accuracy of any data or statistics. If your home is currently listed with another broker, this is not intended as a solicitation of that listing.

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Holidainygs Happen 2015



BRYAN GARCIA Associate Broker EXIT Heritage Realty



15030 Washington Street Haymarket, VA 20169 703-753-9100 Independently Owned and Operated

Real Estate & Community News from Bryan Garcia, "Haymarket Real Estate Guy" 703-517-2574

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Haymarket Homeowner 2015 | Issue 5  
Haymarket Homeowner 2015 | Issue 5  

Upscale and luxury living in the Haymarket and Gainesville, VA area of Prince William County and Northern Virginia. Real estate market trend...