Margaret Woda, Maryland Real Estate

Real estate statistics for Crofton in July 2009 were much improved over last month and, in some categories, over the same month last year.

• Average days on market for sold properties declined over 45%, from 122 in 2008 to 66 July this year - which was nearly the same as the difference between last month and this.
• The number of units sold in July 2009 (33) is stable, compared to the same month last year (34).
• Median and average sold prices are down less than 5% from last year.
• Average selling price was almost 95%, compared to 92% for July 2008.

I wouldn’t get too excited, though, because the number of new non-contingent contracts in July was only fifteen - less than 10% of the available inventory. Add to that the forty-five new listings last month, and you’ll see why my optimism is guarded.

Just take a look at this graph, to see what a small percentage of homes have sold each month since the beginning of the year. With an inventory like this, we can’t expect Crofton home values to revive any time soon.

I thought you might like to see a comparison of average home prices in the Greater Crofton area – Crofton (21114), Davidsonville (21035, Gambrills (21054) and Odenton (21113).

Gambrills and Davidsonville both have some high-value properties that can dramatically impact the sales statistics, and not necessarily reflect the market very accurately… especially during a month when very few homes sell.

De-bunking the myth that "My agent didn't do a damn thing to get my house sold... she just got lucky and now I have to pay her all that money for nothing!"

Since "Luck is what happens when preparation meets opportunity," let's take a peek Behind the Scenes to find out what makes your agent (and you) so "lucky."

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As the curtain opens on this drama, your real estate agent is showing property to out-of-town buyers for the 3rd consecutive day.

Scene 1. Phone rings...

Caller (You): Do you handle homes in (Fill in name of your community)?

Agent: Yes I do, how can I help you?

She speaks with you briefly and makes an appointment for later in the week. Then the agent's attention returns to the buyers she's working with today. They want to make an offer on one of the properties she showed them, so the next few hours are dedicated to preparing their offer, going over the details with them, and delivering their offer to the listing agent. The buyers head home to await a counter-offer, and your agent now focuses 100% on your real estate needs!

Scene 2. Back at the office...

1. Agent sends you a follow-up email to thank you for your call and confirm your pending appointment.
2. Agent searches and finds the public record on your property and takes note of the lot size, finished sq. footage of the house, zoning, assessment amounts, details of last property transfer, your property tax amount, and other relevant information.
3. Agent utilizes Google Maps or other Internet program for (1) a street view of the property and (2) an aerial view of the property which will indicate if the property backs to a major highway or a golf course, if it is on a corner or interior lot, if it adjoins a school or a junk yard...
4. Agent contacts utility companies to determine the average monthly costs for your property.
5. Agent identifies nearby properties listed in the mls for sale and those under contingent contract and - based on the size, features, condition and location - chooses those most similar to your home.
   
6. Agent identifies nearby properties listed in the mls that are sold/settled and others that are pending settlement and again - based on the size, features condition and location - chooses those most similar to your home.
7. Agent checks the foreclosure list to determine if any nearby properties are pre-foreclosure, foreclosure or REO.
8. Agent checks the public record for recently sold properties in your community so she doesn't overlook any that sold without an agent.
9. Agent maps the selected properties to show their proximity to your home.
10. Agent prints out mls listings for the selected properties and sets them aside with the map to provide you copies or, in some cases, to keep in the file she is building on your property.
11. Agent researches market statistics for the zipcode where property is located and, depending on recent sales activity in the immediate neighborhood, she may also compile market statistics for your specific neighborhood.
12. Agent calculates the average and median sale price, the average days on market, and the percentage of list price to sold price; she determines how many homes were on the market last month and how many sold so she can calculate the absorption rate; she determines how long homes were on the market before selling last month.
13. Agent does the same for at least three prior months (perhaps more) to identify any trends.
14. Agent creates colorful charts, graphs and tables to provide a clear visual representation of all this data.

Scene 3. Next morning, in her car and armed with a camera...

1. Agent takes photos of your property exterior from the street, including close-ups of curb-appeal problems like fungus on the roof, dead shrubs in front, visible clutter in the carport.
2. Armed with the list of six or more nearby properties (see above) and a GPS system, your agent drives past each property and takes notes... perhaps also some exterior photos of these comps.
   
3. Agent photographs the neighborhood school, playgrounds or tot lots, golf course or beach (if any), community clubhouse (if any), nearby shopping areas or other assets of the area where property is located. NOTE: If the day is rainy or overcast, this will require a separate trip on another day.

Scene 4. Later that day, back at the computer...

1. Agent carefully organizes and reviews all the material collected over the past few days.
2. Agent customizes a written listing presentation for you, merging the comps, graphs, tables, maps and other information specific to your property with "standard" information prepared by the agent at an earlier time.
3. Agent estimates the likely selling price of your property, based on the accumulated information and years of previous experience and training.
4. Agent estimates your net proceeds after all closing expenses, based on the accumulated information and years of previous experience and training.
5. Agent reviews the finished written product to confirm that it is clear, concise, and easily understandable - you would never imagine how many hours are invested in researching and analyzing these materials, or the expertise required for an accurate and reliable recommendation.
   
6. Agent binds these materials with a cover sheet and gathers other previously prepared (or purchased) brochures and written materials to give you, as well.

Your agent knows that "Luck is what happens when preparation meets opportunity." Her thorough and accurate preparations are a key element in creating this "luck" for you... and the reason you pay her all that money - but not UNLESS and UNTIL she procurs a buyer whose terms are acceptable to you.

To be continued...

Behind the Scenes - The Listing Appointment

DISCLAIMER: Your agent may or may not do everything listed above. I took the time to write down these steps as I prepared for a listing appointment this week in Lanham, Maryland.

Neighborhoods in Crofton Maryland located outside the Crofton Gates - Charing Cross Townhomes.

Charing Cross is a community of 122 spacious Crofton townhomes built from 1979 through the mid-80's in two phases by different builders. The community is located on the north side of Rt. 424, just east of Rt. 3. It is not inside the "Crofton Triangle" or the special taxing district, but it is located within the Crofton zipcode (21114) and residents do attend Crofton public schools.

The first section, as you drive into the community from Rt. 424 (left), was a pet project of John Moderno, a builder of upscale detached homes in nearby Gambrills prior to building Charing Cross. The fronts of these traditional-style homes were brick, and the floor plans featured large rooms on every level. Many special features were available for upgrading the new townhomes.

The style of homes in the next section (right) was quite different but still very nice. These, too, have brick exteriors, but the architectural details are less colonial. Standard features on every home included a finished basement with fourth bedroom and a corner fireplace in the family room, plus a balcony on the main level.

While Charing Cross residents have access to all the pools, golf courses, parks and other amenities located throughout the Crofton area, community tennis courts are located within the community between the original and second section. (Left)

There's not much turnover in Charing Cross, and no homes on are the market there now. There have only been three sales in the community since January 1, 2009 and, during the same period last year, there were no sales. Two of the properties sold recently in Charing Cross were in the second section (around $330,000) and the other was an Estate Sale, priced accordingly, in the original section.

Neighborhoods in Crofton Maryland:

• Homes for sale in CHARING CROSS
• Homes for sale in CROFTON COMMONS
• Search All Homes, Townhomes and Condos for Sale in Crofton
• Create Your Own Custom Home Search
• Schools in Crofton
• Focus on Crofton (Blog)

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MUST-READ INFO FOR ANYONE CONSIDERING A MOVE TO CROFTON MD:

Crofton, Maryland - A Wonderful Place to Live!

Crofton residents enjoy the cherry tree-lined streets in Spring, a crafts fair and Boy Scout-sponsored chicken barbeque at the Village Green in Fall, the annual Christmas tree lighting in front of Crofton Country Club, plus lots of organizations and year-round activities...

Top 3 Reasons to Buy Your Next Home in Crofton, MD

You know what they say about the most important things in real estate - Location, Location, and Location. When the traffic gods are smiling, Crofton is only about 30 minutes to NSA, Annapolis, Baltimore's I-695, D.C.'s I-495 and BWI Airport.

Top 5 Reasons to Buy a Crofton MD Townhome

You probably already know that Crofton, Maryland, was named one of Money Magazine's Top 100 Best Places to live last year, based on its location, amenities, affordability and other criteria. But why buy a Crofton townhouse, rather than a detached house?

Crofton Real Estate - Tee it up!

My dad always said that a golf course is the best place to raise children, and I have to echo his sentiment. A child who runs home from school to get his golf clubs and practice is not hanging out in an alley experimenting with drugs. An adolescent or teen who plays 18 or 36 holes...

Crofton, Gambrills, and Odenton - One Community or Three?-

"The Greater Crofton Area" is generally considered to include Crofton, Gambrills, and Odenton - three distinctly different communities located in the D.C.-Baltimore-Annapolis Triangle. (And, I might add, there are distinctly different neighborhoods within each community.)

Caramel syrup, cooler mix, ice, whipped cream and caramel drizzle... it all adds up to a Caramel Cooler at Caribou Coffee. We declined dessert earlier tonight at Four Seasons Grille after a wonderful dinner, but then walked next door for a cup of coffee. My husband instead succumbed to the temptation presented by a giant poster picturing summer coolers, and now I do believe he's hooked!

Caribou Coffee is located at The Village of Waugh Chapel in Gambrills, about 3 minutes North of Crofton and perhaps 10 minutes east of Fort Meade. Until tonight, it was one of the few stores there which I had never visited.

I always assumed it was similar to Starbucks, but never gave it much thought since I'm not much of a coffee-drinker. Actually, this location of Caribou Coffee is larger than any Starbucks I've visited nearby, with a huge lounge area beyond the counter area as well as casual seating as you walk into the store. I'm guessing they must have wi-fi, since I saw several people with computers open as well as others reading or chatting.

Outside they have a beautiful patio area with umbrella tables, separated from the patio at Four Seasons Grille by a curving brick wall. On a beautiful evening like we had tonight, there were lots of people out there - including a few from Titan Cigar, located next to Caribou Coffee.

When I got home, I checked out Caribou Coffee's website and found more info than I could ever want to know about that Caramel Cooler my husband enjoyed tonight: Calories (420), fat grams, cholesterol, calcium, sodium, calcium, and caffeine, to name just some of them.

Then I started exploring the website a little farther and found they have 8 "classic" beverages, 6 cold ones and 6 coolers, 5 flavors of smoothies, and a "snowdrift." They also have 8 flavors of espresso, 5 lite lattes, 7 "wild" beverages and at least 7 teas. Each has its own page with the same type of info that I found for the Caramel Cooler. Oh, by the way, did I mention they do have coffee... and feature a different one each day?

Now I'm kicking myself that I never visited Caribou Coffee before tonight because it would be a very comfortable place to sit down with clients and recap the days showings. It really doesn't matter that I'm not a big coffee fan because chances are my clients will be. Even non-coffee drinkers will find a Caramel Cooler refreshing!

Crofton Area Restaurants and Carryouts

Not everyone is meant to be a REALTOR or a rocket scientist, and some people probably shouldn't try to be criminals, either.

You can read today's Anne Arundel County Police Department press release on Facebook for this story in its entirety, but here's the Reader's Digest (i.e. short) version:

Not long after a homeowner returned to discover a break-in had occurred at her home, she drove past a nearby yard sale where she spotted items that were missing from her home and shed. She called police, a warrant was obtained, and all of her missing items (valued at more than $25,000) were quickly recovered.

Did it not occur to this burglar that it might be a good idea to either (A) rob a home in a different area than the one where he intended to display his booty for sale or (B) hold the sale someplace other than a highly-traveled road near the home he burglarized?

Not to minimize the impact of this crime on the victim, but I do suspect she might agree that it’s almost funny (since all of her belongings were recovered and the burglar has been charged). Congrats to the eagle-eyed victim for spotting her things as she drove past that yard sale!

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Concerned about crime? Check out CrimeReports.com, where you can enter any location for information compiled from official police reports.

RELATED LINKS:

• How Safe is Crofton?
• Family Watchdog - Get to Know This Site