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Ask McEnearney: What Really Is The ‘Amazon Effect?’

This week’s Q&A column is sponsored and written by Jillian Keck Hogan of Jillian Keck Hogan Real Estate Group and McEnearney Associates Realtors®, the leading real estate firm in Alexandria. To learn more about this article and relevant Alexandria market news, contact Jillian at 703-951-7655 or email [email protected]. You may also submit your questions to McEnearney Associates via email for response in future columns.

Question: We have been reading all the headlines, but what really is the “Amazon Effect”?

Answer: The buzz of Amazon is something we have all been hearing and there is some truth to the stories being published, BUT as it relates to real estate, the effects are very situational with price point, condition and location.

We have been reading all the same publications, and we completely understand if all the news is making you a bit nervous as to when the best time will be to purchase or sell your home. Home prices have been increasing, but that is true of every year since 2010. There is a good chance you might be competing on a listing against another buyer, but that has been a possibility over the last 9 years, as well.

Here is a bit of advice from our COO, David Howell, at McEnearney Associates, Inc.: “Sell when you are ready to sell, and buy when you are ready to buy.”

The Most Competitive Markets

Now, competing as a purchaser is always a possibility in any price point. This is driven by a seller’s strategy. Some sellers can choose to market their home under the going market price in order to move a home sooner versus later. This does not mean the sellers are in distress or the property is falling apart. Sellers do this at times just to make their move easier and faster.

The Amazon Effect — in this case, the comparatively low number of homes on the market — has been the most notable in Alexandria and Arlington in price points under $900,000.

What Does That Mean?

Virginia selling tactics and competition have been progressively picking up, following the trend we see with the D.C. market having grown hotter and hotter over the last 5-7 years with increased new construction. With many agents in our area being licensed in D.C. and Virginia, the strategies to win out on a competing situation used in Virginia began to mimic what D.C. licensed agents had been doing for years: Escalating in price, waiving inspections (or completing them before the offer was submitted), and taking on more risk during the appraisal contingencies.

Sellers have a bit more control in negotiations and receiving multiple bids on their home over list price. As a buyer, this could mean that you write a few more offers, but do know that this does not mean you have to “overpay” for a home.

Overall

The Amazon Effect is nothing that our DMV has not seen before. If you are looking to purchase under the $900,000 price point, be assured that it is very possible to buy a great home at a great price when going in with a strong strategic offer. And sellers in this same price point, be sure to still give your home all the best finishing touches to show well and review your neighborhood comparable sales before selecting your final price.

No, home prices have not doubled — but you are in a very fortunate position to be getting some of the highest prices ever in your neighborhood and you can receive offers with less contingencies which otherwise could have cost you more money.

If you would like a question answered in our weekly column or to set up an appointment with one of our Associates, please email: [email protected] or call 703-549-9292.

McEnearney Associates Realtors®, 109 S. Pitt Street, Alexandria, VA 22314. www.McEnearney.com Equal Housing Opportunity. #WeAreAlexandria

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