Why isn't this house selling in Purcellville? Home was built in 2020

[Anonymous]

I think the road that accesses this home from Round Hill/Airmont Road is not paved, and that if you want to drive on a paved road to get to it you have to come in via 690 from Purcellville. Haven't been out that route in a while so can't confirm!

Having grown up in the area and now seeing friends' parents and family selling their homes for insane prices, it does seem like homes in the 1-1.2 range sit for a while unless all the boxes can be checked. A relative's home in the P'ville area was on a great 3 acre lot right outside town, 3 car garage, all system updates, amazing updated porch/patio/fireplace, finished basement. Some dated finishes but 6k sq feet of space. They listed for 1.1 and sold for a little over 1. There's a lot of new construction and incentives to compete with, too.

[Anonymous]

OP here. Our budget is 1.5 mil MAX. That's why were interested in this home. We could build our own basement, upgrade any features we want, and still be below our price range.

Our kids are no longer in school so being close to schools is not priority.

We want a minimum of three acres and like the idea of still being in a neighborhood. We don't mind having to travel a little bit on gravel roads.

Thanks to all who provided valuable insight on this. I plan on driving out there this weekend to check out the property and the open house. I live near the beltway so it's not the easiest to drive 45 minutes out there at a moment's notice.

It seems like homes just a little bit to the west of Purcellville are priced 200-250k less than similar homes on the east side of Purcellville closer to Leesburg.

If anyone has any further insights that would be much appreciated.

[Anonymous]

Anonymous wrote:OP here. Our budget is 1.5 mil MAX. That's why were interested in this home. We could build our own basement, upgrade any features we want, and still be below our price range.

Our kids are no longer in school so being close to schools is not priority.

We want a minimum of three acres and like the idea of still being in a neighborhood. We don't mind having to travel a little bit on gravel roads.

Thanks to all who provided valuable insight on this. I plan on driving out there this weekend to check out the property and the open house. I live near the beltway so it's not the easiest to drive 45 minutes out there at a moment's notice.

It seems like homes just a little bit to the west of Purcellville are priced 200-250k less than similar homes on the east side of Purcellville closer to Leesburg.

If anyone has any further insights that would be much appreciated.

You're budget allows you to basically do whatever you want with the home. You could completely gut the house if you wanted to (unneeded IMO) and still be below budget. If you like the location, bones, and neighborhood. I'd make an offer and see what happens.

[Anonymous]

Walk score is 0. I feel bad for the future of our environment. Really people??? You need a car for everything here, can't even walk anywhere. You can go further out to Clarke Co or up to MD and buy something similar that has a 0 walk score at 50% of the this price. These properties are always first to fall in the event of a housing recession too.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Unfinished basement, no bathtub in the master bedroom. Most homes built during that time period out there have 3-car garages. This one does not.

I get that 3 acres is a lot of maintenance as a PP pointed out, although almost half the lot seems to have trees on it. So it looks less cumbersome to deal with than other lots.

Facade of the home is pretty and the interior is nice.

It's the price. A house sold a few months ago in Waterford for the same price and it had a finished basement/tub in master bath.

House is probably worth 100k-150k less than what it's priced for.

tubs in master baths are outdated. no one uses them or wants them.[/quote]

That is categorically untrue.

[Anonymous]

I dislike it when the size of the bedrooms is so unbalanced. 2 giant master bedrooms with two tiny bedrooms. At 4,000 sq. ft. and a million bucks, out there, I'd want more than a 12x12 box for my kids.

[Anonymous]

Anonymous wrote:Walk score is 0. I feel bad for the future of our environment. Really people??? You need a car for everything here, can't even walk anywhere. You can go further out to Clarke Co or up to MD and buy something similar that has a 0 walk score at 50% of the this price. These properties are always first to fall in the event of a housing recession too.

This notion that walkability is universally desired is some weird confirmation bias. The whole attraction of property like this is privacy and relative seclusion.

Yes, the Berryville area is certainly cheaper. But … it’s Berryville. So.

[Anonymous]

Anonymous wrote:Walk score is 0. I feel bad for the future of our environment. Really people??? You need a car for everything here, can't even walk anywhere. You can go further out to Clarke Co or up to MD and buy something similar that has a 0 walk score at 50% of the this price. These properties are always first to fall in the event of a housing recession too.

OP again. Where we live now is fairly walkable. We loved that when raising kids, taking them to school, going out to eat, etc. But our kids our grown and we no longer have a desire to live on a small lot with limited privacy. We don't care about the walk score and that isn't a priority for us at all.

Also, Berryville? It's a cute place with pretty views but you are OUT there. We want to stay in Loudoun due to One Loudoun, Leesburg, big box stores, Wegmans, Target, movie theaters, etc. In terms of potential recession hits, I get that. You take that gamble every single time you invest/buy anything of this magnitude. This will most likely be our forever home and worrying about a potential recession is just something to cope with.

Last year my 2006 Acura finally gave out and I ended up purchasing a new car that was most likely way overpriced due to the car market at the time. What was I supposed to do though? Not have a car? We purchased our home in Fairfax brand new back in 2000 and the equity on the home covers alot for us. In terms of the bedroom sizes, we only have on child still living with us at this point and that's only for the short-term future. We don't need palatial bedrooms for our kids.

[Anonymous]

Anonymous wrote:Lovely house. My guess is the price. Maybe it didn't appraise at the offer price and the sellers are being too stubborn, but now they're chasing the market down. I bet another $50K will make it move. Why not just make your best offer, and take your time with the inspection process.

It is always the price.

[Anonymous]

Anonymous wrote:I think the road that accesses this home from Round Hill/Airmont Road is not paved, and that if you want to drive on a paved road to get to it you have to come in via 690 from Purcellville. Haven't been out that route in a while so can't confirm!

Having grown up in the area and now seeing friends' parents and family selling their homes for insane prices, it does seem like homes in the 1-1.2 range sit for a while unless all the boxes can be checked. A relative's home in the P'ville area was on a great 3 acre lot right outside town, 3 car garage, all system updates, amazing updated porch/patio/fireplace, finished basement. Some dated finishes but 6k sq feet of space. They listed for 1.1 and sold for a little over 1. There's a lot of new construction and incentives to compete with, too.

I’m a Leesburg PP and I think you’re right. My friend lives on the same road and as of a few months ago, it was NOT paved. And also a rather hairy turnoff when it’s dark!

[Anonymous]

Anonymous wrote:

Anonymous wrote:Walk score is 0. I feel bad for the future of our environment. Really people??? You need a car for everything here, can't even walk anywhere. You can go further out to Clarke Co or up to MD and buy something similar that has a 0 walk score at 50% of the this price. These properties are always first to fall in the event of a housing recession too.

OP again. Where we live now is fairly walkable. We loved that when raising kids, taking them to school, going out to eat, etc. But our kids our grown and we no longer have a desire to live on a small lot with limited privacy. We don't care about the walk score and that isn't a priority for us at all.

Also, Berryville? It's a cute place with pretty views but you are OUT there. We want to stay in Loudoun due to One Loudoun, Leesburg, big box stores, Wegmans, Target, movie theaters, etc. In terms of potential recession hits, I get that. You take that gamble every single time you invest/buy anything of this magnitude. This will most likely be our forever home and worrying about a potential recession is just something to cope with.

Last year my 2006 Acura finally gave out and I ended up purchasing a new car that was most likely way overpriced due to the car market at the time. What was I supposed to do though? Not have a car? We purchased our home in Fairfax brand new back in 2000 and the equity on the home covers alot for us. In terms of the bedroom sizes, we only have on child still living with us at this point and that's only for the short-term future. We don't need palatial bedrooms for our kids.

You’re not interested in this house. You ARE the house.

Hello owner.

P.s. It’s always the price, and a 30% premium from when it was bought in 2021, with no effin improvements, AND current interest rates?? The sellers are in la la land.

[Anonymous]

Anonymous wrote:

Anonymous wrote:I think the road that accesses this home from Round Hill/Airmont Road is not paved, and that if you want to drive on a paved road to get to it you have to come in via 690 from Purcellville. Haven't been out that route in a while so can't confirm!

Having grown up in the area and now seeing friends' parents and family selling their homes for insane prices, it does seem like homes in the 1-1.2 range sit for a while unless all the boxes can be checked. A relative's home in the P'ville area was on a great 3 acre lot right outside town, 3 car garage, all system updates, amazing updated porch/patio/fireplace, finished basement. Some dated finishes but 6k sq feet of space. They listed for 1.1 and sold for a little over 1. There's a lot of new construction and incentives to compete with, too.

I’m a Leesburg PP and I think you’re right. My friend lives on the same road and as of a few months ago, it was NOT paved. And also a rather hairy turnoff when it’s dark!

These are features not bugs to many/most of the NW Loudon buyers. But, this is a suburban house plopped down in Hunt Country. We are seeing more and more of these, but these aren’t the desirable properties in Western Loudon, Fauquier, Clarke, etc.

There are many types of buyers and one of those types is a buyer who wants to be down a gravel road but the gravel road buyer and the suburban subdivision with neighbors cookie cutter house buyer rarely overlap

[Anonymous]

Anonymous wrote:

Anonymous wrote:Walk score is 0. I feel bad for the future of our environment. Really people??? You need a car for everything here, can't even walk anywhere. You can go further out to Clarke Co or up to MD and buy something similar that has a 0 walk score at 50% of the this price. These properties are always first to fall in the event of a housing recession too.

OP again. Where we live now is fairly walkable. We loved that when raising kids, taking them to school, going out to eat, etc. But our kids our grown and we no longer have a desire to live on a small lot with limited privacy. We don't care about the walk score and that isn't a priority for us at all.

Also, Berryville? It's a cute place with pretty views but you are OUT there. We want to stay in Loudoun due to One Loudoun, Leesburg, big box stores, Wegmans, Target, movie theaters, etc. In terms of potential recession hits, I get that. You take that gamble every single time you invest/buy anything of this magnitude. This will most likely be our forever home and worrying about a potential recession is just something to cope with.

Last year my 2006 Acura finally gave out and I ended up purchasing a new car that was most likely way overpriced due to the car market at the time. What was I supposed to do though? Not have a car? We purchased our home in Fairfax brand new back in 2000 and the equity on the home covers alot for us. In terms of the bedroom sizes, we only have on child still living with us at this point and that's only for the short-term future. We don't need palatial bedrooms for our kids.

If 1.5M is your budget and you want to be on 3-5ac you can do better than this place. There’s limited supply right now, but keep close tabs on new listings and this really constricted supply can’t last forever.

[Anonymous]

Not in Loudon, but very close to loudon county line:

https://redf.in/IwqZ4d

Not amazing, but infinitely better than the original place. It’s also secluded but not incredibly isolated.

Probably one of the better listings under 1.5M out this way in a long time.

But the morale is that it’s not only that prices have gone up a ton (undoubtedly they have) but that the places that will be in your price range just aren’t coming on the market.

I personally know of 10-20 houses that would be amazing houses and would be priced between 1 and 1.5M but they’re not close to going on the market. Even in normal times the good places don’t come up often, but we are in strange times and good places are coming up even less frequently.

[Anonymous]

The house was built in 2020 according to the listing, but it has what I'd consider very dated kitchen and bathrooms. All look like the cheapest Home Depot spec. Cheap. Very cheap. It's a cheaply built house out of the cheapest builder-grade materials. Hard pass.