Piney Orchard Profile: Piney Station

Piney Orchard homes

Piney Station is One of the Largest of 41 Subcommunities Comprising the Odenton, Maryland, Community of Piney Orchard

With 218 homes, Piney Station is one of the largest communities in Piney Orchard -- and one of the most active in terms of real estate transactions.

Of the 218 homes in Piney Station, 37 have sold since the beginning of 2013 and 30 homes have rented. Eleven more homes in Piney Station were listed for sale or rent during that time, only to be subsequently pulled from the market after not finding a renter/buyer. Properties that go unsold or unrented illustrate the importance of pricing homes correctly once a decision has been made to sell or rent.

As shown in the tables below, Piney Station’s real estate activity has varied widely by street.

Piney Orchard homes

For instance, Black Oak Way (10) and Barred Owl Way (8) have led the community in sales the last three years, even though Deerberry Court has more homes. Barred Owl Way (9) and Meandering Way (7) have led the community in the number of rented homes. And Barred Owl way has had five homes fail to sell or rent (at least at their original list price), the most in the community.

It’s interesting that Deerberry Court has more homes than any other street yet ranked fourth out of 8 streets in terms of real estate activity (with 6 total transactions). Residents there seem to want to stay! From a real estate perspective, things have been more quiet on High Brandy Way, Piney Pass Way and Junco Court, although these results may be partially due to the fact there are fewer homes on those streets.

The good news is that, after being walloped by the real estate meltdown of 2008, the number of distressed property sales (short sales and foreclosures) in Piney Station has dropped dramatically over the last three years. In fact, only three of the 37 homes sold during that time were distressed properties.

A few other interesting notes about recent Piney Station real estate activity:

* the highest sale price fetched by a Piney Station home during the period was $399,999 for 2550 Junco Court in June 2014;

* the lowest price paid for a Piney Station home was $290,000 for 2519 Black Oak Way in July 2015;

* the highest amount of closing cost help (“subsidy”) paid by a Piney Station home seller was $11,600 for 2512 Black Oak Way in April 2014; and

* 8 of the 37 Piney Station owners who have sold their homes since the beginning of 2013 paid the buyers no closing cost assistance at all.

Jerry Kline is a Realtor with the Odenton, Maryland, office of Keller Williams Flagship of Maryland (1216 Annapolis Rd., Odenton, MD 21113.) For more information on the local real estate market, contact him at (443) 924-7418.

How Anne Arundel County Handles Complaints About Weeded & Overgrown Yards

Piney Orchard Homes

County Law States Property Owners May not Allow Weeds or Grass to Grow 12 Inches or Higher

So, we’re into June and that neighbor of yours still hasn’t cut his lawn this year. You’ve seen antelopes and snakes nesting on that lot and its killing your property value or -- worse yet -- your attempts to sell your home.

What can you do?

The Anne Arundel County government has a process for dealing with weeded brush and overgrown grass on private property. In fact, the county’s Department of Public Works receives and acts on more than 1,400 requests per year relating to the county’s Weeded Lot law.

Article 13, Title 6, of the Anne Arundel County Code states that a homeowner, occupant, or person in control of real property may not allow or maintain on their property a growth of weeds or grass that is 12 inches or higher. County residents can file complaints against owners who violate these provisions.

How the County Acts on Complaints

When the county receives a complaint, an inspector with the Department of Public Works will investigate the report to verify that the property’s condition violates the county code. If a violation is found, notification is sent to the property owner via a certified letter that the weeds or grass need to be cut.

If the property owner does not comply with the notice, a certified notice is posted on the property for a period of seven days. If the overgrown lot is not cut by the eighth day, a contractor hired by the county is sent to cut the overgrown property, and the property owner is billed for all charges, including overhead. According to the county, this entire process can take as long as three weeks.

If the property owner fails to pay the invoice for mowing, the county may place a tax lien on the property. Moreover, if the overgrown condition of the lot persists, the county can charge the property owner as much as $500 each time the owner fails to cut the property. This violation of the county code also carries civil penalties up to $1,000.

It is important to note, however, that there are certain exemptions to the county’s Weeded Lot law. Specifically, overgrown property does not violate the law if the property is:

- agricultural in nature;

- a natural wooded area; or

- publicly owned and preserved as a natural area, open space or for recreation.

How to Report a Weeded Lot

Anne Arundel County residents can report a weeded lot by contacting the Department of Public Works (DPW) at (410) 222-7582. The office is open Monday through Friday, 8:00 a.m. to 4:30 p.m.

Residents also may make a report using the DPW internet contact form, which is available at http://www.aacounty.org/departments/public-works/contact-us/index.html. When using this form, residents should indicate their request as a “weeded lot” and include a physical address in the comment section.

Questions relating to the county’s Weeded Lot law also may be directed to the county’s Bureau of Highways Administration at (410) 222-7321.

Jerry Kline is a Realtor with the Odenton, Maryland, office of Keller Williams Flagship of Maryland (1216 Annapolis Rd., Odenton, MD 21113.) For more information on the local real estate market, contact him at (443) 924-7418.

Anne Arundel County $1.5+ Million Luxury Home Sales Rise 41 Percent This Spring

Annapolis luxury homes

High-End Properties Are Selling Faster Than Last Year, But Competition is Heavy

Sales of Anne Arundel County luxury properties priced $1.5 million or more have risen dramatically this spring, with more total homes sold and homes selling more quickly than they did in spring 2015.

Owners seeking to sell such properties must have unique, feature-filled homes or be able to offer a great price, however. Otherwise, heavy competition in the county’s luxury home market will easily thwart their efforts to sell.

Year-to-date luxury home sales figures published by Metropolitan Regional Information Systems (MRIS) show that 17 Anne Arundel County luxury homes priced $1.5 million or more sold through May 17 – an increase of 41 percent over the same period last year.

Moreover, these homes sold 20 percent more quickly, on average, than they did last spring. The average number of days on market for the luxury properties sold this year is 161 days, as opposed to 202 days for homes during the same period in spring 2015.

Anne Arundel County’s luxury home sellers should do all they can to sell their homes in the first six months they are on the market. After 180 days, MRIS figures show, the chances of finding a buyer for such homes become very remote.

For example, on May 17 there were 109 Anne Arundel County homes for sale priced $1.5 million or more. Of those properties, thirty-eight had been on the market for nine months or more, and twenty-four had been on the market for a year or more.

In contrast, of the 17 Anne Arundel County $1.5+ million properties sold this year, all but two were on the market six months or less. (The other two properties were on market 452 days and 1,402 days, respectively.)

Through the same period in 2015, 12 luxury homes were sold. Five of those homes had been on the market six months or less.

The main hurdle facing the county’s luxury home sellers is the current overabundance of for-sale luxury inventory. At the current absorption rate of 3.75 sales a month, there is a 29-month supply of county homes priced $1.5 million or more.

As of May 17, there were 21 county properties priced $1.5 million or more that were under contract and headed for closing.

Jerry Kline is a Realtor with the Odenton, Maryland, office of Keller Williams Flagship of Maryland (1216 Annapolis Rd., Odenton, MD 21113.) For more information on the local real estate market, contact him at (443) 924-7418.

Congratulations, Laura, on Your New Home!

Homes for sale in Upper Marlboro

Laura Reiter was tired of commuting from her home in Woodbine to her job in Greenbelt. She contacted me to help her buy her first home, and about a month later, we found the perfect property in Upper Marlboro. Her lovely new home has gleaming hardwood floors and a park-like setting, and it cuts her commute to 10 minutes!

Thanks, Laura, for choosing me as your buyer's agent!

If you or someone you know needs help buying or selling a home in the Baltimore/Annapolis/Washington, D.C. area, call me today (443) 924-7418. I can't wait to work with you!

Just Listed: 8109 Beverly Rd. Severn -- $275,000

Homes for sale near Fort Meade

This cute rancher (MLS#AA9656168) is located on a quiet street in Severn, just steps from 5-star Ridgeway Elementary School. It was built in 1998 by Habitat for Humanity and is very close to Fort Meade.

The kitchen and baths were just renovated, and the house features a new roof, HVAC system and flooring.

Fort Meade homes for sale

There's also a great fenced rear yard with a solid deck and two storage sheds. The interior of the home is freshly painted with neutral colors.

Fort Meade Homes for sale

The home offers one-level living with a sturdy, convenient ramp to front door.

The home is as neat as a pin and ready to move in!

For more information on the property, call the listing agent, Jerry Kline of Keller Williams Flagship, at (443) 924-7418.

Congratulations, Trent, on the Sale of Your Severn Home!

Fort Meade homes

Trent Pitsenbarger lived in his Severn, Maryland, home for more than 30 years! Recently retired, he decided to sell the four-bedroom rancher and move to Nevada to enjoy the vast open spaces and natural settings.

Best of luck with this exciting new chapter of your life, Trent! And thank you very much for engaging me as your listing agent.

5 Odenton Single-Family Rentals Available Right Now

Need the space and privacy of a single family home, but not in the market to buy? Check out these five single family rental homes currently available right here in Odenton:  

1246A Breitwert Avenue (Bonaventure)

Homes for rent in Odenton

Monthly Rent: $2,000

No. Bedrooms: 3

No. Bathrooms: 2.5

Garage: No

Basement: Yes

Approximate Square Feet: 1,681

510 Oakton Road (Bonaventure)

Homes for rent in Odenton

Monthly Rent: $2,300

No. Bedrooms: 4

No. Bathrooms: 3

Garage: No

Basement: Yes

Approximate Square Feet: 1,280

2404 Almhouse Drive (Seven Oaks)

Homes for rent in Odenton

Monthly Rent: $2,750

No. Bedrooms: 4

No. Bathrooms: 3 Full, 2 Half

Garage: 1 car

Basement: Yes

Approximate Square Feet: 2,192

8502 Summershade Drive (Piney Orchard)

Homes for rent in Odenton

Monthly Rent: $3,500

No. Bedrooms: 5

No. Bathrooms: 3.5

Garage: 2 cars

Basement: Yes

Approximate Square Feet: 3,390

700 Thornwood Drive (Piney Orchard)

Homes for rent in Odenton

Monthly Rent: $3,500

No. Bedrooms: 5

No. Bathrooms: 3.5

Garage: 2 cars

Basement: Yes

Approximate Square Feet: 3,424

For more information on these rental properties, click here:

http://mrislistings.mris.com/Matrix/Public/Portal.aspx?k=4021770XPX7X&p=DE-323776375-453

Jerry Kline is a Realtor with the Odenton, Maryland, office of Keller Williams Flagship of Maryland (1216 Annapolis Rd., Odenton, MD 21113.) For more information on the local real estate market, contact him at (443) 924-7418.

Odenton’s Seven Oaks: Home Sales Down 40 Percent from Last Year

Seven Oaks homes for sale

Year-to-Date Figures Show Odenton Housing Market Flourishing Even as Seven Oaks Sales Lag

Sales of residential properties in the Odenton community of Seven Oaks were down 40 percent for the first three months of 2016, even while home sales in the rest of Odenton were up sharply.

Figures recently released by RealEstate Business Intelligence (RBI) show that 18 homes sold in Seven Oaks through March of this year while 30 homes sold during the same period in 2015.

Sales of detached, single family homes in Seven Oaks were down 57 percent from last year, while sales of townhomes, duplexes and condominiums in the community were down 35 percent.

In contrast, in Odenton as a whole, sales were very strong (http://jerryklinerealtor.com/odenton-home-sales-explode-march/). The number of homes sold in Odenton in March (49) rose 53 percent over the same period last year, while the median price of a home sold in Odenton rose 7.6 percent. The average number of days it took to sell an Odenton home in March dropped 10 percent from March 2015, to 70 days.

It’s unclear why home sales in Seven Oaks are not tracking more directly with those of Odenton as a whole. It is one of several popular residential communities surrounding the burgeoning Fort Meade military complex.

RBI data show that availability of Seven Oaks homes is not a problem -- the number of homes actively listed for sale in the community in March 2016 (21) is roughly the same as it was in March 2015 (18). But those homes are not selling as briskly as last year.

Not all news for Seven Oaks home sellers was bad, however. The median price of a home sold in the community so far this year increased 2.3 percent over last year. Also, the amount of time needed to sell a home in Seven Oaks dropped significantly over last year, from 79 days to 41 days.

Jerry Kline is a Realtor with the Odenton, Maryland, office of Keller Williams Flagship of Maryland (1216 Annapolis Rd., Odenton, MD 21113.) For more information on the local real estate market, contact him at (443) 924-7418.

Gambrills Home Sales: It’s a Strong Market for Sellers

Gambrills Home Sales

Sales Last Month Up 150 Percent Over March 2015; Median Price Up 36 Percent

Home sellers in Gambrills, Maryland, enjoyed a very strong month of buyer activity last month as the median price of a Gambrills home jumped 36 percent from March 2015.

Numbers compiled by RealEstate Business Intelligence (RBI) show that buyers of Gambrills homes gobbled up the properties 40 percent faster than in March 2015. The average time needed to sell a Gambrills home dropped from 134 days to 81 days, year over year.

The number of homes sold in Gambrills last month – 15 -- far outpaced sales in March 2015 (6), an increase of 150 percent. The rise was due to a strong jump in the number of detached homes that were sold (13). Four such homes sold in March 2015.

The median price of a Gambrills home last month rose to $570,000.

The robust home sales figures for Gambrills mirror those of other Fort Meade-area communities, including Odenton. The number of homes sold in Odenton in March (49) rose 53 percent over the same period last year, while the median price of a home sold in Odenton rose 7.6 percent (http://jerryklinerealtor.com/odenton-home-sales-explode-march/).

Jerry Kline is a Realtor with the Odenton, Maryland, office of Keller Williams Flagship of Maryland (1216 Annapolis Rd., Odenton, MD 21113.) For more information on the local real estate market, contact him at (443) 924-7418.

Piney Orchard Townhomes: Are End Units Worth More?

Piney Orchard homes

Yes. $5,499 more, on average.

Since the beginning of 2015, 120 townhomes have sold in the Piney Orchard section of Odenton, Maryland. According to Metropolitan Regional Information Systems (MRIS), the local multiple listing service, 88 of those homes were “interior” units, and 32 were “end” units.

The average sale price of the interior townhomes sold in Piney Orchard during that time was $330,864. The average Piney Orchard end-unit townhome sold for $336,363. That’s a difference of $5,499.

Why would that be?

Many buyers prefer end units to interior units when purchasing a townhome. Among the reasons:

- end units offer more privacy and serenity, because they have only one adjacent neighbor;

- end units often have larger interiors in terms of total square feet;

- with windows on three sides, end units usually allow more natural light inside;

- with a yard on three sides, they offer more outside space to spread out; and

- they sometimes offer more architectural interest, inside and out.

Garages usually increase a home’s value. But curiously, the $5,499 premium buyers have paid for Piney Orchard end units since the beginning of 2015 is not because a greater proportion of the end units had garages.

In fact, the opposite is true: 31 percent of the interior townhomes purchased in Piney Orchard since the beginning of 2015 offered a garage, while only 19 percent of end-unit townhomes did.

The simple fact is that if you want to buy an end-unit townhome in Piney Orchard, expect to pay about $5,000 more for it than you would for an interior townhome. Sales data since the beginning of 2015 shows that the added benefits of owning an end unit make them worth more.

Jerry Kline is a Realtor with the Odenton, Maryland, office of Keller Williams Flagship of Maryland (1216 Annapolis Rd., Odenton, MD 21113.) For more information on the local real estate market, contact him at (443) 924-7418.