Open This Weekend – It's A Magical Mystery Tour!

Today is Friday and that means it’s time for our Open House Theme Song of the Week. We’ve got two great homes being held open. One is a brand new listing in Great Falls and the other is the last new home available at fabulous Francis Young Estates in Vienna. Come visit us!

But first, let the Beatles inspire you with the words below – and maybe we can “take you away” to your new home!

Roll up, roll up for the mystery tour.

Roll up, roll up for the mystery tour.

Roll up WE’VE GOT EVERYTHING YOU NEED, roll up for the mystery tour.

Roll up SATISFACTION GUARANTEED, roll up for the mystery tour.

The magical mystery tour is hoping to take you away, Hoping to take you away.”

Here’s where you will find The Belt Team this weekend:

~ Sunday, January 31st from 12:30 to 3PM @ Francis Young Estates in Vienna

~ Sunday, January 31st from 1PM to 4PM @ 9908 Mill Run Drive in Great Falls

9908 Mill Run Drive, Great Falls – Listed at $885,000



Directions from Tysons: Route 7 West, Right Colvin Run Rd, Right Robindale, Right Phoenix, Right Mill Run to #9908 on right. (You got that – right? <wink>)

Francis Young Estates – 1 new home remains – $1,249,900


The home for sale is located at 1845 Mamie Dyer Lane in Vienna. The home being held open at 9512 Francis Young Lane is under contract, but will give you an idea of the spectacular quality & finish work of master builder Sekas Homes. (Note – Sekas Homes is also building in other locations in Oakton and Vienna;  and can also build a custom home on your lot!)

Directions: From Rt 123 in Vienna, Proceed North on Beulah Road ¾ of a mile. New cul-de-sac “Francis Young Lane” on left just past State Street.

Weekly Market Update – Vienna and Oakton

Even though it’s January, Spring has definitely sprung in real estate. And it’s already time for another weekly update on the Vienna Oakton real estate market!

Let’s start with Vienna:


  • In the past week, 13 homes in Vienna went under contract.
  • Net inventory has still only increased slightly and inventory for single family homes has actually gone down.  There are currently 153 homes on the market. 
  • Average days on market for active listings in Vienna is 164 days.
  • We now have a 3.2 month supply of homes, down from 3.3 months last week.

For details on what’s happening in your neighborhood, make sure you contact The Belt Team. Here’s an example of why:

  • In Vienna, there are 153 homes on the market.
  • Of those 153, 72 are listed under $899,000 and 81 are listed at $899,000 and higher.
  • The homes listed under $899,000 have an average days on market of only 110 days, while the higher priced homes are averaging 218 days.
  • That means homes under $899,000 are selling twice as fast – in less than 3.67 months instead of more than 7 months.

So even within the same town, it’s a “Tale of Two Markets”. (It’s actually more a tale of almost infinite markets, depending on price range, school district, location, etc – which is why it’s important for you to consult with Realtors who know YOUR market.)

Now, here’s the update for Oakton:

  • In Oakton, 4 homes went under contract this past week.
  • Total active listings is 49, with only 4 townhomes and only 5 condos available for sale in all of Oakton.
  • Average days on market is 155 days.
  • There is now less than a 3 month supply of inventory on the market.

We’ll be updating you weekly so that if you are thinking of buying or selling a home in Vienna or Oakton, you will be “in the know” about what’s happening in general in TODAY’S market. and please don’t hestitate to contact us for an analysis specific to either the home you want to sell or the area where you want to buy. It would be our pleasure to assist you!

2010 Market Forecast from The Belt Team's CEO


No one has a crystal ball, but if you would like to know what The Belt Team sees in the 2010 real estate market, you may want to check out the interview that the Northern Virginia Real Estate Times did with Terry Belt, CEO & Realtor with The Belt Team.

Here’s an excerpt ( and you can read the full article here) :

Q. What are your thoughts with regards to the Northern Virginia Real Estate Market now and into 2010?

A. In short, better than 2009, 2008!  However, as they say in real estate . . . location, location, location.  The same perspective is true when answering this question.  The answer will differ depending on where one lives.  Residential real estate conditions are unique to the hyper-local market where one lives and are affected by school districts, price points, age and home type, transportation, foreclosures, etc. One can travel very few miles and go from a specific neighborhood/area that is in a strong Seller’s market to one in a Buyer’s market. Buyers in certain areas and price ranges are frustrated due to lack of homes available.

In general, the Northern Virginia area is currently in the most favorable trend we have seen for about 4 years.  The overall inventory has not been this low since ” . . .

You can read the full article here!

Open This Sunday – Vienna & Reston

Today is Friday and that means it’s time for the Friday Open House Theme Song of the Week!

Remember when you were growing up and your parents would take the family for a drive on Sunday afternoon? Well, this weekend, we’ve got two great open houses for you to stop by when you’re out for a drive. (Scroll down for open house details.)

To get you in the mood, watch this video of our Theme Song of the Week, Queen’s “Lazing On A Sunday Afternoon”!

Here’s where you can find us:

  • 201 Charles Street, SE in Vienna – Sunday, January 24th from 1PM to 4PM
  • 1624 Poplar Grove Drive in Reston – Sunday, January 24th from 1PM to 4PM

201 Charles Street in Vienna- Listed at $1,295,000

Enjoy 5 bedrooms, 4.5 baths and 3 finished levels! Brand new in the heart of Vienna . . . walking distance to great restaurants, wonderful shops & convenient to public transportation.

Directions: From Tysons: Route 123 South, Left Branch Road, Right Locust Street to corner of Charles Street on the left. Or from Vienna Metro: Nutley Street to Vienna, Right Maple Ave (Rt 123), Right Glyndon Ave, Left Locust to corner of Charles Street on the right.

 1624 Poplar Grove Drive in Reston – listed at $324,900

Charming townhome – updated, upgraded & move in ready! Updated kitchen with granite countertops  & stainless appliances, hardwood floors in the living room & dining room AND both bedrooms. Finished walkout lower level and more! Walk to North Ppoint Village Center.

Directions: Dulles Toll Road West to Reston Parkway Exit, Right on Reston Parkway, Left Lake Newport, Left Poplar Grove, bear right at the “T” on Poplar Grove to #1624 on right.

Weekly Market Update – Vienna and Oakton


As promised, we will be tracking what’s happening in the Vienna Oakton real estate market this Spring on a WEEKLY basis – because that is how fast things change at this tme of year.

So let’s start with the weekly update for Vienna:

As you can see by the above chart, 3 homes in Vienna went under contract this week and inventory has increased only very slightly. Anecdotally though, what you do not see in the chart is that a number of listings are “percolating under the surface”. What we mean by that is that we have had a number of sellers sign listing agreements or contact us for listing appointments, but they are not quite ready to go on the market yet. Based on our appointments & phone calls this week, it looks like the first week of February will see an uptick in listing inventory.

Average days on market (DOM) for active listings in Vienna is at 168 days.

And with 168 total homes currently on the market, we now have a 3.3 month supply of homes based on the average number of sales over the past 90 days.

Here’s the update for Oakton:

In Oakton, net inventory decreased from 54 total homes for sale to just 51. However, only 1 home went under contract. (Several listings expired or were withdrawn.)

Average days on market is slightly less in Oakton than it is in Vienna – at 147 DOM.

And there is currently a 3 month supply of inventory on the market.

Stay tuned & check back frequently to see what is happening in Vienna and Oakton. . And keep your eyes peeled for our new You Tube series that will be coming out with local real estate updates! You can subscribe to The Belt Team channel on You Tube also. It’s a great way to see new listings as they come onto the market.

In the meantime, enjoy this quick 48 second video. (And let us know if you like it!)

Don't Be Like Timothy Geithner!

Once upon a time . . . a long, long time ago . . . I went to college with a guy named John Leibowitz. He played on the soccer team at The College of William & Mary with a friend of mine. And they roomed together after college.

Anyway . . . that’s just a roundabout introduction to this hilarious clip from The Daily Show with Jon Stewart (aka John Leibowitz). Take a look at this clip and then keep reading below. (By the way – you probably already know, but Timothy Geithner is the Secretary of the United States Treasury.)

<td style='padding:2px 1px 0px 5px;' colspan='2'Home Crisis Investigation
The Daily Show With Jon Stewart Mon – Thurs 11p / 10c
Daily Show
Full Episodes
Political Humor Health Care Crisis

While this clip is pretty funny (at least WE think so!), it also reminded us of how some Home Sellers in Northern Virginia approach the market.

Did you think the auction scene in the clip was a little unrealistic? Well, we see that type of approach more often than you think. Sellers have in their mind a certain number they want to sell for – sometimes it’s what they “need”, sometimes it’s based on what they “think” their home is worth, sometimes its based on what they “owe”, sometimes its based on what they paid for it or what their neighbor’s home sold for last year. But it’s not based on TODAY’S market and what real buyers in the market are willing & able to pay.

So the Seller puts his home on the market – to “try” out the unrealistic price – even though their Realtor has counseled them against this strategy. “Let’s just try it for a month or so” is what the Seller might say. The home is shown, a number of buyers come through, but no one makes an offer. Thirty days go by quickly. Then sixty.

Time for a price reduction – right? Nope, the Seller wants to “wait for the right person to come through who appreciates what we’ve done with the house.” So they keep the price the same.

“1.6 Million! 1.6 Million! 1.6 Million! 1.6 Million! 1.6 Million! 1.6 Million! 1.6 Million! 1.6 Million! Please buy the house!”

See the connection?

So – no big deal, right? The Seller will eventually sell his home. But at what cost? Just a 60 day delay? Nope. Statistics show that the longer a home is on the market, the lower the price it eventually sells for. So it doesn’t just cost you time, it costs you money. You need to get it right the first time!

And then there was the whole “blue bathroom issue” in the video.

This is another area where Sellers make HUGE mistakes. Buyers in today’s market expect a home to be pristine and move-in ready. In their mind, that means moving into a home they can live in NOW – without doing any work. And just because blue tile might have been your choice, doesn’t mean it will be theirs – even if it cost you a bazillion dollars to install! But this is a topic for another day. Let’s get back to the whole issue of pricing.



(1) You will lose the excitement that a new listing generates: Real estate agents are working with buyers who have seen what is currently on the market and are waiting for something new to be listed. Therefore, the most activity will take place in the first 30 days of a listing. Your home will probably receive its highest and best offer during this time. After that initial period, the only people to look at your home will be new buyers in the marketplace.

(2) You will lose the most qualified prospects: Buyers won’t be able to even “make an offer” because they probably won’t see your property. They will view the properties that are priced within their purchase power range, knowing that they cannot afford anything above their range.

(3) Overpricing helps sell other, more competitively priced properties first: Your home may be used to demonstrate the good value of other properties. Your objective should be to enter the market in a position that will attract buyers to your home – not to other homes.

(4) Your home may become stale on the market: Prospects may wonder why it has been on the market so long or if something is wrong with the property, even after you lower the price. You may even have to settle for less than market value. A house takes on a reputation surprisingly fast, so don’t wear out your welcome on the market. Statistics also show that the longer a home is on the market, the lower the price it eventually sells for.
(5) You lose a strong negotiating position when your house is on the market for a long time, both financially and mentally: Prospects will not “rush” to make an offer on an overpriced property, and you may feel compelled to accept less when they finally do.

(6) If you do get an offer, the contract may fall through because of appraisal problems: The lender must justify the price to the secondary market and as our market has changed we have seen lenders become more conservative in this area.

This is one of the most important reasons to make sure you select the right Realtor. Don’t let an agent “buy your listing” by throwing out the highest suggested list price. While this may sound tempting, it can be very costly to you! A professional and experienced Realtor will provide an honest recommendation and will have your best interests at heart!

If you are thinking about selling your home, don’t be like Timothy Geithner! Contact The Belt Team at (703) 242-3975.

Terry Belt & The Belt Team | Keller Williams Realty | 703-242-3975

10106 Farrcroft Drive, Fairfax, VA


5BR/4+1BA Single Family House

offered at $899,900

Year Built 2001
Sq Footage Unspecified
Bedrooms 5
Bathrooms 4 full, 1 partial
Floors 3
Parking 2 Car garage
Lot Size .13 acres
HOA/Maint $150 per month


The Community of Farrcroft HOA, in Old Town Fairfax, is the ultimate blend of old world charm and contemporary living. Surrounded by historic homes and buildings, this tranquil neighborhood has been carefully crafted to reflect the charm of days gone by. This gated community is conveniently located to shopping, commuting & the many special cultural events of Fairfax City, along with all the shops, boutiques & restaurants of “Old Town Fairfax”!EXTERIOR
Stunning all-brick custom home ~ Great curb appeal – charming front entry ~ Covered portico keeps your guests dry when they arrive ~ Front door with sidelights and transom above ~ Charming Juliet balcony above front entrance ~ Two car garage with automatic garage door openers & remote controls ~ Deck with stairs leading down to yard ~ Brick patio ~ Fenced rear yard – great for kids or pets to play! ~ Stone pathway leads from front of home to fenced rear yard

9-foot ceilings on all 3 levels ~ Carpet recently replaced throughout the home ~ Entire home freshly painted

Hardwood floors throughout most of the main level ~ Stately columns set off the living and dining rooms. Extra tall windows bring in an abundance of natural light ~ Spacious living room with crown molding ~ Separate bay windowed dining room with crown molding & chair rail ~ Gourmet kitchen with granite countertops, 42” cherry cabinets, double wall ovens, downdraft cooktop, refrigerator with icemaker, microwave, center work island with breakfast bar, planning desk, recessed lighting & ceramic tile floors ~ Breakfast area is an ideal spot for casual family meals ~ Fabulous sunsplashed two-story family room with a wall of windows and a gas fireplace. A built-in niche next to the fireplace is great for displaying knick-knacks. Exit from the family room onto the deck. ~ Private first floor library ~ Guest powder room

The spacious master bedroom features a lovely sitting area with Palladian windows, a dramatic tray ceiling, plus 2 walk-in closets. ~ Luxurious master bathroom with whirlpool tub and separate shower, plus 2 separate vanities ~ Loft area overlooking the family room – can be used as an extra play area or homework spot ~ Three additional bedrooms and 2 additional full baths are also found on this level

Finished walkout lower level ~ Large rec room with kitchenette ~ In-law suite – 5th bedroom and 4th full bath ~ Game/exercise/craft room ~ Walkout to lovely brick patio

HOA fee includes large outdoor pool plus tot lot/playground. Visit for more info ~ Energy efficient gas heat & electric air conditioning ~ Gas cooking ~ Public water & sewer means no well or septic to deal with!

The City of Fairfax is ranked #3 on Forbes list of top 25 places to live in the United States. ~ Walk into old town Fairfax for dinner at one of the area?s finest restaurants or stroll to a concert at the nearby Patriot Center. Enjoy an afternoon sunning by the Farrcroft pool, read a book beneath the shade of a century-old oak tree, chat with neighbors at one of the community?s many park-like gathering spots or take a walk through the rich history that surrounds this unparalleled location. ~ Mere minutes to all the great shops & restaurants of “Old Town Fairfax” ~ Private, quiet community with plenty of street parking for guests. Remote control gated access to the community (rear gate) ~ Walking/jogging paths lead to fabulous Old Town Fairfax shops and new library ~ Conveniently located close to major commuter routes. The Fairfax Cue bus offers added convenience including a route to the Vienna Metro!
Terrific Public Schools: Daniels Run Elementary School ~ Lanier Middle School ~ Fairfax High School
Private Schools: St. Leos’ Catholic School ~ Trinity Christian School ~ Merritt Academy ~ Flint Hill Prep School ~ Paul VI High School

For more information visit our website at or call The Belt Team directly at (703) 242-3975 or for a faxed brochure call our 24 Hour Toll Free Information Line at: (888)285-6435 x207.

see additional photos below


– Central A/C – Central heat – Fireplace


– Swimming pool(s) – Playground


Photo 1

Photo 2

Contact info:

Terry Belt & The Belt Team

Keller Williams Realty

6820 Elm St, McLean VA 22101


For sale by agent/broker

powered by postlets Equal Opportunity Housing

Posted: Jan 15, 2010, 7:24am PST

Open House This Sunday – Getting Closer To My Home

Today is Friday and that means it’s time for the Friday Open House Theme Song of the Week!

“Back in the day”, we knew how to rock. And “back in the day”, builders knew how to build. You often hear people say “they don’t build ’em like they used to.” Well, that’s not the case with master builder Dominion Associates Inc. Come to our open house this Sunday and you will see the quality of yesteryear combined with the conveniences & updates of today. (Scroll down for more info on the open house.)

In the meantime, to get you “in the mood”, enjoy this video of Grand Funk Railroad “back in the day” where they sing “I’m getting closer to my home . . . “. Maybe you’re getting closer to a new home too?

The home that we are holding open this weekend is a brand new home in the heart of Vienna – located on Charles Street . . . walking distance to great restaurants, wonderful shops & convenient to public transportation.

Here’s where you can find us:

201 Charles Street, SE in Vienna – Sunday, January 10thd from 1Pm to 4PM

Listed at $1,295,000. Five bedrooms. Four and a half baths. Three finished levels.

Directions: From Tysons: Route 123 South, Left Branch Road, Right Locust Street to corner of Charles Street on the left. Or from Vienna Metro: Nutley Street to Vienna, Right Maple Ave (Rt 123), Right Glyndon Ave, Left Locust to corner of Charles Street on the right.