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Relocating to Vienna for a new job

July 15, 2022 By Doug Francis

Interstate 66 directional sign on Route 123 Maple Avenue NW in Vienna Virginia

Heading home…

On the road again, just can’t wait to get on the road again… –Willie Nelson

Such a classic road tune as you head down the Interstate.

With Northern Virginia creating so many jobs, more people than ever are on the Interstate relocating here for work, and a new home where they know few people and little about the area (other than it’s close to D.C.)

You may have looked at every house online in your price range, even looked at the Vienna real estate market where I spend most of my time, and come to the realization that relocating is a huge undertaking (chore) even for your dream job.

I get that too.

Real changes – the second half of 2022

Let’s review some important next-steps to help you move in the second half of 2022.

Even around Vienna, the inventory of homes for sale this summer has increased over the recent market.

All mortgage rates have popped up, and reviewing options like using 7 or 10-year fixed programs which are certainly worth discussing.

You will be able to negotiate pricing and other contract terms, and will find more sellers open to win-win negotiations.

Home inspection contingencies are back! They aren’t considered “offer-killers” anymore.

Unfortunately, Northern Virginia remains an expensive place to buy a home.


Dry-run the 72-hour test

The 72-hour test may seem extreme but you’ll thank me for putting you through my version of the Academy’s infamous Plebe Summer. Here’s a quick overview.

Even for clients who have moved before, they quickly forget how buying a home can feel like a five-alarm fire even in our modern real estate tech reality of Docusign, 3D Matterport virtual tours, Zillow estimates, and instant mortgage approvals (which aren’t actually instant at all).

You need to be prepared to work as a team, be decisive, know your numbers, react to changing seas quickly, and know that, ultimately, there is a safe harbor waiting for you.

This idea popped into my head after a Navy Commander and his wife came up this winter from Florida and told me they had 72 hours to find a house. That was during the peak of the spring market, and the one Saturday when a snow storm hit the region. Undaunted, we saw a dozen homes in seven hours.

Essentials:

  • Know the location of your new office
  • Add apps to your smartphone and research the market
  • Prioritize your wants and needs (exchange lists with your significant others)
  • Get pre-approved for a mortgage
  • Have money in your account ready for the Deposit
  • Know your timelines
  • Think like a winner

Location of your new office

Anyone who commutes in Northern Virginia will tell you about missed birthday parties, road construction, and distracted driving incidents.

So, understanding your upcoming daily commute is important because it will help you refine your search area and actual housing expectations. There are over 2.0 million people here, two major airports, bridges crossing the Potomac, Interstate highways, trains, planes and automobiles… planning ahead is essential.

Oh, and then there is a Metro System.

Hopefully, you get the point that having a driving or commuting strategy is important to the future quality of your life when you relocate here.

Real estate apps on your smartphone

Most of my clients already have multiple apps which help them see what’s new or what’s sold. These include Zillow, Redfin, Homesnap, Trulia, Realtor.com just to name a few.

Clients typically will identify styles, areas, and other criteria. Any house that pops up should be sent to me (or your agent) to review basic criteria like HVAC, water, location, or whatever.

My couples workshop – the wants and needs lists

Moving with your significant-other is complicated… to say the least. My recommendation is to put together separate lists of what you hope to find (be specific) in a new home.

Look it over, add a few things, and prioritize the list into “essentials” vs. “would be nice”.

…Wait 5 minutes…

Exchange lists, and discuss.

Today’s mortgages – the elephant in the room

It is important to start the pre-approval process with a local bank or established mortgage provider.

The increase in 30-year mortgage rates has impacted the market. It is important to consider many options including mortgages that are fixed for 7 or 10 years.

If you are a Veteran, know that those VA rates are a tad lower than Conventional rates.

And if you are looking in financing over one million, I can recommend local banks that have very competitive rates for super-jumbo loans.

Essentially, any offer needs to show a letter from a third party confirming that you are financially capable to buy the home. Cash buyers will need a statement from their financial advisor, and I can tell you what you’ll need to satisfy a seller.

The Deposit

In Virginia, the Deposit or Earnest Money Deposit is due within 5 days after contract Ratification.

Ratification happens when your offer is accepted and becomes a Ratified Contract.

So, have that money ready to go into an Escrow Account per the terms in your Contract.

Knowing your Timeline

For my clients moving up from Florida, their ideal timeline was to go to Closing in approximately 45 days. This date is important to include in your offer upfront because you’ll only want to move once!

If the seller is inflexible or needs a rent-back period, then that will be part of your negotiation.

Buyers who have read/watched video that they’ll have to give into seller demands may be surprised when I discuss negotiation strategies. Offers may result in counter-offers, and counters to those counter-offers.

Think like a winner

Having a positive mental attitude is important when you are relocating to Vienna or anywhere in Northern Virginia. Be ready to see homes, make decisions and move on to the next home if one isn’t up to par.

Buying real estate is comparison shopping, and until you handle the merchandise you can’t be sure if those online photos were really telling the whole story.

Like, what’s that weird smell?

Back to the Commander and his wife… when we saw a nice home in a great neighborhood that they wanted to buy, a quick call to the listing agent revealed multiple offers way over the asking price. But then (it must have been Karma), a home that wasn’t on our scheduled list of homes to see caught their eye and it had the ideal backyard they had hoped for.

They bought that house!

Other ideas to help you get started

Home Inspections – Virginia is a caveat-emptor state so having a week to get a home inspection done is smart. A good inspector will give you an excellent opinion of the house and help you plan or budget for updating equipment like a hot water heater, AC unit, or the roof.

Radon – Northern Virginia is close to the Blue Ridge mountains so there is Radon in the ground. Plan to have a contingency and a test done (about $150). If the levels are above the EPA action-level, know that a remediation system (about $1,200) can be installed in 3 hours which will solve this issue.

Having a Buyer Agent – I mentioned before that this is a team effort, especially for people who value their time and understand that real estate has nuances, like location, nearby amenities like grocery stores, schools, or lifestyle. There are offers involving standardized sales contracts, specific local customs, deadlines, and many other moving parts.

A smart Buyer Agent will also help you craft a strategy, give advice in a negotiation, and not leave you hanging if something needs to be done today. Professional resources are important especially when you need specific, expert advice. Talk with a Buyer Agent, sign an agency agreement with them and understand the significant professional experience and value they bring to your team.

Questions? – I am open to answering real estate questions and can typically get back to you quickly.

Filed Under: Blog, Featured Posts, Home Buyer Tips Tagged With: Home Buyer Tips, relocation, Vienna Virginia, Vienna Real Estate

About Doug Francis

A Realtor specializing in unique and new homes around Vienna, Virginia, Doug started writing a first-hand blog about his everyday real estate experiences a decade ago. In-depth, helpful and fun has always been the objective. Outside real estate, he was profiled in a commercial for Verisign's "Where the World Clicks" global ad campaign, and was quoted in Money Magazine's Best Places to Live article on Vienna (#3!). He's a Boston University graduate who feels morning coffee is non-negotiable.

Vienna real estate agent Doug Francis

When we bought our house, we were thinking about raising the kids, updating, and building an addition. With our kids now out of college, our plans are looking at our next phase, especially after seeing friends move away and adjust their lifestyles.

So, what’s next after 25 years? It’s a conversation lots of my clients are having with me as they plan to move to the beach, travel, or move closer to grandkids. Helping them see their future, sell their current home, and move ahead to their new plan has been an interesting new chapter.

My background… I am an active licensed agent in Virginia, work at TTR Sotheby’s International Realty in McLean, and sell homes in all price ranges. I donate to the Town of Vienna tree replacement fund, participate in a neighborhood citizens association, and try my best to stay in shape.

Let me help you too: Email doug@dougfrancis.com or call me at (703) 304-6827 to discuss your plans. Cheers!

6808 BROYHILL ST
MCLEAN, VA
Photo of 6808 BROYHILL ST, MCLEAN, VA 22101 (MLS # VAFX2137956)
$2,499,000
49
  • Lot Size
    16,989 sqft

  • Home Size
    6,708 sqft

  • Beds
    6 Beds

  • Baths
    7 Baths

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Filmed in Vienna and McLean

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Case Studies

Listing Case Studies Continue Reading

Vienna Real Estate

  • $2,199,888 102 JAMES DR SE
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  • $1,295,000 2511 BABCOCK RD
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  • $1,088,888 8807 HIGDON DR
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  • $1,495,000 610 MEADOW LN SW
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  • $3,600,000 626 HILLCREST DR SW
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  • $1,795,000 904 DALE CT SE
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  • $1,200,000 9838 CORAL BELLS CT
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  • $3,300,000 10009 MURNANE ST
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  • $2,525,000 131 KINGSLEY RD SW
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  • $599,000 3005 SPICE CT
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102 JAMES DR SE
VIENNA, VA
Photo of 102 JAMES DR SE, VIENNA, VA 22180 (MLS # VAFX2150256)
$2,199,888
Lot Size
10,019 sqft

Home Size
1,062 sqft

Beds
5 Beds

Baths
7 Baths

2511 BABCOCK RD
VIENNA, VA
Photo of 2511 BABCOCK RD, VIENNA, VA 22181 (MLS # VAFX2149442)
$1,295,000
Lot Size
14,811 sqft

Home Size
3,240 sqft

Beds
4 Beds

Baths
4 Baths

8807 HIGDON DR
VIENNA, VA
Photo of 8807 HIGDON DR, VIENNA, VA 22182 (MLS # VAFX2149464)
$1,088,888
Lot Size
10,455 sqft

Home Size
2,410 sqft

Beds
5 Beds

Baths
3 Baths

610 MEADOW LN SW
VIENNA, VA
Photo of 610 MEADOW LN SW, VIENNA, VA 22180 (MLS # VAFX2149952)
$1,495,000
Lot Size
N/A

Home Size
3,368 sqft

Beds
6 Beds

Baths
6 Baths

626 HILLCREST DR SW
VIENNA, VA
Photo of 626 HILLCREST DR SW, VIENNA, VA 22180 (MLS # VAFX2149036)
$3,600,000
Lot Size
23,523 sqft

Home Size
9,092 sqft

Beds
7 Beds

Baths
9 Baths

904 DALE CT SE
VIENNA, VA
Photo of 904 DALE CT SE, VIENNA, VA 22180 (MLS # VAFX2149540)
$1,795,000
Lot Size
10,455 sqft

Home Size
4,937 sqft

Beds
5 Beds

Baths
5 Baths

9838 CORAL BELLS CT
VIENNA, VA
Photo of 9838 CORAL BELLS CT, VIENNA, VA 22182 (MLS # VAFX2149568)
$1,200,000
Lot Size
20,038 sqft

Home Size
3,020 sqft

Beds
4 Beds

Baths
4 Baths

10009 MURNANE ST
VIENNA, VA
Photo of 10009 MURNANE ST, VIENNA, VA 22181 (MLS # VAFX2149646)
$3,300,000
Lot Size
21,780 sqft

Home Size
9,750 sqft

Beds
7 Beds

Baths
9 Baths

131 KINGSLEY RD SW
VIENNA, VA
Photo of 131 KINGSLEY RD SW, VIENNA, VA 22180 (MLS # VAFX2149584)
$2,525,000
Lot Size
21,780 sqft

Home Size
7,793 sqft

Beds
6 Beds

Baths
7 Baths

3005 SPICE CT
VIENNA, VA
Photo of 3005 SPICE CT, VIENNA, VA 22181 (MLS # VAFX2148724)
$599,000
Lot Size
1,307 sqft

Home Size
1,940 sqft

Beds
5 Beds

Baths
4 Baths

  • 102 JAMES DR SE
    VIENNA, VA
    Photo of 102 JAMES DR SE, VIENNA, VA 22180 (MLS # VAFX2150256)
    $2,199,888
    Lot Size
    10,019 sqft

    Home Size
    1,062 sqft

    Beds
    5 Beds

    Baths
    7 Baths

  • 2511 BABCOCK RD
    VIENNA, VA
    Photo of 2511 BABCOCK RD, VIENNA, VA 22181 (MLS # VAFX2149442)
    $1,295,000
    Lot Size
    14,811 sqft

    Home Size
    3,240 sqft

    Beds
    4 Beds

    Baths
    4 Baths

  • 8807 HIGDON DR
    VIENNA, VA
    Photo of 8807 HIGDON DR, VIENNA, VA 22182 (MLS # VAFX2149464)
    $1,088,888
    Lot Size
    10,455 sqft

    Home Size
    2,410 sqft

    Beds
    5 Beds

    Baths
    3 Baths

  • 610 MEADOW LN SW
    VIENNA, VA
    Photo of 610 MEADOW LN SW, VIENNA, VA 22180 (MLS # VAFX2149952)
    $1,495,000
    Lot Size
    N/A

    Home Size
    3,368 sqft

    Beds
    6 Beds

    Baths
    6 Baths

  • 626 HILLCREST DR SW
    VIENNA, VA
    Photo of 626 HILLCREST DR SW, VIENNA, VA 22180 (MLS # VAFX2149036)
    $3,600,000
    Lot Size
    23,523 sqft

    Home Size
    9,092 sqft

    Beds
    7 Beds

    Baths
    9 Baths

  • 904 DALE CT SE
    VIENNA, VA
    Photo of 904 DALE CT SE, VIENNA, VA 22180 (MLS # VAFX2149540)
    $1,795,000
    Lot Size
    10,455 sqft

    Home Size
    4,937 sqft

    Beds
    5 Beds

    Baths
    5 Baths

  • 9838 CORAL BELLS CT
    VIENNA, VA
    Photo of 9838 CORAL BELLS CT, VIENNA, VA 22182 (MLS # VAFX2149568)
    $1,200,000
    Lot Size
    20,038 sqft

    Home Size
    3,020 sqft

    Beds
    4 Beds

    Baths
    4 Baths

  • 10009 MURNANE ST
    VIENNA, VA
    Photo of 10009 MURNANE ST, VIENNA, VA 22181 (MLS # VAFX2149646)
    $3,300,000
    Lot Size
    21,780 sqft

    Home Size
    9,750 sqft

    Beds
    7 Beds

    Baths
    9 Baths

  • 131 KINGSLEY RD SW
    VIENNA, VA
    Photo of 131 KINGSLEY RD SW, VIENNA, VA 22180 (MLS # VAFX2149584)
    $2,525,000
    Lot Size
    21,780 sqft

    Home Size
    7,793 sqft

    Beds
    6 Beds

    Baths
    7 Baths

  • 3005 SPICE CT
    VIENNA, VA
    Photo of 3005 SPICE CT, VIENNA, VA 22181 (MLS # VAFX2148724)
    $599,000
    Lot Size
    1,307 sqft

    Home Size
    1,940 sqft

    Beds
    5 Beds

    Baths
    4 Baths

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Home sellers are often caught off guard when I explain that today’s home buyers will decide on their house before ever stepping foot in it. The days of spending hours driving around looking at seven, eight, or nine houses on a sunny Saturday are over. Yes, meeting at 9:00 a.m. to review the available listings […]

“Doug nailed it! Within days, we had three offers, one of which not only met, but far exceeded all of our goals.”
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“He truly was a partner integrating us unto the community and made it easy for us to take advantage of all Vienna has to offer.”
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“We are so thankful we found Doug to guide us through the complex home selling and buying processes!”
– Scott and Jennie

About Doug Francis

I am a Realtor with TTR Sotheby's International Realty® just outside Washington D.C. in Northern Virginia. I have been a full-time Realtor licensed in Virginia since 1991, and cover a big territory specializing in the Vienna real estate market and custom homes for sale.

I have unique knowledge of digital real estate marketing, and my marketing starts here. My clients have been attracted to my results-oriented strategy for years, and I am accepting new clients for Fall 2023 right now.

Thanks for reading, and feel free to contact me at 703-304-6827 or email me at doug@dougfrancis.com anytime!

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TTR Sotheby's International Realty
6723 Whittier Avenue McLean, VA 22101

Office: 703-319-3344
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