🚀 go-pugleaf

   
	LONG message, because this should answer most questions - if
after reading it you want a specific address or more details, email me
forsale @ denofprocrastination.net 

Townhouse just outside Herndon city limits, near Dulles Toll
Road/Elden Street intersection

3 Bedrooms, 2.5 Baths, 2 levels - $109,900
Butterfly/hummingbird garden in fenced back yard, plus patio
20' wide, middle unit townhouse

Note:  Room dimensions given below are rough approximations, not 100%
exact - taken from notes of measurements I did for the painter

UPPER LEVEL:
   Master BR  20'x10.5' & 8'
      Opens to south-facing balcony - great for plants
      Walk-in Closet  6'x5'9"
      Private Bath
      Agent calls half the MBR a "sitting room", but it's still one
large long room running the width of the unit, 12x10.5 attached to
roughly 8x8 (part of balcony accounts for the 2.5' difference).

   Second BR - 10.5' x 13? 14?
      Home Office!  4-7 phone lines in this room
      Closet - didn't measure

   Third BR - 9.5' x 11.5'
      Closet - 4x3?  Rather deep

    Second Bathroom is shared by the second & third bathrooms

    Hallway has ceiling fan & linen/storage closet with what seemed
like a zillion shelves (to the poor painter) and attic access
pulldown.
     
    All BRs are carpeted & have phone jacks.  


LOWER LEVEL - 

   Wood Parquet foyer 12'
   Half-Bath with new parquet floor & fixtures
   Living Room w/fireplace - 11x15
   Dining Room - 9x8 (attached to LR), opens to backyard patio
   Kitchen - didn't measure this cause it's almost all cabinet
   Sunroom/Breakfast Room - 11x10 - LOTS of windows and light
   Utility Hall has washer+dryer+overhead cabinets+hanger bar on one
side, water heater+furnace on the other side.
   Coat & Junque Closet

   Living Room & Dining Room are carpeted.


ADDITIONAL STORAGE:

   Wood Floored/Walled-off area in attic (so your stuff isn't sitting
on fiberglass insulation)
   Storage area w/closet doors under stairs on first level.
   Shed in backyard


MISC:

    New paint throughout, professionally cleaned carpet in good shape,
brass accents and lots of upgrades.  Looks quite elegant.
    All bathrooms have been upgraded with brand new fixtures & toilet
seats, a couple with new lighting, medicine cabinets, vanities &
flooring.
   Front yard has a firewood storage bin, large tree, garden area, and
a near-immortal climbing rose bush that thinks it's a Don Juan variety
because it spends all summer clambering up to the master bedroom
balcony.
   On-street parking
   Old/worn shingles are being replaced (would have been done by now
except for the weather)
   Recessed/sheltered entranceway
   Possession at settlement
   Warranty provided by seller


NEIGHBORHOOD:

	This unit is in the Reflection Lakes subdivision, just off
Parcher Road (the first left on Elden Street, one block north of the
Dulles Roll Road).  Take Parcher west about 1/4 mile to the first left
(Saunders) after the elementary school.  The culdesac abuts up against
the playground for Hutchinson Elementary - kids don't have to cross
streets to get to school, they literally just walk to the end of the
culdesac and they're there.  
  
	There's a community pool / tennis courts maintained by the
Reflection Lakes Association - dues are $52/quarter.  Common areas
like playgrounds & parking lots, and services like trash/recycling
pickup, snow removal, etc, are provided by the Reflection Homes
Association at $55/month.  This $55/month is supposed to be reduced
next year as external painting will no longer be done by the HOA after
this year's painting cycle (unfortunately, the unit's outside looks
scuzzy because it's not due to be painted until this summer).  After
this summer's painting (to a much much lighter color, see others in
the subdivision for examples) the new owner will be responsible for
exterior painting, and has the option of installing vinyl siding in
lieu of paint.  It may be possible (but I won't guarantee because I
don't know if it is too late to get the approval from HOA), that you
could opt out of painting this year and do the vinyl siding instead.
If you can and do opt out of painting, after the vinyl is installed
you get a refund of the amount that had been designated to paint your
unit this summer.

	Because of the playgrounds/pool & being next to the elementary
school, this is a neighborhood of families and children.  LOTS of
children - Halloween is a blast if you're into watching the parade of
dozens of little kids in their costumes coming by.