6255 Cozy Glen Court

BCP Delivers Another Win for Client and the Overlook Community!

Who You Work with Matters.

By leveraging my focus upon Overlook, a deeper understanding of the relevant TH micro-market, and superior presentation of my client's house both visually and detailing the "Livabilty" benefits from choosing to live in Overlook, my client got a higher sale price  than the two most recent THs of this model sold by an agent not having any experience in Overlook.

What was the Result?

• My client got a sale result that is $15K and $48K more than two other nicely upgraded Overlook THs of the same model, which listed for sale earlier in the year in a better market environment for sellers.

• The next door, nicely upgraded 2200 sq.ft. Overlook TH model listed for the same $800K price point, then sold for $15K less even with a first week offer during the height of the Spring market with nearly no competing TH inventory.  For context, $785K is the same price that I obtained for 6228 Split Creek in February 2023, when I set the new Overlook high sale price for this model TH.  The next door seller realized none of the price appreciation that occurred in this Market over the subsequent 15 months.  It is also $30K less than the $815K sale I obtained for 6242 Split Creek in mid-August, which set the new high sale price for this TH model.  The adjacent TH selling homeowner used their buyer agent from the TH purchase in Spring 2020, rather than an agent who focuses upon Overlook and knows the relevant TH micro-market.

• The $800K sale price is $48K more than the sale price for another 2200 sq.ft. TH on Split Creek that was on on market for 146 DAYS with SEVEN price reductions before going under contract in mid-September.  While this TH was overpriced to a comically absurd degree when it listed for sale, the price reductions long passed proper market valuation.  The issue is not price, especially since the price was at $800K or below since late-June.  I sold this TH in early 2021, so I know the TH has nice upgrades and presents nicely, especially when I fully furnished the TH.  The issue is - beyond the woeful pricing strategy - bad visual presentation of the house.  The TH is vacant, with poor quality photos.  To make the visual presentation worse, all house photos were in vertical orientation and presented in a disjointed, out-of-sequence manner.  

Imagine what you can do with $15,000 & $48,000 as an Overlook selling homeowner. 

Same TH market. Same Overlook TH model.  Same quality of house. 

Different real estate agent.

The quality, credibility, and experience of your choice of real estate agent wIll have a decisive impact upon each client's home selling or buying outcome.

Rely upon the Bella Casa Partners Difference.  See how I achieve these results for clients at BellaCasaPartners.com.

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Please enjoy this 3 bed, 2 full & 2 half bath, 2-car garage, 2220 finished sq.ft. TH in the Overlook community located at Alexandria’s West End. This house presents an opportunity for a move-in ready home located inside the Beltway with immediate access to 395/495/95, but also within a tree-lined, green-space community surrounding a Fairfax County Park. Overlook is also well positioned for residents to reap “Livability” and house valuation benefits from the forthcoming WestEnd Alexandria development project (formerly Landmark Mall). To learn about Overlook and West End Alexandria, ask your agent for the URLs for the Listing Agent's website on Overlook, which is a comprehensive visual and information website on choosing this Community as your Home, and the branded version of the virtual tour. These websites include a Community video with spectacular aerial views and videos/info on the "Livability" benefits from proximity to everything, including the WestEnd Alexandria project with the new Inova Alexandria Hospital Campus.

House Details: The new homeowner can enjoy upgrades and appointments throughout the house, from the 12-foot ceiling and three walls of windows in the kitchen and adjacent living space (with Plantation shutters on upper windows), to the upgraded light fixtures, to the Satin nickel hardware on every door in the house, with levers replacing knobs for a more elegant look and feel. An eye-pleasing color palette throughout the house will complement any design style preferred by the new homeowner.

• The house opens to an entry hallway with beadboard detail with steps up to open kitchen on the Main Level.

• The kitchen has granite counters, stainless appliances, and a large island. The 12-foot ceiling and the wall of floor-to-ceiling windows provide a feeling of openness and natural light throughout the Main Level. The living space adjacent to the kitchen leads to the deck with private, mature tree view, with no other houses located behind. This view compliments the front view, which looks upon the trees surrounding the open Common Area across from the TH and Bren Mar Park.

• The kitchen leads to the elevated Dining Room and Living Room, with the latter having a gas fireplace and flanking bookcases as a design focal point. A half bath is located on the Main Level.

• The Owner’s Suite is large enough to accommodate a King-size bed, with a walk-in closet and additional closets flanking a built-in dresser unit. The Owner’s Suite Bathroom has a Quartz-topped vanity, soaking tub, separate shower, and a water closet for privacy.

• The 2nd bedroom is sized for a Queen bed with a double door closet. The 3rd bedroom is currently furnished as an office, with a double door closet.

• The 2nd full bathroom serves the 2nd & 3rd bedrooms. The laundry is located on the bedroom level. The bedroom level newly installed carpet throughout.

• The Lower Level has a gas fireplace with flanking built-in bookcases and a tiled floor, with room to watch a TV mounted above the fireplace. The new homeowner can also set up a library or office in the bump out area, which has French doors and two walls of windows.

• The Lower Level has direct access to the lower deck and the fenced-in pea gravel patio.

• A half bath is located on this level.

• The garage is a two-car, single door model.

• The driveway offers space for two parking spaces. Visitor parking is available across from the TH.

• The HVAC system was replaced in 2017 (Carrier Infinity system).

• The roof was replaced in 2016.

• Water heater was replaced in 2017.

Overlook Details:

Overlook is a community of 443 homes that surrounds Fairfax County's Bren Mar Park.  This Park-setting is rare for a community located Inside the Beltway, providing not only green space for residents to enjoy, but also immediate access to 395/Beltway/95, with all the Living amenities available in the West End of Alexandria. ​

Dining, shopping, recreational, and cultural options found in Washington DC, Old Town Alexandria, Arlington, and Tysons are within easy reach.

A wide range of regular Life necessities are all within 10-15 minutes from Overlook. For example, The St. James, a 450,000 sq.ft. sport, wellness, and lifestyle complex is a 10-minute drive.

​Entering Overlook, you enjoy a drive up a tree-lined avenue, which gives the Community a feeling of calm apart from the rush of daily Life.

Bren Mar Park provides 32 acres of mature trees, Turkeycock Run stream, Truss bridges, and walking trails for Overlook residents to enjoy.

Overlook's green spaces and the Park, coupled with greater separation from other houses for better privacy, are quality of Life features that are rarely found in a community located inside the Beltway.

Overlook also offers its residents an outdoor pool, playgrounds, walking trails, and tennis/pickleball court.  As seen in the Overlook community video, the Community pool looks more like a Resort-level pool than a typical residential community pool.  You can see views of the pool in the Community video uploaded to this website (also at LivinginOverlook.com).  Verizon Fios is also available. ​

The Van Dorn Metro is located less than a 10-minute drive from Landmark Mews, with 361 daily parking spaces.  Bus service from the Overlook entrance at Winter View Drive is a six- minute ride to the Van Dorn Metro. 

WestEnd Alexandria Project (Landmark Mall Redevelopment):

Overlook is well positioned for residents to reap “livability” and house valuation benefits from the WestEnd Alexandria development project (formerly Landmark Mall) and other planned projects along the Landmark-Van Dorn Corridor.

On December 22, 2020, the City of Alexandria announced the plan to redevelop Landmark Mall, with Inova as the anchor client and Foulger-Pratt as the local developer.

The video section of this website (branded version) contains videos with full details on the WestEnd Alexandria project, the new Inova Alexandria Hospital Campus located at WestEnd, and current status of the project (updated through the December 2022 City approval of the development plan for Phase 1 Blocks), wihch was the last step before the infrastucture work that commenced in early 2023.

On February 2, 2022, Foulger-Pratt announced that the name of the redevelopment project will be "WestEnd Alexandria."

As part of the project, Inova will build a new World-class hospital complex with a:

• 230 in-patient hospital (all private rooms);
• Level II Trauma Center (1 of 3 in NoVa), providing 24-hour specialty services for brain injuries, complex fractures, and other trauma care;
• Level III NICU;
• Comprehensive cancer care center;
• Advanced services for obstetrics, heart & vascular, & neurosciences; and
• Medical office building for 50 specialty physicians.

WestEnd Alexandria is designed to be a community gathering place for Alexandria's West End, with residential, retail, and restaurants, 3.5 acres of public parks, a minimum of 25% open space for each block, a transit hub, and a new fire station.

Vertical construction will start in 2024, with the first non-Hospital buildings ready in late-2025.  Road construction has already started.  The new Inova Alexandria Hospital Campus is on schedule to open in the 3rd Quarter of 2028.

WestEnd Alexandria Project Timeline:

• July 2021:  The City approved the Coordinated Development District (CDD) Plan for the project.
• September 2021:  The City established the Landmark Community Development Authority (CDA) to address infrastructure improvements related to the project.
• November 2021:  The City purchased the first of three land parcels for the hospital.
• March 2022:  Inova submitted its concept plan for the Hospital Campus.
• May 2022:  Demolition Begins (First Demo on May 12th).
• Fall 2022:  Demolition Ends/Project Grading & Infrastructure Work Begins.
• December 2022:  The City approved the development plan for the first four non-Hospital residential blocks (Phase I - Blocks E, G, Eye, & K).
• February 2023:  Bids Due on City 395-Duke Ramp Project for Direct Hospital Access.
• March 2023:  City Approval of Inova's Development Plan for the Alexandria Hospital Campus.
• End 2023:  Final Site Plan Approval.
• 3rd Quarter 2024: Construction of Inova Hospital Campus begins.
• January 2025: Vertical Construction of Phase I starts.
• 3rd Quarter 2025:  Infrastructure Complete.
• 4th Quarter 2025:  Phase 1 (non-Hospital) Buildings Complete (Blocks E, G, Eye, & K).
• 1st Quarter 2028:  Blocks L & M (For Sale 2-over-2 condos & townhouses) scheduled for completion.
• 3rd Quarter 2028:  Inova Alexandria Hospital Opens.

In addition to bringing a World-class hospital and shopping, dining, & entertainment options five minutes from Overlook, the Landmark Mall project will be a catalyst for other planned development projects that will bring additional options for livability benefits along the Landmark-Van Dorn Corridor, such as Overlook at West End, Greenhill West, the Vulcan site redevelopment, and others.