the real estate weekly 11.12.2015
DESCRIPTION
Why it Pays to Use a REALTOR® | Buying a Home With Cash...Or NotTRANSCRIPT
VOL. 24 NO. 46 n NOVEMBER 12 - NOVEMBER 18, 2015 WWW.CAAR.COM
A P U B L I C AT I O N O F T H E C H A R L O T T E S V I L L E A R E A A S S O C I AT I O N O F R E A LT O R S ® FREE
A PUBLICATION OF THE CHARLOTTESVILLE AREA ASSOCIATION OF REALTORS®Charlottesville, Albemarle, Fluvanna, Greene, Louisa, Madison, Nelson, Orange
TO USE A
BY CELESTE M. SMUCKER, PHD
WHY ITPAYS
REALTOR®
PLUS:Show Me the Cash – OR NOT
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Pat Burns 434-465-4444• Ranch style home on a full basement in Carrsbrook.• 3 bedroom, 2 bath home. • Large kitchen with wood burning fireplace.• Great lot on a cul-de-sac.• Attached one car garage
$275,000
Candice van der Linde 434-981-8730• Shenandoah Crossing Community• 3 BR 2 BA - Spacious bedrooms• Large eat in kitchen/formal dining• Large back deck off kitchen• One level living, walk to the lake. • Golf/Pool/tennis/mini-golf• Year round activities!
$184,000
$369,500
Bev Nash 434-981-5560• Over 4,150 sf with 4 bedrooms and 3.5 baths• Customized on the ridge in Fontana in 2006• Hardwood and ceramic floors, Granite in the kitchen• Recently finished basement with rec room, bar, media room, office• Beautifully landscaped, fenced yard, elevated rear deck and screen porch
$499,900
Ruth Guss 434-960-0414• 3 bedrooms, 2 full baths, 1,752 finished sq. ft.• Hardwood floors, vaulted ceilings, stainless appliances• Large master suite with jetted tub & separate shower• Paved driveway, wheelchair accessible ramp & fixtures•.506 acre lot, small fenced area, large storage shed
$210,000
Roger Voisinet 434-981-1076• Unique, historical building called the Millhouse• Built c.1850 as offices for the original Woolen Mills• Striking stone outcropping in the foyer • Fabulous unit. 2,142 fsf on 2 levels plus • Secluded patio and large garden area. • 1st floor FP, dining room, gourmet kitchen, full bath & laundry• Upstairs, an art room/studio with skylight.
Candice van der Linde 434-981-8730• LAKE VIEW - Move In Ready• 4 BR w/ lake view in Ruckersville• Double lot, private fenced back• Paved drive; open kitchen & large LR• Multiple decks for enjoying the view. • Listed under assessment value!
Kim Lilley 434-422-0223• 5 minutes from Zions XRoads• Luxurious finishes• Huge kitchen and family room• Open floor plan• Beautifully finished basement!
$475,000 $179,000
A DREAM HOME IS GREAT,BUT THE RIGHT ONE IS BETTER.
Let an agent who knows guide you.
434-974-1500 355 West Rio Road, #102Charlottesville, VA 22901
NEW CONSTRUCTION
$419,000
Roger Voisinet 434-981-1076• Walk to downtown Belmont & Downtown Mall • ‘05 Contemporary w/ 1 car Garage & Off St pkg• 3 - 4 BR incl master suite with balcony• Formal DR & LR, gourmet kitchen• Also: 3.5 baths, fireplace, Basement
Rachel Burns-Reynolds 434-760-4778• New construction Craftsman style home• 4 bedrooms, 3.5 baths• 2912 sq ft plus 2 car, 676 sq ft garage• Open floor plan with 9’ ceilings, hardwoods, gas fireplace and custom built-ins• Main floor master w/ spa-like bath & large walk-in closet, plus a second floor master with two walk-ins.• Amazing country views in beautiful Guildford Farm
$474,900
BELMONT
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27 VINE RIDGE ROAD ................................................$454,500Waterfront w/100-ft+ Private Waterfrontage w/Boat Dock & Bulkhead - Short Easy Walk To Water - Main Level Master Suite, Vaulted Greatroom w/Gas FP, Remodeled Kitchen w/Granite-SS Appliances, New Deck, Fenced Back, Screened Porch. 1800 sf, 3 BR, 2 BA, On .41 Acre - MLS #538735
Patsy StrongBROKER, ABR, SRES, SRS
434-996-4606 [email protected]#1 Realtor in Area Homes Listed
& Sold Since 2002
Kari RothamelABR, SRES, SRS
434-962-7265 [email protected]
#1 Buyer Agent for Area Homes Sold
Daniel RothamelABR, SRES, SRS
434-962-7305 [email protected]
Top Producing Buyer’s Agent & National Leader in Social Media - Internet Marketing
www.StrongTeamRealtors.com • www.LakeMonticelloProperties.com
(434)
589-5800
Want An Easy Way To Search All Homes On The Market?Want To Get Your Home’s Value In 60-Seconds Or Less?
StrongTeamRealtors.com
WATERFRONT & WATER AREA HOMES
20 WOODRIDGE ROAD ...............................................$395,000Waterfront with Private Boat Dock -Easy Walk to Water - Vaulted Gre-atroom w/Fireplace, Glass-surround Sunroom & Tile Floor, Spacious Master w/Walk-out to Back Deck, Fin. Basement w/Family Room, Patio, Garage - 2500 sf fin,3 BR, 3 BA, On .83 Ac. - MLS #528729
25 WHIPPOORWILL LANE ..........................................$675,000Gorgeous Waterfrontage & Main Lake Water Views on Lake Monticello - Easy Walk to 108-ft Waterfrontage & Dock. Up to 6 Bedrooms, 5 BAs, Vaulted Greatroom w/Stone FP, Open Kitchen w/Granite, Screened Porch, Fin.Basement, Walk to Beach. 4367 sf fin - 2079 sf unfin. MLS# 538731
8 HARDWOOD ROAD ..................................................$158,500 Walk to Beach! Vaulted Rancher with Greatroom w/Hardwoods, Open Vaulted Kitchen w/SS Refri & Smooth-top Range, Spacious Master w/2 Closets & Step-in Shower, Nice Guest Bedrooms - Won-derful Tiled Sunroom with Walk-out to Lrg Deck. - MLS #538947
49 OUT OF BOUNDS ROAD ........................................ $395,000Waterfront w/93-ft of Private Waterfrontage - Private Beach Area - Dock, Vaulted Greatroom w/Stone Fireplace, 2 Master Stes, Lrg Open Kitchen, 1st Fl Master, Loft Overlooking Greatroom, Unfin. Basement, End of Cul-de-sac. 2144 sf fin - 1984 sf unfin, 3 BR, 3 BA, On .90 acre. MLS #517857
30 POSSUM LANE ..................................................... $498,500163-ft of Level Waterfrontage - Dock - Swimmable Wide Cove Privac. Open LivingRm, Kitchen/Morning Rm Combo w/Granite & Brick FP, Spacious Master w/Walk-out To Expansive Trex Decking, Fin Basement w/Family Rm, Garage, 2572 sf fin - 1092 sf unfin, 4 BR, 3 BA - MLS #534294
22 LONG LEAF LANE ................................................. $138,000This Split-Bedroom Rancher w/Vaulted Greatroom w/Wood Laminate Flooring, Nice Kitchen w/New Refri & Skylight, Walk-in Laundry Room w/Door to Outside, Spacious Master w/Walk-in Closet, Floored Attic, Storage Shed, Circular Drive, Level Private Backyard, Deck. Quick Walk To Beach #2. - MLS #538807
848 JEFFERSON DRIVE .............................................$154,500Lovely Home with Vaulted Greatroom, Dining w/Walk-out to Back Deck, Nice Master w/Walk-in & Double Vanities, Walk-in Laundry Rm/Pantry w/Window & Shelving, & Utility Shed. Home sits Privately Off Road and Enjoys a Private Backyard. Near Main Beach & Clubhouse! MLS# 531233
20 MAPLEVALE DRIVE ............................................. $194,500Vaulted Rancher features a Slate Entry, Stone-surround W/B Fireplace, Spa-cious Master w/2 Closets, Nice Kitchen w/Lots of Cabinets, Dining Area w/Walk-out to 12 x 20 Deck, Unfinished Conditioned Basement, Garage. Home Corner Homesite within an Easy 2-Block Walk of Beach #4. MLS #539495
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What’s Inside: NOVEMBER 12 - NOVEMBER 18, 2015
VOL. 24 NO. 46 n NOVEMBER 12 - NOVEMBER 18, 2015 WWW.CAAR.COM
A P U B L I C AT I O N O F T H E C H A R L O T T E S V I L L E A R E A A S S O C I AT I O N O F R E A LT O R S ® FREE
A PUBLICATION OF THE CHARLOTTESVILLE AREA ASSOCIATION OF REALTORS®Charlottesville, Albemarle, Fluvanna, Greene, Louisa, Madison, Nelson, Orange
TO USE A
BY CELESTE M. SMUCKER, PHD
WHY ITPAYS
REALTOR®
PLUS:Show Me the Cash – OR NOT
IN EVERY Issue:Open Houses ................................ 4-8
News & Views ............................... 8-9
FEATUREWhy It Pays to Use a REALTOR® .......12BY CELESTE M. SMUCKER, PHD
HOME FINANCETactics for Aging in Place .................18BY MARILYN PRIBUS
Home Sales Stats ..........................20
18
12
NEXT WEEK:
Spring CreekChange of Season Checklist
BY CELESTE M. SMUCKER, PHD
Show Me the Cash – OR NOT
BY MARILYN PRIBUS
Why It Pays To Use A REALTOR®
Trustee ForeclosureABSOLUTE AUCTION
Auction: Friday, December 11th at 12:00 noon on sitePreviews: Nov. 28th, Nov. 29th, Dec. 4th, Dec. 5th, Dec. 6th and Dec. 10th from 12:00 noon to 4:00 pm
PH: (540) 344-6160www.walker-inc.comW ALKER
Commercial Services, Inc. VAAF #549
7375 Secretarys Sand RoadSchuyler, Virginia
Mountain GroveSchuyler, Virginia
56 +/- acres of Gently Rolling Pasture Land Partially fenced, Barn, Riding Rink, Shed, Creek
Th ree (3%) Percent - Broker Participation Paid to any Agent meeting the Broker Participation Guidelines.
See our website for more information: www.walker-inc.com
56 +/- acres
Mountain Grove, built in 1804, still having most of its original character and beauty is situated in beautiful Albemarle County
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Real Estate Weekly
CA
AR
Are you in the Market for a New Home?We’ve got just what the Doctor Ordered.I N P R I N T A N D O N L I N E 5 2 T I M E S A Y E A R
Read one issue Weekly.
Explore Proffit Ridge, located in beautiful Albemarle County, with exquisite 2-7 acre homesites ready to build your newcustom home. Enjoy convenient in-town location and stunning mountain views in this new home development community.
Michelle Pike 434-964-7125 ProffitRidge.com
OPEN HOUSES SUNDAY, NOVEMBER 151 p.m. to 4 p.m.
710 Rockcreek Road 312 Harris RoadCharlottesville— Another Croft Custom Home with all the quality one has come to expect, including granite counters, stainless appliances, 9-ft ceilings, tiled tub & shower walls. This home features a 2-zone HVAC system, fully conditioned crawl space, large rooms, walk-in master closet and enormous storage space in the attic. Just 5 minutes to UVa hospital and the downtown mall all at a price that can’t be beat.
Charlottesville—Great care taken in every decision from colors and fixtures to closet de-sign in this Croft Custom Home just 5 minutes from the University. Spectacular white and stainless kitchen w/ granite, huge entry foyer and inviting open floor plan for entertaining with 9-ft ceilings. Beautiful master that you must see to believe, custom woodwork and trim, custom closets, loads of storage.
OPEN HOUSE AGENTDOUG MCGOWAN 434.242.6159
OPEN HOUSE AGENT JESSE BELLAVANCE 540.903.2003
Dir: 5th Street south to right on Harris Rd. Property on leftDir: Emmett Street to left on University Avenue, right on Roosevelt Brown Blvd, right on Cherry Avenue, left on Rockcreek, house on right
Listing Agent Doug Mcgowan3510 Remson Court, Suite 301Charlottesville, VA 22901434.242.6159
Listing Agent Andrew Baldwin195 Riverbend DriveCharlottesville, VA 22911434.466.6566
MONTICELLO COUNTRY REALTORS
2704 Lake Monticello Road • Palmyra, VA 22963
This well maintained Townhouse, situated in a community close to downtown and VSH 29. 3 bedrooms on the 2nd floor and 2nd master bedroom and sitting area, with outside entrance with patio and inside entrance, on lower level. HOA includes grounds and outside mainte-nance, covers roof, siding, deck, mowing, trash removal, Club House, play area, pool, Prof Mgmt,, snow removal, and Tennis. HVAC replaced 2007, water heater replaced 2010
DIR: East Rio Road, Charlottesville, turn into Stonehenge Drive, to Whitcover, Circle 534 on Right.
MLS# 538604 $179,000
LORRAINE WHEELER [email protected]
534 WHITCOVER C IROPEN HOUSE NOVEMBER 15TH, 1-4PM
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OPEN HOUSES Sunday, October 20th
A Virginia Tradition Since 1927Ednam Hall • 1100 Dryden Lane • Charlottesville, VA 22903
Ph (434) 951-5155 • F (434) [email protected] • www.roywheeler.com
This information, although deemed accurate at the time of publication, is not guaranteed.
104 DORSET COURTTime: 2-4
Hosting Agent: Jan ShiflettSUPER CLEAN ONE LEVEL RANCH w/brick front & vinyl siding at the end of a cul-de-sac, plus a full walkout basement! This darling starter home was just painted inside & features hardwood floors. Extra-large deck overlooks private, spacious backyard. Lots of upgrades, new roof, many others. Located in the Baker Butler/Sutherland school districts! $159,000. Jan Shiflett, 242-6057. (514345)Directions: 29N to Camelot, left on Barnes-dale, left on Dorset all the way to the end of the street.
1015 BEDFORD HILLS DRIVETime: 1-4
Hosting Agent: Jim McVayUNIQUENESS AND COMFORT. Enjoy beautiful brick fireplaces, high ceilings and abundant natural light. First floor master suite has adjoining office. Great pool and patio. Cot-tage is wonderful guest or in-law suite or artist/writer studio. 2+ acres for play and gardening in Earlysville. $480,000. [email protected] 434-962-3420. (513693)Directions: From Hydraulic and Rio take Earlysville Rd north over the reservoir to a left onto Bedford Hills Drive. 1015 is on your left.
940 STANLEY DRIVETime: 1-4
Hosting Agent: Mike PetersFABULOUS 5BR COLONIAL located near Hollymead Town Center. This spacious, move-in condition home features an open floor plan with gourmet eat-in kitchen, family room with fireplace, first floor bedroom with office, extensive ceramic and hardwood flooring and new carpet. A must see property! $429,900. http://www.940stanley.com/ Mike Peters 951-5119/981-3995. (512926)Directions: From town Rio Rd. west to Rt. 743 (Hydraulic Road) north towards Earlysville. Right on Stanley Dr, second drive on the left.
520 STAGECOACH ROADTime: 1-4
Hosting Agent: Kay SandsADORABLE 1950s COTTAGE. One floor living on a half-acre that has been lovingly taken care of. 3 bedrooms, spacious well-equipped kitchen, lg. living room w/wood burning fire place, hardwood floors, great room w/outside entrance leading to a sunny terrace & yard, attractive spacious shed w/electricity. Minutes from Downtown. $229,500. Kay Sands, 825-6129. (509047)Directions: 5th Street Ext., cross over Interstate 64, take third left, travel about 1/4 mile, house is on the right.
2226 BANBURY STREET
Time: 1-4 • Hosting Agent: Julie Holbrook
E S T A B L I S H E D NEIGHBORHOOD and convenient to downtown and Rt 29. Well maintained home features hardwood floors, screened porch, main level laundry, 1 full and 1 half bath on main level. Full finished basement includes kitchen and laundry, 1-2 bedroom with outside access. $223,100. Julie Holbrook, 434-989-4415. (512616)
Directions: From 29N, East on Rio, Right on Greenbrier, Left onto Banbury, thru stop sign, home on the left. ALSO OPEN 10/23 FROM 2-3PM PRIOR TO AUCTION.
37 WEXFORD RIDGE ROAD
Time: 2-4 • Matthew Wood-son
READY TO MOVE IN! This upgraded “Berkshire” model has hardwood floors, granite counters, gas fireplace, built-in cabinets, 9’ ceilings, stainless steel appliances, 4 bedrooms and 2.5 baths - the list goes on and on. $379,900. MatthewWoodsonProperties.com 960-5187. (501463)Directions: From 29N, East on Rio, Right on Greenbrier, Left onto Banbury, thru stop sign, home on the left.
21708 JAMES MADISON HWY.
Time: 1-4 • Hosting Agent: Susan Stewart
DESIGN/BUILD YOUR OWN HOME for as little as $1000 down, no construction loan necessary! I&J invites you to tour this Parade of Homes Award winning plan, with large windows, open spaces, high ceilings, elegant fixtures & finishes. Every detail has been considered! Many floor plans are available or I&J can help you design your very own plan! $369,000. Susan Stewart 434-242-3550. (505508)Directions: FFrom Zion Crossroads – Rt. 15 South. Cross Rt. 250 and do immediate U turn into parking lot. Look for sign.
679 TOUCHSTONE LANE
Time: 1-3Hosting Agent: Margaret
RamseyBEAUTIFUL MODERN POST AND BEAM home on 11.5 acres. Artfully crafted bright, airy living area. + 2BR/BA + office. A wonderful vacation home - or live in paradise year-round. Views are protected with a charming upscale B&B on one side, and a conservation easement view across the river. $325,000. Margaret Ramsey, 953-7057/296-7171. (510719)
Directions: North on Hydraulic Rd; left Earlysville Rd; left Buck Mountain Rd; right Simmonds Gap Rd; right Buffalo River Rd; left to continue on Buffalo River Rd (becomes Celt Rd); left Chapman Rd; right Touchstone Lane; right to 2nd house on left (2nd sign).
218 LOGTRAC ROAD
Time: 12-2 Hosting Agent:
Tammi CampbellENJOY FISHING or sunning on the beach when you buy this 3BR/2BA Contemporary cedar-sided Saltbox with open floor plan, delightful sunroom with rock wall waterfall, large laundry room, plenty of storage space, additional storage shed and garden spot. Only 15 minutes to shopping, 20 minutes to Cville. $209,000. www.TammiCampbell.com 985-2348/882-5403. (514558)
From Rt. 29 in Ruckersville head west on Rt. 33, approx. 7 miles turn left on Rt. 622 (Celt Rd) approx. 1 mile to left on Sunset Rd (Entrance to Greene Mtn Lake) to 2nd left onto Logtrac. House on right.
OPEN
SAT &
SUN
OPEN HOUSES Sunday, November 15th
104 ROSEBUD LANETime: 2-4 pm
Hosting Agent: Joan Esposito
CUSTOM BUILT all on one level beautifully main-tained home. Quiet location at the end of tree lined street. 1+ acres of spacious yard with private woods in the rear. 3BR/2BA, hardwood floors, open family room, stone FP. French doors leading to screened in porch and patio. $289,000. Joan Esposito “Your Running Realtor”, 760-1028. (538309)
Directions: I64 West/81 South to Exit 217- to US 11 South, Right on Rosebud Lane. House at end of lane. HALLOWEEN TREATS SERVED.
4485 ADVANCE MILLS ROADTime: 1-3 pm
Hosting Agent: Susan Stewart
AMAZING HOME with 6 bedrooms and over 4300 sq. ft. finished. NEW granite, ceramic tile, car-pet, bamboo floors, double oven, dishwasher, furnace and more. Priced $21,000 under appraisal BEFORE these items were completed. One level in-law suite, home business, many possibilities. $449,000. [email protected] Susan Stewart 434-242-3550. (533051)
Directions: From Cville, take 743 Earlysville Road, bear right at Buck Mountain Store to Advance Mills Road, on right, ¼ mile from store.
NEW PRIC
E
OPEN HOUSES Sunday, October 20th
A Virginia Tradition Since 1927Ednam Hall • 1100 Dryden Lane • Charlottesville, VA 22903
Ph (434) 951-5155 • F (434) [email protected] • www.roywheeler.com
This information, although deemed accurate at the time of publication, is not guaranteed.
104 DORSET COURTTime: 2-4
Hosting Agent: Jan ShiflettSUPER CLEAN ONE LEVEL RANCH w/brick front & vinyl siding at the end of a cul-de-sac, plus a full walkout basement! This darling starter home was just painted inside & features hardwood floors. Extra-large deck overlooks private, spacious backyard. Lots of upgrades, new roof, many others. Located in the Baker Butler/Sutherland school districts! $159,000. Jan Shiflett, 242-6057. (514345)Directions: 29N to Camelot, left on Barnes-dale, left on Dorset all the way to the end of the street.
1015 BEDFORD HILLS DRIVETime: 1-4
Hosting Agent: Jim McVayUNIQUENESS AND COMFORT. Enjoy beautiful brick fireplaces, high ceilings and abundant natural light. First floor master suite has adjoining office. Great pool and patio. Cot-tage is wonderful guest or in-law suite or artist/writer studio. 2+ acres for play and gardening in Earlysville. $480,000. [email protected] 434-962-3420. (513693)Directions: From Hydraulic and Rio take Earlysville Rd north over the reservoir to a left onto Bedford Hills Drive. 1015 is on your left.
940 STANLEY DRIVETime: 1-4
Hosting Agent: Mike PetersFABULOUS 5BR COLONIAL located near Hollymead Town Center. This spacious, move-in condition home features an open floor plan with gourmet eat-in kitchen, family room with fireplace, first floor bedroom with office, extensive ceramic and hardwood flooring and new carpet. A must see property! $429,900. http://www.940stanley.com/ Mike Peters 951-5119/981-3995. (512926)Directions: From town Rio Rd. west to Rt. 743 (Hydraulic Road) north towards Earlysville. Right on Stanley Dr, second drive on the left.
520 STAGECOACH ROADTime: 1-4
Hosting Agent: Kay SandsADORABLE 1950s COTTAGE. One floor living on a half-acre that has been lovingly taken care of. 3 bedrooms, spacious well-equipped kitchen, lg. living room w/wood burning fire place, hardwood floors, great room w/outside entrance leading to a sunny terrace & yard, attractive spacious shed w/electricity. Minutes from Downtown. $229,500. Kay Sands, 825-6129. (509047)Directions: 5th Street Ext., cross over Interstate 64, take third left, travel about 1/4 mile, house is on the right.
2226 BANBURY STREET
Time: 1-4 • Hosting Agent: Julie Holbrook
E S T A B L I S H E D NEIGHBORHOOD and convenient to downtown and Rt 29. Well maintained home features hardwood floors, screened porch, main level laundry, 1 full and 1 half bath on main level. Full finished basement includes kitchen and laundry, 1-2 bedroom with outside access. $223,100. Julie Holbrook, 434-989-4415. (512616)
Directions: From 29N, East on Rio, Right on Greenbrier, Left onto Banbury, thru stop sign, home on the left. ALSO OPEN 10/23 FROM 2-3PM PRIOR TO AUCTION.
37 WEXFORD RIDGE ROAD
Time: 2-4 • Matthew Wood-son
READY TO MOVE IN! This upgraded “Berkshire” model has hardwood floors, granite counters, gas fireplace, built-in cabinets, 9’ ceilings, stainless steel appliances, 4 bedrooms and 2.5 baths - the list goes on and on. $379,900. MatthewWoodsonProperties.com 960-5187. (501463)Directions: From 29N, East on Rio, Right on Greenbrier, Left onto Banbury, thru stop sign, home on the left.
21708 JAMES MADISON HWY.
Time: 1-4 • Hosting Agent: Susan Stewart
DESIGN/BUILD YOUR OWN HOME for as little as $1000 down, no construction loan necessary! I&J invites you to tour this Parade of Homes Award winning plan, with large windows, open spaces, high ceilings, elegant fixtures & finishes. Every detail has been considered! Many floor plans are available or I&J can help you design your very own plan! $369,000. Susan Stewart 434-242-3550. (505508)Directions: FFrom Zion Crossroads – Rt. 15 South. Cross Rt. 250 and do immediate U turn into parking lot. Look for sign.
679 TOUCHSTONE LANE
Time: 1-3Hosting Agent: Margaret
RamseyBEAUTIFUL MODERN POST AND BEAM home on 11.5 acres. Artfully crafted bright, airy living area. + 2BR/BA + office. A wonderful vacation home - or live in paradise year-round. Views are protected with a charming upscale B&B on one side, and a conservation easement view across the river. $325,000. Margaret Ramsey, 953-7057/296-7171. (510719)
Directions: North on Hydraulic Rd; left Earlysville Rd; left Buck Mountain Rd; right Simmonds Gap Rd; right Buffalo River Rd; left to continue on Buffalo River Rd (becomes Celt Rd); left Chapman Rd; right Touchstone Lane; right to 2nd house on left (2nd sign).
218 LOGTRAC ROAD
Time: 12-2 Hosting Agent:
Tammi CampbellENJOY FISHING or sunning on the beach when you buy this 3BR/2BA Contemporary cedar-sided Saltbox with open floor plan, delightful sunroom with rock wall waterfall, large laundry room, plenty of storage space, additional storage shed and garden spot. Only 15 minutes to shopping, 20 minutes to Cville. $209,000. www.TammiCampbell.com 985-2348/882-5403. (514558)
From Rt. 29 in Ruckersville head west on Rt. 33, approx. 7 miles turn left on Rt. 622 (Celt Rd) approx. 1 mile to left on Sunset Rd (Entrance to Greene Mtn Lake) to 2nd left onto Logtrac. House on right.
OPEN
SAT &
SUN
A Virginia Tradition Since 1927Ednam Hall • Dryden Lane • Charlottesville, VA 22903
Ph (434) 951-5155 • F (434) 951-5190
[email protected] • www.roywheeler.com
88 PIN OAK COURTTime: 1-4 pm
Hosting Agent: Mike Peters
LISTEN TO THE SOUNDS of the brook from the 2 decks of this delightful, quality built 2 story home located on a cul-de-sac. Built in 2006, this home features 9’ ceil-ings, hardwood floors, large living room with bay window and gas FP, large master bedroom and bath with soaking tub and walk-in closet, private back yard, more! $284,900. Mike Peters 951-5119/981-3995. (539270)
Directions: From C’ville take Rt 29 north to right on Rt. 607 at Sheets to 1st right on Preddy Creek Rd./Rt670 to right on Lumber Lane to left on Tanglewood to Right on Pin Oak.
55 TULIP DRIVETime: 1-4 pm
Hosting Agent: Susan Stewart
ATTENTION: INVESTORS & future planners. Buy as an investment or move in later! Now under construction: Introducing “The Savannah” floor plan new to the Villages at Nahor! Vaulted ceilings, study and main level master suite, well-appointed finishes throughout the home. $399,900. [email protected] Susan Stewart 434-242-3550.(530512)
Directions: From Charlottesville take 20 South to left on 53 heading East towards Palmyra, turn left into subdivision (right before Food Lion and Lake Monti-cello), bear right at roundabout, home on right.
134 BOWMANS RUN DRIVETime: 1-3 pm
Hosting Agent: Nick Ward
2100 SQ FT RESIDENCE with 4BR/3BA, hardwood floored vaulted ceiling living room with gas FP, formal din-ing area, bright open kitchen that leads to rear deck with gorgeous Blue Ridge Mountain views, main floor master bed-room with private bath and attached 2 car garage. Excellent move-in condition. $219,900. [email protected] Steve White, 242-8355. (538719)
Directions: From Waynesboro head towards Stuarts Draft on VSH 340 take left on Offliter Rd go 1.1 miles left into Stoney Run subdivision on Grouse Ridge Rd, right on Bow-mans Run.
45 MANOR ROADTime: 1-4 pm
Hosting Agent: Ann-Marie Guadagno
SOUTHERN DEVELOPMENT HOMES. Village Oaks, Fluvanna’s newest retirement community for ages 55+ offering easy living certified homes w/incorporated universal design elements. Our to be built Savannah model offers a main level living w/vaulted great room, 1st floor master suite & second bedroom/study option, spacious kitchen, 2-car garage & more. $354,000. Susan Stewart 434-242-3550. (529212)
Directions: From Cville, I64 West to Boyd Tavern Exit (129) turn R off interstate, cross over 250, follow to the 4 way stop sign, take R S. Boston, go approx. 2 miles.
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Real Estate Related NewsCAAR Receives Grant to Help Build Permanent Madison County Memorial
The Charlottesville Area Association of REALTORS® (CAAR) has received a $2,000 Placemaking micro-grant from the National Association of REAL-TORS® (NAR) to help generate com-munity pride in remembrance of the 200 families and relatives that were dis-placed when the Shenandoah National Park was established in the 1930s.
“Realtors live, work and volunteer in their communities and take immense pride in working to improve them,” said Anita Dunbar, CAAR President. “Placemaking can help foster healthi-er, more social and economically viable communities. It creates places where people feel a strong stake in their neighborhoods and are committed to making a difference for the better. This grant will help create a place where
families, friends and neighbors can come together.”
The permanent memorial will be a bronze plaque mounted on a stone foundation displaying the 123 sur-names of the Madison County fami-lies that were displaced. In addition to memorial, there will be several wooden
benches, landscaping and a path way leading to the memorial from the Cri-glersville School, which is currently closed.
“The $2,000 grant gave us the funds to keep the Madison County memori-al on track. It also reignited the energy and interest for the memorial to honor the families that were displaced when the Shenandoah National Park was created. Each day is more exciting than the last for me, The Madison County Historical Society and citizens of Mad-ison County as we see the progress of the memorial being built. We can’t wait to get closer to the great unveiling day,”
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Villas from the upper $600’sElevator Townes from the upper $400’s
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Hill BrookOne Level Living off Rio Rd
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Old Trail Village Homes from the low $400’s
Model Homes Open Daily 12-5
OPEN SUNDAY NOV 15TH 1-3PM722 Maple Ave, Waynesboro
NEW custom cabinets & granite counter tops in spacious tree street home. Large rear deck & off street parking. All 3 levels have BR & BA. 5 BR/4 BA, Lots of storage. Ground level suite poss. in fin. basement(1 area could convert into a kitchenette). Well maintained. New roof, a/c in ‘06, new deck & carpet. 3350 sq ft of living space. Great Value! MLS#200210, $260,000DIR: in Waynesboro - Main Street to South on Wayne, right on 14th, left on Maple. Access the house from back alley.
GINNY WILSONAssociate Broker540-949-8830(o)540-241-4341(m)1615 Jefferson Hwy Ste 101Fishersville VA 22939
WAYNESBORO LIVING!
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said Jim Lillard of the Madison County Historical Society.
The permanent memorial is already underway and is expected to be com-pleted in late October or early Novem-ber. An update on the exact date and time of the revealing will be communi-cated when available.
If you would like to donate money to this memorial project, please send funds to the Madison County Historical So-ciety, P.O. Box 467, Madison, VA 22727. If you would like to learn more about the Madison County Historical Society, please email [email protected].
Arleen Yobs Honored with Residential Specialist of the Year Award
Arleen Yobs was honored with the Virginia Association of REALTORS® (VAR) Council of Residential Specialist of the Year award on Wednesday, Octo-ber 7th, in Williamsburg, VA.
The VAR Council of Residential Specialist of the Year award is present-ed to a Virginia Certified Residential Specialist chapter member who made significant achievements to their local board, state association, community activities, and CRS chapter activities as a member over a five year period.
“I have known Arleen for about 10 years and her pleasant demeanor and willingness to help others has been consistent. She is extremely well-re-spected by her colleagues at Nest Re-alty, and is also recognized by CAAR members as a great leader and men-tor,” said Nest Realty Principal Broker Jonathan Kauffmann.
The Charlottesville Area Association of REALTORS® (CAAR) would like to congratulate Arleen on this commend-able achievement.
What’s Happening Around Town?11th Annual Tandem Friends Tag Sale
Don’t miss the 11th annual Tandem Friends Tag Sale on Saturday, Novem-ber 14 from 7:30 a.m. to 4:00 p.m. ($2 early bird fee, 7:30-8:30 a.m.), and Sun-day, November 15, 9:00 a.m. to 11:30 a.m. half price on everything; 12:00-12:30 p.m. $3 discount bags (bags pro-vided).
They will have clothes, a boutique of high-end items, accessories, shoes, collectibles, toys and games, books, knick-knacks, electronics, furniture, housewares, linens, sports equipment, and more!
Proceeds benefit the faculty profes-sional development fund, the Learning Resource Center scholarship fund, and local service agencies. Food and drink is available for purchase.
The sale is located in the Tandem Friends gym at 279 Tandem Lane, across from Monticello High School.
For more info call 434-296-1303. n
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434.989.6769 Cell434.951.5148 Office
KATHRYN HALL
BENTLEYREALTOR®
WHITE HALL RD - CrozetLOCATION AND AFFORDABILITY! Renovated brick home in Western Alb schools. Added master BR + spacious 2nd BR, large, shared bath & laundry. Unfin basement = future expansion? Kitchen has honey ma-ple cabinets, Jenn-Air elec range, Corian counter tops & tiled back splash. .45 acre lot, mature landscaping & outdoor entertaining space - covered side porch & stamped concrete patio area. Storage shed. Close to everything downtown Crozet! Adj.46 ac lot also avail. Basic 1yr home warranty w/acceptable offer. MLS #537634 $239,900
955 SHADWELL RD Private, park-like setting minutes from Pantops Mtn. Partially wooded 2.51 acres yet convenient to MJH, the downtown area & UVA. Large lot - room for future expansion. Recently renovated 3 bdrm, 3.5 bath home offers elegance and classic design. Step out onto rear patio & enjoy hours of outdoor entertainment. Patio connects to deck with shaded awning. $374,900
Each Office is Independently Owned and Operated 417 Park Street Charlottesville, VA 22902
VIRGINIA WINE COUNTRYOnly 20 mins from Charlottesvil le, this 1900 farmhouse sits in the heart of Virginia wine country and has Blue Ridge Mountain views. Lovingly restored and updated but keeping some of the original charming features such as the double staircase, original extra wide molding, beautiful hardwood floors on both levels, high ceilings and arched entryways. 3 bedrooms 2.5 bath-rooms, central air and heat and 2 walk in closets! $224,900
RING SONJA
SONJA CASERO434.981.3523
Multi-Million Dollar Top Producer for over 20 years.
A GARDENER’S PARADISE Adjoining beautiful Mallard Lake is this lovely home with master bedroom on the main level, and huge unfinished base-ment for you to customize the way you want it. Home of a Master Gardener, you will be amazed at the variety of flower-ing trees and bushes and perennials and quiet sitting areas beside the fishpond that have been for your enjoyment. Open, bright f loor plan. 4 BR, 3.5 baths. The quality shows! $525,000
SOLD!
ST. GEORGE STREETWonder f u l old home set on a large, f lat lot, on a quiet street in Downtown Crozet. Currently undergoing final stages of a taste-ful renovation. Rich, warm wood f loors in the living room. 2 mas-ter suites on the first f loor or one could be a family room. Vaulted ceiling in the living room. $269,900
THOMAS JEFFERSON PARKWAYA brick home, w/copper roof, privately situ-ated on 7 stunning landscaped acres. Mostly one-level living plus a full lower level with extra living quarters, recreation room, garage and storage. Main level has an elegant living room w/ fireplace, gourmet eat-in kitchen, dining room w/fireplace, large sunroom or family room & master suite. Loaded with many quality features, in-ground pool, pond, and privacy. Exterior brick are hand molded, taken from old UVA buildings demolished in the 1970’s. $399,900
SHARON DONOVAN434.981.7200Native of C-ville with 25+ years of local Real Estate Experience.
CALL SHARON
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503 Faulconer DriveCharlottesville · VA · 22903
p: 434.295.1131 f: 434.293.7377e: [email protected] FAULCONER INC.
BLANDEMAR $1,460,000Uncompromising taste and elegance. Two-story brick home with copper roof, 4 BR, 4BA, 2 half BA, and over 4,800 sq. ft. on 21 acres with an exceptional tran-quil setting. MLS#532064 Andrew Mid-dleditch 434.981.1410
CEDAR SPRINGS $2,479,00035 acre NW Albemarle estate with pri-vacy, Blue Ridge views, and stunning residence. Property includes creek, river, pool, spa, pastures, woods, trails, 1840s log cabin. MLS#529384 Jim Faulconer 434.981.0076
OUT THERE FARM $1,950,000Charming, immaculate 4BR farm house in a private valley on 106 acres at the base of the historic Southwest Mtns. Stunning views of open fields, small lake & Mtns. MLS#530554 Charlotte Dammann 434.981.1250
THE GLEN $4,500,000Beautiful 400 acre estate next to the Blue Ridge Mountains. Circa 1900 farm-house is completely restored & enlarged. Farm is also in excellent condition with a great lake! MLS#529756 Jim Faulconer 434.981.0076
PARK STREET $789,000Terrific north downtown residence on a nearly three-quarter acre lot with sepa-rate home office or studio. MLS#515228 Charlotte Dammann 434.981.1250
SIMMS ROAD $495,000Mountain views! Move-in-ready, 3 BR, 2.5 BA home on 21.2 acres with pool, pool/guest house, gardens, covered porch, renovated kitchen on Green/Madison line. MLS#537483 Tim Michel 434.960.1124 or Will Faulconer 434.987.9455
WOODLAND $1,950,000Circa 1810 home now modernized, en-larged, with almost 5,000 finished sq. ft., 2,324 unfinished in basement. 76 acres, 5 miles south, 3 BR guest cottage & barn. MLS#536460 Jim Faulconer 434.981.0076
FRYS PATH $1,200,00073+/- pristine, mostly open parcel with elevated building sites, breathtaking Blue Ridge & pastoral views, a pond & creek. MLS#536922 Steve McLean 434. 981.1863
ELK RUN RETREAT $1,470,000This pristine land tract of 155 acres offers horse or hiking trails running for miles throughout the property only 12 miles from Barracks Road. MLS#537873 Jim Faulconer 434.981.0076
GARTH ROAD $1,775,000MAJESTIC OAKS - English Country-style residence with 3 BR, 3.5 BA, on 7 acres on Garth Rd. less than 5 miles west of town. Lovely, private setting, gorgeous landscaping. MLS#529963 Steve McLean 434.981.1863
BEAR BRANCH FARM $1,650,000Magnificent mountain views from this high end residence on 208 acres. This 4 BR home is bright, airy and perfect for fulltime living or the ultimate family re-treat. Charlotte Dammann (434)981-1250. MLS#532232
OLD FIELDS RD $795,0005,500+/- sq. ft. home situated on 5+ acres in Free Union. Bright, open floor plan and full walk-out basement. Beau-tiful setting within 15 mins. of Charlot-tesville. MLS#518256 Steve McLean 434.981.1863
DOGWOOD WAY $599,900Stately home east of town boasts more than 6,000 square feet, four bedrooms, gourmet kitchen, formal living and dining rooms, designated office space, home theater, home gym, and large sunroom. The 4.59-acre lot is located on a quiet cul-de-sac in a private neighborhood. Amenities include a Trex deck, fenced backyard, and two garages. Ter-rific value. MLS#539462 Macon Gunter 434.242.7772 or Tim Michel 434.960.1124
WWW.MCLEANFAULCONER.COM
Experience, integrity, and expert market knowledge since 1980.
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503 Faulconer DriveCharlottesville · VA · 22903
p: 434.295.1131 f: 434.293.7377e: [email protected] FAULCONER INC.
ARCOURT $2,595,000French-inspired, custom stone residence on 22 acres, with superb, quality con-struction and details. Three-stall stable, spacious carriage home, beautiful private setting. MLS#530692 Jim Faulconer 434.981.0076
KESWICK $420,000Extraordinary Keswick Golf Course Par-cel surrounded on two sides by the award-winning, new Peter Dye Golf Course, this 2.4 acre building lot represents the best value in Keswick. MLS#503871 Tim Mi-chel 434.960.1124
EDNAM $695,0003 BR, 2.5 BA home on wonderful corner lot in Ednam. First floor master suite, liv-ing room with FP, dining room, kitchen with adjacent sunroom. MLS#520466 Steve McLean 434.981.1863
COLLINA $1,490,000113 pristine acres, 14 miles NE of city, with pastures and forest and an elevated pla-teau for a spectacular homesite with pan-oramic Blue Ridge views! MLS#530335 Jim Faulconer 434.981.0076
HAWKES PLACE $177,500Great value in Lake Monticello includes three bedrooms, master suite, open floor plan, fireplace, hardwood floors, screened porch, and a private lot on a quiet cul-de-sac. MLS#535637 Macon Gunter 434.242.7772
BARBOURSVILLE $595,000Orange County - 53 acres in Barbours-ville with mountain views and Blue Run stream. County approved subdivision of 18 parcels. Excellent candidate for con-servation easement. MLS#536368 Steve McLean 434.981.1863
MADISON $115,00011 acres of pasture and mature hardwoods. Land boasts road frontage, leveled build-ing site, potential logging revenues, and small creek. MLS#529933 Macon Gunter 434.242.7772
JAMES RIVER $455,00011.61 acres, 3 BR, 3.5 BA contempo-rary residence perfectly sited on a bluff overlooking the river. Stunning great room and huge deck with magnificent views! MLS#530515 Will Faulconer 434.987.9455
KESWICK ESTATES $595,000Tremendous views of Paradise Lake and golf course beyond from this 2.2 acre lot, with water frontage and adjacent open spaces. MLS#463335 Charlotte Dam-mann 434.981.1250
RAGGED MOUNTAIN Choice building sites ranging from 2–5 acres in lovely Ivy Valley, just five miles west of Charlottesville. These sites have beautiful pastoral and mountain views. Prices vary. Jim Faulconer 434.981.0076
HIDDEN HILLS $149,900Beautiful 6.2 acres conveniently located to Charlottesville and UVA. Cleared area for residence and surrounded by established hardwood trees. A lovely spot to build and enjoy. MLS#475441 Charlotte Dam-mann 434.981.1250
REDBUD FARM $1,350,000Excellent candidate for a conservation easement! 169+/- acre farm with Blue Ridge views, 2 lakes, and Lynch River frontage. MLS#530570 Tim Michel 434.960.1124
IVY FARMS $1,195,000European influence in this well-built, traditional, brick home less than 5 miles west of Charlottesville in Garth Road area. Privacy on almost 5 acres with a pastoral setting and large pond. Great interior and exterior spaces with: 4 BR, 3.5 BA; huge kitchen/dining/family room with fireplace; second level family room; detached guest home with garage below; several spacious covered porches for entertaining and relaxing. MLS#529174 Jim Faulconer 434.981.0076
WWW.MCLEANFAULCONER.COM
Experience, integrity, and expert market knowledge since 1980.
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FOR MOST PEOPLE, a real estate transaction is a huge finan-cial event that impacts on all aspects of their lives including how far they com-mute to work, where their kids go to school and who their friends are. It is also a complex process involving a host of state and federal regulations, a multi-page contract with many at-tached addenda as well as a series of intricate negotiations starting from the day the buyer and seller sign the contract and continuing through such critical events as the inspection, any re-pairs, the appraisal and the final walk through.
Of course, prior to a home even go-ing on the market, the sellers must de-cide how to price it and determine what if anything needs to be done to make
it look its best. Even a home in the most desirable location won’t sell
if the price is too high or if it is not up to standard.
Given the importance of every real estate transac-
tion and the potential risks inherent in such a complex pro-
cess, it is no wonder the National Association of REALTORS® reports nearly 90 percent of buy-ers and sellers use a RE-
ALTOR® to represent them. And the good news is that the savings associat-ed with such representation are huge compared to its cost. In other words, it pays to use a REALTOR®.
Marketing and Selling Your Home
If you’ve sold a home you know one of the agent’s most important jobs is to advise on how to price it for the cur-rent market. To do that they generate a Comparative Market Analysis or CMA by researching similar, current local listings, those that are under contract and those that have closed recently as the first step towards generating an ac-curate price. The importance of arriv-ing at a correct price can’t be over-esti-mated and many agents believe it is the most critical piece of their marketing plan for your home.
While your agent’s advice reflects current prices in your local market, it also incorporates their expertise and experience. The agent has what Byrd Abbott with Roy Wheeler Realty, Co. calls “objective eyes.” This objectivity comes from being in and out of many similar homes and being very familiar with the competition. It also comes from being emotionally removed from the transaction and from the emotions associated with the home itself, all dif-ficult for the homeowner to achieve on their own.
When people live in a home they are comfortable there and “they be-come used to the way it is,” Abbott
said. As a result they don’t notice their old style coun-
tertops, outdated color schemes, faded car-
pets or even dings in the trim or a
doorbell that doesn’t work
anymore .
Why It PAYS to Use a REALTOR® BY CELESTE M. SMUCKER, PHD
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Yet these are just the kinds of things that impact value and keep a home from selling quickly or for as much as it may be worth.
In addition to helping you repair and upgrade, your agent may also be able to make suggestions about stag-ing your home so that it shows at its best. “I’m good at visualizing, “ Ab-bott said. It’s not unusual for her to walk into a room with suggestions for re-arranging the furniture, or remov-ing clutter to improve its presentation. While in theory a home owner could do the same, in fact most lack the ex-perience or the objectivity to do so ef-fectively in their own home, and with-out the agent’s help will not be able to price it or stage it effectively.
From long experience, your agent knows that getting the home’s price correct from the start is essential for a successful sale. It rarely works to over-price it expecting to negotiate a lower price as part of the process. This is be-cause potential buyers and their agents search for available properties within a certain price range. Most serious buy-ers have spoken to a lender and know exactly what they qualify for in the way of a mortgage and that puts a ceiling on the price of home they can afford. If your home is priced too high, pros-pects and their agents will believe it to be out of reach, they will not make an appointment to see it and you will miss out on a qualified buyer.
On the other hand, buyers who qualify for your home at an inflated price may schedule a showing, but will see immediately it does not offer the same value as the others they have vis-ited and will reject it. As your home languishes on the market, buyers will begin to wonder what is wrong with it. Eventually you will be forced to reduce the price, but given the history, may have to reduce it below what it might have sold for originally just to get buy-ers to come inside and look.
The same general principles also apply to a home’s condition and pre-sentation. If it is not up to par for the price, or if it looks cluttered, you may have to take less, if you get an offer at all. Like many real estate professionals, Abbott has what she calls a “cadre of people who do good work at reason-able prices” who she has relied on over the years to do repairs and upgrades as warranted by each situation. “Often people are overwhelmed when faced with these kinds of issues,” she contin-ued and part of her job as an agent is to assist them through it.
Abbott described one such case in which she called in her “cadre” when some sellers required help. “The sell-
ers liked the home so much after it was transformed and staged they decided to stay a couple of extra months,” she said. Sometime later they did finally put it on the market and moved tell-ing her, “We could never have done this without your help.”
Sometimes a home can be priced correctly and still not sell. Abbott de-scribed one such listing that she said was “drop dead gorgeous inside and out.” She expected it to sell right away, but surprisingly, after a couple of months it was still on the market. Then the husband died suddenly and unexpectedly leaving his wife and chil-dren. A year later the widow put the house back on the market and they had four contracts the first day, allow-ing her and her children to relocate to a home more suited to their needs. “Sometimes the timing just isn’t right,” Abbott said adding that in this case it all worked for the best allowing the family to stay in their home during a very difficult time. It takes an agent with both experience and objectivity to see the bigger picture like that.
Just as agents offer objective eyes on the house itself, they also offer ex-pertise about the area thanks to their knowledge of the local market. Keith Smith with Roy Wheeler Realty Co. explained that a home’s location, even within the same neighborhood, could impact its value. He described a listing at Lake Monticello that sold quickly, while the identical floor plan in simi-lar condition on the other side of the subdivision was still sitting after some months.
When an agent lists your home you also have a level of convenience and security not available otherwise, explained Todd McGee with Nest Re-alty. They can show your home when you are at work or out of town and you know they have screened the buyers for credit worthiness before the showing. In addition, the lockbox records when they arrived and how long they were there.
Agents Bring Knowledge and Professional Skills
Every year the real estate market be-comes more complex in response to a wide range of environmental, liability and financial issues. Whereas once contracts were just a few pages, today they are multi-page documents with an often long list of addenda.
“It’s not your father’s real estate market,” said Mike Peters with Roy Wheeler Realty, Co. Whether you are a seller or a buyer, you need an agent to help you with “navigating the entire process,” he added.
He gave as examples concerns about mold, lead based paint, asbestos and radon, the latter found in 30 percent of homes in our area. “The inspectors are very inclusive and much more in-volved today,” Peters said adding that both sellers and buyers need guidance in these areas.
In addition to assistance with tech-nical issues, agents can help with nego-tiation, a skill that is required through-out the process. Negotiation begins at the listing appointment as the agent works with the seller to set a reason-
able price and commit to basic repairs and staging.
Buyers and sellers also rely on their agents to help negotiate terms and conditions of the sales contract. “It’s not always about price,” McGee said. Often the parties need to negotiate is-sues such as concerns about financing, the closing date, date of possession, and personal items such as appliances that are to stay with the house. As the closing date moves closer and stress as-sociated with a move increases, it helps to have objective parties to handle these kinds of negotiations.
A time when negotiation skills are particularly important is during the whole house inspection that is part of almost every contract. The buyer hires an inspector to look at all aspects of the house from the roof to the foun-dation and including issues such as plumbing, built in appliances and the HVAC system. The inspector then writes up a report detailing suggested repairs. Some repairs may be mandato-ry and required by the lender. Others may have more room for negotiation. Regardless, if the parties can’t come to agreement about what repairs will be required and who will pay for them, the contract will be terminated and the house goes back on the market. In most cases, though, they negotiate a solution and the repairs are done.
However this might not be the end of it. McGee described a situation in which he represented a buyer. His cli-ent had the home inspected and the parties agreed on the repairs. Howev-er in spite of having receipts indicat-ing the work was done, it was clear on walking through the home that they were not done properly. He was forced to call the listing agent and re-negoti-ate the repairs, at the last minute, not something a typical buyer or seller would want to handle alone as they are in the midst of packing up everything they own.
New Loan RequirementsAs the process moves forward, agents
may also assist with assuring the buyer provides all required documents and the seller obtains all lender-required in-spections. Recent regulations designed to bring clarity to the lending process mandate closing delays in certain in-stances, which is just one more reason to use an agent.
Whether you are a buyer, a seller or both, it is essential to work with an agent, someone who stays on top of all the complexities and the changes so that you can get on with your move. n
Celeste Smucker is a writer, blogger and au-thor who lives near Charlottesville.
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P A S S I O N, E X P E R I E N C E, I N N O V A T I O N
Albemarle - Forest Lakes SouthSpacious home situated on private lot backing to common area! Bright & airy w/lg family rm, formal LR & DR. New granite Kit countertops. Hardwood floors throughout main level. Upstairs MBR suite, 3 add'l BRs, loft & bonus room. Terrace level recreation room, 5th BR, full BA and exercise room. Wonderful amenities ~ pool, tennis, exercise room & more.
www.montaguemiller.com/MLS=539367 • $524,900 • Pat Sury: 434.760.2999
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Charlottesville-DunloraChef's Kit w/custom cabinets, granite counters & top-line appliances. Renovated BAs-in-suite for each BR. Sunroom w/11' coffered ceilings. Terrace-level 5th BR & full BA.
www.montaguemiller.com/mls=533965$669,000 • Pat Sury: 434. 760.2999
W. Albemarle-Ivy SpringsBrick Georgian home on 3 acres off Owensville Rd. Extended kitchen w/brkfst area, 1st floor MBR suite, high ceilings, hardwood floors, 3 car garage. Backup generator.
www.anitadunbar-realtor.com$855,000 • Anita Dunbar: 434. 981.1421
Staunton • DowntownExtraordinary c. 1851 home sits high on a hill. Generous proportions, high ceilings, architectural details. Copper roof and landscaped year w/wrough iron fencing.
www.12madisonplace.com $799,000 • Carter Montague: 434.951.7156
Keswick - GlenmoreEuropean style home on elevated half-acre w/views of mtns & forests with 18 rms. Formal DR & den, w/double French doors. Terrace level apartment, wrap deck & stone patio.
www.montaguemiller.com/mls=534315$699,900 • Steve King: 434. 825.5019
Port RepublicLuxury & privacy. Cherry, walnut & bamboo floors, Gourmet kitchen, high-end appliances. Marble FP in MBR suite. Home theater, 6 FPs, pool. Sweeping valley & mtn views.
www.montaguemiller.com/MLS=526312 $719,900 • Kyle Olson: 540.649.4131
Cville - CarrsbrookClassic home set on 4 lots/ 14 acres bordering private lake. 4 season view from sun room. MBR FP, & ensuite BA. MLS# 538498 with 12+ acres on 2 lots for $650,000.
ynobles.montaguemiller.com/mls=538482$975,000 • Yates Nobles: 434.906.3944
S. Albemarle - North Garden114 acre mountaintop estate on private summit. Thoughtfully designed & masterfully built custom home 10,000+ sq ft of living space, dramatic views from almost every room, only 20 minutes from Cville in an area of historic estates.
www.4195mileendridge.com • $4,195,000 • Carter Montague: 434.951.7156
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®Charlottesville Westfield Office • 434.793.5393 | Downtown Office • 434.227.4444
CVILLE-Roomy balcony with nice views & lots of natural light. Walk to D'town, shops, restaurants. www.montaguemiller.com/MLS=539411$172,500 • Brad Williams: 434.989.7721
LOUISA-Open land, pastoral vistas-great opportunity. LR cathedral ceiling, 3BR/2BA, 2 bonus rm/garage. www.montaguemiller.com/MLS=539118$169,000 • Brad Williams: 434.989.7721
CVILLE-Beautiful LR/DR floors, wood burning FP, fenced backyard. Convenient, in town location.www.montaguemiller.com/MLS=539105$189,000 • Brad Williams: 434.989.7721
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Cville - Four Seasons5 BRs, 3.5 BAs, &over 4000 fin. sq ft. Updated kit w/cherry cabinets, stainless appl, corian counters. Updated dual zone HVAC, hardwood floors, vaulted MBR suite, sep tub & shower.
www.montaguemiller.com/mls=538383$299,000 • Heather E. Towe: 434. 327.2600
Cville - RiverwoodEnd unit with prime location. Energy star 60 - less energy than standard houses. Garage, back deck & views. Terrace level unfin family rm. Min. to Hollymead Towne Cntr, NGIC.
www.montaguemiller.com/MLS=536708$235,000 • Carol Costanzo: 434.962.1419
Louisa - Reedy CreekElegant Colonial on 1.64 ac. Graceful entry foyer, formal LR & DR, study, conservatory, gourmet Kit, lg family rm w/FP. Fabulous MBR w/sitting room. 4 BR, 3.5 BA. 3,856 sq ft.
www.montaguemiller.com/mls=529931$415,900 • Peter Primiani: 434.981.5924
Albemarle-charlottesvilleRare opportunity! 43 beautiful acres in Albemarle Co. Solid built ranch, huge fin, walkout bsmnt. 3 car det. garage. 2 add'l home sites w/independent power, well, and septic.
www.montaguemiller.com/mls=537194$465,000 • Paul McArtor: 434.305.0361
Albemarle - EarlysvilleBrick Georgian style home on 2+ gorgeous acres. New gourmet kitchen, 4 BRs, LR/family rm. DR seats 10. Brkfast room has riverstone FP. Whole house generator.
www.montaguemiller.com/mls=534952$449,500 • Anita Dunbar: 434.981.1421
Crozet-Highlands 2+ BR, 2 full BA. 1st flr MBR suite, loft, LR w/open plan. Large fenced in yard.www.montaguemiller.com/mls=538167 $194,500 • Alice Nye Fitch: 434.981.4562
LOUISA-3BR 2BA, in Blue Ridge Shores. Open Kit-DR area, French doors open to spacious LR area.www.montaguemiller.com/MLS=535429$108,184 • Kyle Olson: 540.649.4131
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N. ALBEMARLE - 4+ acres, open field, privacy. Stream. Dedicated entrance, OWNER FINANCING. www.montaguemiller.com/mls=527757$109,900 • Brad Conner: 434.953.8214
GREENE-One level 3 BR, 2 BA. Corner lot, mature landscape. Back porch. Garage, shed. www.montaguemiller.com/mls=537978$235,000 • Paul McArtor: 434.305.0361
ALBEMARLE- Woodbrook Sun room/screen porch. 3 BRs/BA on main. 2nd fam rm, FP, Kit, BR/BA in bsmnt.www.montaguemiller.com/mls=536650 $254,900 • Doug Burke: 434.996.6791
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Land For SaleNEW PRICE! ALBEMARLE - Classic VA forestland 3 mi. from Monticello. Rolling hills in mixed hardwood forest, habitat for native species. Permanent ROW to property.www.montaguemiller.com/mls=529120 • $150,000 Bevin Cetta Boisvert: 434.996.8633Brad Williams: 434.989.7721
FLUVANNA CO - Lg tract fronting James River w/adj. property in land conservation use. Potential timber value. Possible owner financing.www.montaguemiller.com/MLS=534047 • $425,000Yates Nobles: 434.996.0888
FLUVANNA CO - Great building lot! Easy road frontage, predominantly level, hardwood covered and connects to Ruritan Lake! GEM of a lot for your new home!www.montaguemiller.com/MLS=533614 • $72,900Pam Whorley: 434.227.2414
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Celebrating Over Eighty-Eight Years
®
®
A Virginia Tradition Since 1927Ednam Hall • Dryden Lane • Charlottesville, VA 22903
Ph (434) 951-5155 • F (434) 951-5190
[email protected] • www.roywheeler.com
®
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THE WALLACE MODEL will be READY IN 30 DAYS! Move in to enjoy the holidays in your 3 bed-room home with open living spaces, gas fireplace, box bay window in breakfast room, bay window in dining room, 10 x 16 rear deck and front porch overlooking common area. $252,200. Susan Stewart 434-242-3550. (532371)
SPACIOUS GLEN FLOOR PLAN comes with ceil-ing fan, grand master suite that has a private commode. Appealing country location just minutes from Zion Cross-roads, a quaint community with common area, pond and lots of open spaces. Many lots & plans available, at a great price and huge value! To be built, similar to photo. $231,000. [email protected] Susan Stewart 434-242-3550. (509744)
EDNAM – your home away from home. Come play, stay, lock and leave! Ideal location for UVA events and Cville’s cultur-al offerings. Brick colonial offers 1 level living w/9 ft. ceilings, 1st floor master and large bath; formal living & dining rooms, 3BR/2.5BA and large bonus room. 2 car garage. All landscap-ing, snow and trash removal maintained by the HOA. $750,000. Ann Adams 434-951-5101. (532329)
CRAFTSMAN STYLE HOME in Vista View. To be built, the Washington offers a rear deck to view the Blue Ridge Mountains, 1st floor master, breakfast room, study, gourmet kitchen with granite counters, family room with vaulted ceiling & gas FP, add’l 3BR/2BA upstairs, unfin-ished basement and 2 car garage. $650,000. Matthew-WoodsonProperties.com 960-5187. (526185)
A MUST SEE IN FONTANA! No other home can offer such a WONDERFUL combo of features! LEVEL drive-way. Winter MTN. views. PRIVATE rear yard. Take our Security Sys. Over 3,500 fin sq.ft : Airy 2-Stry Foyer. Crown molding & chair railing. Hardwoods. Formal LR & DR. Fam rm w/gas FP, opens to deck. $495,000. Byrd Abbott, 242-9600. (533567)
FALL IN LOVE with this updated and upgraded home. Shows like new! Home offers 3BR/2BA,family room and formal living room. Master bath completely renovated with full size, tiled walk in shower with 2 shower heads. Kitchen offers plenty of cabinets, counter space, bar and closet pantry. Updated lami-nate floors throughout the house. $175,000. MatthewWoodson-Properties.com 960-5187. (534790)
FABULOUS ARCHITECTURALLY DESIGNED HOME (2009) with pine interior, walk to the Shenandoah National Park’s trailhead. Waterfront with sunny lawn and small cabin with shower, toilet, and sleeping/living area. Large workshop. Property on 2 sides is in Conservation Easement. $240,000. Fiona Tustian, 540-661-9089. [email protected] (539038)
“THE ACRES”! Mint condition custom built Bridge Hampton home offers comfortable 1 lvl. living, hardwood & Italian tile flooring, skylights, custom built-ins, granite counters, 3BR/2.5BA, lux. appointed bath, screen porch, sun room, lg rear deck & SO MUCH MORE! Secluded, private 1 ac. lot. $315,000. The “YES” Team, Yonna & Keith Smith. 531-0817/531-0795. (538695)
THE BELVEDERE c.1876. On over 5 acres, divisible into (2) parcels and located between the reservoir and the airport, the old Roberts Estate is an extraordinary proper-ty featuring an old but serviceable home with (3) modest bedrooms, (2) baths, wood floors and exposed beams. The land is a mix of open, board fenced meadow and woods for privacy. $345,000. JimBonner.com 951-5102. (537852)
WELL-LOVED ONE LEVEL living in the country, but only 10 min. to shopping and dining. Owners have made several upgrades, custom gas FP, windows, HVAC, well pump, pressure tank, 2 car garage, finished bonus room, master bath, the list goes on. Back deck leads to the fenced backyard. $169,900. Kim Johnson, 465-5138. (532471)
BEAUTIFULLY SITED ON OVER 3 ACRES in Mineral! No HOA or WATER or SEWER bills. TO BE BUILT with over 70 floor plans to choose from. Pick your floor plan, carpet, tile and more. THE ROSS with 4 bedrooms, 2.5 baths, large great room, eat-in kitchen & 2 car garage. $210,750. [email protected] Susan Stewart 434-242-3550. (532569)
HISTORIC 2 STORY BEAUTY in the heart of Mad-ison. Put your remodeling touches to this lovely property, backyard has mountain views, fireplaces throughout, hard-wood floors, beautiful screened in porch, lots of Boxwoods, magnolia tree, and other bushes, newly painted front porch, beautiful brick walkway. $279,000. Ted Brame, 985-3248. (539335)
QUICK CLOSE POSSIBLE just in time to enjoy your new home for the holidays! Open floor plan with all appli-ances, two bedrooms, private setting with circular drive-way. 16 x 20 shed, no HOA fees and no water or sewer fees. $134,900. [email protected] Susan Stewart 434-242-3550. (538042)
CONVENIENT RUCKERSVILLE LOCATION & move in ready! Bright and sunny, well maintained 1200 sq. ft. 3BR/2 BA ranch in a quiet & established neighborhood. Open floor plan; vaulted ceilings; eat-in kitchen; ceiling fans; laminate flooring, cleancarpeting; full walk-out basement; large covered front porch and a large landscaped yard. $184,000. Ginny Barefoot, 531-7864. (536039)
WHY WAIT TO BUILD when you can move right in to this almost new Venice floor plan Greenecroft? Shows like a mod-el home, & less than one year old the home features an open kitchen, family room, finished basement, owner’s suite w/large walk-in closet & private bath. Owners added plenty of upgrades. Quick drive to NGIC, shopping & schools. $299,000. Ginny Barefoot, 531-7864. (536190)
DELIGHTFUL END UNIT in RiverRun’s LeParc section. Bright and airy townhouse with cathedral ceilings, skylights, fresh paint and a 1st floor master with attached full bath and walk-in closet. Winding staircase leads to open area upstairs overlooking the living room. Small patio off living area at the back offers some outdoor space. $239,000. Erika Buckman, 981-1868/951-5166. (537727)
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Trust, Tradition & Market Leadership
FAMILY LAND TRUST 1st time available in over 60 yrs. 4 estate parcels fronting along scenic byway with views of the Southwest Mtn. Range. Stream traverses property and feeds into Happy Creek. Elevations provide excellent home sites. Land maintained, seeded & fertilized. Survey 2008. 32+ to 62+ acres. From $365,000. Duke Merrick, 962-5658. (503565, 503855, 503858)
A UNIQUE OPPORTUNITY. A very special 13+ acres with lovely Blue Ridge views, significant hardwoods and beautiful protected knolls located just three miles from Bar-racks Road Shopping Center. Accessed through a charming neighborhood the site enjoys an idyllic setting overlooking a beautiful rolling countryside. $395,000. Frank Quayle, 951-5100 and Steve White, 242-8355. (529071)
CONVENIENT AND PRIVATE. Close to Ruck-ersville & 29 Corridor, this over 6.5 acre property of-fers privacy and space. Visualize your dream home on this rare large lot. There is another lot available with over 10 acres for $115,000. $95,000. MatthewWood-sonProperties.com 960-5187. (531793)
WATERFRONT LOT IN GREAT LOCATION in Greene Mountain Lake subdivision! Owner financing available. Lot has a gentle slope down to the water. Own-er to do partial clearing. Just 5 minutes from the charm-ing town of Stanardsville in beautiful Greene County. 15 minutes from Ruckersville and 20 minutes from NGIC. $69,300. Susan Reres, 953-5552. (532522)
LOOKING FOR A VIEW? Take the time to preview this 10.29 acre building parcel situated north of Charlot-tesville that enjoys a panoramic year around view of the Blue Ridge Mountains. Parcel is a mix of mature pines that add to the privacy along with an elevated building site. $219,500. [email protected] Steve White, 242-8355. (530522)
SOUTH RIVER MEADOWS. If you are looking for pri-vacy, gorgeous Blue Ridge Mountain views, river frontage and some pasture, with the possibility of further division, take the time to preview these parcels that offer all of the above. 29.2 acres for $399,999, 40.7 acres for $697,500. Truly estate-quality parcels. [email protected] Steve White, 242-8355. (530525, 27)
HANDLEY FARM ESTATES. Situated in Western Albemar-le County you find 9 estate quality parcels ranging from 4 to 23 acres varying in description but there is a nice balance of parcels with some offering gorgeous Blue Ridge Mountain views and private ponds while others offer extreme privacy and tower-ing hardwoods. Prices start at $295,000. Steve White, 242-8355 and Rod Phillips, 987-6399.
WHITE HALL. Magnificent mountain views NW of Charlottesville! Great living spaces, separate apart-ment over 3 car garage, rooftop porch, large deck, & lovely pool & hot tub all with great views during the day & starlight nights. Almost 36 fairly level acres would provide for a stable, pastures &/or vineyard. $1,475,000. Ginger Ashcom 978-1066. (530702)
JEFFERSON LAKE FARM. 1000 +/- acres with 4 cot-tages, one dating back to late 1700’s and another built in the mid 1800’s located within 15-20 minutes of Charlottes-ville and UVA. Property is a blend of mature woodlands, open pasture, miles of streams and trails, nice 2 to 4 acre pond and 12 acre lake. $3,995,000. [email protected] Steve White, 242-8355. (530494)
ENJOY LIFE in this beautiful mountain retreat on 22+ wooded acres. Main cabin and guest house with panoram-ic views. Main house has wrap around porch, living room, kitchen, main level bedroom and bath and huge upper level master bedroom with sitting room. Guest house with bedroom and loft with mini kitchen. $399,900. Julie Hol-brook, 434-989-4415. (529057)
2.03 WOODED ACRES located in a very desirable lo-cation and school districts of W. Albemarle County. Sur-rounded by very nice homes but yet enough mature na-ture to still have privacy once you build your new home. Bring your builder!! 15 minutes to Charlottesville, UVA and shopping. $160,000. www.TammiCampbell.com 985-2348/882-5403. (533658)
WONDERFUL GOLF FRONT LOT on desirable Dar-by Road. Situated on the 15th fairway with sweeping views of the fairway and green. Well planned home site with af-ternoon shade for BBQs on your future back patio. One of the last golf front lots available on this well established road in Glenmore. $349,000. Ashley McMahon, 249-4063. (529261)
EVENING FARM. Southern Albemarle farm of 40 acres with long frontage on Green Creek and (2) state main-tained roads. Ready for horses or livestock, with fencing in place and 4/6 stalls in the stable. Plenty of water, with spring and (2) ponds. Comfortable single level 3BR home with open floor plan expanded, renovated, and updat-ed in recent years. $545,000. JimBonner.com 951-5102. (530611)
LEAD ME TO STILL WATERS & restore my soul! Mountain Brook is a wonderful established community with beautiful homes; state maintained roads and gorgeous mountain views. Enjoy peace & serenity with 379+ feet of lake front. Land is gently sloping & will accommodate a basement or a crawl. $69,500. [email protected] Susan Stewart 434-242-3550. (529458)
WHAT A BEAUTIFUL HILLTOP in the woods await-ing your new home plans! This 3.9 acre lot has been recent-ly soil tested with a great elevated spot for a private home and 3 bedroom conventional septic system. Small stream near the front and the lot rises nicely as you get back to the house site. Borders all recently flagged, so easy to check it out! $39,000. Maury Atkins 540-223-2719. (539287)
WELCOME TO VISTA VIEW! Some of the most beau-tiful unencumbered views of the Blue Ridge Mountains in the area. Estate sized lots offer open space with gently roll-ing topography. Less than 30 minutes to downtown Cville or 35 minutes to Culpeper. Truly a special property that you have to visit to believe. $189,900. MatthewWoodsonProp-erties.com 960-5187. (523887)
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There are a number of reasons to ex-plore an all-cash sale for a proper-ty. Sellers listen
very hard to such an offer. In fact, an all-cash offer usual-ly trumps all other potential contracts because it bypasses many of the potential snags involved when a buyer is seek-ing a mortgage.
There are no mortgage fees, no risk of a too-low appraisal, or the withdrawal of a mort-gage offer. Closing can be quicker. Then too, sellers are often more inclined to lower their price when approached with an all-cash offer.
At the beginning of this year, cash sales accounted for about 38 percent of total U.S. home sales, down from more than 40 percent from the same period in 2014. (In Vir-ginia, cash sales early this year amounted to about 26 percent of all residential purchases.)
Prior to the housing cri-sis, cash sales accounted for about 25 percent of the to-tal, but when prices plunged, many institutions—including foreign buyers—stepped in. Their purchases, especially on distressed properties, peaked January of 2011 when more than 46 percent of total U.S. home sales were for cash according to CoreLogic, a company providing property informa-tion to the global real estate economy. CoreLogic estimates that at the present rate of decline, the national statistics will return to around 25 percent by mid-2018.
“Certainly there are a lot of plusses when it’s an all-cash sale,” says REAL-TOR ® Anthony McGhee of Assist2Sell First Rate Realty in Charlottesville. McGhee is also Treasurer of CAAR, the Charlottesville Area Association of REALTORS®. “On the seller’s side, you eliminate the risk of buyers back-ing out because of a low appraisal or problems obtaining a mortgage,” he says. “On the buyer’s side, there’s peace of mind in knowing they don’t have a mortgage payment.”
Who Is Buying For Cash?“Usually it’s the older set,” McGhee
says. “I closed on one recently. The peo-ple were retired and on a fixed income. They moved here to be closer to fami-ly and had sold another home so they had equity and liquid cash from that.” He says this is often the case with such couples. They are cash rich, but income
poor. Because of this, they may actually face problems in obtaining a mortgage.
“It can be difficult to get a mortgage in these days when the income-to-debt ratio is so important,” McGhee ex-plains. “Even with a lot of money in the bank, persons on a fixed income might have trouble getting a mortgage because lenders look at income versus expenses, tax returns, and work history. They de-mand a stability of income because a big bank balance can disappear.”
He adds that for many of these old-er buyers there is a significant comfort factor in outright ownership of their
home rather than having to make a monthly mortgage payment.
But Then Again…“It’s the institutional-type buyer or
those in the older demographic paying cash,” says McGhee. “Entry-level and move-up buyers rarely do, but these de-cisions are very personal and individual.”
He points out that many financial planners advise people to leverage their house, that is, pay as little as possible and invest the money elsewhere rath-er than tying up funds in home equi-ty. On the other hand, large monthly
mortgage payments might limit the ability to cover col-lege or wedding costs for chil-dren, take a wished-for vaca-tion, or take out a loan.
Another factor when buy-ing outright is the loss of fi-nancial liquidity, that is, the quick availability cash. It also means tying up a lot of mon-ey in just one category of in-vestment—real estate—when most financial advisors sug-gest broad diversification. In addition, real estate value has historically lagged behind the stock market.
Some people make a busi-ness of “buy and flip” by pur-chasing a distressed property at a low cost, fixing it up, and reselling it quickly. These are frequently all-cash purchas-es because of the difficulty in finding a mortgage for prop-erty that will not be owner-oc-cupied. “This is more chal-lenging than a few years ago,” McGhee says, “because there are fewer distressed properties. There is not a lot of turnover of investor properties in our area.” He doesn’t see many investors looking to get into rentals because a lot of people don’t like being landlords.
Although the mortgage interest income tax deduction is high-ly touted, the interest over the lifetime of the mortgage substantially increases the cost of the home. At the same time, paying cash can roughly be equated to buying a bond with an interest rate that equates to the mortgage rate. The interest the buyers don’t have to pay is money that stays in their pockets.
The Bottom Line It makes good sense for house buy-
ers to consult with their regular finan-cial advisor or consider a one-time consultation with a Certified Financial Planner before deciding to make an all-cash purchase of a home. This might prevent them from becoming “house rich” but “cash-poor.” It could be that obtaining a mortgage and using other funds in a diverse investment portfolio is a better financial decision.
Still, for retired folks and those nearing retirement who have substan-tial funds available—often from real-izing the equity in a home owned for many years—buying that next home outright can mean satisfaction and peace of mind. n
Marilyn Pribus and her husband live in Al-bemarle County near Charlottesville.
Show Me the Cash – OR NOT
BY MARILYN PRIBUS
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At Dominion Custom Homes, we believe building a home should be a positive experience for our clients throughout the entire process. We deliver on this promise because we listen to your needs, ask questions about your family’s current lifestyle and help you analyze how those requirements may change in the years to come. For more information visit www.dominioncustomhomes.com or call us at 434-975-1166. www.dominioncustomhomes.com 434-975-1166.
Dominion Custom Homes
DISCOVER...
Proffit Ridge Phase 2
Currently Selling!
This gorgeous 31-acre property has it all!
You can listen to Stoney Creek rushing
by, enjoy the lovely mountain views,
hike, hunt and fish in total privacy and still be
just minutes from Nellysford, wineries, breweries, cideries,
restaurants, stores, the Farmers Market and Wintergreen Resort.
Charming old home on the property that could be restored to
its original glory. Hardwood flooring, standing seam metal
roofing, well/septic and electric. Acreage made up of two
adjoining parcels. Just 35 minutes to Charlottesville or
Waynesboro without a single stoplight! $195,000
(800) 361-5155 • (434) 361-2440
www.MountainAreaRealty.com
2788 Rockfish Valley Highway • Nellysford, VA 22958
(800) 361-5155 • (434) 361-2440
1623 OLD STONEY CREEK ROAD
This condo is located within walking distance to downtown Charlottesville and has ample parking spaces! Nice and light filled condo with patio that is perfect for relaxing. Perfect condo for urban dweller or it also could be a great investment property. Building has buzz in lobby entrance door and an elevator.MLS: 539627 $174,000
126 Garrett Street, Suite DCharlottesville, VA 22902
Always Talk to Bob 989-3592www.bobhughesteam.com [email protected] Residential Property
There’s lots of potential in this home. Plenty of room to expand with 1.78 acres. With just a little vision this could be a real gem. Beautiful wooded lot in the country but with quick and easy access to town and I-64.
MLS# 520000 $175,000
664 TAYLORS GAP RD
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ALWAYS TALK TO [email protected] Residential Property
511 N 1ST ST, UNIT 204
This 3 bedroom condo is conveniently located close to downtown, has beau-tiful mountain view, no exterior main-tenance, and the best part is that it is affordable and ready to move right into. This one is an extremely com-fortable home with a large laundry room and spacious open space with kitchen, living room, and dining area. It doesn’t get much better than this for a home in the city.MLS: 539279 $135,000
1412 CARLTON AVE, UNIT 103
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HOME SALES STATS FOR WEEK ENDING
OCTOBER 30, 2015
HOMES SOLD
3100 BLANDEMAR DRIVEALBEMARLE
126 GOODMAN STREETCHARLOTTESVILLE
740 YORKSHIRE ROADEARLYSVILLE
175 ASHLEY LANERUCKERSVILLE
547 PANAMINT FARMS RDLOUISA
5320 OLD BARBOURSVILLE RDBARBOURSVILLE
LOCALGOVERNMENT(Note: Real estate tax information gathered from local government Web sites and is believed but not guaranteed to be accurate as of publication date. Towns may assess real estate taxes in addition to those charged by each county.)
CITY OF CHARLOTTESVILLEwww.charlottesville.orgReal estate tax rate: $.95 per $100
ALBEMARLE COUNTYwww.albemarle.orgReal estate tax rate: $.819 per $100
FLUVANNA COUNTYwww.co.fluvanna.va.usReal estate tax rate: $.899 per $100
GREENE COUNTYwww.gcva.usReal estate tax rate: $.75 per $100
LOUISA COUNTYwww.louisacounty.comReal estate tax rate: $.68 per $100
MADISON COUNTYwww.madisonco.virginia.govReal estate tax rate: $.68 per $100
NELSON COUNTYwww.nelsoncounty.comReal estate tax rate: $.72 per $100
ORANGE COUNTYwww.nelsoncounty.comReal estate tax rate: $.804 per $100
There were 54 homes sold in the seven-county area
n Twenty-seven were in Albemarle with an average price of $502,143.
n Seven were in Charlottesville with an average price of $284,900.
n Seven were in Fluvanna with an average price of $196,343.
n Three were in Greene with an average price of $198,166.
n Two were in Louisa with an average price of $283,000.
n One was in Madison with a price of $455,000.
n Seven were in Nelson with an average price of $288,000.
The REAL ESTATE WEEKLY is published weekly by the CAAR Real Estate Weekly, Inc., a wholly owned subsidiary of the Charlottesville Area Association of RealtoRs®, Inc. Copyright All rights reserved. Reproduction in whole or in part without permission of the publisher is strictly prohibited.
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Any reference made to the CAAR Real Estate Weekly, Inc. or the Charlottesville Area Association of RealtoRs®, Inc. is not to be construed as making any representation, warranty, or guarantee by the corporations concerning the information on properties advertised in the REAL ESTATE WEEKLY. The content of all ads contained herein are solely the responsibility of the advertiser. The opinions and statements contained in advertising or elsewhere in this publication are those of the authors of such opinions and are not necessarily those of the CAAR Real Estate Weekly, Inc., or the Charlottesville Area Association of RealtoRs®.
the CAAR Real Estate Weekly, Inc. reserves the right to edit or refuse any advertising it deems inappropriate or misleading. No advertising will be published in the Real Estate Weekly if it is known to be inaccurate or untruthful. Every effort has been made to assure accuracy, but this publication does not warrant, nor is it liable for the advertising placed within this publication. This publication will not accept advertising that refers to or attempts to establish fees or rates of commissions charged for services rendered.
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THE Staff:
CAAR
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5,400 sq ft brick GeorGian on 25 manicured wooded acres in the heart of albemarle at $749k
open house every saturday and sunday from 12-4pm
please contact: milicent loehr lynch | vp of sales & marketinG (434)566-5562 | [email protected]
www.thefarmsatturkeyrun.com
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15 Red Cedar CourtCharming & quiet neighborhood in the Devils Knob area. 4 BR, 3.5 BA, open floor plan w/lots of natural light, soaring high ceiling, & beautiful stone FP. 2 master suites w/private baths great for multiple families. Nice winter views & spectacular sunsets. Well maintained & move in ready. $279,000. Call Rod Phillips 434-987-6399 (520119)
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The Official Real Estate Company of Wintergreen Resort
The Mountain InnP.O. Box 706|Wintergreen, VA 22958
Toll Free 866-905-9777Office 434.325.8018
Fax 434.325.8017wintergreenresort.com
Visit Wintergreen’sOfficial Real EstateOffice Located In The Mountain Inn
31 Summit CircleElegant mountain home is the perfect blend of rustic & modern. Remodeled kitchen offers modern conveniences you expect while pine floors, ceilings, & appts remind you it’s in the Mountains. From 3,850’, a year-round view of the valley & mountains to the West is mesmerizing. $489,900. Contact Brian Chase www.goWintergreen.com 434-296-9860 (533751)
29 Briarwood LaneUpdated 2014, 4 BR, 3.5 bath townhouse in a great location at Wintergreen. New flooring & paint in 2015. Gourmet kitchen, large BR’s, huge deck on the Devils Knob Golf course. High end granite throughout, vessel sinks, double deep stainless sink, all new faucets, & more. Enjoy Blue Ridge & Valley views. 2 master suites! Recent roof, chimney, & exterior paint. $299,000 Call Rod Phillips 434-987-6399. (539621)
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224 Deer Springs LaneSpacious & open on the 9th fairway of Devil’s Knob golf course. 5BR 4BA w/ 2 mstr suites & 2 family rms. Main entrance w/vaulted ceilings & a soaring stone FP. Wall of windows lets in light & views. Hand-scraped maple floors. Gourmet kitchen w/ thick granite counters & stainless appl. High quality/energy eff construction. Short walk to Devils Grill, driving range, tennis or golf. $599,000 Contact Steve Marianella 434-566-1293, [email protected]. (539416)
8 Trillium CloseImmaculate, updated, spacious & priced to sell! 2-story, 1400sf, 2BR/2.5BA end-unit TH w/wrap-around deck over-looking 1-acre nature preserve. 3 stairs to private 2-car pkg pad. Central Heat/Cool w/WIFI thermostat. Many appliances, flooring, furniture, etc updated 2010 - 2014. Only 3 owners in 25 years! Won’t last long at this price! $159,000. Contact Dawn at 800-417-1890, [email protected] (539341)
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141 Far Knob ClimbTerrific homesite of more than 2.5 acres boasting pan-oramic mountain views across the Rockfish Valley. Road frontage for a driveway into the parcel. Potential for exc year-round mountain vistas. Private setting yet easy 2 minutes to Stoney Creek amenities (golf, tennis, swimming, dinning, fishing). Bring your bldr or ask for bldr recommendations. $68,000. Contact Brian Chase www.goWintergreen.com 434-296-9860 (539331)
137 Pedlars PointPanoramic year round views! 5BR luxury home on qui-et cul de sac at Wintergreen Resort. 2 Family rms w/FP’s, large decks, office, dining & large master suite all enjoy the views of Crawford’s Mtn & wilderness area. Gourmet kitchen w/granite & custom cabinets, hdwd floors in main living area, cathedral ceilings & floor to ceiling stone FP. $849,500 Contact Steve Marianella 434-566-1293, [email protected]. (529064)
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157 Mountain Inn CondosGold Rental on the Wintergreen Resort Rental Program. In the heart of the Mountain Village! Close to everything! This 1 BR 1 BA condo is completely furnished - Exc Rental Investment or Leisure! Short walk to amenities, 2 restaurants, & SKIING! $99,000 Call Tim Craig 540-416-8498. (539168)
305 Dobie CondosSki in - Ski Out! Desirable Dobie Condo w/beautiful views. 2BR 2BA Turnkey Furnished. Excellent Location! Walk to shops, restaurants, Hiking Trails, & More! Only 2 bedroom Dobie on the Market! PRICED TO SELL! $199,000 Call Rod Phillips 434-987-6399. (527966)
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750 Pedlars Edge DrivePremier Ski front lot on Tyro. This is one of the last buildable ski-in / ski-out lots at WTG. The lot next door sold for $375K. Build your dream ski front home. Beautiful mountain lau-rels all over this property as well. Call agent for building ideas. $245,000. Call Rod Phillips 434-987-6399. (516674)
1919 Tanbark DriveAmazing 3 BR, 3 BA w/bonus room on over 3 ac w/majestic panoramic view of the Blue Ridge Mtns in a beautiful country setting! Oversized 2 car garage, study, exercise room & screened in porch. Come see this property today! $475,000 Call Jon Tsakis 540-836-9211. (529357)
1724 High Ridge PlaceRare 4 BR, 4 full BA condo w/amazing moun-tain views for all seasons. New roof, windows & hardi-plank siding. Top floor unit w/high ceil-ings & very open floor plan… Huge wraparound deck & a great location on the ridge near skiing, spa, dining, & other resort amenities. $350,000 Call Rod Phillips 434-987-6399. (528314)
3213 North Ridge CondoAttractively updated, 1 level, 3BR/3BA end unit w/updated flooring & elegant furnish-ings. Ground level access off the deck to grassy area. Short walk to Spa-Aquatics-Fitness Cen-ter, Devils Knob Tennis & Golf. $165,000. Contact Brian Chase www.goWintergreen.com 434-296-9860 (508360)
960 Diamond Hill CondoIncredible 2BR, 2BA ski-in/ski-out condo w/ beautiful views is located in the heart of Win-tergreen Village! Turnkey furnished in Exquisite Victorian antiques this amazing unit is a short distance to all the activity on the mountain! $223,500! Contact Jon Tsakis 540-836-9211 [email protected] (527911)
2132 Fairway WoodsWell situated Golf Front, furnished 2BR/2BA condo is currently in the resort rent-al program & bringing in steady revenue. Walk to Wintergarden spa & Aquatics Cen-ter, Devils Grill, Golf & Tennis. $90,000. Contact Steve Marianella, 434-566-1293, [email protected] (539333)
1801 High Ridge Ct CondosMajestic Mountain Views Galore! This at-tractive 3 BR/3 BA condo offers full ski & mountain views year round. Excellent floor plan-1 level living. Enjoy quiet mornings from your enlarged wrap around deck. 2nd floor end unit! $285,000 Call Tim Craig 540-416-8498. (527078)
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ROCKY GLENEmbracing a classic Albemarle chestnut log cabin c. 1821, this artfully crafted 5BR home features natural materials, excellent craftsmanship, top of the line appliances, library, and luxurious heated soaking tub in first floor master. 63 acres,
guest cottage, stable, and pond.
$1,295,000. MLS#530112
The Belvedere, c.1876Excellent location between the reservoir and the airport, this old estate home on 5+ dividable acres, is ideal for new home and renovated guest cottage. Magnolia, boxwood, dogwood and holly from bygone years. Board fenced meadow
and woods for privacy.
$395,000.00 MLS#537852
OLD LYNCHBURG FARMLocated just 6 miles to town, this 123+ acre farm, both open hayfields and wooded land enjoys long frontage on the Hardware River. Ample water,
some fencing, pretty land.
$795,000. MLS#522768
LAFAYETTEA stunning home of exceptional quality. The 91+ acres of pristine pasture and woodland provides a blank canvas for one to create the perfect country estate. Prime Keswick location, in a completely private setting, convenient to
town, and I-64.$2,950,000. MLS#529307
FRAYS RIDGE ESTATEExquisite Albemarle Mansion of over 10,000 sq. ft. (9)BR, (11)BA, (4)kitchens. Elevator, theater, pool, pool house, separate guest quarters, and pond on 21 acres. Convenient Earlysville
location.
$3,450,000. MLS#513246
ESTATE AREA OF CARTERS BRIDGE
5BR, 3 1/2BA, nearly new and in excel-lent condition, 3.5 acres privately situ-ated and beautifully positioned on an elevated plateau surrounded by mature woods. Bright open floor plan. Maple cabinets, granite counters, 2 car garage.
$459,000 MLS#534739
1777 Franklin DriveImmaculate 5 BR family home, complete-ly upgraded with new floors, kitchen, baths, and fresh paint. Attached 2 car garage and finished basement with custom home theater and whole house professional sound system. Tranquil setting on 2 acres, with fabulous salt water pool and covered pavilion, overlooking
the fenced shady lawn of the back yard.
$545,000. MLS#534485
TIPTON HOUSE c. 1842Meticulously restored historic neoclassical brick residence, c. 1842, enjoying an elevated setting in Scottsville. Walk to the James River, taverns, restaurants, shops, and library. Exquisite finishes of museum quality. In excellent condition.
With detached garage.
$445,000. MLS#523101
COUNTRY ESTATE AT BLANDEMAR
Handsome brick, 4BR home is grand and very comfortable. First floor master, sweet kitchen with fireplace, 2 laundries, pool, guest cottage on 21 acres of hardwoods, meadow and
creeks.$1,195,000. MLS#532171
TANBARKMake this your Country Home in Albemarle! Gently rolling and partially fenced 20 acre farm. Restored 1893 farmhouse, 1st floor master, wraparound porch. 4 car garage with apartment above, cottage with caretaker in place!
Pond and barns.
$675,000. MLS#530063
SWIFT RUN FARMRich in character, c.1880. Private, featuring 3 bedrooms, an elevator and backup generator. Old boxwoods, springs, barns and fencing on 32 acres in Advance Mills. Open and wooded,
frontage on Swift Run.
$589,000. MLS#533186
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401 Park StreetCharlottesville, VA 22902
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ANTIQUE FINISHES IN THE HEART OF IVY
SHOWSTOPPER IN THE MURRAY DISTRICT
2945 MORGANTOWN ROAD • $849,000This new construction 4 bedroom, plus in-law or guest suite over the 3-car garage exemplifies the appeal of utilizing reclaimed materials within a bright, modern layout. Exposed, reclaimed beams, wide plank pine floors, true wainscoting, 5 fireplaces and an eat-in kitchen that opens to expansive casual living spaces. MLS# 535475
695 VILLA DESTE DRIVE • $1,850,000Custom-designed Mediterranean style home filled with architectural details. Soaring ceilings, first floor master, three additional bedrooms, four fireplaces, large screen porch, and saltwater pool. Punkie Feil (434) 962-5222 or Elizabeth Feil Matthews (434) 284-2105. MLS# 525161
CLASSICALLY APPOINTED ON 22 ACRES
1440 PLAINS DRIVE • $1,175,000This classic home enjoys TOTAL privacy but also strong Blue Ridge views. Unbelievable kitchen with commercial grade appliances & screened porch with vaulted ceiling deck off family room. Upstairs are 4 bedrooms, TV room, bonus room, 3 full baths. Guest suite, 2nd family room, wet bar, billiards on lower level. MLS# 531956
107 RIVERFRONT ACRES & FIVE BEDROOM HOME 1073 Durrett riDge roaD $1,073,000
Riverbottom, upland meadows and mature hardwoods, plus a large, well maintained, brick home in Albemarle provide potential to create a noteworthy country property. Priced under assessment. 20% of acreage open, on the banks of the North Fork Rivanna (which defines rear property line). There are upland open fields too, with lovely building sites. Balance mature hardwoods, ensuring privacy & protection for decades. Wonderful views of lake behind the home, which screened porch overlooks. There is a pool & hot tub, hardwood floors, 3 fireplaces, 1st floor bedroom suite, 5 large bedrooms, potential in-law quarters. 5 division rights. Dennis Woodriff (434) 531-0140. MLS# 538556
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ULTRA PREMIUM DESIGN & MATERIALS
STEPS TO MERIWETHER LEWIS
1975 OLD MILL ROAD • $3,195,000Tucked away at the end of a lane, this classic 1950’s Georgian set in total privacy on 4 acres adjacent to the course offers dramatic formal & informal living spaces throughout. 4-5 bedrooms suites with tastefully renovated baths, 4 fireplaces & the most glamorous kitchen, butler’s pantry, breakfast & powder rooms in town! MLS# 533353
1919 BLUE RIDGE ROAD • $1,295,000This 4 bedroom, 3.5 bath home includes a 1st floor suite, elevator, maintenance-free landscaping & highest quality materials & systems (copper roof, true stucco exterior). Huge windows open to a private city setting & take advantage of southern exposures. Truly a remarkable city offering on one of Charlottesville’s prettiest streets. MLS# 530888
2108 REIVERS RUN • $1,195,000In the heart of Ivy is this rare opportunity to purchase a high-quality, well-appointed new construction 5-bedroom farmhouse-style residence. Inherent quality is evident in the solid doors, hardwood floors in EVERY room, custom cabinetry, granite & marble counters, distinctive lighting, and low maintenance exterior. MLS# 530088
c. 1732 ALBEMARLE COUNTRY PROPERTY
FREE UNION COUNTRY PROPERTY
WINDIE KNOWE • $3,250,000On over 30 acres with rolling tree-shaded lawns minutes to Downtown. Formal living and dining, 4 bedrooms, 5 fireplaces, gourmet kitchen, family room, & library. Improvements include oval pool, detached screened porch/outdoor dining pavilion with fireplace. Hunter Palmer (434) 981-0533. MLS# 525337
OCTOBER FARM • $1,449,000A distinguished, classical brick residence set in the heart of 21 gently rolling, open acres with Blue Ridge views, a large pond, a stable with paddocks, and regulation-size dressage ring. Large eat-in kitchen opens to the den’s casual living space, a covered porch, & inviting courtyard patio. Billie Magerfield (434) 962-8865. MLS# 533691
1125 Shiloh roaD $2,600,000
Truly a hidden gem, this distinguished property features magnificent mountain views, stocked pond for fishing and swimming, horse trails, 6-stall horse barn with manager’s office, organic vegetable garden, large drive-in workshop, and an outstanding farmhouse built in 2004, all in a very private setting just minutes west of Charlottesville. The striking residence boasts deep rear porches that showcase the breathtaking views. So much attention to detail inside, including wide plank heart pine flooring, soaring Tennessee stone fireplace, and custom woodwork throughout. Sally Neill (434) 531-9941. MLS# 531904
JAW-DROPPING VIEWS ON OVER 26 ACRES IN IVY