the real estate weekly 9.10.15
DESCRIPTION
The Anatomy of a Good Offer | Staging a House to SellTRANSCRIPT
VOL. 24 NO. 37 n SEPTEMBER 10 - SEPTEMBER 16, 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
The Anatomy of a Good OfferBY CELESTE M. SMUCKER, PHD
SOLD!
PLUS: STAGING A HOUSE TO SELL AND: HOW TO LOWER YOUR MORTGAGE PAYMENTS
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www.TheReverseMortgageDoctor.com 5690 Three Notched Road, Crozet VA
434-249-4080 [email protected]
Reverse Mortgages for Senior Citizens
Contact John for a no pressure meeting.
Please contact me anytime to discuss a reverse mortgage. Or schedule to meet in my office or in the privacy of your home.
All meetings are absolutely no-obligation and confidential.
A Reverse Mortgage can significantly increase your quality of life in retirement years by eliminating debt
and providing funds to keep up with the cost of living.
www.TheReverseMortgageDoctor.com 5690 Three Notched Road, Crozet VA
434-249-4080 [email protected]
JOHN O’CONNOR
434-249-4080 • 866-201-4897TheReverseMortgageDoctor.com
[email protected] 5690 Three Notched Road • Crozet
NMLS ID# 372644, MLO# 8039VA, Virginia State Corporation Commission MC-2457
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SHARON CALL SHARON434.981.7200Sharon Donovan, a native of Charlottesville, grew up around the construc-tion industry and has watched Charlottesville and the surrounding area grow and blossom into one of the top ten places to
live in the country. In 1980 Sharon began her career in real estate and went on to attain her broker’s license. She combines tremendous energy, experi-ence, enthusiasm, and extensive knowledge of the local real estate market to give her clients and cus-tomers the best service one would expect from a top producer. Sharon utilizes her superior market knowl-edge to transform the often-stressed home search process into one of enjoyment and satisfaction.
EVE434.825.1878Eve Hesselroth lives in Charlottesville with her husband and two fantas-tic kids. She has known Charlottesville as a teen-ager, a UVA student, a parent and a professional. Eve utilizes all of those perspectives to help her
clients find the perfect home, or market the house they are selling. She loves matching people up with the right place for them. She brings patience, warmth and a sense of humor to the home buying and selling process. Ella habla español. To learn more about Eve email her at [email protected].
SONJA RING SONJA434.981.3523Sonja Casero has 20 years of experience in the real estate industry. She prides herself in knowing that this experience is some-thing her clients can depend on as she works
hard to ensure successful transactions. She is com-mitted to integrity and a straightforward approach. She goes above and beyond normal service expec-tations and never stops looking out for your best interests. She feels strongly that in this business people come first. As a result, she gives 110% in every transaction. Over 90% of Sonja’s business is personal referrals - why don’t you ring Sonja to see why her clients come back to her again and again?
STUNNING RENOVATION ON FENDALL AVENUE This is the house you have been waiting for. The stately, solid stone home near the historic University of Virginia, on one of Charlottesville’s most desirable streets in the Rugby neighborhood, was built in 1930 and has been extensively renovated with consummate taste. Set back from the street on a gracious lot this home affords tranquility, privacy and convenience, wrapped in a beautiful package. The expansive, gourmet kitchen with 4cm Italian marble counters, custom cabinets, custom copper sinks and range hood and professional grade appliances is a home chef’s dream come true. All the bathrooms are so lovely you will think you have been transported to a chic spa. With private amenities including a new play court, blue stone patio, custom climbing wall in the detached garage and salt-water pool, your home will be the retreat you always knew it should be. $1,049,990.
A GARDENER’S PARADISEAdjoining beautiful Mallard Lake is this lovely home with master bedroom on the main level, and huge unfinished basement for you to customize the way you want it. Home of a Master Gardener, you will be amazed at the variety of flowering trees and bushes and perennials and quiet sitting areas beside the fishpond that have been for your enjoyment. Open, bright floor lan. 4 BR, 3.5 BA. The quality shows! $525,000 Ring Sonja 434.982.3523
RESIDENTIAL BROKERS
417 PARK ST. • CHARLOTTESVILLE, VA 22902434.296.0134 • WWW.FRANKHARDY.COM
VIRGINIA WINE COUNTRYOnly 20 mins from Charlottesville, 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. 3BR, 2.5 BA, central air/heat & 2 walk-in closets! $224,900 Ring Sonja 434.982.3523
Each Office is Independently Owned and Operated
UNDER
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DICK WOODS ROADSpectacular custom designed. Built with attention to detail! One of the finest homes in South Ivy. Set on 6 beautiful acres with a lovely landscaped gated entrance. Year round mountain and pastoral views. Gourmet kitchen. 5 bedrooms and 5 1/2 baths. 3 car garage. $1,295,000
RALEIGH MOUNTAIN TRAILSuperb quality. Spacious rooms and an open floor plan define this 5,080 fin. sq. ft. residence. 5/6 BR 4 full baths and 2 half baths. This fine home, offers a blend of traditional and contemporary features. Privately situated on 10 acres. Adjoins a 15+ ac. natural area of Colston. Convenient Ivy location less than 15 min. to Charlottesville. Other features include cypress siding, 1900 sq. ft. of decks, in-ground gunnite pool, cherry floors on main level and large windows on all sides. $1,150,000
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What’s Inside: SEPTEMBER 10 - SEPTEMBER 16, 2015
VOL. 24 NO. 37 n SEPTEMBER 10 - SEPTEMBER 16, 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
The Anatomy of a Good OfferBY CELESTE M. SMUCKER, PHD
SOLD!
PLUS: STAGING A HOUSE TO SELL AND: HOW TO LOWER YOUR MORTGAGE PAYMENTS
IN EVERY Issue:Open Houses ................................ 4-8
News & Views ............................... 8-9
FEATURESOLD! The Anatomy of a Good Offer ..12BY CELESTE M. SMUCKER, PHD
HOUSE & HOMEStaging a House to Sell ..................20BY MARILYN PRIBUS
Home Sales Stats ..........................26
HOME FINANCELowering Your Mortgage Payment .....27
20
12
NEXT WEEK:
Historic PropertiesHome Flooring
Staging A House To Sell
BY MARILYN PRIBUS
The Anatomy of a GOOD OFFERBY CELESTE M. SMUCKER, PHD
SOLD!
What’s at CAAR.com?• Find a Realtor®
• Search for Homes• Read The Real
Estate Weekly
www.CAAR.com
DAN CORBIN | [email protected]
355 W. Rio Road | Suite 102Charlottesville, Va 22901
Convenient access to all things C-ville, yet affordable & removed from the traffic and bustle of city life. The perfect place to raise a family. You have direct & private access to the large park
bordered by the Rivanna River within the development. Close to Charlottesville, Zion Crossroads, Richmond, 5 miles to I-64, 15 minutes to Pantops. Gorgeous home sites are still available. Drive out or contact me for a personal tour.
A Special Place To Call Home...
LIVE THE LIFESTYLE AT
Fluvanna County’s Rivanna River Community
Come visit….
From C-ville take I-64 east to Boyd Tavern / Keswick exit 129. Right on Rt. 616, cross Rt. 250 for 5 miles to Two Rivers Drive on right.
We Build Quality
1029 TILMAN ROAD, IVY
WATCH NATURE CHANGE to FALL as you RELAX on your beautiful large covered front porch. Situated on a qui-et road in Ivy you find this charming, well built 4-5 BR & 4.5 BA on 2.24 ac & almost 4,600 fin. sq.ft. Minutes to Meriwether Lewis Elem, Cville, UVA & Crozet. The home features . Main level has hardwood floors, 9’ ceilings, formal living & dining, great room w/ gas FP, large open kitchen with bfast bar, nook w/bay windows. Master BR enjoys a private deck, spacious spa-like bath. Full fin-ished walk-out basement, 2 car att garage, & screened porch. MLS#533966, $649,000
STEVE WHITE 434-242-8355 DIR: 250 West to right on Owensville Rd go 1.8 miles left on Tilman Rd go just under 1.5 miles & shared drive to house on the left.
OPEN HOUSE SUNDAY SEP TEMBER 13 TH 1-3 PM
1100 Dryden Lane • Charlottesville Va 22903
366 PASTURE LANEThis house has it all! Over 5000 fsf with beautiful hardwood floors, archways, and skylights. Granite counters in the kitchen with cherry cabinets. Enclosed sun room off the family room. First floor master with double-sided fireplace, bay windows, and luxury bath. Full finished basement with luxury bath and room to complete a downstairs kitchen. Plenty of room for home office, exercise room, or additional bedroom. Lovely setting on two acres with two fenced in areas.
MLS# 536710 $510,000
Dir: 29N to left on 33W, left on Fairlane, right on Pasture Lane. 366 is first house on left..
Action
Debbie Cash, CRS, GRI Licensed Broker in Virginia
Office (434) 296-0007 • Cell (434) 960-5501www.CharlottesvilleMoves.com
1770 Timberwood Blvd. Suite 101 Charlottesville, VA 22911
OPEN HOUSE
SUNDAYSEPT 13
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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
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CRAIGBUILDERS.NET | 434 .973-3362
Villas from the upper $600’sElevator Townes from the upper $400’s
Decorated Model Now Open!
Out Of BOunds
Foothill Crossing from the upper $400’s
Hill BrookOne Level Living off Rio Rd
Hyland Ridge from the low $500’s
Old Trail Creekside from the low $500’s
Old Trail Golf Villas from the low $500’s
Kenridge Only 1 Remaining
Lochlyn HillRooftop Terrace Townhomes
Old Trail Courtyard Homes from the mid $400’s
Belvedere One Level Living from the $500’s
Old Trail Village Homes from the low $400’s
Model Homes Open Daily 12-5
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, 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, September 13th
A Virginia Tradition Since 1927Ednam Hall • Dryden Lane • Charlottesville, VA 22903
Ph (434) 951-5155 • F (434) 951-5190
[email protected] • www.roywheeler.com
1346 SYCAMORE COURTTime: 1-4 pm Hosting Agent: Mike Peters
ONE LEVEL LIVING in the popular Sycamore section of Branchlands retire-ment community featuring a big eat-in kitchen, two bedrooms, private patio with storage shed, new interior paint and more! Close the new Stonefield Center, major shopping and the bus line. Move-in condition! $169,900. Mike Peters 951-5119/981-3995. (536172)
Directions: From 29, Greenbrier Drive east to left into Branchlands, left on Sycamore Court to property on right. Please stop by today!
306 GUILDFORD FARM RDTime: 1-4 pm Hosting Agent: Matthew Woodson
THE “MORGAN” BY CROFT CUS-TOM HOMES is a new home, complet-ed and ready to move into in beautiful Guildford Farm. 1st and 2nd level Master Suites, premium trim package, 1st and 2nd floor laundry rooms and many more upgrades. 4 bedrooms, 3.5 baths on a 2+ acre lot. $489,000. Matthew Woodson, 960-5187. (529849)
Directions: From Rt. 29n, go left on Rt. 607 (Cedar Grove Rd.), bear right onto Welsh Run, turn left into Guildford Farm, house on right.
72 SPRUCE DRIVETime: 1-4 pm Hosting Agent: Lee Wyatt
BRAND NEW HOME, move-in ready in Fluvanna’s active adult community of the Villages at Nahor. Home features main level living, over 2600 sq. ft., fireplace, study, 3 spacious bedrooms, 2.5 baths, sunroom and garage. $272,566. [email protected] Susan Stewart 434-242-3550.(526891)
Directions: From Charlottesville take 20 South to left on 53 heading East towards Palmyra, turn left into subdivision (right before Food Lion and Lake Monticello), bear right at roundabout, home on right.
1333 MIDDLE RIVER ROADTime: 1-3 pm Hosting Agent: Ted Brame
IMMACULATE SPACIOUS HOME in scenic Greene County offers stunning Blue Ridge views. 1st floor master w/double vani-ties, soaking tub and wonderful closets. Beau-tiful open eat-in kitchen, gleaming hardwood floors, 9’ ceilings. Landscaped yard. Full walk-out basement. 15 min To Ruckersville, 25 min to NGIC, 30 min to Charlottesville. $429,000. Jan Shiflett, 242-6057. (524535)
Directions: From Charlottesville, 29 North to Ruckersville, left onto Rt. 33, go 4.7 miles to right on Rt. 33 Business. 1.5 miles onto Rt. 230 Madison Road, go 3 miles to left on Mid-dle River Road (Rt. 667). 1.5 miles to home on left.
1126 MARION DRIVETime: 1-4 pm Hosting Agent: Ann Adams
EDNAM – your home away from home. Come play, stay, lock and leave! Ideal loca-tion for UVA events and Cville’s cultural 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 landscaping, snow and trash removal maintained by the HOA. $750,000. Ann Adams 434-951-5101. (532329)
Directions: 250 West to Left into Ednam. Right on Worthington Dr., pass pond and then Right on Marion Drive to property on Left.
NEW T
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SOUTHERN
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EDNAM
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What’s Happening Around Town?Big Brothers Big Sisters And Madison House’s Big Siblings Program Announce Partnership
Big Brothers Big Sisters of the Cen-tral Blue Ridge (BBBS) and Madison House’s Big Siblings Program are form-ing a new partnership. Student vol-unteers through Madison House will benefit from training and coordination with the professional staff of BBBS. BBBS will gain valuable support from Madison House’s student leadership and volunteer recruitment network on Grounds. Most importantly, the youth of Central Virginia will benefit from the partnership’s large pool of high-ly-trained and supervised mentors.
An independent non-profit organi-zation founded by University of Virgin-ia students in 1969, Madison House coordinates the efforts of more than 3,000 UVA students each year as they
volunteer more than 110,000 hours at approximately 170 local sites, partner-ing with a range of local organizations and agencies. One of Madison House’s many initiatives is the Big Siblings pro-gram, which for more than 45 years has helped foster relationships between students at the University of Virginia and local children in need of positive adult role models.
Through this new partnership, Madison House’s Big Siblings pro-gram volunteers will work closely with the professional staff of BBBS with the shared goals of helping children facing adversity graduate on-time from high school, successfully enter the work-force or secondary education, develop strong socio-emotional competencies, and avoid risky behaviors.
“We are thrilled to be partnering with an organization that has such a long and respected history in coordi-nating child mentoring in the com-munity,” said Jackie Bright, Executive Director, Big Brothers Big Sisters of the Central Blue Ridge. “This partner-ship is great news for us, great news for Madison House’s Big Siblings Pro-gram, and great news for the commu-nity. Combining the efforts of our two mission-aligned programs will reduce redundancies, and improve program efficiency and effectiveness. We’re ex-
CAAR REAL ESTATE WEEKLY
NEWS & VIEWS
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
Coming Soon!
Gorgeous 198-acre estateFields, woodlands, river frontage
Custom brick residence | 4,652 sq ft3 bedrooms | 3.5 bathrooms
800.290.3290 x7805www.PremiereEstates.com
PREMIERE ESTATESAUCTION COMPANY
in conjunction with MURDOCH MATHESON, Frank Hardy Sotheby’s International Realty
AUCTIONO C TO B E R 2 2 N D, 2 01 5
PUBLISHED MINIMUM: $650KVALUED AT $1.4 MILLION
STANDING PINESCOTTSVILLE, VA
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cited by the many possibilities that this new partnership offers.”
“Madison House’s Big Siblings pro-gram has given thousands of UVA stu-dents the opportunity to serve as pos-itive and caring role models for local kids for more than 45 years. Partnering with Big Brothers Big Sisters will en-sure that our volunteers continue to be well-matched and well-trained, and that the mentor-mentee relationships will be successful by any measure,” said Tim Freilich, Executive Director of Madison House. “Madison House’s Big Siblings Program has a vast pool of the best and most highly-motivated UVA students who are eager to serve. Big Brothers Big Sisters has the profes-sional expertise backed by their nation-al organization. This partnership is a win-win for everyone involved.”
For more information or to support Big Brothers Big Sisters of the Central Blue Ridge and Madison House in this new partnership, visit www.blueridge-bigs.org or www.madisonhouse.org.
Oakland School Open HouseOakland School, a specialized
school for all children including those with learning differences, near Kes-wick, VA, is having an Open House on Monday, October 12th at 10:00 a.m. The event will begin with Head of School, Carol Williams, giving an over-view of Oakland’s program followed by student and staff guided tours of the grounds and classrooms. Please call or email Jennifer Ferguson, Admissions Associate, with any questions. Ph: 434-293-9059 Email: [email protected]. Website www.oakland-school.net
Physical Address: Oakland School128 Oakland Farm WayTroy, VA 22963
Unity Hosts Two-Day Event: Celebration of Global Unity—A Meeting of the Faiths
Unity of Charlottesville is hosting a two-day interfaith event entitled, “Cele-bration of Global Unity: A Meeting of the Faiths,” on Thursday, September 10 and Friday, September 11. The events are part of Unity’s World Day of Prayer, a global project now in its twenty-sec-ond year, designed to unite people from around the world in prayer, regardless of their particular faith traditions. Both events are open to the public and will be held on the Unity campus, located at 2825 Hydraulic Road in Charlottesville.
On Thursday, September 10, Uni-ty will host a twelve-hour silent prayer vigil in its meditation center, begin-ning at 6:30 a.m. and continuing until
6:30 p.m. From 6:30 p.m. until 9 p.m., there will be an evening event featuring Labyrinth walks, Dances for Univer-sal Peace, and a collection of interfaith prayers in partnership with the Ameri-can Turkish Friendship Association of Charlottesville. The day’s events are free and open to the public, with love offer-ings gratefully accepted.
On Friday night, September 11, Unity’s Spiritual Cinema is hosting the Charlottesville premier of the film, “iGod.” The film addresses questions people have been asking about God since the dawn of humankind. These questions and disagreements about the nature of God have often led to ethnic and religious warfare, the sup-pression of women, and the debasing of human dignity. Many religions have created rituals and dogmas that sep-arate one from the other and cling to the belief that only they have the “one truth.” But are any of them actual-ly right? Can the true essence of God ever truly be understood or explained? “iGod” traces how the various belief systems about God have evolved into what exists in this present day.
Featured speakers in the film in-clude: Neale Donald Walsch, author of the international bestselling “Conver-sations with God” series. Other speak-ers include Deepak Chopra, Marianne Williamson, Alan Cohen, Gregg Braden and more. The highlight of the evening is a live Skype call with Neale Donald Walsch who will answer questions about the film. Bob Friedman, one of the film’s co-producers, will also be on hand.
Each Office is Independently Owned and Operated 417 Park Street Charlottesville, VA 22902
OLD FARM ROADHighly sought after area this Bellair home is in the Western School dis-trict. Set on over an acre of land-scaped lawn. Lots of light. Living room and family rooms have floor-to-ceiling windows and fireplaces. An excellent home now and offers lots of expansion and improvement pos-sibilities. Fabulous neighborhood...great for walking, jogging, or biking. $535,000
PIGEON TOP TRAILSpectacular views! Contemporary home set on 17+/- private acres. Bright open spaces. A wall of windows lead to 1593 sq. ft. of decking w/Blue Ridge & Valley views. Great room has beau-tiful large wood burning fireplace. Breathtaking glass enclosed master suite overlooks a private screened sleep-ing porch. Tastefully renovated kitchen & baths. Great outdoor space. In land use. $1,050,000
SHARON DONOVAN434.981.7200Native of C-ville with 25+ years of local Real Estate Experience.
CALL SHARON
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.
WALK TO UVA Four finished levels in historic in his-toric Fry Springs area, Charlottesville. Cycle or walk to UVa or hospital . There are 4 bedrooms (2 of them en suite) and 4 bathrooms, plus a huge rec. room in basement could be 5th bedroom . Ideal for sharing or for the person needs some space. Hardwood floors through-out main level, ceramic tile countertops and kitchen island. Backs up to common area. $429,900.
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503 FAULCONER DRIVE - CHARLOTTESVILLE, VIRGINIA 22903PHONE (434) 295-1131 FAX (434) 293-7377
EMAIL: [email protected] - WEBSITE: www.mcleanfaulconer.com
PARK STREET-Classic North Downtown-Victorian with stunning curb appeal gra-ciously sited on spacious 3.5 acre lot in City. 5 BR, 3.5 BA, 4 FP, with over 3,540 fin.sq.ft. $990,000 Steve McLean (434)981-1863. MLS#531436
MAJESTIC OAKS- English Country-style residence with 3 BR, 3.5 on 7 acres on Garth Rd less than 5 miles west of town. Lovely private setting, gorgeous landscap-ing. $1,775,000 Steve McLean (434)981-1863 MLS#529963
Charming c. 1879 4-5 BR renovated farm-house, 34 acres, under 15 miles from city. Beautiful bucolic setting, large stream, pastures and hardwoods near Walnut Creek Park. $695,000. Jim Faulconer (434)981-0076. MLS#532795
BEAR BRANCH FARM -Magnificent moun-tain views from this high end residence on 208 acres. This 4 BR home is bright, airy & perfect for fulltime living or the ulti-mate family retreat. $1,650,000 Charlotte Dammann (434)981-1250. MLS#532232 0
CLOVERDALE VALLEY FARM – Exceptional 222 acre estate, elegant & graceful residence, built w/superb mate-rial & craftsmanship. Spectacular setting next to National Forest. $3,990,000. Jim Faulconer (434)981-0076 MLS#535217
FARMINGTON - Exceptional frame and copper roofed residence situated on 6.8 private landscaped acres, 6 BR, 5 full 2 half BA, with over 6,880 fin. ft of living area. $2,895,000 Steve McLean (434)981-1863 MLS#523345
MADISON COUNTY LAND – 11 Acres of pasture & mature hardwoods. Land boasts road frontage, leveled building site, potential logging revenues, and small creek. $115,000. Macon Gunter (434-242-7772), MLS 529933.
Remodeled home in Farmington- 5 BR, 2 FP, family room, spacious light filled sunroom & large deck w/hot tub.. Hardwood floors, many custom built-ins, terrace level in-law apartment. $995,000. Betsy Swett, 249-2922, MLS 536451
ESTES FARM-c. 1795, 6 BR, 2 BA. 171 Ac. near Shenandoah National Park, Madison County, magnificent views! Long frontage on Rapidan River. $1,495,000 Jim Faulconer (434)981-0076 MLS#520773
JAMES RIVER FRONTAGE! 11.61 ac. - 3BR/3.5BA contemporary residence w/ 3,550 fin.sq.ft. perfectly sited on a bluff overlooking the river. Stunning great room & huge deck w/ magnificent views! $455,000. Will Faulconer (434) 987-9455. MLS#530515
53 Acres in Barboursville area of Orange County. Mountain views with Blue Run stream flowing thru property. Perfect for farming and livestock, or terrific recre-ational property. Excellent candidate for conservation easement. $595,000 Steve McLean (434)981-1863 MLS#536368
Garland Farm c. 1896-Fully restored Ivy farmhouse on 4+ acres, close to town, Western Schools with classic turn of the century details. $775,000. Tim Michel (434)960-1124 MLS#529920 #451592 $1,950,000
WOODLAND, circa 1810, built by John Dunkum as his personal resi-dence. Dunkum, a master craftsman, worked for Thomas Jefferson, helping build Monticello and the Rotunda at UVA. On 76 ac., 5 miles south, Woodland is now completely modernized and enlarged, yet retains character of early Federal period. Almost 5000 fin. sq/ft, 2324 unfin. sq/ft in walk-out basement. 3 BR guest cottage & barn. $1,950,000 Jim Faulconer (434)981-0076. MLS#536460
503 FAULCONER DRIVE - CHARLOTTESVILLE, VIRGINIA 22903PHONE (434) 295-1131 FAX (434) 293-7377
EMAIL: [email protected] - WEBSITE: www.mcleanfaulconer.com
CEDAR SPRINGS- 35 Acre NW Albemarle estate, privacy, Blue Ridge views, stunning residence. Property includes creek, river, pool, spa, pastures, woods, trails, 1840’s log cabin. Jim Faulconer (434)981-0076. MLS#529384
GREAT IVY LOCATION – 7 Acres, gently rolling pastures, beautiful pastoral set-ting with mountain views. Quiet location, but convenient to Meriwether Elementary, shopping in Charlottesville and Crozet. $349,000 Jim Faulconer (434)981-0076 MLS#518376
THE PINES - Brick residence on 7 acres offers comfortable living in a super convenient location. Immaculate 5 BR house has many upgrades. Minutes to Pantops, Downtown & UVA. $775,000 Charlotte Dammann (434)981-1250
THE CHIMNEYS – 300 Acre farming estate in Madison County, base of Blue Ridge. Spectacular home, other improve-ments, and magnificent setting. See website: www.thechimneysfarm.com. Jim Faulconer (434)981-0076. MLS#533883
BLANDEMAR-Uncompromising taste and elegance, 2-story brick with copper roof, 4 BR/4BA/2.5 half BA of over 4800 sq/ft, residence on 21 acres with an exceptional tranquil setting. $1,460,000 Steve McLean (434)981-1863.
HIDDEN HILLS -Beautiful 6.2 acres conveniently located to Charlottesville and UVA. Cleared area for residence and surrounded by established hard-wood trees. A lovely spot to build and enjoy. Charlotte Dammann(434)981-1250 $175,000 #475441
KESWICK ESTATES - Tremendous views of Paradise Lake & golf course beyond from this 2.2 acre lot, w/water frontage & adjacent open space. Charlotte Dammann (434)981-1250 #463335
HEART OF FREE UNION - 5,500+ sq.ft. Home situated on 5+ ac. in Free Union. Bright open floor plan & full walk-out base-ment. Beautiful setting w/in 15 min. of Charlottesville. MLS #518256 $795,000. Steve McLean (434) 981-1863
Great 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. Macon Gunter (434-242-7772). MLS #535637. $177,500
113 Pristine acres, 14 miles NE of city, with pastures & forest, elevat-ed plateau for spectacular home-site, panoramic Blue Ridge views! $1,490,000 Jim Faulconer (434)981-0076. MLS#530335
FREE UNION- Exceptional quality construction & great charm! 21 private acres w/fenced paddock, run in-shed , separate studio/workshop, pond front-age, and nature trails. $680,000 Tim Michel (434)960-1124 MLS#529138
RUGBY ROAD - Designed by Eugene Bradbury, this meticulously updat-ed c. 1913 residence occupies two lots of just under 2.5 acres on one of Charlottesville’s most prominent streets, within walking distance to UVA & Barracks Road. 6BR/5.5BA, heart pine flooring, 5 fireplaces, formal & informal spaces, stunning kitchen w/commercial appliances, library, wine cellar & so much more! Exquisitely restored gardens, extensive walks, brick garden walls, 2 small ponds - a true oasis in the City. Steve McLean (434) 981-1863. $2,750,000 MLS# 530390
REDUCED
WEEKEND GETAWAY - Charming 2BR cabin on 8+/- ac. adjacent to VA Dept. of Game & Inland Fisheries owned land. $245,000 Steve McLean (434)981-1863. MLS#524971
FARM, ESTATE AND RESIDENTIAL BROKERSFARM, ESTATE AND RESIDENTIAL BROKERS
NEW EXCLUSIVE
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503 FAULCONER DRIVE - CHARLOTTESVILLE, VIRGINIA 22903PHONE (434) 295-1131 FAX (434) 293-7377
EMAIL: [email protected] - WEBSITE: www.mcleanfaulconer.com
PARK STREET-Classic North Downtown-Victorian with stunning curb appeal gra-ciously sited on spacious 3.5 acre lot in City. 5 BR, 3.5 BA, 4 FP, with over 3,540 fin.sq.ft. $990,000 Steve McLean (434)981-1863. MLS#531436
MAJESTIC OAKS- English Country-style residence with 3 BR, 3.5 on 7 acres on Garth Rd less than 5 miles west of town. Lovely private setting, gorgeous landscap-ing. $1,775,000 Steve McLean (434)981-1863 MLS#529963
Charming c. 1879 4-5 BR renovated farm-house, 34 acres, under 15 miles from city. Beautiful bucolic setting, large stream, pastures and hardwoods near Walnut Creek Park. $695,000. Jim Faulconer (434)981-0076. MLS#532795
BEAR BRANCH FARM -Magnificent moun-tain views from this high end residence on 208 acres. This 4 BR home is bright, airy & perfect for fulltime living or the ulti-mate family retreat. $1,650,000 Charlotte Dammann (434)981-1250. MLS#532232 0
CLOVERDALE VALLEY FARM – Exceptional 222 acre estate, elegant & graceful residence, built w/superb mate-rial & craftsmanship. Spectacular setting next to National Forest. $3,990,000. Jim Faulconer (434)981-0076 MLS#535217
FARMINGTON - Exceptional frame and copper roofed residence situated on 6.8 private landscaped acres, 6 BR, 5 full 2 half BA, with over 6,880 fin. ft of living area. $2,895,000 Steve McLean (434)981-1863 MLS#523345
MADISON COUNTY LAND – 11 Acres of pasture & mature hardwoods. Land boasts road frontage, leveled building site, potential logging revenues, and small creek. $115,000. Macon Gunter (434-242-7772), MLS 529933.
Remodeled home in Farmington- 5 BR, 2 FP, family room, spacious light filled sunroom & large deck w/hot tub.. Hardwood floors, many custom built-ins, terrace level in-law apartment. $995,000. Betsy Swett, 249-2922, MLS 536451
ESTES FARM-c. 1795, 6 BR, 2 BA. 171 Ac. near Shenandoah National Park, Madison County, magnificent views! Long frontage on Rapidan River. $1,495,000 Jim Faulconer (434)981-0076 MLS#520773
JAMES RIVER FRONTAGE! 11.61 ac. - 3BR/3.5BA contemporary residence w/ 3,550 fin.sq.ft. perfectly sited on a bluff overlooking the river. Stunning great room & huge deck w/ magnificent views! $455,000. Will Faulconer (434) 987-9455. MLS#530515
53 Acres in Barboursville area of Orange County. Mountain views with Blue Run stream flowing thru property. Perfect for farming and livestock, or terrific recre-ational property. Excellent candidate for conservation easement. $595,000 Steve McLean (434)981-1863 MLS#536368
Garland Farm c. 1896-Fully restored Ivy farmhouse on 4+ acres, close to town, Western Schools with classic turn of the century details. $775,000. Tim Michel (434)960-1124 MLS#529920 #451592 $1,950,000
WOODLAND, circa 1810, built by John Dunkum as his personal resi-dence. Dunkum, a master craftsman, worked for Thomas Jefferson, helping build Monticello and the Rotunda at UVA. On 76 ac., 5 miles south, Woodland is now completely modernized and enlarged, yet retains character of early Federal period. Almost 5000 fin. sq/ft, 2324 unfin. sq/ft in walk-out basement. 3 BR guest cottage & barn. $1,950,000 Jim Faulconer (434)981-0076. MLS#536460
503 FAULCONER DRIVE - CHARLOTTESVILLE, VIRGINIA 22903PHONE (434) 295-1131 FAX (434) 293-7377
EMAIL: [email protected] - WEBSITE: www.mcleanfaulconer.com
CEDAR SPRINGS- 35 Acre NW Albemarle estate, privacy, Blue Ridge views, stunning residence. Property includes creek, river, pool, spa, pastures, woods, trails, 1840’s log cabin. Jim Faulconer (434)981-0076. MLS#529384
GREAT IVY LOCATION – 7 Acres, gently rolling pastures, beautiful pastoral set-ting with mountain views. Quiet location, but convenient to Meriwether Elementary, shopping in Charlottesville and Crozet. $349,000 Jim Faulconer (434)981-0076 MLS#518376
THE PINES - Brick residence on 7 acres offers comfortable living in a super convenient location. Immaculate 5 BR house has many upgrades. Minutes to Pantops, Downtown & UVA. $775,000 Charlotte Dammann (434)981-1250
THE CHIMNEYS – 300 Acre farming estate in Madison County, base of Blue Ridge. Spectacular home, other improve-ments, and magnificent setting. See website: www.thechimneysfarm.com. Jim Faulconer (434)981-0076. MLS#533883
BLANDEMAR-Uncompromising taste and elegance, 2-story brick with copper roof, 4 BR/4BA/2.5 half BA of over 4800 sq/ft, residence on 21 acres with an exceptional tranquil setting. $1,460,000 Steve McLean (434)981-1863.
HIDDEN HILLS -Beautiful 6.2 acres conveniently located to Charlottesville and UVA. Cleared area for residence and surrounded by established hard-wood trees. A lovely spot to build and enjoy. Charlotte Dammann(434)981-1250 $175,000 #475441
KESWICK ESTATES - Tremendous views of Paradise Lake & golf course beyond from this 2.2 acre lot, w/water frontage & adjacent open space. Charlotte Dammann (434)981-1250 #463335
HEART OF FREE UNION - 5,500+ sq.ft. Home situated on 5+ ac. in Free Union. Bright open floor plan & full walk-out base-ment. Beautiful setting w/in 15 min. of Charlottesville. MLS #518256 $795,000. Steve McLean (434) 981-1863
Great 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. Macon Gunter (434-242-7772). MLS #535637. $177,500
113 Pristine acres, 14 miles NE of city, with pastures & forest, elevat-ed plateau for spectacular home-site, panoramic Blue Ridge views! $1,490,000 Jim Faulconer (434)981-0076. MLS#530335
FREE UNION- Exceptional quality construction & great charm! 21 private acres w/fenced paddock, run in-shed , separate studio/workshop, pond front-age, and nature trails. $680,000 Tim Michel (434)960-1124 MLS#529138
RUGBY ROAD - Designed by Eugene Bradbury, this meticulously updat-ed c. 1913 residence occupies two lots of just under 2.5 acres on one of Charlottesville’s most prominent streets, within walking distance to UVA & Barracks Road. 6BR/5.5BA, heart pine flooring, 5 fireplaces, formal & informal spaces, stunning kitchen w/commercial appliances, library, wine cellar & so much more! Exquisitely restored gardens, extensive walks, brick garden walls, 2 small ponds - a true oasis in the City. Steve McLean (434) 981-1863. $2,750,000 MLS# 530390
REDUCED
WEEKEND GETAWAY - Charming 2BR cabin on 8+/- ac. adjacent to VA Dept. of Game & Inland Fisheries owned land. $245,000 Steve McLean (434)981-1863. MLS#524971
FARM, ESTATE AND RESIDENTIAL BROKERSFARM, ESTATE AND RESIDENTIAL BROKERS
NEW EXCLUSIVE
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At the heart of every real estate transaction is the contract, the agree-ment between two par-ties for the purchase of a home. The contract reflects hours of work on the part of the buy-
ers, sellers and their agents to craft an agreement that works for both parties. Whether or not it is a “good offer” depends on many factors, including the current market and the respective needs of both parties.
The contract states what the buyer is willing to pay for the house and also spells out any contingencies. These can include items such as the timing of a
home inspection, whether or not the buyers have a house to sell first, how soon they want to close and how they will pay, whether by cash, mortgage or some other arrangement such as sell-er financing. The contract may also specify that the buyers want the sellers to leave items with the home such as window coverings or appliances like the refrigerator, washer and dryer. Fi-nally, it will also name a date and time by which the sellers must reply back to the buyers via their agent.
The sellers may either accept the contract as is or respond back with a counter offer. This could be anything from a higher price to a refusal to leave the refrigerator. They may also ask for
an earlier or later closing date or any of a number of other items depending on their particular circumstances. The buyers can then accept the changes or suggest alternatives. The negotiation continues until both parties agree on the terms and conditions of the con-tract. If they can’t agree the house stays on the market and the buyers are forced to find another one.
What determines if an offer is a good one? A big determinant is the current market. If there are lots of homes on the market to choose from, buyers can take their time and may be able to ne-gotiate lower prices and better terms as sellers are forced to be more negotiable. If it is a hot market with multiple buy-
ers bidding on the same homes, seri-ous buyers will make higher offers and minimize the number of contingencies. Regardless of the market, a good offer is one that takes into consideration the needs and desires of both parties and results in a final contract that everyone can live with.
The Market is KeyThe current market plays a big role
in what makes for a good offer, and this can vary somewhat by month, by neighborhood and even home to home within the same community.
The last several years have seen a sig-nificant improvement in our residen-tial market. A few years ago during the recession, there were lots of homes for sale and buyers could take their time and demand lots of concessions, while sellers often felt lucky to have an offer. Today prices are rising as inventories dwindle and days on the market de-cline. The recent Second Quarter Re-port from CAAR showed closed sales up 12 percent compared with last year at this time. In addition, half of the homes sold in an impressive 33 days or less, the lowest median days on the market since 2006.
With 11.2 percent fewer homes on the market than at this time last year good offers looked very different than they did a few years ago. For example, Inessa Telefus with Loring Woodriff Real Estate Associates described the recent spring market as one in which buyers had to make a decision and write a contract quickly to be in the running for existing homes in popular neighborhoods. In some hot areas that meant viewing a home and making an offer the day it came on the market. Even so, the competition was such that many homes received multiple of-fers, and a good offer was often one in which the price was greater than what the home listed for with a minimal number of contingencies.
Even in a hot market, not every home sells quickly or for over the list price. CAAR’s recent market report stated that on average during the second quar-ter, sellers received 95.8 percent of their list price, which was up from a year ago when it was 95.1 percent.
To be taken seriously offers need to reflect an in depth understanding of the current market by neighbor-hood and by time of year. For exam-ple, in August the market slowed a bit as many people enjoyed vacations or were busy getting their children back to school. Karen Kehoe, Associate Bro-ker with RE/MAX Regency, called the market “fast,” but added that there are still homes to choose from. How-ever she also said the buyer pool is
The Anatomy of a GOOD OFFER
BY CELESTE M. SMUCKER, PHD
SOLD!
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401 Park StreetCharlottesville, VA 22902
W W W . L O R I N G W O O D R I F F . C O M
2874 SCOTTSVILLE ROAD • $159,000Adorable cottage minutes from downtown offers hardwood floors throughout, and an updated bath with ceramic tile. Sunny eat-in kitchen with new countertops & stainless appliances. Off the kitchen, with beautiful sunset views, is a 128 sq ft deck that overlooks a large, fenced rear yard. Lindsay Milby (434) 962-9148. MLS# 535310
1363 GRISTMILL DRIVE • $259,0004 bedrooms, 2 full bathrooms Mill Creek home is freshly painted, newly landscaped, and is move-in ready! Desirable 1st floor master bedroom has a newly updated master bath, and walk-in closet. New tile floor in upper bath, new dishwasher, 2 year-old roof and front gutters. Nicely maintained. Beth Monaco (434) 242-0798. MLS# 534131
1563 VISTAS CONDOS • $199,500Savor the views from the private deck in the summer, and in front of the fireplace in the winter. Bedroom with floor-to-ceiling windows. Two full bathrooms, one located en suite with the bedroom for enhanced privacy. Kitchen is open to the great room with raised eating bar for casual dining. Billie Magerfield (434) 962-8865. MLS# 534190
337 GLADE LANE • $194,900Well-maintained, 3 bedroom, 1 full/3 half bath home with finished basement, deck and shady patio. Bright kitchen with new appliances has an eat-in nook tucked into the box window. Upstairs, vaulted ceilings in the stairwell/hall & bedrooms create a spacious & airy feel. Inessa Telefus (434) 989-1559. MLS# 534449
CLASSIC COTTAGE CHARM IN OLD TRAIL
UPDATED COTTAGE MINUTES FROM TOWN
EXCELLENT VALUE IN MILL CREEK
TURN-KEY HOME STEPS TO DOWNTOWN
STUNNING PANORAMIC MOUNTAIN VIEWS TOWNHOME WITH FINISHED BASEMENT
728 McINTIRE ROAD • $204,0003 bedroom, 1 bathroom home boasts hardwood & ceramic tile floors, completely remodeled kitchen, new gas water heater, & all new plumbing. Rear patio backs to private woods & the soon-to-be redesigned McIntire Park (Botanical Gardens, etc.) is only a short walk away. Harmony Thurston (434) 996-0006. MLS# 530781
ASHLAR AVENUE, LOT 15 • $579,900Smart design with a seamless flow of indoor & outdoor living spaces. 3,000 sq ft, 4 bedroom, 3.5 bath home with detached 2-car garage. Premium kitchen & beautiful 1st floor Master suite, covered wrap-around porch and gorgeous hardwood floors throughout the main level. Kristin Cummings Streed (434) 409-5619. MLS# 535261
1001 E MARKET STREET • $309,000This special floor plan enjoys wonderful natural light from a wall of windows in each room, master suite with private bathroom plus a half bath for guests. Additional features include hardwood floors, granite tops, maple cabinetry, stainless appliances, large closets and covered parking. Lindsay Milby (434) 962-9148. MLS# 535093
PRISTINE DOWNTOWN CONDO
48 ACORN COURT • $369,900Home boasts 3 bedrooms, 4 bathrooms, loft, finished basement, 2-car garage and a bright, flowing open floor plan with truly a chef ’s kitchen complete with gas stove, pantry, and stainless appliances. Fully fenced and landscaped backyard with large deck & access to finished basement. Ninfa Profaci 434-906-2790. MLS# 535404
SPRING CREEK STUNNER
PHENOMENAL FIND IN THE CITY!1532 Dairy roaD $779,000
Enjoy sweeping winter mountain views from this newer brick home nestled behind a charming stone wall, on desirable Dairy Road. The stylishly remodeled gourmet kitchen with deep, rich cherry cabinetry, huge island with curved granite eating bar, Dacor gas cooktop and custom swirled glass pendants has a modern flair. Finished in 2008, the bright basement level includes bedroom suite and spacious rec room with wet bar and French doors to the yard. Entertain al fresco on the screened porch & deck. Erin Garcia (434) 981-7245. MLS# 530105
IDYLLIC FREE UNION COUNTRY PROPERTY october Farm $1,595,000
A distinguished, classical brick residence set in the heart of 21 gently rolling, open acres with Blue Ridge views and dotted with mature hardwoods, a large pond, a stable with paddocks, and large, regulation size dressage ring. Interior highlights include high ceilings, 3 fireplaces, extensive trimwork, built-ins, & lovely views of the Blue Ridge Mountains. The large eat-in kitchen is open to the den’s casual living space, a covered porch, and inviting courtyard patio surrounded by 3 sides of the house.Billie Magerfield (434) 962-8865. MLS# 533691
401 Park StreetCharlottesville, VA 22902
W W W . L O R I N G W O O D R I F F . C O M
Distinctive Offerings Near The UniversityWA L K TO H O S P I TA L & U VA G R O U N D S
LESS THAN A MILE FROM UVA HOSPITAL
LIVE DOWNTOWN IN A PIECE OF HISTORY!
DARLING COTTAGE BETWEEN UVA & DOWNTOWN
STROLL TO GROUNDS, FOOTBALL GAMES
PENTHOUSE STEPS TO SCOT T STADUIM
428 MONROE LANE, #506 $519,000
Fifth floor, 2 story penthouse. This outstanding turn-key penthouse condo offers the perfect solution for your clients who want close proximity to UVA Grounds, the Hospital, football stadium, or downtown Charlottesville. Current owners are offering it fully furnished to make things super easy for the next owner. Wonderfully upgraded with bamboo flooring, solid surface countertops, stainless appliances, 2.5 baths, and beautiful mountain views from the covered balcony. MLS# 528763
Sally Neill • 434.531.9941
1411 CHERRY AVENUE $269,000
Cute updated one-level on a bus line and less than a mile from The University Medical Center. Recent roof, remodeled eat-in kitchen with granite counters, 2 bedrooms, remodeled bath with floating sink, large living room with fireplace, separate dining room, wood floors throughout first floor. Large private yard with outdoor Italian Forno Bravo oven/fireplace. Zoned R-2, Expansion potential in full basement with second fireplace. MLS# 536667
Joan Jay • 434.906.1806
619 E HIGH STREET, #5 $499,900
Brooklyn style penthouse/loft condo steps from the Downtown Mall and 1 block from historic Court Square. Built in 1899 as a church, this conversion to residential condo preserved the original character including internal supports and exposed brick. Chef ’s kitchen with gas, custom cabinets, stainless, and granite. Both bedrooms each have full tiled baths attached. Hardwood floors by Tsar. High efficiency cooling/heat & laundry. Built-ins throughout for added storage. One leased parking space. Truly unique! MLS# 528241
Lisa Lyons • 434.987.1767
1610 MEADOWBROOK HEIGHTS ROAD $339,900
Charming cottage, c. 1937, located in Meadowbrook Heights on a spacious city lot with wraparound driveway. with 1,650 sq ft of living space, it features 3 bedrooms, 2.5 baths, beautiful beadboard walls throughout and wood beams in dining and living areas. Hardwood floors, cork flooring in kitchen, two master bedrooms with en suites, sunroom, and two fireplaces. Just minutes to the historic Downtown Mall and UVA, this is truly a home with a great central location. MLS# 529153
Hunter Palmer • 434.981.0533
110 CAMERON LANE $929,000
Stunning home in fabulous location! Renovation designed by Bethany Puopolo, then expertly completed by Rockpile Construction in 2006 - many fine finish details inside and out! Living Room with vaulted ceiling & fireplace, open Family Room with 2nd fireplace, new Kitchen with Breakfast Room. Master Bedroom Suite also with vaulted ceiling, plus two other bedrooms with Bathrooms en suite. Terrace level features Rec Room with 3rd fireplace, a Study/Home Office and a gym. MLS# 531148
Tommy Brannock • 434.981.1486
1800 JEFFERSON PARK AVENUE $349,000
New Price! Incredible value - truly nothing like this Penthouse with breathtaking views on the market today! From the spacious balcony, enjoy expansive, direct views of Monticello, Brown’s Mountain, UVA’s Medical Center & Downtown. Condo has been totally and tastefully renovated, plus it is offered “furnished.” A short walk to UVA’s Scott Stadium and UVA’s Medical Center. Ready to occupy this Fall and enjoy UVA’s home football schedule! MLS# 528835
Tommy Brannock • 434.981.1486
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shrinking since most families will have moved by now in order to be settled when school starts. This means those still in the market have less competi-tion than during the spring rush and can be more relaxed about finding and making an offer.
Phyllis Novotny with Roy Wheeler Realty Co. described the current mar-ket as “spotty,” indicating that a few areas are still hot with sellers receiv-ing multiple offers while some others have slowed down after what she called a “strong spring market.” In other words, today, whether or not an offer is considered good will vary with the neighborhood in which the house is located.
Telefus recounted a situation in a desirable neighborhood where a home recently came on the market and sold in four days for more than the list price. On the other hand, Kehoe described a situation where a home had a long stay on the market even though it listed for considerably less than what the seller paid for it a number of years ago. Sell-ers in the second situation might well welcome an offer that those in the hot neighborhood would only laugh at.
This market variability means it is critical to work closely with your agent who will be familiar with these kinds of trends and can offer advice on how best to work with the most current conditions when writing an offer.
The Art of Crafting an OfferAlthough the two parties don’t
communicate directly while negotiat-ing the sale of a home, there are ways for buyers to get information to help them write an appealing offer.
Kehoe said it is important for buyers to “listen and find out what the seller really wants.” They can do this by di-recting questions to the seller through their REALTOR®. Sometimes it is pos-sible to find out why the owners are selling and how quickly they want to move. Sometimes sellers will even indi-cate if they are highly motivated. This kind of information is very helpful to buyers and their agents when they write an offer.
When buyers don’t ask these ques-tions, a contract may be rejected for unexpected reasons. For example, No-votny described an all cash contract she received on one of her listings. Normally sellers like cash contracts since when buyers require a mortgage, their contract is contingent on financ-ing, introducing an element of risk. This is especially the case today given the much tighter standards imposed by mortgage companies that can result in longer approval times and denial of loans in some instances.
However in the case of Novotny’s seller, although the contract specified cash removing this risk, the seller said no because it also required a closing date just three weeks away. The seller was in a very busy time in her work and was unable to organize a move that quickly so declined the contract. A good offer in this situation would have allowed the seller enough time to move out comfortably. However, for a different seller, someone who had al-ready purchased another home, or who
needed to move quickly to start a new job somewhere else, this would have been an offer to brag about.
There are a number of steps that buyers can take to increase the chances their offer will be accepted. A big one is to provide proof they are good for the mortgage. This means meeting with the lender before they look for a home and getting pre-approved for a loan.
Pre-approval means the lender has looked at the buyer’s financial infor-mation including their credit rating. They then generate a letter stating the amount of loan the buyer would quali-fy for. This is not final approval but is a good indication that the buyer is solid. This letter is presented to the sellers by their agent along with the signed con-tract from the buyers.
Buyers can also show strength by putting down a larger down payment. A seller looking at two offers, one with
a 5 percent down FHA loan and one with a conventional loan, may choose the latter. A 20 percent down conven-tional loan indicates a “stronger buy-er,” Novotny said.
While the price may be the deter-mining issue in many contracts, other factors can also come into play. For ex-ample, although home sales are a busi-ness transaction, they can also be very
personal, especially for someone who has lived a long time in the same house and has many nice memories associat-ed with it.
Kehoe had a seller once who loved her house and wanted to sell it to buy-ers who would care about it as much as she did. She received two contracts, one from an investor and one from some individuals who included a let-ter explaining how much they loved the house and why. The seller accepted the contract from the individuals even
though it was $3000 less than the in-vestor’s offer. Writing a letter like that is “the only way for the buyer to talk to the seller,” Kehoe said. On another oc-casion she encouraged a buyer to write a similar letter and in that instance the seller accepted a contract that was $10,000 under the list price.
Another way for buyers to find fa-vor with sellers is to offer a reason-
In some hot areas that meant viewing a home and making an offer the day it came on the market.
The recent spring market was one in which buyers had to make a decision and write a contract quickly to be in the running for existing homes in popular neighborhoods.
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15 Shenandoah Ridge Townhome5 BR townhome feat. renovated kitchen (gorgeous Maple cabinetry & granite counters) & excellent sunset views to the Shenandoah Valley & mountains beyond. Shenandoah Ridge is centrally located, walk to the spa, fitness center, tennis center, & Devils Knob Golf. $299,975. Contact Brian Chase www.goWintergreen.com 434-296-9860 (529037)
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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
25 South Rock Tree LaneCustom Build your New Home & create a FULL View Year round! Great corner lot, walk to the slopes, & quiet section of Black Rock Village at Wintergreen Resort. Easy build in skiers' popular & preferred section. Currently Priced $30k under Tax assessment. A backyard destination, Wintergreen opportunity is knocking! $69,750. Call Tim Craig 540-416-8498. (520743)
20 Trillium TownhomeSpacious 2 bed, 2.5 bath Trillium townhome w/deck overlooking 1 acre Trillium nature preserve w/ mature hardwoods & native plants. Immediately across from Wintergarden Spa & Fitness, & the ultimate in walking convenience plus just two minutes to golf & tennis. $167,500. Contact Brian Chase www.goWintergreen.com 434-296-9860 (522514)
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36 Service Berry LaneReduced $30,000. Golf Front, 4 BR, built w/ S.I.P. Panels & very energy efficient. Nice hardwood floors, granite kitchen counters, cherry cabinets, soaring floor to ceiling stone FP, screened porch, vaulted ceiling & 2 car garage. Convenient location to Devils Knob amenities. Large decks overlook Devils Knob Golf course. Apt over garage! $529,000 Call Steve Marianella 434-566-1293. (521279)
11 Ravens Roost PointOne-owner home adjoins the National Forest. Seasonal views into the Shenandoah Valley & mountains beyond. 2 full kitchens & designed to function as 4 BR + office or 5 BR. Granite counters; stainless appl; new roof; freshly stained exterior; rebuilt decks. Top-of-the-line furnishings incl. $490,000. Contact Brian Chase www.goWintergreen.com 434-296-9860 (534628)
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23 WINTERGREEN DRIncredible value for 3700 sq ft of living.....newer con-struction w/ very high finishes....Viking appl, Granite counters, solid wood craftsman style doors through-out, high ceilings, hardwood flooring & much more. Next to spa/pool & ski slopes. This floor plan allows for multiple families to enjoy. $429,000. Call Rod Phil-lips 434-987-6399. (526931)
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403 Devils Knob LoopSuperb home built in ‘05 w/2 car garage offers seasonal mountain views. More than 1,200 SF of decking facilitates outdoor living. The finest granite, tile, stone, hardwoods, plumbing & lighting fixtures, & appl make this home impossible to duplicate at this price. $497,500. Contact Brian Chase www.goWintergreen.com 434-296-9860 (515960)
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1724 High Ridge PlaceRare 4 BR, 4 full BA condo w/ amazing mtn views for all seasons. Totally renovated w/ new roof, windows & hardi-plank siding. Top floor unit w/ high ceilings & very open floor plan… Hugh wraparound deck to enjoy the beautiful views. Great location on the ridge near skiing, spa, dining, & all other resort amenities. Ski shuttle picks up right out front. $350,000 Call Rod Phillips 434-987-6399. (528314)
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53 Wolf Trap LaneNice lot with seasonal views on quiet street. Mature trees, good privacy. Bring your builder or let me introduce you to one. $57,000. Listed by Steve Marianella 434-566-1293. [email protected] (533253)
50 Ash LaneOn the corner of Ash Lane & Devils Knob Loop on a double lot w/ spectacular year-round mountain views. Gorgeous interior details. Sauna, indoor hot tub, multiple living areas, his & hers master baths, & a top floor w/ 280 degree views. $950,000. Contact Brian Chase www.goWintergreen.com 434-296-9860 (512525)
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71 Hickorynut RoadExcellent cul-de-sac lot with seasonal moun-tain views. Walk to the Mountain Village shops & restaurants. Gently sloping lot offers great building options - perfect for a home w/ a walk-out basement. Build now or hold for investment. $39,000. Contact Brian Chase www.goWintergreen.com 434-296-9860 (527328)
137 Pedlars PointPanoramic year round views! Luxury 5 BR on quiet cul de sac at Wintergreen Resort. 2 Family rooms w/ FP, large decks, office, dining room & large master suite w/ unspoiled views of Crawford's Mtn & wilderness area. Gourmet kitchen w/ granite & custom cabinetry, hardwood floors in main living area, cathedral ceilings & floor to ceiling stone FP, multi zone HVAC w/ air, wired for generator & more. $899,000 Contact Steve Marianella 434-566-1293, [email protected]. (529064)
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175 Mountain RoadImmaculate 5 BR / 3 BA, nestled in almost 3 ac. of picturesque landscaping & boasts 2 wood burning FP, a fin. basement, expansive decking & tons of natural light throughout! Property will not last long! Offered at $649,000. Contact Jon Tsakis 540-836-9211 [email protected] (532213)
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910 Devils Knob LoopLooking for incredible value & Wintergreen’s most prestigious address? Savor the incredible mountain views from this home on Devils Knob Loop. Significant home with 4,500+ SF, a 2 car garage addition, more than 1,000 SF of decking. Act quickly! $665,000. Contact Brian Chase www.goWintergreen.com 434-296-9860 (515589)
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194 Mountain Inn CondoGreat investment! Rated Gold in Wintergreen Rental Program. New baths, kitchen & furniture. Walk to restaurants, ski slopes, skating rink, music & craft events, festivals, conference & meeting areas. Gross rental revenue over $19K/year both ‘13 & ‘14. Ext. upgraded w/ fiber cement siding in ‘13. Invest now - prices at 15 year lows! Owner fin. avail to qualified buyers. $80,900. Contact Steve Marianella 434-566-1293 [email protected] (530732)
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1801 High Ridge Ct CondosMajestic Mountain Views Galore! This attractive 3 bedroom/3 bath condo offers full ski and mountain views year round. Excellent floor plan-1 level living. Enjoy quiet mornings from your enlarged wrap around deck. 2nd floor end unit! $299,500 Call Tim Craig 540-416-8498. (527078)
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This event begins at 6:00 p.m. with a potluck dinner. The movie will be shown at 7:00 p.m. with discussion 8:30 p.m. Suggested donation is $10 per person and no one will be turned away. Children under 17 are free. For more information, visit www.unitycville.org or call (434) 978-1062.
The Bridge PAI Announces 2015/2016 Artist in Residence
The Bridge Progressive Arts Initiative (PAI), Charlottesville creative hub, is please to announce local performance and theatre artist Jennifer Hoyt Tidwell as the 2015/2016 Public Artist. Each year through this artist residency program, The Bridge makes a significant invest-ment in an artist it believes represents the professional and creative best that Charlottesville has to offer. During the year, the artist is tasked with creating a work of art that directly impacts the community through its production and presentation.
Long known as an innovator in the creative community, Jennifer Hoyt Tid-well is best know for her collaborative performance work with the Performers Exchange Project, partnering on the 2006 “A Charlottesville Wunderkam-mer,” and also as one of the co-founders of Charlottesville Lady Arm Wrestlers (CLAW). Beyond these efforts, Jennifer is an accomplished writer and instigator of a host of other creative projects.
As a part of her residency, she will be producing a series of public perfor-mance pieces entitled NO WAKE. Orig-inally written in 2014, NO WAKE is a
mythic story of a widow whose grief is so enormous that she tries to abandon her child and ends up causing a storm that tears their house from shore. As they are cast adrift they are faced with a series of challenges in order to survive.
“The Bridge is very excited to be working with Jennifer, an artist that we have long admired”, says Executive Di-rector, Matthew Slaats. “She is a true professional in every respect, and is a catalyst for showing the important role the arts play in Charlottesville.”
“I am beyond thrilled, honored, and grateful to be given resources to create meaningful, accessible public art and performance in my own community,” say Public Artist, Jennifer Hoyt Tidwell. “In collaboration with some of the most talented and visionary artists and orga-nizations in our region, I look forward to offering up an evocative and provoc-ative experience for all. The new year-long Public Artist residency is a model for how Charlottesville must support individual artists if we want a rich cli-mate for daring, serious art.”
http://thebridgepai.org/public-art-ists/jennifer-hoyt-tidwell-no-wake/
About The Bridge PAI : The Bridge Progressive Arts Initiative is a creative hub, supporting art and civic engage-ment that pushes cultural boundaries and directly impacts Charlottesville. By placing artists and designers at the fore-front of conversations, The Bridge uses the creative process to educate, empow-er, and engage Charlottesville. Founded in 2004, the Bridge is located down-town, in the Belmont neighborhood. n
NEWS & ViewsCONTINUED FROM PAGE 9
able turnaround time on the home inspection, Novotny suggested. With any home inspection there is risk that the inspector will find something the buyer doesn’t like and the seller is un-willing to fix. In that case if the parties can’t come to some kind of agreement, the contract dies. Learning about this early on can be a real benefit allowing
the sellers to put their home back on the market quickly and the buyers to get on with finding another house.
If you plan to buy a home soon spend time educating yourself so you know what questions to ask, Telefus advis-es. She also suggests that when you make an offer, keep some money aside for repairs espe-cially if it is an older home. If you are a seller, be prepared to
“look seriously at offers when they come in,” she said since fall and winter are a slower time of year.
For the best information on your situation, consult your real estate agent for advice. n
Celeste Smucker is a writer, blogger and au-thor who lives near Charlottesville.
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frankhardy.com
A Virginia C ountry L ife
Murdoch Matheson434.981.7439
RABBIT RUN – Exceptional property and pristine setting in the heart of Farmington. Designed and renovated by award winning architect and landscape architect with the finest materials throughout. Inviting perennial gardens adjoin and extend from the 4-BR residence on 3.6 private acres with a Garden Dining Pavilion, reflecting ponds, garden follies, and twin tree houses.
MONTEVERDE - Classic brick Georgian located on 222-ac. in southern Albemarle county with dramatic Blue Ridge mountain views over pastoral and productive farm land. Numerous barn improvements and potential guest house. Currently planted in soy bean this versatile property can accommodate equine and/or live stock usage.
WATERSON FARM - Stunning 34-acre lot is one of Albemarle County’s most exclusive building sites. Extremely private with expansive Blue Ridge Mt. views neighboring Farmington Country Club located less than five minutes from Charlottesville and the University of Virginia. . Protected by conservation easement and surrounded by large tracts of land under permanent conservation easement.
RIVER VIEW – Exceptional 570-ac. farm in picturesque valley traversed by the upper Rapidan River. Open land and wooded mountain property. Superbly constructed 4-BR brick manor with copper roof, over 5,000 s.f., enjoys stunning views of the Blue Ridge and working cattle farm. Additional 2-BR brick home and numerous farm improvements. Near the Shenandoah Nat. Forest - Proximity to Charlottesville and Washington, DC.
STANDING PINE - This gorgeous 198 acre estate features open fields, mature woodlands, ponds, and river frontage. Extensive roadwork, cattle fencing, and water supply system is already in place. The custom built five year old residence is sited to provide maximum privacy, yet designed for upscale entertaining. Located 2 miles east of Historic Scottsville and 25 minutes to University of Virginia. To be sold at Auction on October 22 with $650,000 opening bid. Open House scheduled for September 27th from 11:00 to 1:00.
SLATE HILL - Designed by Bethany Puopolo, a renowned architect of clas-sic Virginia estate homes, the house was built by Virginia Frame Builders & features 3 bedrooms & 3 full baths an 1 half bath. There are 3 quarries on the 45-ac property, fenced paddock and a 2BR guest cottage, swimming pool, sport court and lovely stream. 20 minutes south of Charlottesville.
Each Office is Independently Owned and Operated.
AUCTION
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W. Albemarle - Western Ridge3BR 2.5BA on beautiful cul-de-sac with great back yard & wide front porch. Walking trails, full size pool & children’s pool, tennis court, sports court, fitness room, ponds & reservoirs, new playground, and spectacular views of the Blue Ridge mtns, near historic dwtn Crozet.
www.montaguemiller.com/MLS=537001 • $305,900 Pam Whorley: 434.227.2414
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Albemarle Co - Charlottesville31.03 acres with 2 division rights off of Hansens Mountain Rd. Western border Shadwell Creek, with 5 BR farm house. 3.5 miles to Downtown Mall.www.montaguemiller.com/mls=536650 • $259,900 Doug Burke: 434.996.6791
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NEWW. Albemarle - HighlandsRare 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$475,000 • Paul McArtor: 434.305.0361
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Cville - Mill Creek South Updates throughout - open kitchen perfect for entertaining. Granite counter tops & wood floors on main level. Upstairs sports 3 spacious BRs w/ master closet and BA.
www.montaguemiller.com/mls=537211 $315,000 • Paul McArtor: 434.305.0361
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W. Albemarle-Peacock HillsMove-in ready, with a flowing floorpan from kitchen to eat-in breakfast nook/sunroom, formal DR, formal LR, family room, all opening out to a screened in porch and rear deck.
www.montaguemiller.com/mls=537165$450,000 • Sasha Farmer Team: 434.260.1435
Lake MonticelloLovingly maintained house w/Trane HVAC 2012 (service contract conveys). Freshly paint. Hardwood floors. Ceramic floor in BAs, new carpet & ceiling fans, kit appliances replaced.
www.montaguemiller.com/mls=537167$240,000 • Carol Costanzo: 434.962.1419
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NEWW.Albemarle - Crozet AveQuaint & cozy home, 4 BRs, 2 full BAs, LR, separate family with FP, and warm knotty pine paneling. Patio & porch, level yard and detached 2 car garage. Add'l land is also available.
www.montaguemiller.com/mls=537167$240,000 • Carol Costanzo: 434.962.1419
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Albemarle - CarrsbrookOpen great room w/FP. 4 BRs upstairs including lg MBR & att BA. Expansive deck overlooks woods & stream. Fin. bsmnt, rec/family rm w/full BA & FP, storage. 2 car garage.
www.montaguemiller.com/MLS=531206$359,900 • Paul McArtor: 434.305.0361
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®Charlottesville Westfield Office • 434.793.5393 | Downtown Office • 434.227.4444
Land For Sale FLUVANNA CO - Lg tract fronting James River w/adj. property in land conservation use. Potential timbervalue. 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
CHARLOTTESVILLE - Outstanding opportunity for a single home on medium acreage or small farm. Home site sits on knoll overlooking property with mtn views and forest.www.montaguemiller.com/mls=532799 • $249,500Brad Williams: 434.227.4437
Greene - Ruckersville Woods & open land with spectacular mountain views! One level living, contemporary w/open floor plan. 4 BRs, 3 BAs, LR, great room, 2 MBR suites, gourmet kitchen, sun room.
www.montaguemiller.com/mls=532673$399,000 • Anita Dunbar: 434.981.1421
S. Albemarle - N. Garden114 acre mountaintop estate on private summit. Custom craftsmanship. 10,000+ sq ft of living space, dramatic views from almost every room.
www.4195mileendridge.com • $4,195,000 Carter Montague: 434.951.7156
Albemarle - Wind RiverGorgeous home on 3+ private acres. 6000+ fin sq ft, 2 car garage, 1st & 2nd floor MBR suite, home theatre. Stunning vaulted ceiling, screened porch. Up to 7 BRs.
www.2525windriver.com$919,000 • Sasha Farmer Team: 434. 260.1435
Albemarle - KeswickHUGE PRICE REDUCTION! Private setting for spacious ranch on 3+ acre lot. 3 BR/2 BA home & terrace-level 2 BR,1BA apt, private access. Hardwoods & new carpet throughout.
www.montaguemiller.com/mls=532775$296,500 • Pat L. Sury: 434.760.2999
ScottsvilleSet on 11 acres overlooking a pond, 3 BR/2.5 BA built in 1994. 3 floors of living space, wrap porch. Well-built &main-tained. New 30 yr roof, country kitchen, remodeled BAs.
www.montaguemiller.com/MLS=525373 $249,900 • Carter Montague: 434. 951.7156
NELLYSFORD-31.3 ac in Nelson Co, fantastic mountain views. 2BR 1BA sold as is, no repairs.www.montaguemiller.com/mls=520595$150,000 • Kyle Olson: 540.649.4131
ALBEMARLE-4+ acres, open field, privacy. Stream. Dedicated entrance, OWNER FINANCING. www.montaguemiller.com/mls=527757$109,900 • Kathleen Ritenour: 434.996.4214
DILLWYN-Investors/Homeowners! 6BRs, 2.5BA,wood furnace, dbl wide on property for rental.www.montaguemiller.com/MLS=534843$185,000 • Brad Williams: 434.227.4437
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NEWORANGE-Great location, town limits. Zoned R-1.Adjoins Poplar Forest. 22.27 acres. Build/develop.www.montaguemiller.com/mls=524876$200,000 • Peter Primiani: 434.981-5924
LAKE NELSON - 1.79 ac. 3BR, 2BA, open floor plan, hardwoods, formal DR, mtn views, deck. www.montaguemiller.com/MLS=534914$139,050 • Kyle Olson: 540.649.4131
NELSON-Scenic Schuyler w/Rockfish River front-age! 3BR 2BA. Att. garage. Gas FP. Mtn views.www.montaguemiller.com/MLS=535775$50,700 • Kyle Olson: 434649.4131
LOUISA - Retriever Ridge 3 BR, 2.5 BA home on 1.59 acres. www.montaguemiller.com/MLS=531609$194,000 • R.Carter-Johnston: 434.989.3959
FORK UNION - charming brick home, slate roof. Nearly one level acre. Woodstove insert in FP. www.montaguemiller.com/mls=517759 $149,000 • Carter Montague: 434. 951.7156
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SCOTTSVILLE-3BR 2BA, hardwoods, LR w/FP. Screen porch, deck. Upgrades & renovated. Fenced. www.montaguemiller.com/mls=532164$179,900 • Doug Burke: 434.996. 6791
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ers to really see their own dwelling,” declares Liz Blan-kenship, co-owner of Char-lottesville’s Stage to Sell.
“They are emotionally and financially invested in their home, so it’s hard to view it as a ‘product’ competing with other houses for sale.”
While staging may not increase the ultimate selling price of a proper-ty, it can make a home stand out among the competition and may well reduce its time on the market.
“It’s critically important to have a house show well when it’s time to sell,” agrees REALTOR® Byrd Ab-bott, an associate broker with Roy Wheeler Realty. “Some tweaking and paring down often needs to be done because it’s so much easier to pres-ent a staged home.”
Abbott says sellers are usually recep-tive to staging ideas. “Honestly,” she explains, “I’m pretty good with sug-gestions. I just say, ‘Look, this would be a simple thing to do. We could do it right now.’ And we do it.”
Staging may be most important in an empty house, she adds. “Having some minimal furniture helps people envision how they could fit in, because empty rooms are perceived as being smaller than they really are.”
What exactly is staging? Interior design reflects the home-
owner’s taste, lifestyle, and color pal-ette. Staging, on the other hand, in-vites potential buyers to visualize their
furniture in the spacious living room, their china cupboard in the cheerful dining room, their family’s portrait over the mantel. There are several as-pects to staging.
“First, people like a place that’s ready,” Stage to Sell’s Blankenship says. “They don’t want a place that needs lots of work. The biggest problem in showing many homes is too much stuff. It makes any house feel small. Be ruthless in disposing of items, or at least storing them off the property. Get rid of clutter.”
Since first impressions are cru-cial, start that clutter reduction at the street. Maximize curb appeal with bushes neatly trimmed, a nice green
lawn, and fresh mulch on the gardens. Have bicycles, garden equipment, toys, and trash cans out of sight. Power wash the house if necessary and have a bright, clean front door. Profession-al window cleaning does wonders to freshen a property.
Once inside, lookers should get a favorable impression from a house that’s friendly, tidy, and clean smelling
without overpowering air freshen-er scents. Be super aware of any pet odors, since animals can be a big turn-off for some people. Stash pet items (especially cat trees and litter boxes) and when potential buyers are expected, remove pets from the house and yard.
Next, Blankenship advises, “You want to ‘de-personalize.’ Remem-ber, you want potential buyers to see themselves in the house, not your
family. Store away the wedding photo, get the snapshots off the fridge, and the kids’ sports trophies off the mantel.”
“You don’t have to take down every single personal thing,” REALTOR® Abbott allows. “You want buyers to see that a real family has enjoyed this home, but they don’t need to see every last horse ribbon.”
Room by roomThe lighter a room, the more spa-
cious it will appear, so it’s smart to open the blinds. Keep it from looking crowded by reducing the amount or size of furniture. Painting is an eco-nomical investment in optimizing the
interior of any house. The best strategy is to use a neutral color throughout, but this doesn’t mean just plain white. There are hundreds of shades of white, and these days pale greys and greens are also deemed neutral.
Since the kitchen is often a key sell-ing point, Blankenship says, make it bright. Too much stuff on the counters implies there isn’t ample storage. Still, it’s a good idea to display a few items such as a set of up-to-date canisters, a bowl of fresh fruit, and some colorful dishtowels to show the kitchen is us-able. Floors, counters, sinks, and cab-inets (including interiors) should be spotless.
Blankenship also suggests present-ing rooms as “single purpose.” For in-stance, make the guest room strictly a guest room rather than a combination bedroom/office.
Bathrooms are very personal spac-es so take particular care. Get that old bathrobe off the back of the door and make the entire room sparkle. Keeping toiletries (especially toothbrushes) in baskets makes it easy to stash them out of sight when lookers are expected.
Most potential buyers don’t hesitate to inspect closets, so be sure they are orderly and clean with nary a trace of musty odors. Demonstrate adequate storage by minimizing items so there is empty space on shelves and clothes aren’t jammed together on the rods.
If possible, make children’s rooms gender neutral and keep them tidy with covered storage tubs. At the same time, it’s good to have a “kid zone” showing there is plenty of space to play.
Although staging isn’t so important in garages or cellars, they contribute to the overall impressions of a proper-ty. Keep things tidy. Minimize musty odors. If garage walls are scarred, con-sider a quick coat of paint. People un-derstand that when you move you’ll have packing boxes around, but keep them orderly or stow in a short-term storage unit. Remember, you always want to present a picture of generous storage capacity.
Whether you stage your own house or hire a professional, remember the key points to attract would-be buyers: de-clutter, de-personalize, and stay neutral. They can really make a differ-ence in helping a property sell. n
When Marilyn Pribus and her husband moved from Sacramento to Albemarle County eight years ago, they spent time and money to stage their California house. They put nearly half their furniture in storage, kept fresh flowers everywhere (even in the bathrooms), and walked the dog around (and around and around) the block when-ever REALTORS® showed the property.
Staging
a House to SellBY MARILYN PRIBUS
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Pat Burns 434-465-4444• Affordable listing in Greene county! • 3 BR 1.5 BA in a beautiful setting• Open main floor living space• Addt’l large family room(convert into a main floor master BR?)• Seller to pay $5K towards purchasers closing costs w/ acceptable offer!
Bev Nash 434-981-5560• Located in a sought after Keswick location• 3 bedrooms, 960 sf, 240 sf rear deck, shed • An acre of woods and lawns, all appliances• Jetted tub, heat pump, oak and ceramic floors• New windows and sliding glass doors, fresh paint
$194,900
Ruth Guss 434-960-0414• 3 Bedrooms, 2 ½ Baths, 1,798 Finished Sq. Ft.• Freshly painted interior walls, ceilings, door & trim• New carpet and vinyl flooring plus many updates • Cul-de-sac street, fenced rear yard, concrete drive• French door to rear patio, wood burning fireplace
$225,000
Candice van der Linde 434-981-8730• Forest Lakes 5 Bedroom Home• Ready for new owners!• New Roof 2013 & HVAC 2012.• New Kitchen Appliances & Washer/Dryer 2014!• Must See! Priced Low to allow your own personal touch!
Roger Voisinet 434-981-1076• Pavilions at Pantops - one of the largest floor plans • 3 level, 2391 fin.sq. feet AND a garage• Large master suite, add’l family room• Huge lower level w/ full BA & BR. • Kitchen incl maple cabinets, stainless appl, recessed lighting, & island • Wall of windows w/mountain views in the living room • Garden in the backyard
Candice van der Linde 434-981-8730• Updated & renovated inside and out!• 4 BR / 3.5 BA w/ magnificent mountain views• Fully fin. basement - ent. room, BR & full BA• Kitchen has sun filled wall of windows & leads to the deck• Close to the new Wegmans, Schools, Downtown & 64
Kim Lilley 434-422-0223• 5 minutes from Zions XRoads• Luxurious finishes• Huge kitchen and family room• Open floor plan• Huge finished basement!
$282,500
$114,000
$298,500
$379,900
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
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$419,000
Roger Voisinet 434-981-1076• 4.5+ acre lot in Ivy• Retriever Run Subdivision• Paved cul-du-sac. • Multiple building sites for privacy • Western Alb schools• Mountain views, Min. to Rt 64/Crozet/Cville• Survey, well and septic plans on file.
$249,000
Rachel Burns-Reynolds 434-760-4778• Stunning 4 bedroom, 3.5 bath home• Gourmet kitchen with granite, gas range and ss appliances• Master suite with large closet and separate shower and soaking tub• Great location near downtown and hospital• Corner lot• In-law suite potential
$379,900
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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. $325,000. Ted Brame, 985-3248. (533596)
GEOTHERMAL HEAT & AC home! When you walk in the door of this EarthCraft Certified home the WOW fac-tor is immediately evident. Situated on 5 acres you would be proud to call this home. Bring the whole family because the attached suite is perfect for your parents or grown chil-dren. $420,000. [email protected] Susan Stew-art 434-242-3550. (527918)
YOU WILL FALL IN LOVE with this 2BR/2BA country home. 3.5 acres of partially wooded land in the heart of the Madison County mountains. Open concept 1st floor has wood flooring and a large master bedroom with an on-suite master bath. Bonus room on 2nd level could be used as guest/3rd bedroom. $205,000. www.TammiCampbell.com 985-2348/882-5403. (528315)
A MUST SEE IN POPULAR FONTANA NEIGHBOR-HOOD! No other home can offer such a WONDERFUL combo of features! LEVEL driveway. Winter MTN. views. PRI-VATE 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)
TO BE BUILT - The Glen Model. Elevation A - 2133 Square Feet, four bedrooms and 2.5 baths. plus a 2 car garage on 2 acres. Walk in closet, formal living room, ask about our no money down options. Over 70 floor plans and many lots to choose from. $236,000. [email protected] Susan Stewart 434-242-3550. (530269)
THE ASHLAND! A brand new design that every-one will want once they see this price! Unfortunately it won’t be priced this way for long. The home features 1720 finished square feet, three bedrooms, 2.5 baths and a garage. $197,110. [email protected] Susan Stewart 434-242-3550. (519945)
THIS WELL MAINTAINED and affordable home offers three bedrooms, 1.5 baths, large rear deck and screened in side porch. Open floor plan makes this cozy cottage feel roomy and welcoming. $139,000. MatthewWoodson-Properties.com 960-5187. (532475)
SERENITY, YOU WILL FIND AT EVERY TURN & no expense has been spared. Exposed beams, hand selected stones for the floor to ceiling fireplace, Italian tile floors, Roman style walk in shower with dual heads, gourmet kitchen with granite, gas cooking & an open floor plan that is perfect for entertaining. $447,500. Susan Stewart 434-242-3550. [email protected] (535115)
THE GABRIEL BY GIBSON HOMES in Godalming. This custom home can be yours and there is still time to assist with the interior design. Offers hardwood flooring, tiled baths, eat-in kitchen, granite counters, gas fireplace, walk-in closet, 4 bedrooms, 2.5 baths, bonus room, unfin-ished basement and a 2 car garage. $425,000. Matthew-WoodsonProperties.com 960-5187. (536539)
THIS CHARMING HOUSE breathes history. Part of the original structure has been restored to expose the old chestnut logs. The add’l wooded vacant lot provides pri-vacy and tranquility, all giving the feeling of quieter, more peaceful earlier times, yet convenient to all that Charlot-tesville has to offer. $281,000. Dan Conquest 434-242-8573 [email protected] (526587)
TUCKED AWAY amongst the trees and streams, this fabulous home offers convenience and appeal. Rustic hard-wood floors, built-ins, stainless appliances, custom cabine-try, large Master bed w/vaulted ceilings plus 2 additional beds and bonus room. Unfinished basement for storage or future expansion. No HOA. $393,000. MatthewWoodson-Properties.com 960-5187. (530359)
NICE DOUBLEWIDE, move-in condition in de-sirable area convenient to Charlottesville. One level living with 3 bedrooms, 2 baths on three acres at the end of a cul-de-sac in a quiet neighborhood. Close to the mountains with year-round activities. $189,900. Lee Wyatt, 540-718-3065. (536526)
FANTASTIC VALUE and breathtaking views from this brick cape style home. Just over 4 acres. The home has been lovingly cared for. Sit on the covered front porch and take in the fantastic mountain views. 3 bedrooms, 2 full baths, living room, office area and kitchen that is open to the dining area giving a large feel. $160,000. Matthew-WoodsonProperties.com 960-5187. (536687)
CUSTOM BUILDERS OWN HOME on 4 private acres near Zion Crossroads! Nothing cookie-cutter here with Arkansas oak floors, 3 bedrooms each with private baths and vaulted ceiling great room with stone chimney. 3+ car garage space, luxurious main level master bath and much more! $389,900. Maury Atkins 540-223-2719. (531710)
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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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A CHARMING ENGLISH country style house on 2+ acres in beautiful NW Albemarle. The floorplan boasts 1st floor master suite with tray ceiling, great room with gas FP, built-ins & large deck, eat-in area adjoining the modern kitchen & enclosed porch and a large bonus room over the garage. Priced below assessment and irresistible at $499,500. Erika Buckman, 981-1868/951-5166. (527537)
CHARMING ARTS AND CRAFT STYLE home on nearly 1.5 acres. Multiple outbuildings for storage. 1950’s home offers 3BR/2BA, living room, basement family room and spaces for a home office. Imagine bringing your updat-ing ideas or enjoy it the way it is. Convenient to town of Stanardsville, schools. $149,000. MatthewWoodsonProp-erties.com 960-5187. (536633)
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Trust, Tradition & Market Leadership
WELL-LOVED ONE LEVEL living in the coun-try, 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, fin-ished bonus room, master bath, the list goes on. Back deck leads to the fenced backyard. $174,900. Kim Johnson, 465-5138. (532471)
1ST FLOOR MASTER & 10 GENTLE ACRES. Gardeners paradise! Lovely Southern Living floorplan built in 2004. Great room, eat-in kitchen, amazing light! Finished bonus room, unfinished walk-out base-ment and barn. $425,000. Virtual Tour at www.Char-lottesvilleHOME.com Virginia Gardner, 981-0871. (533200)
WHAT A FIND at no money down 100% financing lend-er incentive! Well maintained ranch on a full basement of-fering room to grow. Improvements throughout just move right in! Large kitchen offers ample cabinet space & pantry, living room is open with lots of natural light, finished bonus room in the basement for extra space. The possibilities are endless! $154,800. Kim Johnson, 465-5138. (529869)
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)
THIS BEAUTIFUL HOME will be ready soon! Floor plan is open and inviting with so much attention to detail. Coffered and vaulted ceilings, arches, built in bookcases, granite countertops, upgraded cabinetry, hardwood floors, tile shower, gas fireplace, appliance package, upgraded fix-tures, the list goes on and on. $449,900. [email protected] Susan Stewart 434-242-3550. (528310)
THIS EXQUISITE HOME has just been freshly painted and new carpet installed. Built by Selinger Homes it has all that you could expect from the quality homes they build. High ceilings, open floor plan, hardwood floors, granite throughout and a split bedroom design. Bonus room above the garage. $324,900. [email protected] Susan Stewart 434-242-3550. (531013)
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)
MODELS AND BUILDING SITES AVAILABLE, a 55+ Active Adult community in the valley of Win-tergreen’s Stoney Creek. Spacious golf villas, superb craftsmanship, many Universal Design features. Mainte-nance-free living with sensational views and care-free con-venience. $322,000 - $329,000. Contact the Chase Team. 434-296-9860. (489621)
COME VIEW this move-in ready townhome in lovely Georgetown Green! Located only minutes from Rt. 29, UVa, Stonefield shopping and Albemarle schools. Up-graded with new soft-touch kitchen cabinets, granite, and Berber carpeting throughout. The two full upstairs baths feature new vanities, stone tops, fixtures and custom faux paint. $237,500. Lance Hoover, 989-4187. (529436)
DRAMATIC VIEWS from stunning home inspired by Frank Lloyd Wright. Enjoy Rivanna River views and sunsets over the Carter Mountain range from several rooms and the gazebo. All brick home in immaculate condition with highest quali-ty finishes. Tall ceilings. 1st floor master & guest suites. Very private while in the gated community of Glenmore. $895,000. [email protected] 434-962-3420. (529334)
ESTATE AREA OF CARTERS BRIDGE, nearly new and in excellent condition, privately situated and beautifully positioned on an elevated plateau surrounded by mature woods. Bright open floor plan. Maple cabinets, granite counters, 2 car garage. An additional 2.99 acre adjoining lot available, see mls# 534503. $459,000. Jim-Bonner.com 951-5102. [email protected] (534739)
THIS EXCEPTIONAL HOME boasts a ton of upgrades and high quality finishes. Granite counter tops highlight the kitch-en and all appliances convey, except washer and dryer. Exterior features include a paved driveway with a ton of parking space, professionally wired for generator. Generator and utility sheds convey. $329,900. Karen S. Dowell, 531-6948. (531551)
GREAT INVESTMENT POTENTIAL! Well-maintained 4BR ranch with large legal basement apartment with separate entrance. Leased now until July 2016. Total rent is $1800. Super location, walk to UVa, hospital. 1st floor 3 x 1, basement 1 x 1. Level fenced back yard. $245,000. Alex Ix, 951-5177/962-0509. (534541)
PRIVATE, PARK-LIKE SETTING only minutes from Pan-tops Mtn. Large 2.51 acre lot provides room for future expan-sion. Recently renovated 3BR/3.5BA home offers elegance and classic design. Terrace level family room has great built-ins with wet bar. Step out onto rear patio and enjoy hours of outdoor entertainment. $374,900. Kathryn Bentley, 989-6769. (534370)
WOODRIDGE ESTATES is conveniently located just minutes from school and shopping. This 3 bedroom, 2.5 bath home boasts hardwood and laminate flooring, stainless ap-pliances, 2 car garage, wood stove in the family room, above ground pool and plenty of yard for your garden. $219,000. MatthewWoodsonProperties.com 960-5187. (535656)
ATTRACTIVE BUILDING PARCEL of 2.43+/- acres in Southern Albemarle on Langhorne Road. Gently rolling open meadow overlooking the pond next door in an area of significant farms and es-tates just 30 minutes to Charlottesville. Good value. $37,500. JimBonner.com 951-5102. [email protected] (502522)
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BLUE RIDGE MOUNTAIN HOME: These amazing views are visible from every room. The original 1985 home was completely renovated in 2012 and a garage addition crowned by a guest suite you have to see to believe was added in 2013. No expense was spared in the renovation, construction and furnishing of this rare offering. $1.35M. www.TheChaseTeam.com 296-9860. (536928)
HOLLY HILL was designed by Milton Grigg with incred-ible attention to detail. The 6.7 acres boast total privacy, pond, pool, cottage & garage with apt. all located on the 16th Fairway of the Farmington CC Golf course. The home has large well-proportioned rooms, the grounds are both formal and informal. $3,750,000. Jane Porter Fogle-man [email protected] 981-1274. (521055)
GORGEOUS 400+/- ACRE PARCEL located within 15 minutes for Charlottesville and close to Lake Monticello. Parcel has division rights and offers privacy, rolling open pasture, streams, nature trails and mixed mature hardwoods. $895,000. [email protected] Steve White, 242-8355. (530524)
HOMESTEAD FARM. A true Virginia Country House. Main residence features expansive master suite, gourmet kitchen w/FP, den, dining, home office, porches, veranda, breakfast room & sun porch overlook large pond. 8-stall stable, board-fenced paddocks w/water & sheds, extensive landscaping & pear orchard. $3,750,000. Duke Merrick, 962-5658. (531395)
THIS 92 ACRE PARCEL just North of Earlysville has been selectively harvested in areas with good roadbeds accessing 2 beautiful hilltop home sites. Creek frontage plus moun-tain views – great potential! $515,000. Maury Atkins 540-223-2719. (536889)
EVENING FARM. Southern Albemarle farm of 40 acres with long frontage on Green Creek and (2) state maintained 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 updated in recent years. $545,000. JimBonner.com 951-5102. (530611)
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GENTLY ROLLING LAND with long road frontage and dramatic Blue Ridge Mountain views. Well located near Crozet 15 mins from Cville. Presently used for cattle grazing with large hay shed and pole barn. Blend of mature hardwoods and ele-vated pasture. 5+/- acre lake and a stream. 23 acres/$349,500, 42 acres/$499,500, 93 acres/$1,185,000. Steve White, 242-8355 and Frank Quayle, 951-5100. (533211, 215, 529403)
A Virginia Tradition Since 1927Ednam Hall • Dryden Lane • Charlottesville, VA 22903
Ph (434) 951-5155 • F (434) 951-5190
[email protected] • www.roywheeler.com
10 ACRES of mature woodland at the intersection of Touchstone Lane and Chapman Road in Southern Greene County close to the Albemarle County line and just minutes from Stanardsville and Ruckersville. All wooded, this land has pastoral views to the East and Northeast. $100,000. Ginger Ashcom 978-1066/953-8045. (516617)
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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.
$1,350,000. MLS#530112
JAMES RIVER LAWNJames River frontage just one mile to Scottsville. Three contiguous, buildable parcels totaling 36 acres, each with river frontage and easy access for boats, kayaks, canoes and tubes. Groomed and magnificent campsites.
$375,000. MLS#520927
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 BRIDGE5BR, 3 1/2BA, nearly new and in excellent 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.
$595,000. 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.$1,290,000. 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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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.
All advertising published in the REAL ESTATE WEEKLY is believed to be truthful and accurate. No advertising will be published in the Real Estate Weekly if it is known to be inaccurate or untruthful, but this publication does not warrant, nor is it liable for, the accuracy or truthful-ness of the advertising placed within this publication. Neither the CAAR Real Estate Weekly, Inc., nor its corporate parent, the Charlottesville Area Association of RealtoRs®, Inc., assume any responsibility and shall have no liability whatsoever for errors, including without limitation, typographical errors or omissions in the REAL ESTATE WEEKLY.
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.
Information on advertising placement may be obtained by calling 434-817-9330.
All real estate advertised herein is subject to the Federal Fair Housing Act, which makes it illegal to advertise “any preference, limitation, or discrimination because of race, color, religion, sex, handicap, familial status, or national origin, or intention to make any such preference, limitation, or discrimination.” Virginia Fair Housing Law also makes it illegal to discriminate because of elderliness (age 55 and over).
We will not knowingly accept any advertising for real estate which is in violation of the law. All persons are hereby informed that all dwellings advertised are available on an equal opportunity basis.
THE Staff:
CAAR
CAAR Real Estate Weekly Is printed on 100% recycled paper
308 E. East Main Street • Charlottesville, VA 22902 Tel.: 434-817-9330 • FAX: 434-817-2714
e-mail: [email protected] Send your news and/or press releases to [email protected]
PUBLISHERAimee Atteberry [email protected]
ADVERTISING Beth Wood [email protected] 434.817.9330
Alex Mann [email protected] 434.220.1685
EDITORIAL COORDINATOR Joanne DiMaggio [email protected]
DESIGN Tracy Federico [email protected]
Henry Jones [email protected]
Harding Coughter [email protected]
HOME SALES STATS FOR WEEK ENDING
AUGUST 28, 2015
HOMES SOLD
205 MONTVUE DRIVEALBEMARLE
1015 POPLAR SPRING ROADSCOTTSVILLE
13 PINEHURST ROADLAKE MONTICELLO
113 WILD FLOWER DRIVEKEY WEST
1178 ENTRY RUN ROADSTANARDSVILLE
6843 DICK WOODS ROADAFTON
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 36 houses sold in the seven-county area
n Sixteen were in Albemarle with an average price of $459,910.
n Three were in Charlottesville with an average price of $313,333.
n Eight were in Fluvanna with an average price of $202,550.
n Four were in Greene with an average price of $301,375.
n Two were in Louisa with an average price of $151,750.
n One was in Madison with a price of $735,000.n Two were in Nelson with an average price of
$513,750.
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Are you a homeowner who is current on your mort-gage and looking to lower your interest rate? Alter-natively, would you like to
shorten your mortgage term and build equity faster?
You may be able to take advantage of a long standing federal program to save hundreds of dollars on your mort-gage payment every month or shorten your mortgage term and save money in the long run.
The Home Affordable Refinance Program (HARP) is a unique program that helps certain homeowners refi-nance their mortgage to a more af-fordable monthly payment and at bet-ter terms. With HARP now extended through December 2016, homeowners across the country have more time to take advantage of this program to save money every month.
If you purchased a home before June 2009, have little or no equity in your home but are current on your mort-gage payment (meaning no 30-day-plus late payments in the last six months and no more than one in the past 12 months), and the loan is owned by Freddie Mac or Fannie Mae, you may be eligible to refinance your mortgage through HARP.
More than 3.3 million Americans have taken advantage of HARP since 2009, saving them $200 on average per month. Here’s how you can take ad-vantage of this program:• Gather your basic financial in-
formation before you contact your mortgage company. You’ll need: Your latest mortgage state-
ments, including information on a second mortgage (if applicable); and your current income details (pay-stub or income tax return).
• Find out if Fannie Mae or Fred-die Mac owns your loan. In order to qualify for HARP, your loan must be owned by Fannie Mae or Freddie Mac. Contact your mortgage com-pany or visit www.knowyouroptions.com/loanlookup or https://ww3.freddiemac.com/loanlookup/.
If your loan is owned by Fannie Mae or Freddie Mac, ask your lender if it is an approved HARP lender. Be prepared to provide the informa-tion necessary to verify your current source of income. If your lender is not an approved HARP lender, find out who is near you on the Fannie Mae and Freddie Mac websites.
• Go through the application, approval and closing process. If your lender determines you qual-ify for HARP, they will guide you through the process.HARP has no appraisal require-
ments or loan-to-value limits, so you can apply regardless of how far your home may have fallen in value. With-out this program, qualifying for refi-nancing can be virtually impossible for homeowners who are underwater.
Remember, the opportunity to get a HARP refinance expires December 31, 2016 and there is still time to take ad-vantage of low mortgage rates.
Make 2015 the year you take the step to save money on your home loan. Call your lender to apply now and be-gin to save. For more information, visit www.HARP.gov. n
How to Lower Your Mortgage Payments
Real Estate Weekly
CA
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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.
(800) 361-5155 • (434) 361-2440
www.MountainAreaRealty.com
2788 Rockfish Valley Highway • Nellysford, VA 22958
508 Cox’s Creek Lane With Cox’s Creekcascading in the front yard and the cool mountainair all around you, this 3 BR, 1 BA home would bea great getaway or a permanent residence.Situated on 6.69 acres with numerous outbuildingsand a 2-car garage. Just minutes to Crabtree Falls,the Tye River and the Appalachian Trail. Otherbuilding sites on the property as well! $159,000
493 Edgehill Way One-level 3 BR, 3 BA home withgreat outdoor living space and plenty of room forexpansion! Features include mountain views, openflow, covered porches, hardwood floors, fireplace,built-in shelving, ceiling fans, and new roof withwarranty in 2014! Full unfinished basement with heat,full bath, 2-car garage and 1,000+ square footworkshop, storage, or future living space. Land ispartially cleared/wooded offering mature shade in front and a sunny back yard and garden area.30 minutes to Charlottesville and only 10 minutes to Nellysford. $239,500
622 Front Street In the heart of the LovingstonHistoric District, the “White House” has seen nearlytwo centuries of history pass its front door. Theproperty has hosted a tavern, pharmacy and officespace and now awaits your dream. Live above inthe 3-bedroom, 2-bath, two-story dwelling whileoperating your small business street front. In needof renovations and priced accordingly. $89,000
434.989.6769 Cell434.951.5148 Office
KATHRYN HALL
BENTLEYREALTOR®
A RARE FIND IN THE HEART OF CROZET Western Albemarle school district & priced below the County assessed value! Appraisal 8/2014 valued at $87,000. Zoned R-2 & perfect site to build a modest-sized home. Beautiful, shaded, level lot offers many outdoor entertaining options. Walk to all downtown Crozet - restaurants, grocery, hair salons, & library. Agent relat-ed to Seller. MLS#531226, $74,900
AT T EN T ION BUIL DE R S / IN V E S T OR S / F IR S T T IM E HOM EBU Y E R S!
BREAK HEART RD - Western AlbemarleRustic, untouched natural beauty at it’s best! Seclusion and privacy await on this 5+ acre par-cel in the beautiful White Hall community. Build your dream home or use the land as a retreat. Lots of gorgeous hardwoods and a nice walk-ing path leading to a bubbling stream. Close to the mountains, convenience stores and sever-al vineyards. MLS#531848, $149,900
NEW PRICE!
$15K CREDIT, AT CLOSING, FOR WATER/SEWER
HOOKUP FEES ON FULL PRICE OFFER.
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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
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www.TheReverseMortgageDoctor.com 5690 Three Notched Road, Crozet VA
434-249-4080 [email protected]
Reverse Mortgages for Senior Citizens
Contact John for a no pressure meeting.
Please contact me anytime to discuss a reverse mortgage. Or schedule to meet in my office or in the privacy of your home.
All meetings are absolutely no-obligation and confidential.
A Reverse Mortgage can significantly increase your quality of life in retirement years by eliminating debt
and providing funds to keep up with the cost of living.
www.TheReverseMortgageDoctor.com 5690 Three Notched Road, Crozet VA
434-249-4080 [email protected]
JOHN O’CONNOR
434-249-4080 • 866-201-4897TheReverseMortgageDoctor.com
[email protected] 5690 Three Notched Road • Crozet
NMLS ID# 372644, MLO# 8039VA, Virginia State Corporation Commission MC-2457
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SHARON CALL SHARON434.981.7200Sharon Donovan, a native of Charlottesville, grew up around the construc-tion industry and has watched Charlottesville and the surrounding area grow and blossom into one of the top ten places to
live in the country. In 1980 Sharon began her career in real estate and went on to attain her broker’s license. She combines tremendous energy, experi-ence, enthusiasm, and extensive knowledge of the local real estate market to give her clients and cus-tomers the best service one would expect from a top producer. Sharon utilizes her superior market knowl-edge to transform the often-stressed home search process into one of enjoyment and satisfaction.
EVE434.825.1878Eve Hesselroth lives in Charlottesville with her husband and two fantas-tic kids. She has known Charlottesville as a teen-ager, a UVA student, a parent and a professional. Eve utilizes all of those perspectives to help her
clients find the perfect home, or market the house they are selling. She loves matching people up with the right place for them. She brings patience, warmth and a sense of humor to the home buying and selling process. Ella habla español. To learn more about Eve email her at [email protected].
SONJA RING SONJA434.981.3523Sonja Casero has 20 years of experience in the real estate industry. She prides herself in knowing that this experience is some-thing her clients can depend on as she works
hard to ensure successful transactions. She is com-mitted to integrity and a straightforward approach. She goes above and beyond normal service expec-tations and never stops looking out for your best interests. She feels strongly that in this business people come first. As a result, she gives 110% in every transaction. Over 90% of Sonja’s business is personal referrals - why don’t you ring Sonja to see why her clients come back to her again and again?
STUNNING RENOVATION ON FENDALL AVENUE This is the house you have been waiting for. The stately, solid stone home near the historic University of Virginia, on one of Charlottesville’s most desirable streets in the Rugby neighborhood, was built in 1930 and has been extensively renovated with consummate taste. Set back from the street on a gracious lot this home affords tranquility, privacy and convenience, wrapped in a beautiful package. The expansive, gourmet kitchen with 4cm Italian marble counters, custom cabinets, custom copper sinks and range hood and professional grade appliances is a home chef’s dream come true. All the bathrooms are so lovely you will think you have been transported to a chic spa. With private amenities including a new play court, blue stone patio, custom climbing wall in the detached garage and salt-water pool, your home will be the retreat you always knew it should be. $1,049,990.
A GARDENER’S PARADISEAdjoining beautiful Mallard Lake is this lovely home with master bedroom on the main level, and huge unfinished basement for you to customize the way you want it. Home of a Master Gardener, you will be amazed at the variety of flowering trees and bushes and perennials and quiet sitting areas beside the fishpond that have been for your enjoyment. Open, bright floor lan. 4 BR, 3.5 BA. The quality shows! $525,000 Ring Sonja 434.982.3523
RESIDENTIAL BROKERS
417 PARK ST. • CHARLOTTESVILLE, VA 22902434.296.0134 • WWW.FRANKHARDY.COM
VIRGINIA WINE COUNTRYOnly 20 mins from Charlottesville, 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. 3BR, 2.5 BA, central air/heat & 2 walk-in closets! $224,900 Ring Sonja 434.982.3523
Each Office is Independently Owned and Operated
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DICK WOODS ROADSpectacular custom designed. Built with attention to detail! One of the finest homes in South Ivy. Set on 6 beautiful acres with a lovely landscaped gated entrance. Year round mountain and pastoral views. Gourmet kitchen. 5 bedrooms and 5 1/2 baths. 3 car garage. $1,295,000
RALEIGH MOUNTAIN TRAILSuperb quality. Spacious rooms and an open floor plan define this 5,080 fin. sq. ft. residence. 5/6 BR 4 full baths and 2 half baths. This fine home, offers a blend of traditional and contemporary features. Privately situated on 10 acres. Adjoins a 15+ ac. natural area of Colston. Convenient Ivy location less than 15 min. to Charlottesville. Other features include cypress siding, 1900 sq. ft. of decks, in-ground gunnite pool, cherry floors on main level and large windows on all sides. $1,150,000
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Private Gated Equestrian CommunityNestled within the Jefferson Sea
21 + Acre estAte sites stArting At $179k
estAte Homes stArting At $650k, miles of Bridle trAils
A VirginiA gentlemAn’s dreAm offering fly fisHing, trAil riding, skeet sHooting, And preferred use of tHe lodge At mount idA reserVe.
www.tHefArmsAtturkeyrun.com
pleAse contAct
Milicent Loehr LynchVp of sAles & mArketing
(434)[email protected]
Rooftop Terrace
TOWNHOMES off of
RIO ROAD
MHBR No. 3588 | ©Stanley Martin Homes | *Prices, features and availability subject to change without notice. Number of bedrooms and bathrooms vary by homesite. Options and incentives do not apply to all communities, lots, and house types. Photos shown may be of similar homes. Certain restrictions apply. Please see a Neighborhood Sales Manager for details.
434.975.7445 | 200 Garrett Street, Suite B, Charlottesville, VA 22902 | Charlottesville Model Homes Open Daily 11am-5pm
STONEWATERFrom the Low $300’s! • Just 2 miles from Downtown! • Convenient Rivanna Trail access • Enjoy breathtaking mountain views and wooded home sites
Mountain View Towns from the Low $300sSingle Family Homes from the Low $400’sFor more information contact the Neighborhood Sales ManagerAmanda Smith at 434.466.4100 or [email protected] Directions to model: From Downtown Charlottesville, take Park St. which becomes Rio Rd. East. In 2 miles turn Left into the Stonewater Community on Penfield Lane. The model is the 1st home on the Left.
Visit StanleyMartin.com to find your new home today!
Now Available at Stonewater - New Townhomes featuring gorgeous rooftop terraces! Visit us this weekend to check out the view for yourself!