The Real Estate Weekly 8.27.15 by The Real Estate Weekly

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VOL. 24 NO. 35 n AUGUST 27 - SEPTEMBER 2, 2015

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

Homeowner Associations KEEP PROPERTY VALUES HIGH

The Good News Continues for Charlottesville’s

COMMERCIAL Real Estate Market BY CELESTE M. SMUCKER, PHD

AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

NEW HOMES in the BEST LOCATIONS 676

HOLLYMEAD

614

CROZET

663

OWENSVILLE

IVY

250

GORDONSVILLE 3

RIO

CHARLOTTESVILLE

Martha Jefferson Hospital

5 1

3. BELVEDERE

2. STONEWATER

4. SPRING CREEK

Move-In-Ready Homes and Amazing Views! Townhomes with rooftop terraces and wooded single family homesites off of Rio Road - close to Pen Park. New First floor master plans now available! Mountain view Towns From the low $300’s Single Family Homes From the $400’s 434.466.4100

New Section Now Open! Gorgeous single family homes convenient to Downtown and Rio Road shopping and dining. From the mid $400’s | 434.326.8254 New Section Now Open! Top Rated, gated golf course neighborhood with a variety of amenities, offering first floor master single family homes just 15 minutes from Charlottesville. From the upper $300’s | 703.930.0696

5. HUNTLEY

KESWICK

1. AVINITY

One Townhome Remains! 4 bedroom, 2-car garage townhomes. Under 3 miles to Downtown with views of Carter’s Mountain. From the $300’s | 434.466.1005

Monticello

Convenient to UVA! Single Family Homes steps from the heart of Downtown and walking distance to UVA and the Medical Center. From the low $300’s | 434.466.7220

250

6. OLD TRAIL

Move-In-Ready Homes Now Available! Single family homes in an amenityfilled neighborhood in Crozet! Enjoy golf, shops and miles of trails. From the mid $400’s | 434.466.0525

7. WILLOW GLEN

Move-In-Ready Homes Now Available! Townhomes and single family homes off of 29N within walking distance of Hollymead Town Center & close to NGIC. From the upper $200’s | 434.284.3252

8. GLENMORE

New Section Now Open! Resort style living with executive single family homes in a gated golf course neighborhood in Keswick. From the upper $400’s | 434.465.1808

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Visit us online at StanleyMartin.com to learn more about our communities!

434.975.7445 | 200 Garrett Street, Suite B, Charlottesville, VA 22902 | Charlottesville Model Homes Open Daily 11am-5pm

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.

ZION 64 CROSSROADS

9. KENRIDGE

Stately villas with main level living located near Farmington Country Club and just minutes to UVA! From the low $700’s | 434.466.7220

10. WHITTINGTON

Estate style homes situated on 1 acre wooded homesites with mountain views, one mile from the city limits and minutes to the anticipated 5th Street Station. From the upper $500’s | 434.328.2431

11. WESTLAKE AT FOOTHILL CROSSING

New Section Now Open! Single family homes in Crozet, convenient to I-64 with views of the Blue Ridge Mountains. From the upper $400’s | 434.566.1007

A DREAM HOME IS GREAT, BUT THE RIGHT ONE IS BETTER. Let an agent who knows guide you.

NOW $425,000

$259,000

$249,000

REDUCED!

Bev Nash

434-981-5560

• Panoramic Blue Ridge views from both levels • Quality customized Massimo Rampini construction • Beautiful master suite configuration and a balcony • Quick closing available, price just adjusted • “Ashcroft views with Fontana prices” was a comment

New to the Market

Ruth Guss

434-960-0414

Roger Voisinet

• 3 bedroom, 3 full bath, 2,200+ finished sq. ft. • New wood floors, new air conditioning unit, new gas range • Partially finished basement with in-law suite potential • 2 kitchens, 2 driveways, many recent improvements • Great location: close to schools, shopping, dining & parks

AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

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.

$549,900

$298,500

REDUCED!

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

Rachel Burns-Reynolds

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

$146,000

$540,000

$379,900

REDUCED!

Pat Burns

434-465-4444

• Large ranch on 7+ peaceful acres • Easy drive to Charlottesville up 29 or 20 • Large foyer & open family room • Crown molding, cathedral ceilings, skylights • Formal dining room with columns • Beautiful hardwood floors throughout • Large eat in kitchen, granite, center island, pantry • Main floor master, 2 huge walk-in closets

Kim Lilley

434-760-4778

• Queen Anne style, 25 min to Chville & 12 min to Zions. • Foyer & LR w/ cathedral ceilings, Victorian trim, antique FP • Eat-in kitchen has bay windows, stainless appl • Main floor master w/private deck access & sitting area • Main floor formal dining room & den w/ built-ins • HUGE lower level living in rec & family room, storage • 3 BR upstairs w/ Jack-and-Jill bath • Screened side deck & large rear deck

434-422-0223

• Gordonsville - Charming small-town living! • Up to $4,000 paid in seller’s closing costs! • 3 blocks from Main Street’s shops & restaurants • No thru traffic on street • Flat, sunny yard w/ workshop (electricity) • Perfect for retirement or fthb

MOTIVATED!

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!

434-974-1500

355 West Rio Road, #102 Charlottesville, VA 22901

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Roger Voisinet

AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

What’s

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

Inside: AUGUST 27 - SEPTEMBER 2, 2015

373 Quarry Road

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VOL. 24 NO. 35 n AUGUST 27 - SEPTEMBER 2, 2015

Homeowner Associations KEEP PROPERTY VALUES HIGH

The Good News Continues for Charlottesville’s

OPEN Sun, Aug 30th, 1 - 3pm

COMMERCIAL Real Estate Market

Belmont Village. Gorgeous end unit townhome close to Downtown Mall & 5 mins. to the new 5th St. Station & Wegmans. Enjoy the 2-car garage, impressive landscaped backyard & beautiful, modern & open interior with all the upgrades - granite counters, hardwood floors, gas FP, duel zone HVAC, new tankless hot water heater and stainless appl. MLS#534298, $289,900

BY CELESTE M. SMUCKER, PHD

BATESVILLE 3+ HILLTOP ACRES Elevated site overlooking Mechum River. Nice distant views. Electricity, drilled well, and septic field for a four bedroom house in place. Only 1.5 Miles from beautiful downtown Batesville. Price reduced to $94,900.

Dir: From Downtown, head South on Monticello Ave, Right on Quarry Rd., Right into Belmont Village. Go Left, it’s the last Town home on the right.

Linda Willer

434.466.4634

Action Real Estate

434.760.1421 LindaWiller@remax.net

OPEN HOUSES

Make the the Make theMake SMART MOVE SMART MOVE SMART MOVE The Good News Continues for Charlottesville’s

COMMERCIAL Real Estate Market BY CELESTE M. SMUCKER, PHD

Issue: IN EVERY

CALL

(434)977-2705 ■ Direct service to a30 states for FREE ■ STORAGE until you want delivery estimate ■ Climate-controlled Direct service to 30warehouse states ■ ■ Fully STORAGE you wantpersonnel delivery ■ trained,until experienced ■ Licensed, Climate-controlled warehouse ■ fully insured

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Open Houses ................................ 4-5

COMMERCIAL REAL ESTATE

www.StudentServicesMoving.com

■ Call Fullyfor trained, ■ a freeexperienced estimate personnel ■ Licensed, fully insured ■ Call for a free estimate

The Good News Continues for Charlottesville’s Commercial Real Estate Market .............................. 11

Homeowner Associations Home Sales Stats .......................... 14 Keep Property HOUSE & HOME Associations Values High Homeowner Keep Property Values High .............. 18 BY CELESTE M. SMUCKER, PHD

BY CELESTE M. SMUCKER, PH.D.

NEXT WEEK:

BY CELESTE M. SMUCKER, PHD

Charlottesville Music Festival

(434) 977-2705 • www.studentservicesmoving.com (434) 977-2705 • www.studentservicesmoving.com Your Own Cabin in the Woods

4.7 acres fronting Rt. 15 with 2 bedroom 1 bath rustic cabin overlooking approx. 1.5 acre pond. Ideal vacation or week-end retreat. Other sheds and outbuildings. Cabin sold as is where is. Owner in process of doing a few repairs to cabin. MLS#532689, $109,900

HAROLD PAYNE 434-981-0071

A Virginia Tradition Since 1927 A Virginia Tradition SinceSince 1927 A Virginia Tradition 1927

Ednam Hall • 1100 Dryden Lane • Charlottesville, VA 22903 • Charlottesville, VA 22903 Ednam HallPh• 1100 Dryden Ednam Hall •Lane Dryden Lane • Charlottesville, • F (434) 951-5190 VA 22903 (434) 951-5155 Ph (434)•951-5155 • F951-5190 (434) 951-5190 F (434) Ph (434) 951-5155 homes@roywheeler.com • www.roywheeler.com homes@roysheeler.com • www.roywheeler.com • www.roywheeler.com homes@roywheeler.com

This information, although deemed accurate at the time of publication, is not guaranteed. This information, although deemed accurate at the time of publication, is not guaranteed.

C U O N N D T E R R A C T

thth OPEN HOUSES Sunday, August 30 HOUSES Sunday, October 20 OPEN HOUSES Sunday, October 20th

Time: 2-4 pm

306 GUILDFORD FARM ROAD

720 VILLAGE ROAD

Hosting Agent: Alex Ix

Time: 1-4 pm

2060 TIMBER POINTE ROAD

Time: 1-4 pm

Hosting Agent: Matthew Woodson

Hosting Agent: Mike Peters

Out Of BOunds OP OP EN EN SA SA T T & &

SU SU N N

Villas from the upper $600’s Elevator Townes from the upper $400’s

OPEN HOUSES

THE “MORGAN” BY CROFT CUSTOM HOMES is 104 DORSET COURT 1015 BEDFORD HILLS DRIVE 940 STANLEY DRIVE 520 STAGECOACH a new home, completed ready to move intoROAD in beautiful UNIVERSITY LOCATION! 4 Bedrooms, 3 baths in an estabONE LEVEL LIVING in Forest Lakes. This lovely one level home is 104 DORSET COURT 1015 BEDFORD DRIVE 940 STANLEY DRIVE 520and STAGECOACH ROAD Time: 2-4 Time: HILLS 1-4 Time: Time: 1-4Suites, lished neighborhood of tall oak trees and wide streets and located perfectly sited on a level corner lot and features a new room, first 1-4 floor Guildford Farm. 1st and 2nd level Master premium Time: Time: 1-4 Time: 1-4 Time: 1-4 Hosting Agent:2-4 Jan Shiflett Hostingmaster Agent: Jim McVay Hosting Agent: Mike Hosting Sands 1 mile from the University of Virginia. Fabulous curb appeal, master bedroom, recent new wood floors, great room with cathedral ceil- Peters trim package, 1st and 2nd floor Agent: laundryKay rooms and many Agent: Jan Shiflett Agent: Jim McVay Agent: Hosting Agent: Kay ing andCOMFORT. gas fireplace, light and brightFABULOUS kitchen, Hosting gas heat, back patioMike and Peters bedroomHosting on the first level.LEVEL 2 wood burning fireplaces, fenced in Hosting back SUPER CLEAN ONE RANCH w/ UNIQUENESS AND Enjoy 5BR COLONIAL located near ADORABLE 1950s COTTAGE. more upgrades. 4 bedrooms, 3.5 baths on aSands 2+ One acre floor lot. front porch, vinyl sidingEnjoy and more! Please stop by today! $274,900. Mike yard. Nearby park with multiple playgrounds. Johnson school one SUPER CLEAN ONE LEVEL RANCH w/ UNIQUENESS AND COMFORT. FABULOUS 5BR COLONIAL located near ADORABLE 1950s COTTAGE. One taken floor brick front & vinyl siding at the end of a cul-de- beautiful brick fireplaces, high ceilings and Hollymead Town Center. This spacious, movelivingWoodson, on a half-acre that has(529849) been lovingly $489,000. Matthew 960-5187. Peters 951-5119/981-3995. (534305) block up athe street $305,000.Alex Ix,This 951-5177/962-0509. (536056) brick front & vinyl sidingbasement! at the end of a darling cul-de- beautiful brick fireplaces, highfloor ceilings andsuite Hollymead on a3 half-acre thatspacious has been lovingly taken sac, plus full walkout abundant natural light. First master in conditionTown homeCenter. featuresThis an spacious, open floormoveplan living care of. bedrooms, well-equipped Directions: Rt.of. 29n, go left on Rt. 607 (Cedar Grove Directions: From Charlottesville, Rt.condition 29gourmet north to right intokitchen, Forest sac, plus a full walkout basement! This darling abundant natural light. First floor master home features an open floorroom planFrom care 3 bedrooms, starter home was just painted inside & features has adjoining office. Great pool and patio.suite Cot- takein with eat-in family kitchen, lg. living roomspacious w/woodwell-equipped burning fire Directions: Enter Johnson Village at the intersection of Shamrock Rd.), bear rightkitchen, onto Welsh Run,room turn w/wood left intoburning Guildford Lakes on Timberwood Blvd. CotLeft on Timberwood Parkway, right on Timstarter home wasAve., just painted inside features has adjoining office. Great pool and patio. with fireplace, gourmet eat-in room lg. living fire Rd. and Cherry Right on Trailridge. Left on Village place, hardwood floors, great room w/outside hardwood floors. Extra-large deck &overlooks tageRd. is wonderful guest or in-law suite or artist/ first floorkitchen, bedroomfamily with office, ber Pointe Road. First driveway on your left. fireplace, first floor bedroomFarm, right. hardwood great terrace room w/outside hardwood floors. backyard. Extra-largeLots deck overlooks tage is studio. wonderful guest or play in-law suite or artist/ with with house office, entrance leading floors, to a sunny & yard, private, spacious of upgrades, writer 2+ acres for and gardening extensive ceramic and hardwood flooring andon place, a sunny terrace & yard, private, backyard. Lots in of the upgrades, studio. 2+ acres forJim@JimMcVay.com play and gardening extensive ceramic and see hardwood and entrance attractive leading spacioustoshed w/electricity. Minutes new roof,spacious many others. Located Baker writer in Earlysville. $480,000. new carpet. A must property!flooring $429,900. spacious $229,500. shed w/electricity. Minutes new roof, many others. in the Baker in Earlysville. $480,000. new carpet. A must see property! $429,900. from Downtown. Kay Sands, 825Butler/Sutherland schoolLocated districts! $159,000. 434-962-3420. (513693) Jim@JimMcVay.com http://www.940stanley.com/ Mike Peters 951- attractive Butler/Sutherland school districts! $159,000. 434-962-3420. (513693) Mike Peters 951- from 6129. Downtown. (509047) $229,500. Kay Sands, 825Jan Shiflett, 242-6057. (514345) 5119/981-3995. (512926) Directions: From Hydraulic and Rio take http://www.940stanley.com/ (509047)5th Street Ext., cross over Jan Shiflett, 242-6057. (514345)left on Barnes- Directions: (512926) From and Rio Directions: Directions: 29N to Camelot, Earlysville Rd northHydraulic over the reservoir to atake left 5119/981-3995. Directions: From town Rio Rd. west to Rt. 743 6129. Streetleft, Ext., Directions: to Camelot, lefttoon RdHills northDrive. over the reservoir to aleft. left Directions: Riotowards Rd. westEarlysville. to Rt. 743 Directions: Interstate 64,5th take third travelcross aboutover 1/4 dale, left on29N Dorset all the way theBarnesend of Earlysville onto Bedford 1015 is on your (Hydraulic From Road)town north takethethird left, travel about 1/4 dale, left on Dorset all the way to the end of onto Bedford Hills Drive. 1015 is on your left. (Hydraulic Road)Dr, north towards Earlysville. mile, house64, is on right. the street. Right on Stanley second drive on the left. Interstate the street. Right on Stanley Dr, second drive on the left. mile, house is on the right.

Decorated Model Now Open!

AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

Model Homes Open Daily 12-5

Belvedere One Level Living from the $500’s

Time: Julie 1-4 •Holbrook Hosting Agent: Julie Holbrook

E S T A B L I S H E D E S T A B L I and S convenient H E D NEIGHBORHOOD NEIGHBORHOOD to downtown and and Rt convenient 29. Well to downtown Rt hardwood 29. Well maintained homeand features maintained home porch, featuresmain hardwood floors, screened level floors, main level laundry,screened 1 full andporch, 1 half bath on main laundry, 1 full and 1basement half bath on main level. Full finished includes level. Fulland finished basement includes kitchen laundry, 1-2 bedroom kitchen and laundry, 1-2 bedroom with outside access. $223,100. Julie with outside access. $223,100. Julie Holbrook, 434-989-4415. (512616) Holbrook, 434-989-4415. (512616) Directions: From 29N, East on Directions: 29N, Left East onto on Rio, Right onFrom Greenbrier, Rio, Right thru on Greenbrier, Banbury, stop sign, Left homeonto on Banbury, thru OPEN stop sign, on the left. ALSO 10/23home FROM the left. PRIOR ALSO OPEN 10/23 FROM 2-3PM TO AUCTION. 2-3PM PRIOR TO AUCTION.

37 WEXFORD RIDGE 37 WEXFORD RIDGE ROAD ROAD Time: 2-4 • Matthew Wood-

Time: 2-4 • Matthew Woodson son

READY TO MOVE IN! This READY MOVE model IN! This upgraded TO “Berkshire” has upgraded has hardwood “Berkshire” floors, granitemodel counters, hardwood floors, granite counters, gas fireplace, built-in cabinets, 9’ gas fireplace, built-in 9’ ceilings, stainless steel cabinets, appliances, ceilings, stainless appliances, 4 bedrooms and steel 2.5 baths - the 4listbedrooms - the goes on and and 2.5 on.baths $379,900. list goes on and on. $379,900. MatthewWoodsonProperties.com MatthewWoodsonProperties.com 960-5187. (501463) 960-5187. (501463) Directions: From 29N, East on Directions: 29N, EastLeft on Rio, Right From on Greenbrier, Rio, on Greenbrier, Left onto Right Banbury, thru stop sign, onto Banbury, home on the left. thru stop sign, home on the left.

21708 JAMES 21708 JAMES MADISON HWY. MADISON HWY. Time: 1-4 • Hosting Agent:

Time: Susan 1-4 • Hosting StewartAgent: Susan Stewart

DESIGN/BUILD YOUR OWN DESIGN/BUILD YOUR HOME for as little as $1000 OWN down, HOME for as little $1000 down, no construction loanasnecessary! I&J no construction loan this necessary! invites you to tour ParadeI&J of invites to tour this plan, Paradewith of Homes you Award winning Homes Award winning plan, with large windows, open spaces, high large windows, open spaces, high ceilings, elegant fixtures & finishes. ceilings, elegant finishes. Every detail hasfixtures been & considered! Every detailplans hasarebeen considered! Many floor available or I&J Many flooryou plans are available I&J can help design your veryor own can you design very 434own plan!help $369,000. Susanyour Stewart plan! $369,000. Susan Stewart 434242-3550. (505508) 242-3550. (505508) Directions: FFrom Zion Crossroads – Rt. Directions: FFrom Crossroads – Rt. 15 South. Cross Rt. Zion 250 and do immediate 15 South. Cross Rt. 250 do immediate U turn into parking lot.and Look for sign. U turn into parking lot. Look for sign.

CRAIGBUILDERS.NET | 434 .973-3362

Foothill Crossing 679 TOUCHSTONE 218 LOGTRAC from the upper $400’s 679 TOUCHSTONE 218 LOGTRAC ROAD LANE ROAD LANE Time: 12-2 Time: 1-3 Hill Brook

Time: 12-2 One Level Living off Rio RdHosting Agent: HostingTime: Agent:1-3 Margaret Hosting Agent: Hosting Agent: Tammi Campbell RamseyMargaret Tammi orCampbell Ramsey Hyland Ridge ENJOY FISHING sunning on the beach BEAUTIFUL MODERN POST AND

from the low $500’s ENJOY or sunning on the beach BEAUTIFUL POST crafted AND when youFISHING buy this 3BR/2BA Contemporary BEAM home onMODERN 11.5 acres. Artfully when you buySaltbox this 3BR/2BA Contemporary BEAM home on 11.5 acres. Artfully cedar-sided with open floor plan, bright, airy living area. + 2BR/BA +crafted office. Kenridge cedar-sided Saltboxwith withrock open plan, bright, airy living area. +home 2BR/BA office. Only Remaining delightful sunroom wallfloor waterfall, A wonderful vacation - or+1live in delightful sunroom rock waterfall, A wonderful vacationViews homeare - orprotected live in large laundry room,with plenty of wall storage space, paradise year-round. Lochlyn Hill large laundry room,shed plentyand of storage paradise year-round. Views additional storage gardenspace, spot. with a charming upscale B&Bare onprotected one side, Rooftop Terrace Townhomes additional storage shed and 20 garden spot. with charming upscale B&B onacross one side, Only 15 minutes to shopping, minutes to and aaconservation easement view the Only minutes to shopping, 20 minutes to and easement view across953the Cville.15$209,000. www.TammiCampbell. river.a conservation $325,000. Margaret Ramsey, Old Trail Creekside Cville. $209,000. www.TammiCampbell. river. $325,000.(510719) Margaret Ramsey, 953com 985-2348/882-5403. (514558) 7057/296-7171. from the low $500’s com 985-2348/882-5403. (514558) 7057/296-7171. (510719) From Rt. 29 in Ruckersville head west on Directions: North on Hydraulic Rd; left From Rt.approx. 29 in Ruckersville on Rt. 33, 7 miles turnhead leftwest on Rt. Directions: North Hydraulic leftGolf Villas Earlysville Rd; leftonBuck Mountain Rd; Old Rd; Trail Rt. approx. 7 miles 1turn on Rt. 62233, (Celt Rd) approx. mileleft to left on Earlysville Rd; left Buck Rd; right Simmonds Gap Rd;Mountain right Buffalo from the low $500’s 622 (Celt Rd) approx. 1 mile Mtn to left on Sunset Rd (Entrance to Greene Lake) right Simmonds Gap Rd; Buffalo River Rd; left to continue on right Buffalo River Sunset Rd to Greene Lake) to 2nd left(Entrance onto Logtrac. HouseMtn on right. River Rd; leftCelt to continue onChapman Buffalo River Rd (becomes Rd); left Rd;Village Old Trail Homes to 2nd left onto Logtrac. House on right. Rd (becomes CeltLane; Rd); left Rd; right Touchstone rightChapman to 2nd house from the low $400’s right on leftTouchstone (2nd sign).Lane; right to 2nd house on left (2nd sign).

Old Trail Courtyard Homes from the mid $400’s

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2226 BANBURY 2226 BANBURY STREET STREET Time: 1-4 • Hosting Agent:

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AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

Price Reduced!

RING SONJA SONJA CASERO

434.981.3523 Multi-Million Dollar Top Producer for over 20 years.

3412 HAMM ROAD HUGE REDUCTION. PRICED BELOW ASSESSMENT!! Fantastic opportunity to own a very private, multi-use property. Great house on 21.8 acres with winter mountain views. Includes 24x36 outbuilding. House is 3 bedroom, 2 bath and huge family room in basement with wood-burning stove. The four fenced paddocks include a riding ring and some three board fencing. House boasts large galley style eat-in kitchen and gorgeous sunroom, formal dining room, formal living room with wood burning fireplace. The beautiful casement windows fill every room with light. New heat pump system in 2015. Includes American Home Shield One Year Warranty. MLS# 529764 $385,000

WALK TO UVA Four finished levels in historic in historic 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 throughout main level, ceramic tile countertops and kitchen island. Backs up to common area. $429,900. VIRGINIA WINE COUNTRY Only 20 mins from Charlottesville, this 1900 farmhouse sits in the heart of Virginia w ine countr y a nd 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 bathrooms, central air and heat and 2 walk in closets! $224,900

Over 27 years of customer service Emily Pace

o: (434) 326-1333 c: (434) 218-1691 249 Zan Road, Charlottesville, VA 22901 PIGEON TOP TRAIL

Spectacular views! Contemporary home set on 17+/- private acres. Bright open spaces. A wall of windows lead to 1593 sqft of decking w/Blue Ridge and Valley views looking of toward Crozet. Great room has a beautiful wood burning fireplace. Breathtaking glass enclosed master suite overlooks a private screened sleeping porch. Tastefully renovated kitchen & baths. Great outdoor space. In land use. $1,050,000

CR. 1915 FARMHOUSE W/ 6.88 AC. ON QUIET DEAD END ROAD IN NELSON

OODSIDE DR

d Seller! Well maintained, hardwood thedral ceiling, open kitchen/dining area R. Huge master w/ trey ceiling, 2 closets BA. Maint. free trex board deck, custom 16' Shed w. elect. Level yard, nicely ed & backs up to quiet wooded area.

$220,000 This relaxing front porch says it all!. Enjoy your peaceful scenery with this quaint LS#67900 • $167,900 1926 fin. sq. ft. renovated, 4 br., 2 Ba., farmhouse w/ recent addition. Includes charm of the past w/ heart pine flrs., beamed ceilings, & beaded board walls. ROSSER AVE 1 level in park like setting. Close Plus modern conveniences w/ heat pump, insulated windows, 14’x18’ br. w/fp ng, schools & short commute to sville, Staunton, & Harrisonburg. Great & 14’x26’ great room w/ replica of fp in Patrick Henry’s home & lovely mountain , arched doors between LR & DR, 2 FP, hardwood floors, large kitchen w/ center views. 9’X29’ eat-in kitchen has oak flrs. & abundant cabinetry. All systems have reened porch & mature landscaping. been updated. Storage shed w/ elec. & carport. Open, level yard offers area for LS#68098 • $158,000 gardening, playground, or fence in for animals. Call agent for more info.

CALL SHARON SHARON DONOVAN

434.981.7200 Native of C-ville with 25+ years of local Real Estate Experience.

MERALD HILL DR

le - 6 BR, 4 BA. Gourmet kit.: granite stainless appl., hdwd floors. Formal wainscoting, chair rail & crown Open floor plan, gas FP w/ marble leaming oak hardwood & custom trim ut. 1st & 2nd floor master BR w/BA. pastoral view.

R.COM

www.CaroleSaundersRealEstate.com

passion. experience. innovation ®

carole c. saunders gri cell 434.981.3089 | office 434.946.5522 | carolevar@aol.com

417 Park Street Charlottesville, VA 22902

Each Office is Independently Owned and Operated

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RALEIGH MOUNTAIN TRAIL

Superb quality. Spacious rooms and an open f loor plan define this 5,080 fin. sq. ft. residence. 5/6 BR, 4 full and 2 1/2 baths. This fine home offers a blend of traditional and contemporary features. Privately situated on 10 acres. Adjoins 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

Experience the Valley!

LS#66763 • $318,000

AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

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A Virginia Tradition Since 1927 ®

Ednam Hall • Dryden Lane • Charlottesville, VA 22903 ®

Ph (434) 951-5155 • F (434) 951-5190 homes@roywheeler.com • www.roywheeler.com

A FU SE L M L EN T

T N H E E W M A TO R K ET

AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

ONE LEVEL LIVING in the popular Sycamore section of Branchlands retirement community featuring a big eatin 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.

ENJOY LIVING in the beautiful town of Orange where you can walk to downtown restaurants, shops, and food stores. This partially remodeled 3 bedroom, 2 bath home is ready for your furniture. The old charm of this home is reflected in the style for this home with its hardwood floors and other amenities such as a new heat pump in 2014. $139,900. Lee Wyatt, 540-718-3065. (535857)

EXCEPTIONAL ONE LEVEL LIVING located on a private cul-de-sac with golf course views. The open floor plan in this home is perfect for family or entertaining; sunroom located just off the kitchen provides access to back deck. Features include bamboo flooring, vaulted ceiling, gas FP, sky lights and tile floors. Easy access shopping & dining. $223,000. Kim Johnson, 465-5138. (535992)

UPDATED + UPGRADED + IMMACULATE 3BR/2.5BA residence in Cross Creek in Greene County. Convenient to Rte. 29. Long list of improvements - kitchen, bathrooms, windows & doors, carpeting, ceramic tile, heat pump, roofing & siding! Unfinished basement area, wrap-around rear deck. $229,000. Dan Conquest 434-2428573 dconquest@roywheeler.com (534301)

WHY WAIT TO BUILD when you can move right in to this almost new Venice floor plan Greenecroft? Shows like a model home, & less than one year old the home features an open kitchen, family room, finished basement, owner’s suite w/large walk-in closet & private bath. Owners added plenty of upgrades. Quick drive to NGIC, shopping & schools. $305,000. Ginny Barefoot, 531-7864. (536190)

MOVE IN READY. 3BR/2.5BA Preddy Creek home with 1 car garage and full unfinished basement. Enjoy the oversized deck and private, wooded .81 acre lot situated on a quiet cul-de-sac. The updated kitchen boasts granite countertops, glass tile backsplash and more. Backyard is level, fully fenced w/shed, fire pit and garden area. $289,900. Angie Shupe, 942-9249. (530521)

JUST OUTSIDE THE CITY of Gordonsville, sits this charming Cape Cod. Many upgrades including a new metal roof, heat pump, and windows, kitchen appliances and washer/dryer. The floor plan has been opened up for a wonderful Manhattan loft feel with new tract lighting. There are still plenty of touches to add to make it your own. $119,900. www.GerriRussell.com 531-9581. (533930)

9 ACRES OFF GARTH. Gracious home with soaring ceilings. First floor master suite with screened porch, Romanesque bath and private office. Chef’s delight kitchen is 24x21 and opens to family room and covered deck overlooking your private wonderland. Enjoy absolute privacy while living in a protected neighborhood. $955,000. Jim@ JimMcVay.com 434-962-3420. (530150)

TIPTON HOUSE. Historic home c.1842 on National Register. Main floor paint colors authenticated as reproductions of original 1842 paints through microscopic lab analysis. Security system, in ground irrigation system. 5 FP, heart pine floors, beamed ceiling in family room and graciously proportioned rooms. $445,000. JimBonner.com 951-5102. jim@jimbonner.com (523101)

IN THE TOWN OF GORDONSVILLE with ease to Ruckersville, Zion Crossroads or the Town of Orange. This one level home has 3 bedrooms and 1.5 baths. Sunny level yard with large storage shed in back. Great starter home or for investors. $111,000. www. KathyMarkwood.com 985-6454. (532553)

RAINTREE HOME convenient to all points – downtown, Northern Albemarle and shopping. Enjoy sitting on the full front porch or the privacy of the deck in the backyard. Home offers formal rooms, a den, 4 bedrooms, 3.5 baths, a basement bonus room and oversized garage. $344,000. www.KathyMarkwood.com 985-6454. (530264)

CHARM GALORE IN IVY. Winter mountain views. Great natural light in the south facing eat-in kitchen/family room. High ceilings. Beautiful oak floors on top two levels. Four large bedrooms, one with an attached playroom/office. Two decks, one of which is 30x30! with benches. 2.9 acres in Meriwether Elementary. $525,000. Jim@JimMcVay.com 434-962-3420. (530451)

BEAUTIFUL CONTEMPORARY HOME on 8 acres. Custom-built with great attention to details and quality. Open floor plan, gourmet kitchen with dining & FP, large master suite with luxurious bath, two guest rooms en suite, media room, home office, swimming pool, well-appointed pool house, guest cottage, 2-car garage, horse stable, board fencing. $1,200,000. Duke Merrick, 962-5658. (531513)

SINGLE STORY HOME in a neighborhood with some of the best amenities - pool, tennis, fitness room, sports fields, walking trails, farmer’s market and more. Well maintained and on a beautifully landscaped and private lot. Hollymead/Sutherland schools. $450,000. Phyllis Novotny, 760-0548. (533642)

COME AND ENJOY THE PRIMROSE on this lovely lake front lot. Enjoy one level living, with a first floor master. You can choose a rear deck or a screened in porch. Call today for more info. $219,900. www.GerriRussell.com 5319581. (514886)

WELCOME TO a new kind of neighborhood and a new kind of lifestyle. A place where you can bike or walk. Where a short stroll brings you from the shop to your home. Where home means shade trees, green walkways, inviting porches and architect designed abodes in the craftsman style. From $465,000. The “YES” Team, Yonna & Keith Smith. 531-0817/531-0795. (527805,07,09,11)

Celebrating Over Eighty-Five Years

HISTORIC 2 STORY BEAUTY in the heart of Madison. Put your remodeling touches to this lovely property, backyard has mountain views, fireplaces throughout, hardwood floors, beautiful screened in porch, lots of Boxwoods, magnolia tree, and other bushes, newly painted front porch, beautiful brick walkway. $345,000. Ted Brame, 9853248. (533596)

THE HILL MODEL from Liberty Homes offers 2 stories with a large great room and laundry just off the kitchen. Nice large lot central to Richmond and Charlottesville. Other plans available. Why would you rent when you can own this home with little money down? $166,000. susanstewart76@gmail.com Susan Stewart 434-242-3550. (517432)

FALL IN LOVE with this updated and upgraded home. Shows like new! Home offers 3BR/2BA,family room and formal living room. Master bath completely renovated with full size, tiled walk in shower with 2 shower heads. Kitchen offers plenty of cabinets, counter space, bar and closet pantry. Updated laminate floors throughout the house. $185,000. MatthewWoodsonProperties.com 960-5187. (534790)

DELIGHTFUL 1.5 story home in sought-after West Leigh. All brick construction on 2.7 acres. 5 bedrooms plus den/study, bright walk-out rec room on terrace level, gorgeous new kitchen, updated baths, first floor master suite, two brick fireplaces, FABULOUS screened porch. $550,000. Caroline Watkins, 981-1893. (530674)

READY TO MOVE IN – this charming cottage has been completely renovated and extended. Three bedrooms, two baths, modern kitchen, lots of storage, hardwood floors and light-filled rooms. Cozy but spacious. Big garden and no HOA! Located on a quiet but VERY convenient country road in Madison. $220,000. Fiona Tustian, 540-661-9089. FionaTustian1@ gmail.com (529742)

SOUTHERN DEVELOPMENT HOMES. Village Oaks, Fluvanna’s newest retirement community for ages 55+ offering easy living certified homes w/incorporated universal design elements. Our to be built Savannah model offers a main level living w/vaulted great room, 1st floor master suite & second bedroom/ study option, spacious kitchen, 2-car garage & more. $354,000. Susan Stewart 434-242-3550. (529212)

IMAGINE LIFE where all generations can co-exist in the same space but have separate spaces for privacy as well. Well look no further, this custom ONE OWNER home was specifically designed with this in mind. Each living quarters is separated by a garage & allows easy flow between the two. $459,000. susanstewart76@gmail.com Susan Stewart 434-242-3550. (533051)

PRICE REDUCED! This property of 71.996 acres has beautiful mountain views and stream. This is a working cattle farm that is fenced and has multiple potential building sites in a highly desirable area of Madison County. Property is being re-surveyed and marked. $419,000. Lee Wyatt, 540-718-3065. (529510)

BEAUTIFUL ROLLING ACREAGE with Blue Ridge Mountain views. There is a stocked pond for your enjoyment. All that is needed is your imagination and a good builder. There are no covenants, restrictions or HOA fees on this property. This lot was previously perked for a 3 bedroom home. $142,500. www. GerriRussell.com 531-9581. (535293)

SITUATED OFF A QUIET COUNTRY LANE you find this 5.01 acre wooded parcel located close to Stanardsville and Ruckersville in Greene County. Parcel is priced to sell. $70,000. info@stevewhiterealtor.com Steve White, 2428355. (525604)

GREAT LEVEL BUILDING LOT in Sterling Heights. Short distance to Rt 29 in Greene County makes an easy commute to Charlottesville or points north. From Route 29 in Greene County, turn on Matthew Mills (609) at Sheetz, left at fork on Matthew Mill, right on Angie Place. Lot on left. $50,000. MatthewWoodsonProperties.com 960-5187. (528368)

ALL LOTS - $34,900 EACH or $135,000 for all lots, ready to build on with perc sites. Close to Culpeper, Fredericksburg and all points North in Merry Meadows Subdivision. Lots range from 2.0277 acres to 2.4371 acres. Lee Wyatt, 540718-3065. (516261)

JUST MINUTES from Stanardsville and Ruckersville and close to the Albemarle County line, this 13.82 acres slopes gently to a bold stream along it’s south/southwestern border. All wooded, this private and secluded parcel is surrounded by rural woodland with not another house in sight. $103,500. Ginger Ashcom 978-1066/953-8045. (516619)

PRETTY PIECE OF PROPERTY of 4.1 acres about 2 miles from Dixie in Fluvanna County. There are 2 structures on the property but they are unsafe for occupancy. The value is in the property only. There is an old well on the property but property is being sold as is. The land has been select cut. $35,000. Bonnie Field, 589-2611. (526628)

6 ELEVATED IVY ACRES. Gorgeous views to go with acres of pasture. Well already drilled and soil perked for 5 bedroom home. Meriwether Elementary. $360,000. Jim@JimMcVay.com 434-962-3420. (530897)

O 6 FF A G CR A ES RT H

DON’T MISS YOUR OPPORTUNITY to own this remarkable home in the highly sought-after neighborhood of Fontana. This home boasts 4BR/3.5BA and a first floor study with hardwood floors and ceramic tile kitchen. All drenched in light throughout the main and upper levels. With a fully finished English Pub style basement you’re set for billiards and darts. $489,000. Mike Plecker, 566-3372. (533257)

Trust, Tradition & Market Leadership

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AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

A Virginia Tradition Since 1927 Ednam Hall • Dryden Lane • Charlottesville, VA 22903 Ph (434) 951-5155 • F (434) 951-5190 homes@roysheeler.com • www.roywheeler.com

THIS ELEGANT, TOTALLY PRIVATE, custom built brick home sits on a knoll overlooking fenced pastures and creek. 4000+ sq. ft. of living space plus a partially finished basement with full bath, wood fireplace and French doors to the patio and in ground pool. Easy commute to C’ville. $775,000. Fiona Tustian, 540-661-9089. FionaTustian1@ gmail.com (536158)

YELLOW ROSE FARM. On beautiful Middlebrook Road, just south of Staunton. Long range, unimpeded and dramatic mountain views. Private and quiet! Efficient cattle farm of 36 acres. Two renovated cottages (granite counters) exquisite man cave garage with bar and full bath. Barn for tractor and horses, shop for serious work. Plenty of water. $649,900. www.GerriRussell.com 531-9581. (530792)

ALBEMARLE POST & BEAM. This post & beam cottage of 3000 sq. ft. is to be hand-crafted by a master builder, out of vintage chestnut logs, native stone and Hardiplank. Built with a 1st floor master this 3BR/2.5BA home has a full basement and a 2 car garage. Turkey Run features beautiful estate properties of 21 acres and above. $650,000. JimBonner.com 951-5102. jim@jimbonner.com (531135)

FRAY’S RIDGE ESTATE. State of the art Albemarle mansion of over 10,000 sq. ft., (9BR/11BA, 4 kitchens, 6 FP) with every amenity imaginable. Exquisite styling, but ever so comfortable living spaces. Pool, pool house, 6 car garages, apartment and superior construction. Overlooks lake with fountain, on 21 acres. $3,450,000. JimBonner. com 951-5102. jim@jimbonner.com (513246)

LANTRE FARM. Beautiful riverfront farm of 200 acres, just 5 miles to Scottsville. Immaculate one level brick home, with delightful screened porch overlooking a pond and the Hardware River. Several serviceable barns. Quiet and private setting. $875,000. JimBonner. com 951-5102. jim@jimbonner.com (525924)

SWEETHEART FARM. Green Springs area. 36 acres with 2 ponds, board fenced pastures, run-in sheds and a 10-stall center aisle barn. Efficient layout with completely renovated home dating to 1890. All in excellent condition. $565,000. www.GerriRussell. com 531-9581. (477459)

CUSTOM LOG HOME in immaculate condition with beautiful stone and wood work. Level land for gardening and play. Trail through woods to your year-round stream. 12 acres within Albemarle County neighborhood, which is great for walking and biking. $300,000 with $3500 credit to purchaser. Jim@JimMcVay.com 434-962-3420. (524417)

AUBURN HILL. c.1740 center hall manor house on 208 acres has 3 chimneys servicing 6 fireplaces, heart pine flooring, exposed hand hewn wooden beams & high ceilings. The English basement features the original wall ovens. Great retreat or permanent home. $925,000. Ginger Ashcom 9781066/953-8045. (525967)

BEAUTIFUL LAKE MONTICELLO

BEAVER LAKE

Remarkable home on acreage, right out of HGTV! Open floor plan provides incredible living space. Detached 3 car garage/workshop with electricity, refreshing 18X32X9 inground pool with slide & board. Chef’s kitchen has stainless appliances, granite counters. Master bedroom with balcony overlooking neighboring farmland, beautiful views. Come enjoy living in the country! $495,000

This home is move in ready! Brand new eat in kitchen with granite counters, stainless appliances, formal living and dining rooms, spacious family room with gas log fireplace and french doors that lead out to the deck. 4 amply sized bedrooms with ceiling fans; and you MUST see the master bathroom! It’s one like no other! Priced to sell. Call today. $237,000

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RUGBY HILLS CHARLOTTESVILLE

MOUNTAIN BROOK

Luxury steeped in privacy and convenience! 4 bedroom home in upscale neighborhood in the Troy area with upgrades galore to include central vac, hardwoods, new stainless appliances, exterior shed with electric and water plus RV hookups. Master bedroom with separate sitting room; Wide, bricked country front porch, raised garden beds and priced to sell. $364,900

Charming cottage in desirable area, close to UVa and downtown! Completely renovated in 2012, 2 full baths, 2-3 bedrooms, hardwood & ceramic tile floors, loft area with sitting room, skylights, wood burning fireplace in living room. This is the smallest home in this hugely desirable, stately neighborhood. A must see!!! $269,900

Lisa Rogers

Whether you’re interested in city living or the country life, call me for all of your real estate needs!

434.531.0064 3661 Lake Monticello Road Palmyra, VA 22963

Monticello ProPerties

AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

Real Estate Market BY CELESTE M. SMUCKER, PHD

ationally there is good news for commercial real estate, and local agents express similar optimism about our local market. A commercial market report from the National Association of REALTORS® (NAR) based on national survey data indicated “an upbeat pace of sales during the second quarter.” They also reported a “6.4 percent quarterly increase, following a 3.8 percent rise during the previous quarter. Sales of commercial properties rose 9.1 percent on a year-over-year basis.” Lawrence Yun, Chief Economist for the NAR, cited a stronger labor market and increases in housing formation as underlying trends supporting this growth and continued expansion of the

commercial market. Nationally the demand for apartments continues, backed by a growing demand for housing from young adults, and the multi-family market, with its very low vacancy rates, leads the commercial recovery. Charlottesville agents were similarly optimistic about the market here and about the strength of the multi-family sector, although they expressed some concern it could soon be over-built. Geographically, Downtown and Pantops continue to be strong markets, with evidence of growth as well on the 29N corridor and beyond. Continuing low interest rates also contribute to the improving market, explained Benton Downer with Downer and Associates. In contrast to the days of the recent down turn, today’s market is in what he called “more of

The Local Commercial Market “The market is improving over last year,” said Hock Hockensmith with Roy Wheeler Realty Co. “There is less vacancy than there was a year ago. Multi-family is still the leader,” he said, and “there have been some massive projects to keep up with the demand.” Ed Brownfield, with Brownfield Realty Advisors, also cited the apartment market as “a big player in the commercial market recovery.” Of course, in our area there is always demand for housing from the student population, which Brownfield says has attracted “some big players from out of town.” “The commercial market in Charlottesville is picking up,” said Bill Gentry with Jefferson Land and Realty in Madison County. However, recently he has experienced what he described as “nibbles” from people interested in property in Greene County, attracted by the lower price per acre than was available six years ago. “The market has started to show a lot of movement in the last couple of weeks and the phone is ringing,” said Sara Schroeder, a partner in Real Estate

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COMMERCIAL

a growth mode” as evidenced by the number of businesses relocating, opening second or better locations or expanding at an existing location.

FEATURE

The Good News Continues for Charlottesville’s

FEATURE

AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

III Commercial Properties. Some of her calls have been about office space, but two last week were about retail space, definitely cause for optimism about a market sector that has been somewhat slow. Schroeder agreed that while apartment buildings are in demand, she is also seeing small (defined as less than 5,000 square feet) office sales. In terms of geography she said, “Downtown and Pantops are where it’s at!”

The Market for Office Space Yun predicts gradually improving demand for office space nationally, leading to a modest decrease in vacancy rates in this important sector. In our area, the strength of this market is second to that of multi-family as many business owners take advantage of favorable prices and interest rates to find more suitable office space for new and expanding businesses. Examples of companies currently relocating reflect a wide range of businesses including non-profits. Steve Melton, Property Manager for Virginia Land Company, facilitates the leasing of his company’s office space. He is excited about the activity in their new building on Pantops where he has leased three spaces in the last several months. He also sold one of his units to a physician who will be relocating

there in late September or October. In addition, Melton has other prospects waiting in the wings. Two are looking to lease in his Pantops building soon and he was recently contacted by a third, a physician who is interested in possibly leasing or buying there as well. Virginia Land also has property on 29N near Hollymead. At the same time that he expressed concern this area has been a little slow, Melton described an

existing tenant who not long ago expanded his space by leasing the office next door. Meanwhile, the same tenant is thinking about leasing the entire building in the near future. Other Virginia Land tenants recently located to that complex include a Montessori school that Melton says is “doing very well,” and a medical company that delivers hospital supplies to patients at home.

Melton has also leased space in two of his other buildings to area non-profits, clients of local commercial agents. One of these is Keys Academy, a private school that serves a special education population, and is now located in Culpeper. The school will be moving into space on Fontaine. SARA, the Sexual Assault Resource Agency, another non-profit, has found a new home on Greenbrier. SARA offers free

Specialists in Fine Country Properties of Central Virginia

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TOWN OF MADISON, VA

Fronting on Main Street, .68 acres, zoned B-1 with public water/sewer. Energy efficient 3,300+ fin.sf, 966± sf basement, renovated in 2007, split zone heat/AC. Easy walk to court house, sheriffs office, restaurants and all primary commercial activity. $348,000 Call Billl or Lisa

NEW TO THE MARKET

S. SEMINOLE TRAIL—MADISON High visibility fronting on US 29 at Oak Hill, 4,902 sq.ft. office/shop building on .58 acres zoned B-1. $465,000

Residential Land

Jefferson Land & Realty

RUCKERSVILLE, VA

2.9± acres, zoned B-3, Commercial with brick rental house, fronting on Rt. 618, Carpenters Mill Road, & good visibility to US 29N. Public water, sewer and 3 phase power available. $450,000

ORANGE ROAD MADISON

Yoder’s Country Market has moved to its new location on US 29. The property on VSH 230 is for sale. 9,650± sf building/warehouse, w/2BR, 2BA apt, basement, 117KW 3 phase generator, outbuildings. Restrictions will apply. $495,000

S. SEMINOLE TRAIL MADISON TREMENDOUS POTENTIAL! Located on US 29, this 3.35 acres, zoned M-1, has a 6,000 sf structure, and separate income producing build-ing. VDOT approved deceleration lane already in place $298,000

SOLD

N. SEMINOLE TRAIL—MADISON Future home of Duct-Rite Mechanical fronting on US 29 north of the Town of Madison.. Sold by Bill Gentry, Broker

Farms

Commercial

Investment

CORNERSTONE SQUARE—RUCKERSVILLE

12± acres zoned B-3, Commercial front-ing on US 29 and Rt. 607 with a business friendly site plan. Excellent location for retail in a high growth area. Out parcels or entire project for sale. Located across from the Food Lion Center.

Property Management

STANARDSVILLE SHOPPING CENTER

Greene County, VA. Prime business location in the Town of Stanardsville. 2,000± office/ retail in-line space adjoins Great Valu Grocery and Sal’s Pizzeria. Rent flexible—3 month free rent incentive.

Real Estate Consultants

2305 COMMONWEALTH DR

Free month’s rent! Homey office spaces in Williamsburg-style building. Terrific location. Easy access. Many options for configuration and pricing. Spaces available on 1st, 2nd floors with fireplaces, moldings. Lower level budget spaces too. Parking. Directions: At the corner NW corner of Commonwealth and Greenbrier Drives, Parking in rear from Greenbrier Dr. side.

2116 ANGUS RD

Free month’s rent! New building with many upgrades, elegant finishes. Second floor has four private offices, kitchen, flexible lobby space. Lower level has two large offices with storage, flexible space. Executive suite with alcove kitchen, private bathroom. Custom shelving, lighting, wiring, finishes. Directions: 29 to west turn on Angus Rd. MLS #515179 Property on the right at 2116, just past entrance to Best Buy, World Market.

Katie Corish 434.466.7707

New Life for Retail While retail is often described as the slowest market to recover, nevertheless there is movement there as well. For example “the smaller specialized shops in the Downtown Mall are very busy,” Schroeder said. Recently the boutiques

MLS: 515177

Amy

Full FullService Service Realtors Realtors Licensed in Virginia

Amy

2305-B Commonwealth Drive • www.newhousecompany.com • 434.978.7900 m 2305-B Commonwealth Drive • www.newhousecompany.

2305-B Commonwealth Drive • www.newhousecompany.com

434.978.7900 Fax: 434.978.7351

Properties For Lease 2205

3443

Fontaine Ave

Seminole Trl

$23/sqft

$16/sqft Medical Space with great on-site parking in the heart of UVa MLS: 536604 $16.00/sqft--total sqft: 2,492

Benton Downer

For Additional Information go to:

www.DownerandAssociates.com 434.531.7485

AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

Prime retail with hardwood flooring and excellent visibility! MLS: 534156 $23.00/sqft--total sqft: 1,637

FOR SALE

1412

Sachem Place

$1,450,000 10,000 plus sf. Site is Fully Leased to Long Term Tenants, Priced to sell now a 7% plus cap!

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

based companies, especially those that serve markets beyond their local area, may choose to locate according to the needs and interests of owners and employees rather than customers. Bob Kahn, with Bob Kahn Realty & Investment, explained that an office staffed with younger employees might choose to be near Downtown in walking distance to the excitement of the mall and all that it has to offer. On the other hand, more mature employees may prefer working further out, away from the congestion, and where parking is not an issue. Either group may initially choose Charlottesville over other areas because of the strong economy, thanks in large part to UVA and the number of other large employers like GE, NGIC and State Farm already established here. Other strong points include our highly educated workforce and a quality of life that includes natural beauty, a wealth of cultural activities, and a location convenient to DC, Richmond and other east coast centers.

FEATURE

services to victims of sexual assault in Charlottesville and the surrounding counties of Albemarle, Louisa, Nelson, Fluvanna and Greene. Another non-profit that just completed a move is the Northside Library, which relocated to West Rio Road next door to the Daily Progress. After years of renting space for the library at Albemarle Square, the county’s Board of Supervisors voted to purchase and renovate the Rio Road property, formerly home to a building supply company. The new library is light and bright and offers an array of books and informational programs as well as computer access, book groups, crafts, a job seekers support group, a gallery area where local artists can display their works, and much more in a space that is twice the size of its former home. Another popular area for new and relocated businesses is the neighborhood around the former Martha Jefferson Hospital, now the CFA Institute. “The surrounding properties are coming back,” Hockensmith said. He explained that this area is attractive to start up businesses, some, but not all, of which are medical care related. Others are professional companies that are software and computer oriented. While retail businesses need to be near the population they serve, office

14 AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

DOWNTOWN OFFICE WITH LOTS OF PARKING Reduced $50,000

OFFICE OPPORTUNITY! - $437,500 • • • • • •

3,223 Sq. Ft. of Prime Office Space $135/per Sq. Ft. Visit brownfieldrealtyadvisors.com for more information Plenty Of Parking On Site - Downtown Excellent Condition - Inside And Outside Currently Medical Office - Can Be Professional Office

Ed Brownfield, CCIM

Roberta Brownfield

Brownfield realty advisors inc.

434 - 981 - 0045

434 - 981 - 2875

FEATURE

ed.brownfield@gmail.com

roberta.brownfield@gmail.com 1126 Dryden Lane,Charlottesville, VA w w w.brown fieldrealt yadvisor s. co m

26 Cox’s Creek Lane Cozy 2 BR, 1 BA cottage on scenic Cox’s Creek just across from the Tye River and minutes from Crabtree Falls and the Appalachian Trail. Large outbuilding for storage or extra guests! Separate shed as well. Sit on the porch and listen to the water rushing by! $95,000

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770 Pounding Branch This cozy 3 BR home, on just under 2 acres, is located in the highly desirable Afton area. Minutes to local activities and an easy commute to both Waynesboro and Charlottesville. Open floor plan, beautiful rock patio, bright windows in the great room, and wood stove for extra heat source. $179,000 Glass Hollow Parcel Located in Afton, this 174.40-acre

parcel of private ATV and hiking trails is perfect for recreational use. Hunting cabin on land located next to pond is “as is,” with no value in this sale. Cabin has fireplace, living, dining, kitchen area and electricity. “Outhouse” in place behind the cabin. Enjoy the mountain trails for hiking, hunting and just relaxing. Hike to the mountaintop that adjoins National Park. Convenient to Wintergreen, Charlottesville and I-64. Priced below assessment of $930,600. $599,900

(800) 361-5155 • (434) 361-2440 www.MountainAreaRealty.com 2788 Rockfish Valley Highway • Nellysford, VA 22958

were joined by The Pie Chest on Fourth Street NE, where everything is made from scratch and demand for its sweet, savory, gluten free, vegan and breakfast hand pies is booming. Anyone who shops at the national chain, Family Dollar, Neighborhood Discount & Dollar Store, may recall that it often shares a strip center with anchor tenant Food Lion grocery store. Gentry explained that to locate in these strips the Family Dollar stores had to agree to limit their sale of groceries to avoid competition with Food Lion. Now many Family Dollars are moving to stand alone locations to avoid this conflict and open the door to more grocery sales. Recently Gentry was the agent in the sale of just such a location to a Family Dollar in Madison County. Similarly the Family Dollar in Lovingston, in Nelson County, moved out of its long time location in the Food Lion strip center on Route 29 and into a standalone location across the street. The popularity of The Shops at Stonefield, with its six restaurants, Regal Cinema, Trader Joes, Face Value Salon, the Hyatt Place Charlottesville hotel and a growing list of high end shops of all kinds is clear evidence that retail is alive and well here, and the now open Costco can only draw more crowds to this area. Across the street at Seminole Square, Krogers plans to move into an expanded and renovated spot formerly occupied by Giant. When it opens for business, the new Krogers will be the largest one in the region. As the 2016 opening date approaches, there is also a lot of excitement

about the start of construction at 5th Street Station featuring Wegmans, a well respected, family owned grocery chain out of New York State. Wegmans, known for giving back to the community, has also won many awards over the years, including being named #1 in a list of 100 firms with the best corporate reputation according to a national Harris Poll. This year in June, Wegmans was one of two retailers nationwide to receive the EPA’s Safer Choice Partner Award for its introduction of a safer line of cleaning products to its stores. A long list of other national retailers will join Wegmans at 5th Street Station including such well-known names as Field and Stream, Dick’s Sporting Goods, Mattress Warehouse, Panera Bread, PetSmart, Jersey Mikes Subs and Sprint, with more leases under negotiation People who live and work on Pantops will soon be able to enjoy one of Charlottesville’s newest fast food restaurants, Chik-Fil-A, which is now under construction in the location that used to be Aunt Sarahs. Melton worked with the owners as part of their process of obtaining county approval and gave them high marks saying, “They are a nice company to deal with.”

Residential Market Supports Commercial Growth An important consideration in where a company chooses to locate is the strength of the local residential real estate market. CAAR recently reported an impressive 12 percent increase in sales compared to second quarter last year with half of the homes selling in 33 days or less. This kind of result bodes well for continued growth in the commercial market. One last note, when visitors come for business, pleasure, or to look for a new home, they will find lots of hotels to choose from including Graduate Charlottesville, now open, and the Marriott Residence Inn, still under n construction on West Main. Celeste Smucker is a writer, blogger and author who lives near Charlottesville.

1 SOLUTIONS WAY - WAYNESBORO FOR LEASE

• 3,600 / 1,900 / 880 SF Suites • Several office designs • Class “A” lobby and common areas

• • • •

RENT $19.75 - $23.00 sq. ft./year + CAM

20,000+/- sf warehouse, 60,000+/- sf offices Commercial kitchen facilities Dock height & drive in doors Highly secured fenced area

MLS# 534791 | $4/sf/yr

Call Robin Amato 434.981.0767

Call Grant Bates 434.882.1176

64 TOBY WAY - FOR SALE

44A NEW LIFE DRIVE - FOR LEASE

• • • •

11 classrooms, plus offices Commercial kitchen Close proximity to high density communities Large paved parking area

Call Bill Howard 434.906.1240

4933 RICHMOND ROAD - ZION STATION DOWNTOWN ATHLETIC - FOR LEASE LOTS FOR SALE • 14,000 sqft

• • • •

• Central Virginia’s premier industrial park • Conveniently located off I64 at Xroads (250 & 15) • 7 Lots remaining

MLS# 527664 | $20-$23/sqft/yr

Call Sara Schroeder 434.981.1284

2802 OLD LYNCHBURG RD - FOR SALE • • • •

125 private country acres Home and farm buildings 10 miles to town Gorgeous area near Walnut Creek

• $12.00/sqft/yr • Net Lease • Reasonably unaffected by Route 29 construction

• 1300-4564 sf of offices and warehouse space • First and second floors • Hard to find flex space MLS# 528114, 528125, 528126 LEASE: $13-16.50/sqft or FOR SALE: $700,000

Call Sara Schroeder 434.981.1284

FERNCLIFF BUSINESS PARK LOTS FOR SALE

320 WINDING RIVER LANE - FOR LEASE

24 CONESTOGA WAY - FOR LEASE

• Prime location near downtown, Martha Jefferson and I-64 • 2 beautifully finished terrace level suites • Suite 104 is built out for dental or medical • Suite 105/6 is built out for fitness studio

• • • •

2.19 acres PH 3 electric State maintained roads One mile from I-64 exchange

MLS# 520242 | $164,250

Call Butch Wilberger 434.531.5560

Call Robin Amato 434.981.0767

robin.amato@re3cp.com TheRealEstateLoop.com

663 & 667 BERKMAR CT FOR SALE OR LEASE

MLS# 472983 | Prices Vary

MLS# 531844 | $727,000

Robin Amato 434.981.0767

MLS# 535301 | $10/sf/yr

MLS# 530825 | $1,500,000

CITIZENS COMMONWEALTH BUILDING FOR LEASE 2 small offices available, approx 700 sqft each 3500-5600 sqft available Convenient Downtown location Full service, utilities, parking and other amenities

Climate controlled warehouse, offices & bathrooms Dock height & drive in doors, 26’ + ceilings Large paved parking area Comcast high speed internet

Bill Howard 434.906.1240

bill.howard@re3cp.com

300 PRESTON AVE, STE. 300 CHARLOTTESVILLE VA 22902

Sara Schroeder 434.981.1284 sara.schroeder@re3cp.com

MLS# 532430, 532432 | $18/sf/yr

Call Bill Howard 434.906.1240

Grant Bates 434.882.1176

grantbatesrealtor@gmail.com

Call Grant Bates 434.882.1167

Free standing building w large parking area Heated warehouse 6 dock, 3 overhead/dock and 3 drive in doors 25’+ ceilings, main level office space

MLS# 534138 | $8/sf/yr

Call Robin Amato 434.981.0767

Butch Wilberger 434.531.5560

bwilbergerproperties@ gmail.com

434.817.1240

www.re3cp.com

Bill Schulz 434.262.2095

william.schulz.jr@gmail.com

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

LUXOR BUSINESS PARK - FOR LEASE

AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

COMMERCIAL PROPERTIES FOR SALE OR LEASE

P A S S I O N, E X P E R I E N C E, I N N O V A T I O N

NE W

AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

E IC ED R P UC D RE

Cville - Lewis Mountain Area

Duplex next to UVA grounds. Great location! Needs renovating. Live in, rent out other side or turn into single family home w/significant investment. 2 BRs/1BA each side. www.montaguemiller.com/MLS=536148 • $479,000 Jamie White: 434.906.3944

NE W

E IC ED R P UC D RE Albemarle - Ruckersville

Build the home of your dreams on this private 4.18 acre lot in N Albemarle county. This 3 BR Craftsman style home design is a sample of a popular floor plan to build. www.montaguemiller.com/mls=536543 $382,182 • Kathleen Ritenour: 434.996.4214

Brick Georgian home on 3 acres off Owensville Rd, practical for everyday living~fashionable for formal occasions. Extended kitchen w/brkfst area, 1st floor MBR suite, high ceilings, hardwood floors, 3 car garage. www.anitadunbar-realtor.com $895,000 • Anita Dunbar: 434. 981.1421

E IC ED R P UC D RE W. Albemarle - Highlands Formal DR & first floor study. Spacious kitchen & great rm with floor-to-ceiling windows, expansive rear deck & fully fenced backyard with playground, garden areas. www.montaguemiller.com/mls=536385 $350,000 • Sasha Farmer Team: 434.260.1435

E IC ED R P UC D RE Cville - Belmont

Cul-de-sac, with corner market around the block, creek at the bottom of the street. Possible basement apt with sep entrance. Investment opportunity in upcoming community. www.montaguemiller.com/mls=536422 $220,000 • Brad Williams: 434.989.7721

W E IC ED R P UC D RE Cville - Cherry Hill

Cville - Fieldbrook

W Ruckersville-Willow Creek NE

www.montaguemiller.com/mls=536445 $340,000 • Kyle Olson: 540.649.4131

www.montaguemiller.com/mls=535430 $454,000 • Kathleen Ritenour: 434.996.4214

www.montaguemiller.com/mls=533915 $420,000 • Carol Costanzo: 434.962.1419

Build the home of your dreams on this private 4.18 acre lot in N Albemarle county. This 3 BR Craftsman style home design is a sample of a popular floor plan to build.

4BR Colonial, mt views from 2nd level. Lg bonus rm/5th BR over garage. Hardwood floors, 9' ceilings & transoms on 1st floor. 2 car garage.

Well maintained, no HOA fees. Hardwood floors. Upgraded chair & crown mouldings, French doors. MBR on 1st w/walk in closet, whirlpool tub, ceramic tile. Great rm w/gas FP.

NE W

W W W. M O N T A G U E M I L L E R . C O M

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

w. Albemarle - Ivy Springs

E IC PR UCE D RE

Albemarle - Garth Rd

www.montaguemiller.com/mls=529647 $700,000 • Carter Montague: 434.962.3419

www.montaguemiller.com/mls=529963 $1,775,000 • Anita Dunbar: 434. 981.1421

Secluded compound, 2 homes in midst of 41 wooded acres. 4 BR, 4 BA in main, wrkshp/garage w/sep. fin. apt-1540 fin. sq. ft. w/decks & porches. All wooded with 2 creeks, trails.

AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

Fluvanna - Scottsville

Cville-Rugby Rd Area

Custom English Country-style residence set on nearly 7.5 acres. Premium finishes, stone & stucco, cathedral ceilings, elegant moldings, stone FP, custom built-ins.

Classic brick home on private cul-de-sac. Hardwood floors. Wood burning FP in LR. Eat-in Kit leads to formal DR. Unfin. walkout terrace for expansion. Level yard. http://www.1408rutledge.com $310,000 • Sasha Farmer Team: 434.260.1435

Land For Sale SCOTTSVILLE - 25 acres in N. Buckingham Co. operated as Central VA Salvage, optional for new owner. Small concrete block office/shop, well/septic, electricity. www.montaguemiller.com/MLS=532757 $175,000 • Carter Montague: 434.962.3419

Albemarle - Fontana

3 floors of generous living area w/4 BRs, 2.5 BAs. Window transoms over doors, 9' ceilings, elevated deck overlooks the backyard. 2-car garage & finished basement.

Beautiful 4 BR 2.5 BA with contemporary flair, open floor plan & modern lifestyle features. Side entry home office, front porch. architectural columns, chair rail & moldings.

www.montaguemiller.com/mls=534277 $374,500 • Rives Bailey Associates: 434.227.4446

www.montaguemiller.com/mls=532256 $414,900 • Anita Dunbar: 434.981.1421

NELSON-Scenic Schuyler w/Rockfish River frontage! 3BR 2BA. Att. garage. Gas FP. Mtn views. www.montaguemiller.com/MLS=535775 $50,700 • Kyle Olson: 434.649.4131

ALBEMARLE-Homesite offers beautiful views, an established neighborhood close to conveniences. Terrific value. Bring your builder to this premiere location. www.montaguemiller.com/mls=520951 $119,950 • Rives Bailey: 434.227.4446

E IC D PR UCE D RE LOUISA - Retriever Ridge 3 BR, 2.5 BA home FORK UNION - charming brick home, slate roof. on 1.59 acres. Nearly one level acre. Woodstove insert in FP. www.montaguemiller.com/MLS=531609 www.montaguemiller.com/mls=517759 $194,000 • R.Carter-Johnston: 434.989.3959 $149,000 • Carter Montague: 434. 951.7156

ALBEMARLE-4 levels, family rm on terrace level. Ext painted. 2nd MBR for teen or guest suite. www.montaguemiller.com/mls=532459 $199,900 • Brad Conner: 434.953.8124

W NE

E IC D PR UCE D RE LAKE MONTICELLO-Well maintained 4 BR on lg lot, hardwoods, open kitchen, spacious MBR suite. www.9albanocourt.com $175,000 • Sasha Farmer Team: 434.260.1435

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

CHARLOTTESVILLE-2 BR 2BA, solarium/den/office, 2nd level, wooded view. Balcony/deck with storage. www.montaguemiller.com/MLS=534635 $119,000 • Steve King: 434.825.5019

E IC D PR UCE D RE ORANGE-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

Charlottesville Westfield Office • 434.793.5393 | Downtown Office • 434.227.4444

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Cville - Redfields

LAKE NELSON - 1.79 ac. 3BR, 2BA, open floor plan, hardwoods, formal DR, mtn views, deck. www.montaguemiller.com/MLS=534914 $154,500 • Kyle Olson: 540.649.4131

ALBEMARLE - Building lot in Scottsville. Great location for home or investment property. Room for a garden with large yard. www.montaguemiller.com/MLS=534727 $45,000 • Doug Burke: 434.996.6791

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

HOUSE & HOME

AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

he primary purpose of a Homeowners Association (HOA) is to preserve a subdivision’s property values so owners can enjoy a consistent quality of neighborhood and lifestyle. One way they do this is by enforcing standards for the external appearance of homes and yards as defined in the neighborhood’s restrictions and covenants. Another is by maintaining the common areas throughout the subdivision including entrances, median strips, and roads and in some cases naturally occurring features such as lakes and wooded areas, all of which require some form of regular maintenance. If a neighborhood offers amenities such as pools, tennis courts, golf courses, walking and bike trails and playgrounds, these are also maintained by the HOA. Some communities such as Wintergreen in Nelson or Lake Monticello in Fluvanna County provide their own police force and fire and rescue squads.

How They Work Subdivision developers create the HOA and builders and homeowners must adhere to the covenants and restrictions. Initially, the developer approves all plans, specs, and plot plans and overlooks details such as exterior colors, siding and roofing, landscape design, size and location of storage sheds, and fencing. After the sale of a predetermined number of a subdivision’s lots, the control of the HOA passes automatically to a Board of Directors elected by and made up of homeowners who serve their community as volunteers. Most then also have an associated Architectural Review Board, explained Judy Savage with Savage and Company Realtors, “to monitor exterior changes to properties to insure uniformity and keep property values high.” In some instances the Board may hire a professional management company to handle the business of running the community. While HOAs have certain common functions, no two are identical. “I’ve lived in numerous neighborhoods,” said Savage, “and the HOA varies from neighborhood to neighborhood. Every

HOMEOWNER ASSOCIATIONS

Keep Property Values

HIGH BY CELESTE M. SMUCKER, PH.D.

one of them is different.” A good example is Wintergreen where the HOA helped make their neighborhood an official Bear Smart Community, increasing resident’s safety while still respecting the local wild life.

HOA Finances Property owners support the HOA by paying dues in the form of annual assessments plus fees for special services like golf course use or clubhouse rental. Some communities also assess their homeowners in advance for sea-

sonal maintenance items like snow removal or clean up after a big storm to assure sufficient funds are available if and when they are needed. Managing the Association’s finances, including items such as insurance, is a big part of an HOA’s function, and that includes planning for sufficient money to fund long-term capital projects, explained Thomas Barger, Managing Director for Nest Community Group, which provides management services for HOAs. For example, a community may need to repair and up-

grade roads or sidewalks. If the HOA has not maintained a reserve fund for these kinds of expensive repairs they will need to do a special assessment to raise the funds. Barger stressed that prior to purchasing a home in an HOA community, buyers need to inspect information about the association’s reserve fund to avoid a situation where they are surprised with an unexpected special assessment. “The HOA dues are part of the home’s deed and must be paid,” he said. This means if homeowners can’t pay, the HOA can foreclose on their property. HOAs that collect dues are governed by the Property Owners Association Act, which mandates that buyers moving into one of these communities receive a disclosure package once they have successfully negotiated a contract to purchase. “A buyer has three days after receipt of the disclosure package to review the rules, regulations and budgets of the Association. If they are troubled by any of it they can terminate the contract without penalty,” Savage said. Barger suggests they also look at minutes from the Board meetings to “get a feel for how the HOA is run.”

Advantages and Disadvantages HOAs promote a certain quality of life by assuring the community is well maintained and there is consistency in how homes and lots are kept so that property values remain high. Another benefit of HOA communities is that they are more likely to offer amenities such as pools, tennis courts, club houses, golf courses and walking trails, all of which require a high degree of maintenance. Buyers who appreciate that kind of lifestyle may prefer an HOA neighborhood. However they are not for everyone, especially those who don’t like lots of rules and regulations. “I do have many clients who just say ‘no’ to subdivisions with HOAs,” Savage said. “Besides the dues, they don’t want someone else telling them what they can and can’t do with their property.” Call your agent for more information about the pros and cons of HOAs. He or she will educate you on the basics and help you find a community that meets your unique needs. n Celeste Smucker is a writer and blogger who lives near Charlottesville.

MORRIS LAWN CARE & SERVICES

AFTER

Keeping your lawn looking good all year

434 989 1976 morrislawncareservice@gmail.com www.morrislawncareservices.com

Immaculate Still Meadow Home with Many Nice Upgrades NEW PRICE - $595,000 – MLS #533704

NE W PRICE!

KATHRYN HALL BENTLEY REALTOR®

434.989.6769 Cell 434.951.5148 Office kbentley7147@gmail.com www.RoyWheeler.com

Wes Kent 434-951-7008 Justin Kent 434-951-7052

CLOSE TO MJH, UVA & DOWNTOWN ON 2.51 AC Convenient to Pantops, MJH, UVA and downtown on 2.51 private acres, gorgeous rear patio and addition includes new master bedroom and bath! $374,900

THE

CAAR

Meticulously maintained property offering one-level living at its finest in a spacious cul-de-sac location backing to woods and over looking Powell’s Creek and the South Fork of the Rivanna River. Truly a special home boasting hardwood and tile floors, vaulted cathedral ceilings, sky lights, detailed trim work, custom built-in shelving, security system, whole house generator, gutter guard system, two master bedroom suites, beautifully landscaped & professionally manicured, irrigated lawn, mostly finished walk-out basement with room to expand, covered front porch, private back deck and screen porch overlooking the still meadow beyond with winter mountain views; all set in a convenient location close to hospitals, downtown and UVA!

Staff:

PUBLISHER Aimee Atteberry aimee@c-ville.com

EDITORIAL COORDINATOR Joanne DiMaggio editorrew@gmail.com

ADVERTISING Beth Wood beth@caarrew.com 434.817.9330

DESIGN Tracy Federico slovie64@yahoo.com

Alex Mann alex@caarrew.com 434.220.1685

Henry Jones rewdesigner@c-ville.com Harding Coughter designer@c-ville.com

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 truthfulness 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.

HOME SALES STATS FOR WEEK ENDING AUGUST 14, 2015

There were 29 houses sold in the seven-county area n Fourteen were in Albemarle with an average price of $337,693. n Four were in Charlottesville with an average price of $239,334. n Three were in Fluvanna with an average price of $231,600. n Two were in Greene with an average price of $280,000. n Three were in Louisa with an average price of $260,000. n One was in Madison with a price of $325,000. n Two were in Nelson with an average price of $154,000.

HOMES SOLD

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. 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: ads@caar.com Send your news and/or press releases to editorREW@gmail.com

211 STRIBLING AVENUE FRYS SPRING

362 CLARKS TRACT KESWICK

540 JEFFERSON DRIVE LAKE MONTICELLO

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

BEFORE

AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

2127 Brownstone Lane

AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

FARM, ESTATE AND RESIDENTIAL BROKERS

JORDON RUN FARM - 21 Acres, privately situated in a very protected neighborhood of large parcels w/community trails. $959,900 Jim Faulconer (434)981-0076 MLS#517442

Elegant home, beautiful neighborhood, master suite 1st floor, upgraded kitchen & sunroom convenient to shopping & restaurants. $985,000 MLS#514879 Steve McLean (434)981-1863

FARMINGTON-Elegant 4BR brick home, over 6,400 fin/sq ft on 2 levels. Spacious LR & FR, superb kitchen, wonderful porch overlooking beautifully landscaped grounds, pool & golf course. $2,850,000. Steve McLean (434)981-1863

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

HOLLY HILL - Quintessential cottage in Ivy on 3+ acres. From the rear deck enjoy privacy & serene views of the yard & stocked pond. $339,000 Charlotte Dammann(434)981-1250. MLS#534685

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

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

FARMINGTON Stunning residence situated on over 6.6 landscaped private acres. 6 BR, 5 full 2 half BA, with over 6,880 finished feet of living area.. $2,895,000 Steve McLean (434)9811863 MLS#523345

THE PINES - Brick residence on 7 acres offers comfortable living in a super conveient location. The first floor has a spacious foyer with high ceilings, “cooks” kitchen with granite counter tops opening into an eating area & spacious great room, dining room, living room, powder room & laundry. The large master bedrm & bath are on the second floor as are three other bedrooms & two additional baths. The lower level has flexible finished space for rec room, home office or media & a fifth bedroom w/ bath. The house is in immaculate condition with many upgrades such as hardwood floors on the main two floors. All rooms are bright and sunny. $775,000 Charlotte Dammann (434)981-1250

TWENTY COLUMNS - Originally built as a summer house for display at the Jamestown exposition of 1907 then dismantled & relocated to its present location on 18.5 ac. $499,000 C. Dammann (434)981-1250 MLS#519977

Great value in Lake Monticello includes 3 BR, master suite, open floor plan, FP, hardwood floors, screened porch, and a private lot on a quiet cul-de-sac. Macon Gunter (434242-7772). MLS 535537. $177,500

GREAT IVY LOCATION – 7 Acres near Meriwether School. Pastoral setting, pastures, mountain views! $349,000 Jim Faulconer (434)981-0076 CAAR MLS#518376

SYLVANIA FARM-Colonial country estate offering fine stock farm containing 283.9 acres located in Green Springs National Historic Landmark District in Virginia’s Piedmont. $950,000 Mark Mascotte (434)825-8610 MLS# 532013

FREE UNION- Exceptional quality construction & great charm! 21 private acres w/fenced paddock, run in-shed , separate studio/workshop, pond frontage, and nature trails. $680,000 Tim Michel (434)960-1124 MLS#529138 #451592 $1,950,000

503 FAULCONER DRIVE - CHARLOTTESVILLE, VIRGINIA 22903 PHONE (434) 295-1131 FAX (434) 293-7377 EMAIL: homes@mcleanfaulconer.com - WEBSITE: www.mcleanfaulconer.com

FARM, ESTATE AND RESIDENTIAL BROKERS

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.

Waterhouse - Charlottesville’s premier upscale condominium community, located one block from the Historic Downtown Mall. 15 residences ranging in size from 956 to 4,268 fin sq/ft. Steve McLean (434) 981-1863

NE W

EX C

TYE LANDS - Sweeping Blue Ridge Mountain views! 142+ private acres with long frontage on the Tye River. Charming 3BR/3BA residence & large wrap -around porch. $1,100,000 Steve McLean (434)981-1863 MLS#527112

KESWICK ESTATES- Stone, Frenchinspired, custom residence on 22 acres, superb quality construction & details. 3-Stall stable, spacious carriage home, beautiful private setting. $2,595,000 Jim Faulconer (434)981-0076. MLS# 530692

PARK STREET-Classic North Downt own-Victorian with stunning curb appeal graciously 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)9811863. MLS#531436

Lovely remodeled home in notable Farmington neighborhood under 1M offering 5 bedrooms, 2 fireplaces, traditional living & dining rooms, family room w/built-in cabinetry, remodeled kitchen, hardwood floors & many custom built-ins throughout. Spacious, light filled sunroom opening onto large deck w/hot tub. Terrace level inlaw apartment. New 2nd floor HVAC system, 2-car garage, enlarged driveway & landscaped with rock retaining walls. $995,000. Betsy Swett, 249-2922. MLS 536451

113 Pristine acres, 14 miles NE of city, with pastures & forest, elevated plateau for spectacular homesite, panoramic Blue Ridge views! $1,490,000 Jim Faulconer (434)9810076. MLS#530335

OUT THERE FARM – Charming immaculate 4BR farm house in a private valley on 106 acres at the base of the historic Southwest Mtns ,stunning views of open fields, small lake & mtns. Charlotte Dammann (434)981-1250 MLS#530554

FARMINGTON – Elegant residence, c. 1931. Unique 4 BR, 5 BA + 6,800 fin. sq/ft home meticulously maintained in “turn-in key” condition. Situated on 2.6 acres adjacent to the 16th Fairway. $3,800,000 Steve McLean (434)9811863. MLS#533998

RURAL RIDGE LANE - Charming house close to town, needs renovation but good home, great spaces, porches, on 3.67 acres. $185,900. Steve McLean (434)981-1863. MLS#524961

PARK STREET - Terrific north downtown residence on nearly three quarters of an acre lot with separate home office/studio. $799,999 Charlotte Dammann (434)981-1250. MLS#515228

Private 354+ acres of gently rolling land in an area of estate properties located 25 minutes south of Charlottesville. 100+ acres open, year round streams, pond, renovated log home. $1,770,000 Steve McLean (434)981-1863. MLS#534895

503 FAULCONER DRIVE - CHARLOTTESVILLE, VIRGINIA 22903 PHONE (434) 295-1131 FAX (434) 293-7377 EMAIL: homes@mcleanfaulconer.com - WEBSITE: www.mcleanfaulconer.com

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BLOOMFIELD ROAD - Impressive 7,400+ sq.ft. brick residence sited on 21+ acres w/magnificent pastoral & Blue Ridge Mtn views, minutes west of UVA. $2,595,000. Steve McLean (434)981-1863. MLS#524788

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AUGUST 27 - SEPTEMBER 2, 2015 ISSUE 24-35

Private Gated Equestrian Community Nestled within the Jefferson Sea

21 + Acre estAte sites stArting At $179k estAte Homes stArting At $650k, miles of Bridle trAils A VirginiA gentlemAnâ&#x20AC;&#x2122;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 Lynch

Vp of sAles & mArketing (434)566-5562 info@turkeyruncVille.com

OLD LYNCHBURG FARM Located 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

ROCKY GLEN

TIPTON HOUSE c. 1842

LAFAYETTE

Embracing 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.

Meticulously 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

A 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

$1,350,000. MLS#530112

1777 Franklin Drive

JAMES RIVER LAWN ESTATE AREA OF CARTERS BRIDGE 5BR, 3 1/2BA, nearly new and in excellent condition, 3.5 acres privately situated 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

Immaculate 5 BR family home, completely 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

TANBARK Make 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

FRAYS RIDGE ESTATE Exquisite 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

COUNTRY ESTATE AT BLANDEMAR

SWIFT RUN FARM

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.

Rich 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.

$1,290,000. MLS#532171

$589,000. MLS#533186

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ED PR U IC C E TI O N

James 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

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ED PR U IC C E TI O N

CO U N N D TR ER A C T

When he’s not at the clubhouse or taking a sunrise walk, Tom spends a lot of time working on his high jump in The Villages at Nahor community pool. See more at southern-development.com in the active adult communities section.

LOOKING FOR A LITTLE MORE ‘ME’ TIME? Worry less and play more. Feel the joy of coming home to maintenancefree living with the convenience of main-level living, including first-floor master bedrooms. The charming homes in both of our Village neighborhoods offer a mix of comfortable styles and EasyLivingTM plans for you. These established communities provide all the benefits of carefree living, including

weekly lawn service, seasonal landscaping and snow and trash removal. Relish more “me” time and take an afternoon swim or cannonball in the community pool, a sunrise walk along wooded trails or an evening game on the bocce court with friends. You’ll also enjoy amenities like a clubhouse, playground, picnic pavilion and manicured community open space.

Come See Village Oaks and The Villages at Nahor THE VILLAGES’ MODEL HOME Visit our model home at Village Oaks—located across from the main Lake Monticello entrance 45 Manor Blvd., Palmyra Mon 11am to 3pm, Tues-Sun 11am to 6pm

VISIT THE VILLAGES: Village Oaks and The Villages at Nahor are Fluvanna’s two newest EasylivingTM communities for ages 55 and better. Featuring universal design and mainlevel living, these dream homes are located just minutes from Lake Monticello, PGA golf courses and your favorite shopping and dining venues.

Enjoy the privileges of being first—choose from one of our most popular lot locations today. Contact Andrea Akers at 434-202.5071 or aakers@southern-development.com 434.202-5071 | southern-development.com