VOL. 24 NO. 37 n SEPTEMBER 10 - SEPTEMBER 16, 2015
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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 速
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A PUBLICATION OF THE CHARLOTTESVILLE AREA ASSOCIATION OF REALTORS速 Charlottesville, Albemarle, Fluvanna, Greene, Louisa, Madison, Nelson, Orange
SOLD! The Anatomy of a Good Offer BY CELESTE M. SMUCKER, PHD
PLUS: STAGING A HOUSE TO SELL AND: HOW TO LOWER YOUR MORTGAGE PAYMENTS
SEPTEMBER 10 - SEPTEMBER 16, 2015 ISSUE 24-37
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Reverse Mortgages for Senior Citizens Contact John for a no pressure meeting. A Reverse Mortgage can significantly increase your quality of life in retirement years by eliminating debt and providing funds to keep up with the cost of living. Please contact me anytime to discuss a reverse mortgage. Or schedule to meet in my office or in the privacy of your home.
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
All meetings are absolutely no-obligation and confidential.
JOHN O’CONNOR www.TheReverseMortgageDoctor.com 434-249-4080 • 5690 Three Notched Road, Crozet VA
866-201-4897
TheReverseMortgageDoctor.com Joconnor@AmericanNationwide.com 434-249-4080 5690 Three Notched Road • Crozet
joconnor@AmericanNationwide.com
NMLS ID# 372644, MLO# 8039VA, Virginia State Corporation Commission MC-2457
SHARON
CALL SHARON
434.981.7200
Sharon Donovan, a native of Charlottesville, grew up around the construction industry and has watched Charlottesville and the surrounding area grow and blossom into one of the top ten places to live in the country. In 1980 Sharon began her career in real estate and went on to attain her broker’s license. She combines tremendous energy, experience, enthusiasm, and extensive knowledge of the local real estate market to give her clients and customers the best service one would expect from a top producer. Sharon utilizes her superior market knowledge to transform the often-stressed home search process into one of enjoyment and satisfaction.
RALEIGH MOUNTAIN TRAIL
Superb quality. Spacious rooms and an open floor plan define this 5,080 fin. sq. ft. residence. 5/6 BR 4 full baths and 2 half baths. This fine home, offers a blend of traditional and contemporary features. Privately situated on 10 acres. Adjoins a 15+ ac. natural area of Colston. Convenient Ivy location less than 15 min. to Charlottesville. Other features include cypress siding, 1900 sq. ft. of decks, in-ground gunnite pool, cherry floors on main level and large windows on all sides. $1,150,000
DICK WOODS ROAD
Spectacular custom designed. Built with attention to detail! One of the finest homes in South Ivy. Set on 6 beautiful acres with a lovely landscaped gated entrance. Year round mountain and pastoral views. Gourmet kitchen. 5 bedrooms and 5 1/2 baths. 3 car garage. $1,295,000
SEPTEMBER 10 - SEPTEMBER 16, 2015 ISSUE 24-37
RESIDENTIAL BROKERS
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Eve Hesselroth lives in Charlottesville with her husband and two fantastic kids. She has known Charlottesville as a teenager, a UVA student, a parent and a professional. Eve utilizes all of those perspectives to help her clients find the perfect home, or market the house they are selling. She loves matching people up with the right place for them. She brings patience, warmth and a sense of humor to the home buying and selling process. Ella habla español. To learn more about Eve email her at evehesselroth@gmail.com.
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434.825.1878
U N N DE TR R A C T
EVE
STUNNING RENOVATION ON FENDALL AVENUE
This is the house you have been waiting for. The stately, solid stone home near the historic University of Virginia, on one of Charlottesville’s most desirable streets in the Rugby neighborhood, was built in 1930 and has been extensively renovated with consummate taste. Set back from the street on a gracious lot this home affords tranquility, privacy and convenience, wrapped in a beautiful package. The expansive, gourmet kitchen with 4cm Italian marble counters, custom cabinets, custom copper sinks and range hood and professional grade appliances is a home chef’s dream come true. All the bathrooms are so lovely you will think you have been transported to a chic spa. With private amenities including a new play court, blue stone patio, custom climbing wall in the detached garage and salt-water pool, your home will be the retreat you always knew it should be. $1,049,990.
A GARDENER’S PARADISE
Adjoining beautiful Mallard Lake is this lovely home with master bedroom on the main level, and huge unfinished basement for you to customize the way you want it. Home of a Master Gardener, you will be amazed at the variety of flowering trees and bushes and perennials and quiet sitting areas beside the fishpond that have been for your enjoyment. Open, bright floor lan. 4 BR, 3.5 BA. The quality shows! $525,000 Ring Sonja 434.982.3523
VIRGINIA WINE COUNTRY
Only 20 mins from Charlottesville, this 1900 farmhouse sits in the heart of Virginia wine country and has Blue Ridge Mountain views. Lovingly restored and updated but keeping some of the original charming features such as the double staircase, original extra wide molding, beautiful hardwood floors on both levels, high ceilings and arched entryways. 3BR, 2.5 BA, central air/heat & 2 walk-in closets! $224,900 Ring Sonja 434.982.3523
417 PARK ST. • CHARLOTTESVILLE, VA 22902 434.296.0134 • WWW.FRANKHARDY.COM Each Office is Independently Owned and Operated
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Sonja Casero has 20 years of experience in the real estate industry. She prides herself in knowing that this experience is something her clients can depend on as she works hard to ensure successful transactions. She is committed to integrity and a straightforward approach. She goes above and beyond normal service expectations and never stops looking out for your best interests. She feels strongly that in this business people come first. As a result, she gives 110% in every transaction. Over 90% of Sonja’s business is personal referrals - why don’t you ring Sonja to see why her clients come back to her again and again?
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434.981.3523
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RING SONJA
U N N DE TR R A C T
SONJA
SEPTEMBER 10 - SEPTEMBER 16, 2015 ISSUE 24-37
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OPEN HOUSE
What’s
OPEN HOUSE
SUNDAY SEP TEMBER 13 T H 1-3 P M
SUNDAY SEPT 13 1-4pm
1029 TILMAN ROAD, IVY
366 PASTURE L ANE
WATCH NATURE CHANGE to FALL as you RELAX on your beautiful large covered front porch. Situated on a quiet road in Ivy you find this charming, well built 4-5 BR & 4.5 BA on 2.24 ac & almost 4,600 fin. sq.ft. Minutes to Meriwether Lewis Elem, Cville, UVA & Crozet. The home features . Main level has hardwood floors, 9’ ceilings, formal living & dining, great room w/ gas FP, large open kitchen with bfast bar, nook w/bay windows. Master BR enjoys a private deck, spacious spa-like bath. Full finished walk-out basement, 2 car att garage, & screened porch. MLS#533966, $649,000
This house has it all! Over 5000 fsf with beautiful hardwood floors, archways, and skylights. Granite counters in the kitchen with cherry cabinets. Enclosed sun room off the family room. First floor master with double-sided fireplace, bay windows, and luxury bath. Full finished basement with luxury bath and room to complete a downstairs kitchen. Plenty of room for home office, exercise room, or additional bedroom. Lovely setting on two acres with two fenced in areas.
MLS# 536710
$510,000
Dir: 29N to left on 33W, left on Fairlane, right on Pasture Lane. 366 is first house on left..
STEVE WHITE 434-242-8355 DIR: 250 West to right on Owensville Rd go 1.8 miles left on Tilman Rd go just under 1.5 miles & shared drive to house on the left.
Debbie Cash,
Office (434) 296-0007 • Cell (434) 960-5501
FREE
A PUBLICATION OF THE CHARLOTTESVILLE AREA ASSOCIATION OF REALTORS® Charlottesville, Albemarle, Fluvanna, Greene, Louisa, Madison, Nelson, Orange
Inside: SEPTEMBER 10 - SEPTEMBER 16, 2015
SOLD! The Anatomy of a Good Offer BY CELESTE M. SMUCKER, PHD
12
PLUS: STAGING A HOUSE TO SELL AND: HOW TO LOWER YOUR MORTGAGE PAYMENTS
SOLD!
1770 Timberwood Blvd. Suite 101 Charlottesville, VA 22911
The Anatomy of a
A Special Place To Call Home... LIVE THE LIFESTYLE AT
GOOD OFFER
OPEN HOUSES
Fluvanna County’s Rivanna River Community
BY CELESTE M. SMUCKER, PHD
Come visit…. From C-ville take I-64 east to Boyd Tavern / Keswick exit 129. Right on Rt. 616, cross Rt. 250 for 5 miles to Two Rivers Drive on right.
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www.CharlottesvilleMoves.com
Action
1100 Dryden Lane • Charlottesville Va 22903
CRS, GRI Licensed Broker in Virginia
VOL. 24 NO. 37 n SEPTEMBER 10 - SEPTEMBER 16, 2015
Convenient access to all things C-ville, yet affordable & removed from the traffic and bustle of city life. The perfect place to raise a family. You have direct & private access to the large park bordered by the Rivanna River within the development. Close to Charlottesville, Zion Crossroads, Richmond, 5 miles to I-64, 15 minutes to Pantops. Gorgeous home sites are still available. Drive out or contact me for a personal tour.
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Issue: IN EVERY
Open Houses ................................ 4-8 News & Views ............................... 8-9
FEATURE
| 434-531-6155 dancorbinhomes@gmail.com
DAN CORBIN We Build Quality
SOLD! The Anatomy of a Good Offer .. 12 BY CELESTE M. SMUCKER, PHD
355 W. Rio Road | Suite 102 Charlottesville, Va 22901
What’s at CAAR.com? • Find a Realtor® • Search for Homes • Read The Real Estate Weekly
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Staging
A House To Sell BY MARILYN PRIBUS
NEXT WEEK:
HOUSE & HOME
Staging a House to Sell .................. 20 BY MARILYN PRIBUS
Home Sales Stats .......................... 26
HOME FINANCE
Lowering Your Mortgage Payment ..... 27
Historic Properties Home Flooring
JSEPTEMBER 10 - SEPTEMBER 16, 2015 ISSUE 24-37
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OPEN HOUSES
Michelle Pike 434-964-7125 ProffitRidge.com
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
Explore Proffit Ridge, located in beautiful Albemarle County, with exquisite 2-7 acre homesites ready to build your new custom home. Enjoy convenient in-town location and stunning mountain views in this new home development community.
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
OPEN HOUSES SEPTEMBER 10 - SEPTEMBER 16, 2015 ISSUE 24-37
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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.
1333 MIDDLE RIVER ROAD Time: 1-3 pm
Hosting Agent: Ted Brame
1346 SYCAMORE COURT Time: 1-4 pm
DE SO VE UT LO H PM ER ENN T
ED
N
A M
M NE A W R T K O ET !
thth OPEN HOUSES Sunday, September 13 th OPEN HOUSES Sunday, October 20 OPEN HOUSES Sunday, October 20
Hosting Agent: Mike Peters
1126 MARION DRIVE Time: 1-4 pm
Hosting Agent: Ann Adams
72 SPRUCE DRIVE
306 GUILDFORD FARM RD Time: 1-4 pm
Hosting Agent: Matthew Woodson
SEPTEMBER 10 - SEPTEMBER 16, 2015 ISSUE 24-37
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Time: 1-4 pm
Hosting Agent: Lee Wyatt
THE “MORGAN” BY CROFT CUSBRAND NEW HOME, move-in ready EDNAM – your home away from home. ONE LEVEL LIVING in the popular TOM HOMES is a new home, complet- in Fluvanna’s active adult community of Come play, stay, lock and leave! Ideal locaSycamore section of Branchlands retireed and ready to move into in beautiful the Villages at Nahor. Home features main tion for UVA events and Cville’s cultural ment community featuring a big eat-in Guildford Farm. 1st and 2nd level Master level living, over 2600 sq. ft., fireplace, offerings. Brick colonial offers 1 level living kitchen, two bedrooms, private patio 1015 BEDFORD HILLS STANLEY DRIVE 520 study, STAGECOACH ROAD Suites, premium trim package, 1st and 3 spacious bedrooms, 2.5 baths, w/9 ft.DRIVE ceilings, 1st floor master940 and large with storage shed, new interior paint and 1015 BEDFORD HILLS 9403BR/2. STANLEY 520 sunroom STAGECOACH ROAD 2nd floor laundry rooms and many more and garage. susanstewformal living & dining rooms, Time: 1-4 bath; DRIVE Time: 1-4DRIVE Time: 1-4$272,566. more! Close the new Stonefield Center, upgrades. 4 bedrooms, 3.5 baths on a 2+ art76@gmail.com Susan Stewart 4345BA and large bonus room. 2 car garage. Time: Time: 1-4 1-4 Time: major shopping andHosting the bus line. MoveAgent: Jim McVay Hosting Agent: Mike Peters Hosting Agent:1-4 Kay Sands acre lot. $489,000. Matthew Woodson, 242-3550.(526891) All landscaping, snow and trash removal in condition! $169,900. Mike Peters 951Hosting Agent: Jim McVay Hosting Agent: Mike Peters Hosting Agent: Kay SandsOne floor 960-5187. (529849) maintained by the HOA. $750,000. Ann SUPER CLEAN ONE LEVEL RANCH w/ UNIQUENESS AND COMFORT. Enjoy FABULOUS 5BR COLONIAL located near ADORABLE 1950s COTTAGE. Directions: From Charlottesville take 20 5119/981-3995. (536172) Directions: From Charlottesville, 29 North Adams 434-951-5101. (532329) SUPER CLEAN ONE RANCH w/ UNIQUENESS AND COMFORT. Enjoy FABULOUS 5BRCenter. COLONIAL located near 1950s COTTAGE. One taken floor brick front & vinyl sidingLEVEL at the end ofto a cul-debeautiful brick fireplaces, high ceilings and Hollymead Town This From spacious, moveliving half-acre been lovingly Directions: Rt. 29n, go leftADORABLE on Rt.on aSouth to leftthat on has 53 heading East towards Ruckersville, left onto Rt. 33, go 4.7 miles to Directions: From 29, Greenbrier Drive east brick fronta & vinyl sidingbasement! at the endThis of a darling cul-de- beautiful brick fireplaces, highfloor ceilings andsuite Hollymead Town Center. This spacious, moveliving on a3Palmyra, half-acre thatleft hasinto been lovingly taken sac, plus full walkout abundant natural light. First master in condition home features an open floor plan care of. bedrooms, spacious well-equipped 607 (Cedar Grove Rd.), bear right onto Directions: 250 West to Left into Ednam. turn subdivision (right right on Rt. 33 Business. 1.5 miles onto Rt. to left intoabundant Branchlands, left on Sycamore Welsh Run, leftfloor intoroom Guildford Farm, Right on Worthington Dr., pass pond home andeat-in sac, a full walkout basement! This darling natural light. First floor master suite condition features an turn open plan care of. lg. 3before bedrooms, spacious well-equipped Foodroom Lion and Lake Monticello), starter home was just inside & features has adjoining office. Great pool and patio. Cot- in with gourmet kitchen, family kitchen, living w/wood burning fire 230plus Madison Road, go 3 painted miles to left on MidCourt to property on right. Please stop by house on right. family Right on Marionwith Drivefireplace, to property bearliving right floors, atroom roundabout, home on right.fire starter home was painted &overlooks features has adjoining office. Great pool then and patio. Cotgourmet eat-in kitchen, room kitchen, lg. w/wood burning dle River Road (Rt.just 667). 1.5 milesinside to home place, hardwood great room w/outside hardwood floors. Extra-large deck tage is wonderful guest or in-law suite or artist/ first floor bedroom with office, today! Left.or artist/ on left. hardwood floors. Extra-large deck overlooks tage is wonderful guest or in-lawonsuite with fireplace, first floor bedroom with office, place, hardwood floors, great room w/outside IMMACULATE SPACIOUS HOME in scenic Greene County offers stunning Blue Ridge views. 1st floor master w/double vanities, soaking tub and wonderful closets. Beautiful open eat-in kitchen, gleaming hardwood 104 DORSET COURT floors, 9’ ceilings. Landscaped yard. Full walk104 DORSET COURT Time: 2-4 out basement. 15 min To Ruckersville, 25 min Time: Agent:2-4 Jan Shiflett to NGIC,Hosting 30 min to Charlottesville. $429,000. Hosting Agent: Jan Shiflett Jan Shiflett, 242-6057. (524535)
writer studio. 2+ acres for play and gardening writer studio. 2+ acres forJim@JimMcVay.com play and gardening in Earlysville. $480,000. in Earlysville. $480,000. 434-962-3420. (513693) Jim@JimMcVay.com 434-962-3420. (513693) Directions: From Hydraulic and Rio take Directions: From and Rio Earlysville Rd northHydraulic over the reservoir to atake left Earlysville RdHills northDrive. over the reservoir to aleft. left onto Bedford 1015 is on your onto Bedford Hills Drive. 1015 is on your left.
extensive ceramic and hardwood flooring and extensive ceramic and see hardwood and new carpet. A must property!flooring $429,900. new carpet. A must see property! $429,900. http://www.940stanley.com/ Mike Peters 951http://www.940stanley.com/ Mike Peters 9515119/981-3995. (512926) 5119/981-3995. (512926) Directions: From town Rio Rd. west to Rt. 743 Directions: Riotowards Rd. westEarlysville. to Rt. 743 (Hydraulic From Road)town north (Hydraulic Road)Dr, north towards Earlysville. Right on Stanley second drive on the left. Right on Stanley Dr, second drive on the left.
Out Of BOunds SU SU N N
Villas from the upper $600’s Elevator Townes from the upper $400’s OP OP EN EN SA SA T T & &
Decorated Model Now Open!
entrance leading to a sunny terrace & yard, entrance a sunny terrace & yard, attractive leading spacioustoshed w/electricity. Minutes attractive spacious $229,500. shed w/electricity. Minutes from Downtown. Kay Sands, 825from 6129. Downtown. (509047) $229,500. Kay Sands, 8256129. (509047)5th Street Ext., cross over Directions: Directions: Streetleft, Ext., Interstate 64,5th take third travelcross aboutover 1/4 Interstate takethethird left, travel about 1/4 mile, house64, is on right. mile, house is on the right.
OPEN HOUSES
private, spacious backyard. Lots of upgrades, private, backyard. Lots in of the upgrades, new roof,spacious many others. Located Baker new roof, many others. in the Baker Butler/Sutherland schoolLocated districts! $159,000. Butler/Sutherland school districts! $159,000. Jan Shiflett, 242-6057. (514345) Jan Shiflett, 242-6057. (514345) Directions: 29N to Camelot, left on BarnesDirections: to Camelot, lefttoon dale, left on29N Dorset all the way theBarnesend of dale, left on Dorset all the way to the end of the street. the street.
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
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
2226 BANBURY 2226 BANBURY STREET STREET Time: 1-4 • Hosting Agent:
SEPTEMBER 10 - SEPTEMBER 16, 2015 ISSUE 24-37
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AUCTI ON O CTO BER 22N D, 2015 PUBLISHED MINIMUM: $650K VALUED AT $1.4 MILLION
STANDING PINE S C O T T S V I L L E , VA Gorgeous 198-acre estate Fields, woodlands, river frontage Custom brick residence | 4,652 sq ft 3 bedrooms | 3.5 bathrooms
PREMIERE ESTATES OPEN HOUSES
NEWS & VIEWS
What’s Happening Around Town?
800.290.3290 x7805 www.PremiereEstates.com
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
CAAR REAL ESTATE WEEKLY
AUCTION COMPANY in conjunction with MURDOCH MATHESON, Frank Hardy Sotheby’s International Realty
Big Brothers Big Sisters And Madison House’s Big Siblings Program Announce Partnership Big Brothers Big Sisters of the Central Blue Ridge (BBBS) and Madison House’s Big Siblings Program are forming a new partnership. Student volunteers through Madison House will benefit from training and coordination with the professional staff of BBBS. BBBS will gain valuable support from Madison House’s student leadership and volunteer recruitment network on Grounds. Most importantly, the youth of Central Virginia will benefit from the partnership’s large pool of highly-trained and supervised mentors. An independent non-profit organization founded by University of Virginia students in 1969, Madison House coordinates the efforts of more than 3,000 UVA students each year as they
volunteer more than 110,000 hours at approximately 170 local sites, partnering with a range of local organizations and agencies. One of Madison House’s many initiatives is the Big Siblings program, which for more than 45 years has helped foster relationships between students at the University of Virginia and local children in need of positive adult role models. Through this new partnership, Madison House’s Big Siblings program volunteers will work closely with the professional staff of BBBS with the shared goals of helping children facing adversity graduate on-time from high school, successfully enter the workforce or secondary education, develop strong socio-emotional competencies, and avoid risky behaviors. “We are thrilled to be partnering with an organization that has such a long and respected history in coordinating child mentoring in the community,” said Jackie Bright, Executive Director, Big Brothers Big Sisters of the Central Blue Ridge. “This partnership is great news for us, great news for Madison House’s Big Siblings Program, and great news for the community. Combining the efforts of our two mission-aligned programs will reduce redundancies, and improve program efficiency and effectiveness. We’re ex-
Pro
ffit Co Ridg min e P g S has oon e 2 !
DISCOVER... At Dominion Custom Homes, we believe building a home should be a positive experience for our clients throughout the entire process. We deliver on this promise because we listen to your needs, ask questions about your family’s current lifestyle and help you analyze how those requirements may change in the years to come. For more information visit www.dominioncustomhomes.com or call us at 434-975-1166.
Dominion Custom Homes www.dominioncustomhomes.com 434-975-1166.
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RING SONJA SONJA CASERO
434.981.3523 Multi-Million Dollar Top Producer for over 20 years. 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
Oakland School Open House
Physical Address: Oakland School 128 Oakland Farm Way Troy, VA 22963
Unity Hosts Two-Day Event: Celebration of Global Unity—A Meeting of the Faiths Unity of Charlottesville is hosting a two-day interfaith event entitled, “Celebration of Global Unity: A Meeting of the Faiths,” on Thursday, September 10 and Friday, September 11. The events are part of Unity’s World Day of Prayer, a global project now in its twenty-second year, designed to unite people from around the world in prayer, regardless of their particular faith traditions. Both events are open to the public and will be held on the Unity campus, located at 2825 Hydraulic Road in Charlottesville. On Thursday, September 10, Unity will host a twelve-hour silent prayer vigil in its meditation center, beginning at 6:30 a.m. and continuing until
On Friday night, September 11, Unity’s Spiritual Cinema is hosting the Charlottesville premier of the film, “iGod.” The film addresses questions people have been asking about God since the dawn of humankind. These questions and disagreements about the nature of God have often led to ethnic and religious warfare, the suppression of women, and the debasing of human dignity. Many religions have created rituals and dogmas that separate one from the other and cling to the belief that only they have the “one truth.” But are any of them actually right? Can the true essence of God ever truly be understood or explained? “iGod” traces how the various belief systems about God have evolved into what exists in this present day. Featured speakers in the film include: Neale Donald Walsch, author of the international bestselling “Conversations with God” series. Other speakers include Deepak Chopra, Marianne Williamson, Alan Cohen, Gregg Braden and more. The highlight of the evening is a live Skype call with Neale Donald Walsch who will answer questions about the film. Bob Friedman, one of the film’s co-producers, will also be on hand. CONTINUED ON PAGE 16
PIGEON TOP TRAIL Spectacular views! Contemporary home set on 17+/- private acres. Bright open spaces. A wall of windows lead to 1593 sq. ft. of decking w/Blue Ridge & Valley views. Great room has beautiful large 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
OLD FARM ROAD Highly sought after area this Bellair home is in the Western School district. Set on over an acre of landscaped lawn. Lots of light. Living room and family rooms have floorto-ceiling windows and fireplaces. An excellent home now and offers lots of expansion and improvement possibilities. Fabulous neighborhood... great for walking, jogging, or biking. $535,000
CALL SHARON SHARON DONOVAN
434.981.7200 Native of C-ville with 25+ years of local Real Estate Experience.
417 Park Street Charlottesville, VA 22902
Each Office is Independently Owned and Operated
NEWS & VIEWS
Oakland School, a specialized school for all children including those with learning differences, near Keswick, VA, is having an Open House on Monday, October 12th at 10:00 a.m. The event will begin with Head of School, Carol Williams, giving an overview of Oakland’s program followed by student and staff guided tours of the grounds and classrooms. Please call or email Jennifer Ferguson, Admissions Associate, with any questions. Ph: 434293-9059 Email: adm.outreach@oaklandschool.net. Website www.oaklandschool.net
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6:30 p.m. From 6:30 p.m. until 9 p.m., there will be an evening event featuring Labyrinth walks, Dances for Universal Peace, and a collection of interfaith prayers in partnership with the American Turkish Friendship Association of Charlottesville. The day’s events are free and open to the public, with love offerings gratefully accepted.
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
cited by the many possibilities that this new partnership offers.” “Madison House’s Big Siblings program has given thousands of UVA students the opportunity to serve as positive and caring role models for local kids for more than 45 years. Partnering with Big Brothers Big Sisters will ensure that our volunteers continue to be well-matched and well-trained, and that the mentor-mentee relationships will be successful by any measure,” said Tim Freilich, Executive Director of Madison House. “Madison House’s Big Siblings Program has a vast pool of the best and most highly-motivated UVA students who are eager to serve. Big Brothers Big Sisters has the professional expertise backed by their national organization. This partnership is a win-win for everyone involved.” For more information or to support Big Brothers Big Sisters of the Central Blue Ridge and Madison House in this new partnership, visit www.blueridgebigs.org or www.madisonhouse.org.
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FARM, ESTATE AND RESIDENTIAL BROKERS
PARK STREET-Classic North DowntownVictorian 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)981-1863. MLS#531436
MAJESTIC OAKS- English Country-style residence with 3 BR, 3.5 on 7 acres on Garth Rd less than 5 miles west of town. Lovely private setting, gorgeous landscaping. $1,775,000 Steve McLean (434)9811863 MLS#529963
Charming c. 1879 4-5 BR renovated farmhouse, 34 acres, under 15 miles from city. Beautiful bucolic setting, large stream, pastures and hardwoods near Walnut Creek Park. $695,000. Jim Faulconer (434)981-0076. MLS#532795
BEAR BRANCH FARM -Magnificent mountain views from this high end residence on 208 acres. This 4 BR home is bright, airy & perfect for fulltime living or the ultimate family retreat. $1,650,000 Charlotte Dammann (434)981-1250. MLS#532232 0
CLOVERDALE VALLEY FARM – Exceptional 222 acre estate, elegant & graceful residence, built w/superb material & craftsmanship. Spectacular setting next to National Forest. $3,990,000. Jim Faulconer (434)981-0076 MLS#535217
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MADISON COUNTY LAND – 11 Acres of pasture & mature hardwoods. Land boasts road frontage, leveled building site, potential logging revenues, and small creek. $115,000. Macon Gunter (434-242-7772), MLS 529933.
ESTES FARM-c. 1795, 6 BR, 2 BA. 171 Ac. near Shenandoah National Park, Madison County, magnificent views! Long frontage on Rapidan River. $1,495,000 Jim Faulconer (434)981-0076 MLS#520773
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FARMINGTON - Exceptional frame and copper roofed residence situated on 6.8 private landscaped acres, 6 BR, 5 full 2 half BA, with over 6,880 fin. ft of living area. $2,895,000 Steve McLean (434)981-1863 MLS#523345
WOODLAND, circa 1810, built by John Dunkum as his personal residence. Dunkum, a master craftsman, worked for Thomas Jefferson, helping build Monticello and the Rotunda at UVA. On 76 ac., 5 miles south, Woodland is now completely modernized and enlarged, yet retains character of early Federal period. Almost 5000 fin. sq/ft, 2324 unfin. sq/ft in walk-out basement. 3 BR guest cottage & barn. $1,950,000 Jim Faulconer (434)981-0076. MLS#536460
JAMES RIVER FRONTAGE! 11.61 ac. - 3BR/3.5BA contemporary residence w/ 3,550 fin.sq.ft. perfectly sited on a bluff overlooking the river. Stunning great room & huge deck w/ magnificent views! $455,000. Will Faulconer (434) 987-9455. MLS#530515
53 Acres in Barboursville area of Orange County. Mountain views with Blue Run stream flowing thru property. Perfect for farming and livestock, or terrific recreational property. Excellent candidate for conservation easement. $595,000 Steve McLean (434)981-1863 MLS#536368
Remodeled home in Farmington- 5 BR, 2 FP, family room, spacious light filled sunroom & large deck w/hot tub.. Hardwood floors, many custom built-ins, terrace level in-law apartment. $995,000. Betsy Swett, 249-2922, MLS 536451
Garland Farm c. 1896-Fully restored Ivy farmhouse on 4+ acres, close to town, Western Schools with classic turn of the century details. $775,000. Tim Michel (434)960-1124 MLS#529920 #451592 $1,950,000
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
GREAT IVY LOCATION – 7 Acres, gently rolling pastures, beautiful pastoral setting with mountain views. Quiet location, but convenient to Meriwether Elementary, shopping in Charlottesville and Crozet. $349,000 Jim Faulconer (434)981-0076 MLS#518376
THE PINES - Brick residence on 7 acres offers comfortable living in a super convenient location. Immaculate 5 BR house has many upgrades. Minutes to Pantops, Downtown & UVA. $775,000 Charlotte Dammann (434)981-1250
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.
THE CHIMNEYS – 300 Acre farming estate in Madison County, base of Blue Ridge. Spectacular home, other improvements, and magnificent setting. See website: www.thechimneysfarm.com. Jim Faulconer (434)981-0076. MLS#533883
HIDDEN HILLS -Beautiful 6.2 acres conveniently located to Charlottesville and UVA. Cleared area for residence and surrounded by established hardwood trees. A lovely spot to build and enjoy. Charlotte Dammann(434)9811250 $175,000 #475441
KESWICK ESTATES - Tremendous views of Paradise Lake & golf course beyond from this 2.2 acre lot, w/water frontage & adjacent open space. Charlotte Dammann (434)981-1250 #463335
RUGBY ROAD - Designed by Eugene Bradbury, this meticulously updated c. 1913 residence occupies two lots of just under 2.5 acres on one of Charlottesville’s most prominent streets, within walking distance to UVA & Barracks Road. 6BR/5.5BA, heart pine flooring, 5 fireplaces, formal & informal spaces, stunning kitchen w/commercial appliances, library, wine cellar & so much more! Exquisitely restored gardens, extensive walks, brick garden walls, 2 small ponds - a true oasis in the City. Steve McLean (434) 981-1863. $2,750,000 MLS# 530390
Great value in Lake Monticello includes three bedrooms, master suite, open floor plan, fireplace, hardwood floors, screened porch, and a private lot on a quiet cul-de-sac. Macon Gunter (434242-7772). MLS #535637. $177,500
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
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
HEART OF FREE UNION - 5,500+ sq.ft. Home situated on 5+ ac. in Free Union. Bright open floor plan & full walk-out basement. Beautiful setting w/in 15 min. of Charlottesville. MLS #518256 $795,000. Steve McLean (434) 981-1863
WEEKEND GETAWAY - Charming 2BR cabin on 8+/- ac. adjacent to VA Dept. of Game & Inland Fisheries owned land. $245,000 Steve McLean (434)981-1863. MLS#524971
503 FAULCONER DRIVE - CHARLOTTESVILLE, VIRGINIA 22903 PHONE (434) 295-1131 FAX (434) 293-7377 EMAIL: homes@mcleanfaulconer.com - WEBSITE: www.mcleanfaulconer.com
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
CEDAR SPRINGS- 35 Acre NW Albemarle estate, privacy, Blue Ridge views, stunning residence. Property includes creek, river, pool, spa, pastures, woods, trails, 1840’s log cabin. Jim Faulconer (434)981-0076. MLS#529384
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SEPTEMBER 10 - SEPTEMBER 16, 2015 ISSUE 24-37
SOLD!
The Anatomy of a
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
GOOD OFFER
A
t the heart of every real estate transaction is the contract, the agreement between two parties for the purchase of a home. The contract reflects hours of work on the part of the buyers, sellers and their agents to craft an agreement that works for both parties. Whether or not it is a “good offer” depends on many factors, including the current market and the respective needs of both parties. The contract states what the buyer is willing to pay for the house and also spells out any contingencies. These can include items such as the timing of a
BY CELESTE M. SMUCKER, PHD
home inspection, whether or not the buyers have a house to sell first, how soon they want to close and how they will pay, whether by cash, mortgage or some other arrangement such as seller financing. The contract may also specify that the buyers want the sellers to leave items with the home such as window coverings or appliances like the refrigerator, washer and dryer. Finally, it will also name a date and time by which the sellers must reply back to the buyers via their agent. The sellers may either accept the contract as is or respond back with a counter offer. This could be anything from a higher price to a refusal to leave the refrigerator. They may also ask for
an earlier or later closing date or any of a number of other items depending on their particular circumstances. The buyers can then accept the changes or suggest alternatives. The negotiation continues until both parties agree on the terms and conditions of the contract. If they can’t agree the house stays on the market and the buyers are forced to find another one. What determines if an offer is a good one? A big determinant is the current market. If there are lots of homes on the market to choose from, buyers can take their time and may be able to negotiate lower prices and better terms as sellers are forced to be more negotiable. If it is a hot market with multiple buy-
ers bidding on the same homes, serious buyers will make higher offers and minimize the number of contingencies. Regardless of the market, a good offer is one that takes into consideration the needs and desires of both parties and results in a final contract that everyone can live with.
The Market is Key The current market plays a big role in what makes for a good offer, and this can vary somewhat by month, by neighborhood and even home to home within the same community. The last several years have seen a significant improvement in our residential market. A few years ago during the recession, there were lots of homes for sale and buyers could take their time and demand lots of concessions, while sellers often felt lucky to have an offer. Today prices are rising as inventories dwindle and days on the market decline. The recent Second Quarter Report from CAAR showed closed sales up 12 percent compared with last year at this time. In addition, half of the homes sold in an impressive 33 days or less, the lowest median days on the market since 2006. With 11.2 percent fewer homes on the market than at this time last year good offers looked very different than they did a few years ago. For example, Inessa Telefus with Loring Woodriff Real Estate Associates described the recent spring market as one in which buyers had to make a decision and write a contract quickly to be in the running for existing homes in popular neighborhoods. In some hot areas that meant viewing a home and making an offer the day it came on the market. Even so, the competition was such that many homes received multiple offers, and a good offer was often one in which the price was greater than what the home listed for with a minimal number of contingencies. Even in a hot market, not every home sells quickly or for over the list price. CAAR’s recent market report stated that on average during the second quarter, sellers received 95.8 percent of their list price, which was up from a year ago when it was 95.1 percent. To be taken seriously offers need to reflect an in depth understanding of the current market by neighborhood and by time of year. For example, in August the market slowed a bit as many people enjoyed vacations or were busy getting their children back to school. Karen Kehoe, Associate Broker with RE/MAX Regency, called the market “fast,” but added that there are still homes to choose from. However she also said the buyer pool is
Distinctive Offerings Near The University STROLL TO GROUNDS, FOOTBALL GAMES
lwoodriff@loringwoodriff.com
IDYLLIC FREE UNION COUNTRY PROPERTY
428 MONROE LANE, #506 $519,000 Fifth floor, 2 story penthouse. This outstanding turn-key penthouse condo offers the perfect solution for your clients who want close proximity to UVA Grounds, the Hospital, football stadium, SPRING CREEK STUNNER or downtown Charlottesville. Current owners are offering it fully furnished to make things super easy for the next owner. Wonderfully upgraded with bamboo flooring, solid surface countertops, stainless appliances, 2.5 baths, and beautiful mountain views from the covered balcony. MLS# 528763
Sally Neill • 434.531.9941
LIVE DOWNTOWN IN A PIECE OF HISTORY! 434.977.4005
october Farm $1,595,000
A distinguished, classical brick residence set in the heart of 21 gently rolling, open acres with Blue Ridge views and dotted with mature hardwoods, a large pond, a stable with paddocks, and large, regulation size dressage ring. Interior highlights include high ceilings, 3 fireplaces, extensive trimwork, builtins, & lovely views of the Blue Ridge Mountains. 110 CAMERON LANE The large eat-in kitchen is open to the den’s $929,000 casual living space, a covered porch, and inviting courtyard 3 sides of Renovation the house. Stunning homepatio in surrounded fabulous by location! BilliebyMagerfield (434)Puopolo, 962-8865. MLS# designed Bethany then 533691 expertly
completed by Rockpile Construction in 2006 - many fine finish details inside and out! Living Room with PRISTINE DOWNTOWN CONDO vaulted ceiling & fireplace, open Family Room with 2nd fireplace, new Kitchen with Breakfast Room. Master Bedroom Suite also with vaulted ceiling, plus two other bedrooms with Bathrooms en suite. Terrace level features Rec Room with 3rd fireplace, a Study/Home Office and a gym. MLS# 531148
CLASSIC COTTAGE CHARM IN OLD TRAIL
619AVENUE, E HIGH STREET, #5 ASHLAR LOT 15 • $579,900 Smart design with a seamless flow of indoor & outdoor living spaces. $499,900 3,000 sq ft, 4 bedroom, 3.5 bath home with detached 2-car garage. Brooklyn style penthouse/loft condo Premium kitchen & beautiful 1st floor Master suite,steps coveredfrom wrap-the around porch and Mall gorgeous hardwood floorsfrom throughout the main Downtown and 1 block historic Court level. Kristin Cummings Streed (434) 409-5619. MLS# 535261
Square. Built in 1899 as a church, this conversion to residential condo preserved the original character UPDATED COTTAGE MINUTES FROM TOWN including internal supports and exposed brick. Chef ’s kitchen with gas, custom cabinets, stainless, and granite. Both bedrooms each have full tiled baths attached. Hardwood floors by Tsar. High efficiency cooling/heat & laundry. Built-ins throughout for added storage. One leased parking space. Truly unique! MLS# 528241
Tommy Brannock • 434.981.1486 1001 E MARKET STREET • $309,000 ThisPENTHOUSE special floor plan STEPS enjoys wonderful natural from a wall TO SCOT T light STADUIM of windows in each room, master suite with private bathroom plus a half bath for guests. Additional features include hardwood floors, granite tops, maple cabinetry, stainless appliances, large closets and covered parking. Lindsay Milby (434) 962-9148. MLS# 535093
EXCELLENT VALUE IN MILL CREEK
STUNNING PANORAMIC MOUNTAIN VIEWS
1411 CHERRY AVENUE 1363 GRISTMILL DRIVE • $259,000 $269,000
1800 JEFFERSON PARK AVENUE 1563 VISTAS CONDOS • $199,500 $349,000
4 bedrooms, 2 full bathrooms Mill Creek home is freshly painted,
Cute one-level on aready! bus Desirable line and1stless newlyupdated landscaped, and is move-in floorthan master bedroom has a The newlyUniversity updated masterMedical bath, and walk-in closet. New tile a mile from Center. Recent floor in upper bath, new dishwasher, 2 year-old roof and front gutters. roof, remodeled kitchen with graniteMLS# counters, Nicely maintained.eat-in Beth Monaco (434) 242-0798. 534131 2 bedrooms, remodeled bath with floating sink, HOME TO separate DOWNTOWN large TURN-KEY living room with STEPS fireplace, dining room, wood floors throughout first floor. Large private yard with outdoor Italian Forno Bravo oven/ fireplace. Zoned R-2, Expansion potential in full basement with second fireplace. MLS# 536667
Joan Jay • 434.906.1806 728 McINTIRE ROAD • $204,000 3 bedroom, 1 bathroom home boasts hardwood & ceramic tile floors, completely remodeled kitchen, new gas water heater, & all new plumbing. Rear patio backs to private woods & the soonto-be redesigned McIntire Park (Botanical Gardens, etc.) is only a short walk away. Harmony Thurston (434) 996-0006. MLS# 530781
Savor the views from the private deck in the summer, and in front of the
New Price! value truly nothing like Two this fireplace in theIncredible winter. Bedroom with-floor-to-ceiling windows. full bathrooms,with one located en suite withviews the bedroom for enhanced Penthouse breathtaking on the market privacy. Kitchen is open to the great room with raised eating bar for today! FromBillie theMagerfield spacious(434) balcony, enjoy expansive, casual dining. 962-8865. MLS# 534190 direct views of Monticello, Brown’s Mountain, UVA’s Medical Center & DDowntown. 1532 airy roaD Condo has been totally and tastefully renovated, plus it is offered $779,000 “furnished.” A short walk to UVA’s Scott Stadium and Enjoy sweeping winter mountain views from this UVA’s Center. Ready to occupy this Fall and newerMedical brick home nestled behind a charming enjoy home football stoneUVA’s wall, on desirable Dairyschedule! Road. TheMLS# stylishly528835
2874 SCOTTSVILLE ROAD • $159,000 Adorable cottage minutes from downtown offers hardwood floors DARLING COTTAGE BETWEEN UVA & DOWNTOWN throughout, and an updated bath with ceramic tile. Sunny eat-in kitchen with new countertops & stainless appliances. Off the kitchen, with beautiful sunset views, is a 128 sq ft deck that overlooks a large, fenced rear yard. Lindsay Milby (434) 962-9148. MLS# 535310
FEATURE
48 ACORN COURT • $369,900 Home 3 bedrooms, bathrooms, loft,HOSPITAL finished basement, LESSboasts THAN A MILE4FROM UVA 2-car garage and a bright, flowing open floor plan with truly a chef ’s kitchen complete with gas stove, pantry, and stainless appliances. Fully fenced and landscaped backyard with large deck & access to finished basement. Ninfa Profaci 434-906-2790. MLS# 535404
Lisa Lyons • 434.987.1767
TOWNHOME WITH FINISHED BASEMENT
1610 MEADOWBROOK HEIGHTS ROAD 337 GLADE$339,900 LANE • $194,900
Well-maintained, 3 bedroom, 1 full/3 half bath home with Charming cottage, c. 1937, located in Meadowbrook finished basement, deck and shady patio. Bright kitchen with new applianceson has aan spacious eat-in nook city tuckedlot intowith the box window. Heights wraparound Upstairs, vaulted ceilings in thesq stairwell/hall & bedrooms a driveway. with 1,650 ft of living space, itcreate features spacious & airy feel. Inessa Telefus (434) 989-1559. MLS# 534449
3 bedrooms, 2.5 baths, beautiful beadboard walls throughout and wood beams in dining and living PHENOMENAL THEflooring CITY! in kitchen, areas. Hardwood FIND floors,INcork two master bedrooms with en suites, sunroom, and two fireplaces. Just minutes to the historic Downtown Mall and UVA, this is truly a home with a great central location. MLS# 529153
remodeled gourmet kitchen with deep, rich cherry Tommy • 434.981.1486 cabinetry, huge Brannock island with curved granite eating bar, Dacor gas cooktop and custom swirled glass pendants has a modern flair. Finished in 2008, the bright basement level includes bedroom suite and spacious rec room with wet bar and French doors to the yard. Entertain al fresco on the screened porch & deck. Erin Garcia (434) 981-7245. MLS# 530105
401 Park Street Charlottesville, VA 22902
WWW.LORINGWOODRIFF.COM
Hunter Palmer • 434.981.0533
434.977.4005 lwoodriff@loringwoodriff.com
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L KStreet TO H O S P I TA L & U VA G R O U N D S 401WA Park Charlottesville, VA 22902
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shrinking since most families will have moved by now in order to be settled when school starts. This means those still in the market have less competition than during the spring rush and can be more relaxed about finding and making an offer. Phyllis Novotny with Roy Wheeler Realty Co. described the current market as “spotty,” indicating that a few areas are still hot with sellers receiving multiple offers while some others have slowed down after what she called a “strong spring market.” In other words, today, whether or not an offer is considered good will vary with the neighborhood in which the house is located. Telefus recounted a situation in a desirable neighborhood where a home recently came on the market and sold in four days for more than the list price. On the other hand, Kehoe described a situation where a home had a long stay on the market even though it listed for considerably less than what the seller paid for it a number of years ago. Sellers in the second situation might well welcome an offer that those in the hot neighborhood would only laugh at. This market variability means it is critical to work closely with your agent who will be familiar with these kinds of trends and can offer advice on how best to work with the most current conditions when writing an offer.
However in the case of Novotny’s seller, although the contract specified cash removing this risk, the seller said no because it also required a closing date just three weeks away. The seller was in a very busy time in her work and was unable to organize a move that quickly so declined the contract. A good offer in this situation would have allowed the seller enough time to move out comfortably. However, for a different seller, someone who had already purchased another home, or who
Pre-approval means the lender has looked at the buyer’s financial information including their credit rating. They then generate a letter stating the amount of loan the buyer would qualify for. This is not final approval but is a good indication that the buyer is solid. This letter is presented to the sellers by their agent along with the signed contract from the buyers. Buyers can also show strength by putting down a larger down payment. A seller looking at two offers, one with
personal, especially for someone who has lived a long time in the same house and has many nice memories associated with it. Kehoe had a seller once who loved her house and wanted to sell it to buyers who would care about it as much as she did. She received two contracts, one from an investor and one from some individuals who included a letter explaining how much they loved the house and why. The seller accepted the contract from the individuals even
The recent spring market was one in which buyers had to make a decision and write a contract quickly to be in the running for existing homes in popular neighborhoods.
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The Art of Crafting an Offer Although the two parties don’t communicate directly while negotiating the sale of a home, there are ways for buyers to get information to help them write an appealing offer. Kehoe said it is important for buyers to “listen and find out what the seller really wants.” They can do this by directing questions to the seller through their REALTOR®. Sometimes it is possible to find out why the owners are selling and how quickly they want to move. Sometimes sellers will even indicate if they are highly motivated. This kind of information is very helpful to buyers and their agents when they write an offer. When buyers don’t ask these questions, a contract may be rejected for unexpected reasons. For example, Novotny described an all cash contract she received on one of her listings. Normally sellers like cash contracts since when buyers require a mortgage, their contract is contingent on financing, introducing an element of risk. This is especially the case today given the much tighter standards imposed by mortgage companies that can result in longer approval times and denial of loans in some instances.
In some hot areas that meant viewing a home and making an offer the day it came on the market. needed to move quickly to start a new job somewhere else, this would have been an offer to brag about. There are a number of steps that buyers can take to increase the chances their offer will be accepted. A big one is to provide proof they are good for the mortgage. This means meeting with the lender before they look for a home and getting pre-approved for a loan.
a 5 percent down FHA loan and one with a conventional loan, may choose the latter. A 20 percent down conventional loan indicates a “stronger buyer,” Novotny said. While the price may be the determining issue in many contracts, other factors can also come into play. For example, although home sales are a business transaction, they can also be very
though it was $3000 less than the investor’s offer. Writing a letter like that is “the only way for the buyer to talk to the seller,” Kehoe said. On another occasion she encouraged a buyer to write a similar letter and in that instance the seller accepted a contract that was $10,000 under the list price. Another way for buyers to find favor with sellers is to offer a reason-
The Official Real Estate Company of Wintergreen Resort
Visit Wintergreen’s Official Real Estate Office Located In The Mountain Inn
JSEPTEMBER 10 - SEPTEMBER 16, 2015 ISSUE 24-37
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1724 High Ridge Place
Rare 4 BR, 4 full BA condo w/ amazing mtn views for all seasons. Totally renovated w/ new roof, windows & hardi-plank siding. Top floor unit w/ high ceilings & very open floor plan… Hugh wraparound deck to enjoy the beautiful views. Great location on the ridge near skiing, spa, dining, & all other resort amenities. Ski shuttle picks up right out front. $350,000 Call Rod Phillips 434-987-6399. (528314)
! W NE E LI K
403 Devils Knob Loop
Superb home built in ‘05 w/2 car garage offers seasonal mountain views. More than 1,200 SF of decking facilitates outdoor living. The finest granite, tile, stone, hardwoods, plumbing & lighting fixtures, & appl make this home impossible to duplicate at this price. $497,500. Contact Brian Chase www.goWintergreen. com 434-296-9860 (515960)
1801 High Ridge Ct Condos Majestic Mountain Views Galore! This attractive 3 bedroom/3 bath condo offers full ski and mountain views year round. Excellent floor plan-1 level living. Enjoy quiet mornings from your enlarged wrap around deck. 2nd floor end unit! $299,500 Call Tim Craig 540-416-8498. (527078)
The Mountain Inn P.O. Box 706|Wintergreen, VA 22958 Toll Free 866-905-9777 Office 434.325.8018 Fax 434.325.8017 wintergreenresort.com homes@wintergreenresort.com
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
194 Mountain Inn Condo
Great investment! Rated Gold in Wintergreen Rental Program. New baths, kitchen & furniture. Walk to restaurants, ski slopes, skating rink, music & craft events, festivals, conference & meeting areas. Gross rental revenue over $19K/year both ‘13 & ‘14. Ext. upgraded w/ fiber cement siding in ‘13. Invest now - prices at 15 year lows! Owner fin. avail to qualified buyers. $80,900. Contact Steve Marianella 434-566-1293 smsales1@aol.com (530732)
175 Mountain Road Immaculate 5 BR / 3 BA, nestled in almost 3 ac. of picturesque landscaping & boasts 2 wood burning FP, a fin. basement, expansive decking & tons of natural light throughout! Property will not last long! Offered at $649,000. Contact Jon Tsakis 540-836-9211 Jon.Tsakis@comcast.net (532213)
53 Wolf Trap Lane Nice lot with seasonal views on quiet street. Mature trees, good privacy. Bring your builder or let me introduce you to one. $57,000. Listed by Steve Marianella 434-566-1293. Smsales1@aol.com (533253)
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50 Ash Lane On the corner of Ash Lane & Devils Knob Loop on a double lot w/ spectacular year-round mountain views. Gorgeous interior details. Sauna, indoor hot tub, multiple living areas, his & hers master baths, & a top floor w/ 280 degree views. $950,000. Contact Brian Chase www.goWintergreen.com 434-296-9860 (512525)
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137 Pedlars Point
Panoramic year round views! Luxury 5 BR on quiet cul de sac at Wintergreen Resort. 2 Family rooms w/ FP, large decks, office, dining room & large master suite w/ unspoiled views of Crawford's Mtn & wilderness area. Gourmet kitchen w/ granite & custom cabinetry, hardwood floors in main living area, cathedral ceilings & floor to ceiling stone FP, multi zone HVAC w/ air, wired for generator & more. $899,000 Contact Steve Marianella 434-566-1293, smsales1@aol.com. (529064)
25 South Rock Tree Lane
Custom Build your New Home & create a FULL View Year round! Great corner lot, walk to the slopes, & quiet section of Black Rock Village at Wintergreen Resort. Easy build in skiers' popular & preferred section. Currently Priced $30k under Tax assessment. A backyard destination, Wintergreen opportunity is knocking! $69,750. Call Tim Craig 540-416-8498. (520743)
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36 Service Berry Lane
Reduced $30,000. Golf Front, 4 BR, built w/ S.I.P. Panels & very energy efficient. Nice hardwood floors, granite kitchen counters, cherry cabinets, soaring floor to ceiling stone FP, screened porch, vaulted ceiling & 2 car garage. Convenient location to Devils Knob amenities. Large decks overlook Devils Knob Golf course. Apt over garage! $529,000 Call Steve Marianella 434-566-1293. (521279)
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910 Devils Knob Loop Looking for incredible value & Wintergreen’s most prestigious address? Savor the incredible mountain views from this home on Devils Knob Loop. Significant home with 4,500+ SF, a 2 car garage addition, more than 1,000 SF of decking. Act quickly! $665,000. Contact Brian Chase www.goWintergreen.com 434-296-9860 (515589)
20 Trillium Townhome
Spacious 2 bed, 2.5 bath Trillium townhome w/ deck overlooking 1 acre Trillium nature preserve w/ mature hardwoods & native plants. Immediately across from Wintergarden Spa & Fitness, & the ultimate in walking convenience plus just two minutes to golf & tennis. $167,500. Contact Brian Chase www.goWintergreen.com 434-296-9860 (522514)
FEATURE
71 Hickorynut Road
Excellent cul-de-sac lot with seasonal mountain views. Walk to the Mountain Village shops & restaurants. Gently sloping lot offers great building options - perfect for a home w/ a walk-out basement. Build now or hold for investment. $39,000. Contact Brian Chase www.goWintergreen.com 434-296-9860 (527328)
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23 WINTERGREEN DR Incredible value for 3700 sq ft of living.....newer construction w/ very high finishes....Viking appl, Granite counters, solid wood craftsman style doors throughout, high ceilings, hardwood flooring & much more. Next to spa/pool & ski slopes. This floor plan allows for multiple families to enjoy. $429,000. Call Rod Phillips 434-987-6399. (526931)
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15 Shenandoah Ridge Townhome
5 BR townhome feat. renovated kitchen (gorgeous Maple cabinetry & granite counters) & excellent sunset views to the Shenandoah Valley & mountains beyond. Shenandoah Ridge is centrally located, walk to the spa, fitness center, tennis center, & Devils Knob Golf. $299,975. Contact Brian Chase www.goWintergreen.com 434-296-9860 (529037)
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11 Ravens Roost Point
One-owner home adjoins the National Forest. Seasonal views into the Shenandoah Valley & mountains beyond. 2 full kitchens & designed to function as 4 BR + office or 5 BR. Granite counters; stainless appl; new roof; freshly stained exterior; rebuilt decks. Top-of-the-line furnishings incl. $490,000. Contact Brian Chase www. goWintergreen.com 434-296-9860 (534628)
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able turnaround time on the home inspection, Novotny suggested. With any home inspection there is risk that the inspector will find something the buyer doesn’t like and the seller is unwilling to fix. In that case if the parties can’t come to some kind of agreement, the contract dies. Learning about this early on can be a real benefit allowing
the sellers to put their home back on the market quickly and the buyers to get on with finding another house. If you plan to buy a home soon spend time educating yourself so you know what questions to ask, Telefus advises. She also suggests that when you make an offer, keep some money aside for repairs especially if it is an older home. If you are a seller, be prepared to “look seriously at offers when they come in,” she said since fall and winter are a slower time of year. For the best information on your situation, consult your real estate agent n for advice. Celeste Smucker is a writer, blogger and author who lives near Charlottesville.
NEWS & Views FEATURE
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This event begins at 6:00 p.m. with a potluck dinner. The movie will be shown at 7:00 p.m. with discussion 8:30 p.m. Suggested donation is $10 per person and no one will be turned away. Children under 17 are free. For more information, visit www.unitycville.org or call (434) 978-1062.
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
The Bridge PAI Announces 2015/2016 Artist in Residence The Bridge Progressive Arts Initiative (PAI), Charlottesville creative hub, is please to announce local performance and theatre artist Jennifer Hoyt Tidwell as the 2015/2016 Public Artist. Each year through this artist residency program, The Bridge makes a significant investment in an artist it believes represents the professional and creative best that Charlottesville has to offer. During the year, the artist is tasked with creating a work of art that directly impacts the community through its production and presentation. Long known as an innovator in the creative community, Jennifer Hoyt Tidwell is best know for her collaborative performance work with the Performers Exchange Project, partnering on the 2006 “A Charlottesville Wunderkammer,” and also as one of the co-founders of Charlottesville Lady Arm Wrestlers (CLAW). Beyond these efforts, Jennifer is an accomplished writer and instigator of a host of other creative projects. As a part of her residency, she will be producing a series of public performance pieces entitled NO WAKE. Originally written in 2014, NO WAKE is a
mythic story of a widow whose grief is so enormous that she tries to abandon her child and ends up causing a storm that tears their house from shore. As they are cast adrift they are faced with a series of challenges in order to survive. “The Bridge is very excited to be working with Jennifer, an artist that we have long admired”, says Executive Director, Matthew Slaats. “She is a true professional in every respect, and is a catalyst for showing the important role the arts play in Charlottesville.” “I am beyond thrilled, honored, and grateful to be given resources to create meaningful, accessible public art and performance in my own community,” say Public Artist, Jennifer Hoyt Tidwell. “In collaboration with some of the most talented and visionary artists and organizations in our region, I look forward to offering up an evocative and provocative experience for all. The new yearlong Public Artist residency is a model for how Charlottesville must support individual artists if we want a rich climate for daring, serious art.” http://thebridgepai.org/public-artists/jennifer-hoyt-tidwell-no-wake/ About The Bridge PAI : The Bridge Progressive Arts Initiative is a creative hub, supporting art and civic engagement that pushes cultural boundaries and directly impacts Charlottesville. By placing artists and designers at the forefront of conversations, The Bridge uses the creative process to educate, empower, and engage Charlottesville. Founded in 2004, the Bridge is located downtown, in the Belmont neighborhood. n
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MONTEVERDE - Classic brick Georgian located on 222-ac. in southern Albemarle county with dramatic Blue Ridge mountain views over pastoral and productive farm land. Numerous barn improvements and potential guest house. Currently planted in soy bean this versatile property can accommodate equine and/or live stock usage.
WATERSON FARM - Stunning 34-acre lot is one of Albemarle County’s most exclusive building sites. Extremely private with expansive Blue Ridge Mt. views neighboring Farmington Country Club located less than five minutes from Charlottesville and the University of Virginia. . Protected by conservation easement and surrounded by large tracts of land under permanent conservation easement.
RIVER VIEW – Exceptional 570-ac. farm in picturesque valley traversed by the upper Rapidan River. Open land and wooded mountain property. Superbly constructed 4-BR brick manor with copper roof, over 5,000 s.f., enjoys stunning views of the Blue Ridge and working cattle farm. Additional 2-BR brick home and numerous farm improvements. Near the Shenandoah Nat. Forest - Proximity to Charlottesville and Washington, DC.
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STANDING PINE - This gorgeous 198 acre estate features open fields, mature woodlands, ponds, and river frontage. Extensive roadwork, cattle fencing, and water supply system is already in place. The custom built five year old residence is sited to provide maximum privacy, yet designed for upscale entertaining. Located 2 miles east of Historic Scottsville and 25 minutes to University of Virginia. To be sold at Auction on October 22 with $650,000 opening bid. Open House scheduled for September 27th from 11:00 to 1:00.
SLATE HILL - Designed by Bethany Puopolo, a renowned architect of classic Virginia estate homes, the house was built by Virginia Frame Builders & features 3 bedrooms & 3 full baths an 1 half bath. There are 3 quarries on the 45-ac property, fenced paddock and a 2BR guest cottage, swimming pool, sport court and lovely stream. 20 minutes south of Charlottesville.
Murdoch Matheson 434.981.7439 mmatheson@frankhardy.com
Each Office is Independently Owned and Operated.
frankhardy.com
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RABBIT RUN – Exceptional property and pristine setting in the heart of Farmington. Designed and renovated by award winning architect and landscape architect with the finest materials throughout. Inviting perennial gardens adjoin and extend from the 4-BR residence on 3.6 private acres with a Garden Dining Pavilion, reflecting ponds, garden follies, and twin tree houses.
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3BR 2.5BA on beautiful cul-de-sac with great back yard & wide front porch. Walking trails, full size pool & children’s pool, tennis court, sports court, fitness room, ponds & reservoirs, new playground, and spectacular views of the Blue Ridge mtns, near historic dwtn Crozet. www.montaguemiller.com/MLS=537001 • $305,900 Pam Whorley: 434.227.2414
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Rare opportunity! 43 beautiful acres in Albemarle Co. Solid built ranch, huge fin, walkout bsmnt. 3 car det. garage. 2 add'l home sites w/independent power, well, and septic.
Move-in ready, with a flowing floorpan from kitchen to eat-in breakfast nook/sunroom, formal DR, formal LR, family room, all opening out to a screened in porch and rear deck.
Updates throughout - open kitchen perfect for entertaining. Granite counter tops & wood floors on main level. Upstairs sports 3 spacious BRs w/ master closet and BA.
www.montaguemiller.com/mls=537194 $475,000 • Paul McArtor: 434.305.0361
www.montaguemiller.com/mls=537165 $450,000 • Sasha Farmer Team: 434.260.1435
www.montaguemiller.com/mls=537211 $315,000 • Paul McArtor: 434.305.0361
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Lovingly maintained house w/Trane HVAC 2012 (service contract conveys). Freshly paint. Hardwood floors. Ceramic floor in BAs, new carpet & ceiling fans, kit appliances replaced.
Quaint & cozy home, 4 BRs, 2 full BAs, LR, separate family with FP, and warm knotty pine paneling. Patio & porch, level yard and detached 2 car garage. Add'l land is also available.
www.montaguemiller.com/mls=537167 $240,000 • Carol Costanzo: 434.962.1419
www.montaguemiller.com/mls=537167 $240,000 • Carol Costanzo: 434.962.1419
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Albemarle - Carrsbrook Open great room w/FP. 4 BRs upstairs including lg MBR & att BA. Expansive deck overlooks woods & stream. Fin. bsmnt, rec/family rm w/full BA & FP, storage. 2 car garage. www.montaguemiller.com/MLS=531206 $359,900 • Paul McArtor: 434.305.0361
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Albemarle - Wind River
Greene - Ruckersville
114 acre mountaintop estate on private summit. Custom craftsmanship. 10,000+ sq ft of living space, dramatic views from almost every room.
Gorgeous home on 3+ private acres. 6000+ fin sq ft, 2 car garage, 1st & 2nd floor MBR suite, home theatre. Stunning vaulted ceiling, screened porch. Up to 7 BRs.
Woods & open land with spectacular mountain views! One level living, contemporary w/open floor plan. 4 BRs, 3 BAs, LR, great room, 2 MBR suites, gourmet kitchen, sun room.
www.4195mileendridge.com • $4,195,000 Carter Montague: 434.951.7156
www.2525windriver.com $919,000 • Sasha Farmer Team: 434. 260.1435
www.montaguemiller.com/mls=532673 $399,000 • Anita Dunbar: 434.981.1421
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Land For Sale FLUVANNA CO - Lg tract fronting James River w/adj. property in land conservation use. Potential timber value. Possible owner financing. www.montaguemiller.com/MLS=534047 • $425,000 Yates Nobles: 434.996.0888
Scottsville Set on 11 acres overlooking a pond, 3 BR/2.5 BA built in 1994. 3 floors of living space, wrap porch. Well-built &maintained. New 30 yr roof, country kitchen, remodeled BAs.
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
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
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NELSON-Scenic Schuyler w/Rockfish River frontage! 3BR 2BA. Att. garage. Gas FP. Mtn views. www.montaguemiller.com/MLS=535775 $50,700 • Kyle Olson: 434649.4131
CHARLOTTESVILLE - Outstanding opportunity for a single home on medium acreage or small farm. Home site sits on knoll overlooking property with mtn views and forest. www.montaguemiller.com/mls=532799 • $249,500 Brad Williams: 434.227.4437
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LOUISA - Retriever Ridgebrick 3 BR, 2.5 slate BA home FORK UNION - charming home, 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
LAKE NELSON - 1.79 ac. 3BR, 2BA, open floor plan, hardwoods, formal DR, mtn views, deck. www.montaguemiller.com/MLS=534914 $139,050 • Kyle Olson: 540.649.4131
NELLYSFORD-31.3 ac in Nelson Co, fantastic mountain views. 2BR 1BA sold as is, no repairs. www.montaguemiller.com/mls=520595 $150,000 • Kyle Olson: 540.649.4131
E IC D PR UCE D RE SCOTTSVILLE-3BR 2BA, hardwoods, LR w/FP. Screen porch, deck. Upgrades & renovated. Fenced. www.montaguemiller.com/mls=532164 $179,900 • Doug Burke: 434.996. 6791
ALBEMARLE-4+ acres, open field, privacy. Stream. Dedicated entrance, OWNER FINANCING. www.montaguemiller.com/mls=527757 $109,900 • Kathleen Ritenour: 434.996.4214
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HUGE PRICE REDUCTION! Private setting for spacious ranch on 3+ acre lot. 3 BR/2 BA home & terrace-level 2 BR,1BA apt, private access. Hardwoods & new carpet throughout. www.montaguemiller.com/mls=532775 $296,500 • Pat L. Sury: 434.760.2999
www.montaguemiller.com/MLS=525373 $249,900 • Carter Montague: 434. 951.7156
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FLUVANNA CO - Great building lot! Easy road frontage, predominantly level, hardwood covered and connects to Ruritan Lake! GEM of a lot for your new home! www.montaguemiller.com/MLS=533614 • $72,900 Pam Whorley: 434.227.2414
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CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
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“I
t can be hard for homeowners to really see their own dwelling,” declares Liz Blankenship, co-owner of Charlottesville’s Stage to Sell. “They are emotionally and financially invested in their home, so it’s hard to view it as a ‘product’ competing with other houses for sale.” While staging may not increase the ultimate selling price of a property, it can make a home stand out among the competition and may well reduce its time on the market. “It’s critically important to have a house show well when it’s time to sell,” agrees REALTOR® Byrd Abbott, an associate broker with Roy Wheeler Realty. “Some tweaking and paring down often needs to be done because it’s so much easier to present a staged home.” Abbott says sellers are usually receptive to staging ideas. “Honestly,” she explains, “I’m pretty good with suggestions. I just say, ‘Look, this would be a simple thing to do. We could do it right now.’ And we do it.” Staging may be most important in an empty house, she adds. “Having some minimal furniture helps people envision how they could fit in, because empty rooms are perceived as being smaller than they really are.”
What exactly is staging? Interior design reflects the homeowner’s taste, lifestyle, and color palette. Staging, on the other hand, invites potential buyers to visualize their
a House to Sell BY MARILYN PRIBUS
furniture in the spacious living room, their china cupboard in the cheerful dining room, their family’s portrait over the mantel. There are several aspects to staging. “First, people like a place that’s ready,” Stage to Sell’s Blankenship says. “They don’t want a place that needs lots of work. The biggest problem in showing many homes is too much stuff. It makes any house feel small. Be ruthless in disposing of items, or at least storing them off the property. Get rid of clutter.” Since first impressions are crucial, start that clutter reduction at the street. Maximize curb appeal with bushes neatly trimmed, a nice green
lawn, and fresh mulch on the gardens. Have bicycles, garden equipment, toys, and trash cans out of sight. Power wash the house if necessary and have a bright, clean front door. Professional window cleaning does wonders to freshen a property. Once inside, lookers should get a favorable impression from a house that’s friendly, tidy, and clean smelling without overpowering air freshener scents. Be super aware of any pet odors, since animals can be a big turn-off for some people. Stash pet items (especially cat trees and litter boxes) and when potential buyers are expected, remove pets from the house and yard. Next, Blankenship advises, “You want to ‘de-personalize.’ Remember, you want potential buyers to see themselves in the house, not your family. Store away the wedding photo, get the snapshots off the fridge, and the kids’ sports trophies off the mantel.” “You don’t have to take down every single personal thing,” REALTOR® Abbott allows. “You want buyers to see that a real family has enjoyed this home, but they don’t need to see every last horse ribbon.”
Room by room The lighter a room, the more spacious it will appear, so it’s smart to open the blinds. Keep it from looking crowded by reducing the amount or size of furniture. Painting is an economical investment in optimizing the
interior of any house. The best strategy is to use a neutral color throughout, but this doesn’t mean just plain white. There are hundreds of shades of white, and these days pale greys and greens are also deemed neutral. Since the kitchen is often a key selling point, Blankenship says, make it bright. Too much stuff on the counters implies there isn’t ample storage. Still, it’s a good idea to display a few items such as a set of up-to-date canisters, a bowl of fresh fruit, and some colorful dishtowels to show the kitchen is usable. Floors, counters, sinks, and cabinets (including interiors) should be spotless. Blankenship also suggests presenting rooms as “single purpose.” For instance, make the guest room strictly a guest room rather than a combination bedroom/office. Bathrooms are very personal spaces so take particular care. Get that old bathrobe off the back of the door and make the entire room sparkle. Keeping toiletries (especially toothbrushes) in baskets makes it easy to stash them out of sight when lookers are expected. Most potential buyers don’t hesitate to inspect closets, so be sure they are orderly and clean with nary a trace of musty odors. Demonstrate adequate storage by minimizing items so there is empty space on shelves and clothes aren’t jammed together on the rods. If possible, make children’s rooms gender neutral and keep them tidy with covered storage tubs. At the same time, it’s good to have a “kid zone” showing there is plenty of space to play. Although staging isn’t so important in garages or cellars, they contribute to the overall impressions of a property. Keep things tidy. Minimize musty odors. If garage walls are scarred, consider a quick coat of paint. People understand that when you move you’ll have packing boxes around, but keep them orderly or stow in a short-term storage unit. Remember, you always want to present a picture of generous storage capacity. Whether you stage your own house or hire a professional, remember the key points to attract would-be buyers: de-clutter, de-personalize, and stay neutral. They can really make a difference in helping a property sell. n When Marilyn Pribus and her husband moved from Sacramento to Albemarle County eight years ago, they spent time and money to stage their California house. They put nearly half their furniture in storage, kept fresh flowers everywhere (even in the bathrooms), and walked the dog around (and around and around) the block whenever REALTORS® showed the property.
A DREAM HOME IS GREAT, BUT THE RIGHT ONE IS BETTER.
Let an agent who knows guide you.
$194,900
$225,000
NEW LISTING
Bev Nash
434-981-5560
• Located in a sought after Keswick location • 3 bedrooms, 960 sf, 240 sf rear deck, shed • An acre of woods and lawns, all appliances • Jetted tub, heat pump, oak and ceramic floors • New windows and sliding glass doors, fresh paint
$282,500
$249,000
NEW LISTING
Ruth Guss
434-960-0414
Roger Voisinet
• 3 Bedrooms, 2 ½ Baths, 1,798 Finished Sq. Ft. • Freshly painted interior walls, ceilings, door & trim • New carpet and vinyl flooring plus many updates • Cul-de-sac street, fenced rear yard, concrete drive • French door to rear patio, wood burning fireplace
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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.
$379,900
$298,500
REDUCED!
Roger Voisinet
434-981-1076
• Pavilions at Pantops - one of the largest floor plans • 3 level, 2391 fin.sq. feet AND a garage • Large master suite, add’l family room • Huge lower level w/ full BA & BR. • Kitchen incl maple cabinets, stainless appl, recessed lighting, & island • Wall of windows w/mountain views in the living room • Garden in the backyard
$114,000
Candice van der Linde
434-981-8730
• Updated & renovated inside and out! • 4 BR / 3.5 BA w/ magnificent mountain views • Fully fin. basement - ent. room, BR & full BA • Kitchen has sun filled wall of windows & leads to the deck • Close to the new Wegmans, Schools, Downtown & 64
$419,000
Rachel Burns-Reynolds
434-760-4778
• Stunning 4 bedroom, 3.5 bath home • Gourmet kitchen with granite, gas range and ss appliances • Master suite with large closet and separate shower and soaking tub • Great location near downtown and hospital • Corner lot • In-law suite potential
$379,900
Pat Burns
434-465-4444
• Affordable listing in Greene county! • 3 BR 1.5 BA in a beautiful setting • Open main floor living space • Addt’l large family room(convert into a main floor master BR?) • Seller to pay $5K towards purchasers closing costs w/ acceptable offer!
Kim Lilley
• 5 minutes from Zions XRoads • Luxurious finishes • Huge kitchen and family room • Open floor plan • Huge finished basement!
434-422-0223
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
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
MOTIVATED!
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A Virginia Tradition Since 1927 ®
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Ednam Hall • Dryden Lane • Charlottesville, VA 22903 ®
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Ph (434) 951-5155 • F (434) 951-5190 homes@roywheeler.com • www.roywheeler.com
CHARMING ARTS AND CRAFT STYLE home on nearly 1.5 acres. Multiple outbuildings for storage. 1950’s home offers 3BR/2BA, living room, basement family room and spaces for a home office. Imagine bringing your updating ideas or enjoy it the way it is. Convenient to town of Stanardsville, schools. $149,000. MatthewWoodsonProperties.com 960-5187. (536633)
THE GABRIEL BY GIBSON HOMES in Godalming. This custom home can be yours and there is still time to assist with the interior design. Offers hardwood flooring, tiled baths, eat-in kitchen, granite counters, gas fireplace, walk-in closet, 4 bedrooms, 2.5 baths, bonus room, unfinished basement and a 2 car garage. $425,000. MatthewWoodsonProperties.com 960-5187. (536539)
THIS CHARMING HOUSE breathes history. Part of the original structure has been restored to expose the old chestnut logs. The add’l wooded vacant lot provides privacy and tranquility, all giving the feeling of quieter, more peaceful earlier times, yet convenient to all that Charlottesville has to offer. $281,000. Dan Conquest 434-2428573 dconquest@roywheeler.com (526587)
NICE DOUBLEWIDE, move-in condition in desirable area convenient to Charlottesville. One level living with 3 bedrooms, 2 baths on three acres at the end of a cul-de-sac in a quiet neighborhood. Close to the mountains with year-round activities. $189,900. Lee Wyatt, 540-718-3065. (536526)
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. $325,000. Ted Brame, 9853248. (533596)
A CHARMING ENGLISH country style house on 2+ acres in beautiful NW Albemarle. The floorplan boasts 1st floor master suite with tray ceiling, great room with gas FP, built-ins & large deck, eat-in area adjoining the modern kitchen & enclosed porch and a large bonus room over the garage. Priced below assessment and irresistible at $499,500. Erika Buckman, 981-1868/951-5166. (527537)
CUSTOM BUILDERS OWN HOME on 4 private acres near Zion Crossroads! Nothing cookie-cutter here with Arkansas oak floors, 3 bedrooms each with private baths and vaulted ceiling great room with stone chimney. 3+ car garage space, luxurious main level master bath and much more! $389,900. Maury Atkins 540-223-2719. (531710)
YOU WILL FALL IN LOVE with this 2BR/2BA country home. 3.5 acres of partially wooded land in the heart of the Madison County mountains. Open concept 1st floor has wood flooring and a large master bedroom with an on-suite master bath. Bonus room on 2nd level could be used as guest/3rd bedroom. $205,000. www.TammiCampbell.com 985-2348/882-5403. (528315)
A MUST SEE IN POPULAR FONTANA NEIGHBORHOOD! No other home can offer such a WONDERFUL combo of features! LEVEL driveway. Winter MTN. views. PRIVATE rear yard. Take our Security Sys. Over 3,500 fin sq.ft : Airy 2-Stry Foyer. Crown molding & chair railing. Hardwoods. Formal LR & DR. Fam rm w/gas FP, opens to deck. $495,000. Byrd Abbott, 242-9600. (533567)
TUCKED AWAY amongst the trees and streams, this fabulous home offers convenience and appeal. Rustic hardwood floors, built-ins, stainless appliances, custom cabinetry, large Master bed w/vaulted ceilings plus 2 additional beds and bonus room. Unfinished basement for storage or future expansion. No HOA. $393,000. MatthewWoodsonProperties.com 960-5187. (530359)
TO BE BUILT - The Glen Model. Elevation A 2133 Square Feet, four bedrooms and 2.5 baths. plus a 2 car garage on 2 acres. Walk in closet, formal living room, ask about our no money down options. Over 70 floor plans and many lots to choose from. $236,000. susanstewart76@gmail.com Susan Stewart 434-2423550. (530269)
GEOTHERMAL HEAT & AC home! When you walk in the door of this EarthCraft Certified home the WOW factor is immediately evident. Situated on 5 acres you would be proud to call this home. Bring the whole family because the attached suite is perfect for your parents or grown children. $420,000. susanstewart76@gmail.com Susan Stewart 434-242-3550. (527918)
THE ASHLAND! A brand new design that everyone will want once they see this price! Unfortunately it won’t be priced this way for long. The home features 1720 finished square feet, three bedrooms, 2.5 baths and a garage. $197,110. susanstewart76@gmail.com Susan Stewart 434-242-3550. (519945)
THIS WELL MAINTAINED and affordable home offers three bedrooms, 1.5 baths, large rear deck and screened in side porch. Open floor plan makes this cozy cottage feel roomy and welcoming. $139,000. MatthewWoodsonProperties.com 960-5187. (532475)
SERENITY, YOU WILL FIND AT EVERY TURN & no expense has been spared. Exposed beams, hand selected stones for the floor to ceiling fireplace, Italian tile floors, Roman style walk in shower with dual heads, gourmet kitchen with granite, gas cooking & an open floor plan that is perfect for entertaining. $447,500. Susan Stewart 434242-3550. susanstewart76@gmail.com (535115)
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
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FANTASTIC VALUE and breathtaking views from this brick cape style home. Just over 4 acres. The home has been lovingly cared for. Sit on the covered front porch and take in the fantastic mountain views. 3 bedrooms, 2 full baths, living room, office area and kitchen that is open to the dining area giving a large feel. $160,000. MatthewWoodsonProperties.com 960-5187. (536687)
Celebrating Over Eighty-Five Years
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GREAT INVESTMENT POTENTIAL! Well-maintained 4BR ranch with large legal basement apartment with separate entrance. Leased now until July 2016. Total rent is $1800. Super location, walk to UVa, hospital. 1st floor 3 x 1, basement 1 x 1. Level fenced back yard. $245,000. Alex Ix, 951-5177/9620509. (534541)
DRAMATIC VIEWS from stunning home inspired by Frank Lloyd Wright. Enjoy Rivanna River views and sunsets over the Carter Mountain range from several rooms and the gazebo. All brick home in immaculate condition with highest quality finishes. Tall ceilings. 1st floor master & guest suites. Very private while in the gated community of Glenmore. $895,000. Jim@JimMcVay.com 434-962-3420. (529334)
PRIVATE, PARK-LIKE SETTING only minutes from Pantops Mtn. Large 2.51 acre lot provides room for future expansion. Recently renovated 3BR/3.5BA home offers elegance and classic design. Terrace level family room has great built-ins with wet bar. Step out onto rear patio and enjoy hours of outdoor entertainment. $374,900. Kathryn Bentley, 989-6769. (534370)
ESTATE AREA OF CARTERS BRIDGE, nearly new and in excellent condition, privately situated and beautifully positioned on an elevated plateau surrounded by mature woods. Bright open floor plan. Maple cabinets, granite counters, 2 car garage. An additional 2.99 acre adjoining lot available, see mls# 534503. $459,000. JimBonner.com 951-5102. jim@jimbonner.com (534739)
THIS EXCEPTIONAL HOME boasts a ton of upgrades and high quality finishes. Granite counter tops highlight the kitchen and all appliances convey, except washer and dryer. Exterior features include a paved driveway with a ton of parking space, professionally wired for generator. Generator and utility sheds convey. $329,900. Karen S. Dowell, 531-6948. (531551)
WELL-LOVED ONE LEVEL living in the country, but only 10 min. to shopping and dining. Owners have made several upgrades, custom gas FP, windows, HVAC, well pump, pressure tank, 2 car garage, finished bonus room, master bath, the list goes on. Back deck leads to the fenced backyard. $174,900. Kim Johnson, 465-5138. (532471)
WHAT A FIND at no money down 100% financing lender incentive! Well maintained ranch on a full basement offering room to grow. Improvements throughout just move right in! Large kitchen offers ample cabinet space & pantry, living room is open with lots of natural light, finished bonus room in the basement for extra space. The possibilities are endless! $154,800. Kim Johnson, 465-5138. (529869)
THIS BEAUTIFUL HOME will be ready soon! Floor plan is open and inviting with so much attention to detail. Coffered and vaulted ceilings, arches, built in bookcases, granite countertops, upgraded cabinetry, hardwood floors, tile shower, gas fireplace, appliance package, upgraded fixtures, the list goes on and on. $449,900. susanstewart76@ gmail.com Susan Stewart 434-242-3550. (528310)
THIS EXQUISITE HOME has just been freshly painted and new carpet installed. Built by Selinger Homes it has all that you could expect from the quality homes they build. High ceilings, open floor plan, hardwood floors, granite throughout and a split bedroom design. Bonus room above the garage. $324,900. susanstewart76@gmail.com Susan Stewart 434-242-3550. (531013)
1ST FLOOR MASTER & 10 GENTLE ACRES. Gardeners paradise! Lovely Southern Living floorplan built in 2004. Great room, eat-in kitchen, amazing light! Finished bonus room, unfinished walk-out basement and barn. $425,000. Virtual Tour at www.CharlottesvilleHOME.com Virginia Gardner, 981-0871. (533200)
ENJOY LIFE in this beautiful mountain retreat on 22+ wooded acres. Main cabin and guest house with panoramic views. Main house has wrap around porch, living room, kitchen, main level bedroom and bath and huge upper level master bedroom with sitting room. Guest house with bedroom and loft with mini kitchen. $399,900. Julie Holbrook, 434-989-4415. (529057)
SOUTH RIVER MEADOWS. If you are looking for privacy, gorgeous Blue Ridge Mountain views, river frontage and some pasture, with the possibility of further division, take the time to preview these parcels that offer all of the above. 29.2 acres for $399,999, 40.7 acres for $697,500. Truly estate-quality parcels. info@stevewhiterealtor.com Steve White, 242-8355. (530525, 27)
ATTRACTIVE BUILDING PARCEL of 2.43+/acres in Southern Albemarle on Langhorne Road. Gently rolling open meadow overlooking the pond next door in an area of significant farms and estates just 30 minutes to Charlottesville. Good value. $37,500. JimBonner.com 951-5102. jim@jimbonner. com (502522)
COME VIEW this move-in ready townhome in lovely Georgetown Green! Located only minutes from Rt. 29, UVa, Stonefield shopping and Albemarle schools. Upgraded with new soft-touch kitchen cabinets, granite, and Berber carpeting throughout. The two full upstairs baths feature new vanities, stone tops, fixtures and custom faux paint. $237,500. Lance Hoover, 989-4187. (529436)
WOODRIDGE ESTATES is conveniently located just minutes from school and shopping. This 3 bedroom, 2.5 bath home boasts hardwood and laminate flooring, stainless appliances, 2 car garage, wood stove in the family room, above ground pool and plenty of yard for your garden. $219,000. MatthewWoodsonProperties.com 960-5187. (535656)
Trust, Tradition & Market Leadership
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
PRNE IC W E
MODELS AND BUILDING SITES AVAILABLE, a 55+ Active Adult community in the valley of Wintergreen’s Stoney Creek. Spacious golf villas, superb craftsmanship, many Universal Design features. Maintenance-free living with sensational views and care-free convenience. $322,000 - $329,000. Contact the Chase Team. 434-296-9860. (489621)
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
A Virginia Tradition Since 1927 Ednam Hall • Dryden Lane • Charlottesville, VA 22903 Ph (434) 951-5155 • F (434) 951-5190
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BLUE RIDGE MOUNTAIN HOME: These amazing views are visible from every room. The original 1985 home was completely renovated in 2012 and a garage addition crowned by a guest suite you have to see to believe was added in 2013. No expense was spared in the renovation, construction and furnishing of this rare offering. $1.35M. www.TheChaseTeam.com 296-9860. (536928)
HOLLY HILL was designed by Milton Grigg with incredible attention to detail. The 6.7 acres boast total privacy, pond, pool, cottage & garage with apt. all located on the 16th Fairway of the Farmington CC Golf course. The home has large well-proportioned rooms, the grounds are both formal and informal. $3,750,000. Jane Porter Fogleman Jane@foglemangroup.com 981-1274. (521055)
HOMESTEAD FARM. A true Virginia Country House. Main residence features expansive master suite, gourmet kitchen w/FP, den, dining, home office, porches, veranda, breakfast room & sun porch overlook large pond. 8-stall stable, board-fenced paddocks w/water & sheds, extensive landscaping & pear orchard. $3,750,000. Duke Merrick, 962-5658. (531395)
EVENING FARM. Southern Albemarle farm of 40 acres with long frontage on Green Creek and (2) state maintained roads. Ready for horses or livestock, with fencing in place and 4/6 stalls in the stable. Plenty of water, with spring and (2) ponds. Comfortable single level 3BR home with open floor plan expanded, renovated, and updated in recent years. $545,000. JimBonner.com 951-5102. (530611)
GENTLY ROLLING LAND with long road frontage and dramatic Blue Ridge Mountain views. Well located near Crozet 15 mins from Cville. Presently used for cattle grazing with large hay shed and pole barn. Blend of mature hardwoods and elevated pasture. 5+/- acre lake and a stream. 23 acres/$349,500, 42 acres/$499,500, 93 acres/$1,185,000. Steve White, 242-8355 and Frank Quayle, 951-5100. (533211, 215, 529403)
THIS 92 ACRE PARCEL just North of Earlysville has been selectively harvested in areas with good roadbeds accessing 2 beautiful hilltop home sites. Creek frontage plus mountain views – great potential! $515,000. Maury Atkins 540-223-2719. (536889)
GORGEOUS 400+/- ACRE PARCEL located within 15 minutes for Charlottesville and close to Lake Monticello. Parcel has division rights and offers privacy, rolling open pasture, streams, nature trails and mixed mature hardwoods. $895,000. info@stevewhiterealtor.com Steve White, 242-8355. (530524)
10 ACRES of mature woodland at the intersection of Touchstone Lane and Chapman Road in Southern Greene County close to the Albemarle County line and just minutes from Stanardsville and Ruckersville. All wooded, this land has pastoral views to the East and Northeast. $100,000. Ginger Ashcom 978-1066/9538045. (516617)
TANBARK
JAMES RIVER LAWN
OLD LYNCHBURG FARM
ROCKY GLEN
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
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
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
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.
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$1,350,000. MLS#530112
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COUNTRY ESTATE AT BLANDEMAR Handsome brick, 4BR home is grand and very comfortable. First floor master, sweet kitchen with fireplace, 2 laundries, pool, guest cottage on 21 acres of hardwoods, meadow and creeks. $1,290,000. MLS#532171
SWIFT RUN FARM
1777 Franklin Drive
LAFAYETTE
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.
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
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
$589,000. MLS#533186
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
CO U N N D TR ER A C T
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
TIPTON HOUSE c. 1842 Meticulously restored historic neoclassical brick residence, c. 1842, enjoying an elevated setting in Scottsville. Walk to ESTATE AREA OF CARTERS BRIDGE the James River, taverns, restaurants, 5BR, 3 1/2BA, nearly new and in excellent condition, 3.5 acres privately situ- shops, and library. Exquisite finishes of ated and beautifully positioned on an elevated plateau surrounded by mature museum quality. In excellent condition. With detached garage. woods. Bright open floor plan. Maple cabinets, granite counters, 2 car garage. $459,000 MLS#534739 $445,000. MLS#523101
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THE
Staff:
PUBLISHER Aimee Atteberry
aimee@c-ville.com
ADVERTISING Beth Wood 434.817.9330
beth@caarrew.com
Alex Mann 434.220.1685
alex@caarrew.com
EDITORIAL COORDINATOR
Joanne DiMaggio editorrew@gmail.com
DESIGN Tracy Federico Henry Jones
CAAR
ads@caar.com rewdesigner@c-ville.com
Harding Coughter
designer@c-ville.com
HOME SALES STATS FOR WEEK ENDING AUGUST 28, 2015
There were 36 houses sold in the seven-county area n Sixteen were in Albemarle with an average price of $459,910. n Three were in Charlottesville with an average price of $313,333. n Eight were in Fluvanna with an average price of $202,550. n Four were in Greene with an average price of $301,375. n Two were in Louisa with an average price of $151,750. n One was in Madison with a price of $735,000. n Two were in Nelson with an average price of $513,750.
HOMES SOLD
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®.
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
the CAAR Real Estate Weekly, Inc. reserves the right to edit or refuse any advertising it deems inappropriate or misleading. No advertising will be published in the Real Estate Weekly if it is known to be inaccurate or untruthful. Every effort has been made to assure accuracy, but this publication does not warrant, nor is it liable for the advertising placed within this publication. This publication will not accept advertising that refers to or attempts to establish fees or rates of commissions charged for services rendered. Information on advertising placement may be obtained by calling 434-817-9330. All real estate advertised herein is subject to the Federal Fair Housing Act, which makes it illegal to advertise “any preference, limitation, or discrimination because of race, color, religion, sex, handicap, familial status, or national origin, or intention to make any such preference, limitation, or discrimination.” Virginia Fair Housing Law also makes it illegal to discriminate because of elderliness (age 55 and over). We will not knowingly accept any advertising for real estate which is in violation of the law. All persons are hereby informed that all dwellings advertised are available on an equal opportunity basis.
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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
205 MONTVUE DRIVE ALBEMARLE
1015 POPLAR SPRING ROAD SCOTTSVILLE
13 PINEHURST ROAD LAKE MONTICELLO
113 WILD FLOWER DRIVE KEY WEST
1178 ENTRY RUN ROAD STANARDSVILLE
6843 DICK WOODS ROAD AFTON
LOCAL GOVERNMENT (Note: Real estate tax information gathered from local government Web sites and is believed but not guaranteed to be accurate as of publication date. Towns may assess real estate taxes in addition to those charged by each county.)
CITY OF CHARLOTTESVILLE
LOUISA COUNTY
ALBEMARLE COUNTY
MADISON COUNTY
FLUVANNA COUNTY
NELSON COUNTY
GREENE COUNTY
ORANGE COUNTY
www.charlottesville.org Real estate tax rate: $.95 per $100 www.albemarle.org Real estate tax rate: $.819 per $100 www.co.fluvanna.va.us Real estate tax rate: $.899 per $100 www.gcva.us Real estate tax rate: $.75 per $100
www.louisacounty.com Real estate tax rate: $.68 per $100 www.madisonco.virginia.gov Real estate tax rate: $.68 per $100 www.nelsoncounty.com Real estate tax rate: $.72 per $100 www.nelsoncounty.com Real estate tax rate: $.804 per $100
A RARE FIND IN THE HEART OF CROZET Western Albemarle school district & priced below the County assessed value! Appraisal 8/2014 valued at $87,000. Zoned R-2 & perfect site to build a modest-sized home. Beautiful, shaded, level lot offers many outdoor entertaining options. Walk to all downtown Crozet restaurants, grocery, hair salons, & library. Agent related to Seller. MLS#531226, $74,900
$15K CREDIT, AT CLOSING, FOR WATER/SEWER HOOKUP FEES ON FULL PRICE OFFER.
BREAK HEART RD - Western Albemarle
NEW PRICE!
Rustic, untouched natural beauty at it’s best! Seclusion and privacy await on this 5+ acre parcel in the beautiful White Hall community. Build your dream home or use the land as a retreat. Lots of gorgeous hardwoods and a nice walking path leading to a bubbling stream. Close to the mountains, convenience stores and several vineyards. MLS#531848, $149,900
434.989.6769 Cell 434.951.5148 Office kbentley7147@gmail.com www.RoyWheeler.com
622 Front Street In the heart of the Lovingston Historic District, the “White House” has seen nearly two centuries of history pass its front door. The property has hosted a tavern, pharmacy and office space and now awaits your dream. Live above in the 3-bedroom, 2-bath, two-story dwelling while operating your small business street front. In need of renovations and priced accordingly. $89,000 493 Edgehill Way One-level 3 BR, 3 BA home with great outdoor living space and plenty of room for expansion! Features include mountain views, open flow, covered porches, hardwood floors, fireplace, built-in shelving, ceiling fans, and new roof with warranty in 2014! Full unfinished basement with heat, full bath, 2-car garage and 1,000+ square foot workshop, storage, or future living space. Land is partially cleared/wooded offering mature shade in front and a sunny back yard and garden area. 30 minutes to Charlottesville and only 10 minutes to Nellysford. $239,500
508 Cox’s Creek Lane With Cox’s Creek cascading in the front yard and the cool mountain air all around you, this 3 BR, 1 BA home would be a great getaway or a permanent residence. Situated on 6.69 acres with numerous outbuildings and a 2-car garage. Just minutes to Crabtree Falls, the Tye River and the Appalachian Trail. Other building sites on the property as well! $159,000
(800) 361-5155 • (434) 361-2440 www.MountainAreaRealty.com 2788 Rockfish Valley Highway • Nellysford, VA 22958
Are you in the Market for a New Home?
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How to Lower Your Mortgage Payments
A
re you a homeowner who is current on your mortgage and looking to lower your interest rate? Alternatively, would you like to shorten your mortgage term and build equity faster? You may be able to take advantage of a long standing federal program to save hundreds of dollars on your mortgage payment every month or shorten your mortgage term and save money in the long run. The Home Affordable Refinance Program (HARP) is a unique program that helps certain homeowners refinance their mortgage to a more affordable monthly payment and at better terms. With HARP now extended through December 2016, homeowners across the country have more time to take advantage of this program to save money every month. If you purchased a home before June 2009, have little or no equity in your home but are current on your mortgage payment (meaning no 30-day-plus late payments in the last six months and no more than one in the past 12 months), and the loan is owned by Freddie Mac or Fannie Mae, you may be eligible to refinance your mortgage through HARP. More than 3.3 million Americans have taken advantage of HARP since 2009, saving them $200 on average per month. Here’s how you can take advantage of this program: • Gather your basic financial information before you contact your mortgage company. You’ll need: Your latest mortgage state-
SEPTEMBER 10 - SEPTEMBER 16, 2015 ISSUE 24-37
REALTOR®
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AT T E N T I O N B U I L D E R S / I N V E S T O R S / F I R S T T I M E H O M E B U Y E R S!
ments, including information on a second mortgage (if applicable); and your current income details (paystub or income tax return). • Find out if Fannie Mae or Freddie Mac owns your loan. In order to qualify for HARP, your loan must be owned by Fannie Mae or Freddie Mac. Contact your mortgage company or visit www.knowyouroptions. com/loanlookup or https://ww3. freddiemac.com/loanlookup/. If your loan is owned by Fannie Mae or Freddie Mac, ask your lender if it is an approved HARP lender. Be prepared to provide the information necessary to verify your current source of income. If your lender is not an approved HARP lender, find out who is near you on the Fannie Mae and Freddie Mac websites. • Go through the application, approval and closing process. If your lender determines you qualify for HARP, they will guide you through the process. HARP has no appraisal requirements or loan-to-value limits, so you can apply regardless of how far your home may have fallen in value. Without this program, qualifying for refinancing can be virtually impossible for homeowners who are underwater. Remember, the opportunity to get a HARP refinance expires December 31, 2016 and there is still time to take advantage of low mortgage rates. Make 2015 the year you take the step to save money on your home loan. Call your lender to apply now and begin to save. For more information, visit www.HARP.gov. n
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
KATHRYN HALL BENTLEY
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CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
Explore Proffit Ridge, located in beautiful Albemarle County, with exquisite 2-7 acre homesites ready to build your new custom home. Enjoy convenient in-town location and stunning mountain views in this new home development community.
Michelle Pike 434-964-7125 ProffitRidge.com
Reverse Mortgages for Senior Citizens Contact John for a no pressure meeting.
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A Reverse Mortgage can significantly increase your quality of life in retirement years by eliminating debt and providing funds to keep up with the cost of living. Please contact me anytime to discuss a reverse mortgage. Or schedule to meet in my office or in the privacy of your home.
JOHN O’CONNOR www.TheReverseMortgageDoctor.com 434-249-4080 • 5690 Three Notched Road, Crozet VA
866-201-4897
TheReverseMortgageDoctor.com Joconnor@AmericanNationwide.com 434-249-4080 5690 Three Notched Road • Crozet
joconnor@AmericanNationwide.com
NMLS ID# 372644, MLO# 8039VA, Virginia State Corporation Commission MC-2457
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
All meetings are absolutely no-obligation and confidential.
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RESIDENTIAL BROKERS SHARON
CALL SHARON
434.981.7200
Sharon Donovan, a native of Charlottesville, grew up around the construction industry and has watched Charlottesville and the surrounding area grow and blossom into one of the top ten places to live in the country. In 1980 Sharon began her career in real estate and went on to attain her broker’s license. She combines tremendous energy, experience, enthusiasm, and extensive knowledge of the local real estate market to give her clients and customers the best service one would expect from a top producer. Sharon utilizes her superior market knowledge to transform the often-stressed home search process into one of enjoyment and satisfaction.
RALEIGH MOUNTAIN TRAIL
Superb quality. Spacious rooms and an open floor plan define this 5,080 fin. sq. ft. residence. 5/6 BR 4 full baths and 2 half baths. This fine home, offers a blend of traditional and contemporary features. Privately situated on 10 acres. Adjoins a 15+ ac. natural area of Colston. Convenient Ivy location less than 15 min. to Charlottesville. Other features include cypress siding, 1900 sq. ft. of decks, in-ground gunnite pool, cherry floors on main level and large windows on all sides. $1,150,000
DICK WOODS ROAD
Spectacular custom designed. Built with attention to detail! One of the finest homes in South Ivy. Set on 6 beautiful acres with a lovely landscaped gated entrance. Year round mountain and pastoral views. Gourmet kitchen. 5 bedrooms and 5 1/2 baths. 3 car garage. $1,295,000
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Eve Hesselroth lives in Charlottesville with her husband and two fantastic kids. She has known Charlottesville as a teenager, a UVA student, a parent and a professional. Eve utilizes all of those perspectives to help her clients find the perfect home, or market the house they are selling. She loves matching people up with the right place for them. She brings patience, warmth and a sense of humor to the home buying and selling process. Ella habla español. To learn more about Eve email her at evehesselroth@gmail.com.
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434.825.1878
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EVE
STUNNING RENOVATION ON FENDALL AVENUE
This is the house you have been waiting for. The stately, solid stone home near the historic University of Virginia, on one of Charlottesville’s most desirable streets in the Rugby neighborhood, was built in 1930 and has been extensively renovated with consummate taste. Set back from the street on a gracious lot this home affords tranquility, privacy and convenience, wrapped in a beautiful package. The expansive, gourmet kitchen with 4cm Italian marble counters, custom cabinets, custom copper sinks and range hood and professional grade appliances is a home chef’s dream come true. All the bathrooms are so lovely you will think you have been transported to a chic spa. With private amenities including a new play court, blue stone patio, custom climbing wall in the detached garage and salt-water pool, your home will be the retreat you always knew it should be. $1,049,990.
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
Sonja Casero has 20 years of experience in the real estate industry. She prides herself in knowing that this experience is something her clients can depend on as she works hard to ensure successful transactions. She is committed to integrity and a straightforward approach. She goes above and beyond normal service expectations and never stops looking out for your best interests. She feels strongly that in this business people come first. As a result, she gives 110% in every transaction. Over 90% of Sonja’s business is personal referrals - why don’t you ring Sonja to see why her clients come back to her again and again?
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434.981.3523
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RING SONJA
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SONJA
A GARDENER’S PARADISE
Adjoining beautiful Mallard Lake is this lovely home with master bedroom on the main level, and huge unfinished basement for you to customize the way you want it. Home of a Master Gardener, you will be amazed at the variety of flowering trees and bushes and perennials and quiet sitting areas beside the fishpond that have been for your enjoyment. Open, bright floor lan. 4 BR, 3.5 BA. The quality shows! $525,000 Ring Sonja 434.982.3523
VIRGINIA WINE COUNTRY
Only 20 mins from Charlottesville, this 1900 farmhouse sits in the heart of Virginia wine country and has Blue Ridge Mountain views. Lovingly restored and updated but keeping some of the original charming features such as the double staircase, original extra wide molding, beautiful hardwood floors on both levels, high ceilings and arched entryways. 3BR, 2.5 BA, central air/heat & 2 walk-in closets! $224,900 Ring Sonja 434.982.3523
417 PARK ST. • CHARLOTTESVILLE, VA 22902 434.296.0134 • WWW.FRANKHARDY.COM Each Office is Independently Owned and Operated
21 + Acre estAte sites stArting At $179k estAte Homes stArting At $650k, miles of Bridle trAils A VirginiA gentlemAn’s dreAm offering fly fisHing, trAil riding, skeet sHooting, And preferred use of tHe lodge At mount idA reserVe. www.tHefArmsAtturkeyrun.com
pleAse contAct
Milicent Loehr Lynch
Vp of sAles & mArketing (434)566-5562 info@turkeyruncVille.com
CAAR REAL ESTATE WEEKLY WWW.CAAR.COM
Private Gated Equestrian Community Nestled within the Jefferson Sea
SEPTEMBER 10 - SEPTEMBER 16, 2015 ISSUE 24-37
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Rooftop Terrace
TOWNHOMES off of
RIO ROAD Now Available at Stonewater - New Townhomes featuring gorgeous rooftop terraces! Visit us this weekend to check out the view for yourself!
STONEWATER From the Low $300’s!
• Just 2 miles from Downtown! • Convenient Rivanna Trail access • Enjoy breathtaking mountain views and wooded home sites Mountain View Towns from the Low $300s Single Family Homes from the Low $400’s For more information contact the Neighborhood Sales Manager Amanda Smith at 434.466.4100 or SmithAK@stanleymartin.com Directions to model: From Downtown Charlottesville, take Park St. which becomes Rio Rd. East. In 2 miles turn Left into the Stonewater Community on Penfield Lane. The model is the 1st home on the Left.
Visit StanleyMartin.com to find your new home today!
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.