The Real Estate Weekly 11.12.2015 by The Real Estate Weekly

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VOL. 24 NO. 46 n NOVEMBER 12 - NOVEMBER 18, 2015

A P U B L I C AT I O N O F T H E C H A R L O T T E S V I L L E A R E A A S S O C I AT I O N O F R E A LT O R S ®

A PUBLICATION OF THE CHARLOTTESVILLE AREA ASSOCIATION OF REALTORS® Charlottesville, Albemarle, Fluvanna, Greene, Louisa, Madison, Nelson, Orange

WHY IT

PAYS TO USE A

REALTOR

BY CELESTE M. SMUCKER, PHD

PLUS:

Show Me the Cash – OR NOT

FREE

NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

A DREAM HOME IS GREAT, BUT THE RIGHT ONE IS BETTER.

Let an agent who knows guide you.

$499,900

$210,000

$369,500

BELMONT

Bev Nash

434-981-5560

• Over 4,150 sf with 4 bedrooms and 3.5 baths • Customized on the ridge in Fontana in 2006 • Hardwood and ceramic floors, Granite in the kitchen • Recently finished basement with rec room, bar, media room, office • Beautifully landscaped, fenced yard, elevated rear deck and screen porch

$475,000

Ruth Guss

434-960-0414

• 3 bedrooms, 2 full baths, 1,752 finished sq. ft. • Hardwood floors, vaulted ceilings, stainless appliances • Large master suite with jetted tub & separate shower • Paved driveway, wheelchair accessible ramp & fixtures •.506 acre lot, small fenced area, large storage shed

Roger Voisinet

434-981-1076

• Walk to downtown Belmont & Downtown Mall • ‘05 Contemporary w/ 1 car Garage & Off St pkg • 3 - 4 BR incl master suite with balcony • Formal DR & LR, gourmet kitchen • Also: 3.5 baths, fireplace, Basement

$474,900

$179,000

NEW CONSTRUCTION

Roger Voisinet

434-981-1076

• Unique, historical building called the Millhouse • Built c.1850 as offices for the original Woolen Mills • Striking stone outcropping in the foyer • Fabulous unit. 2,142 fsf on 2 levels plus • Secluded patio and large garden area. • 1st floor FP, dining room, gourmet kitchen, full bath & laundry • Upstairs, an art room/studio with skylight.

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

$275,000

Pat Burns

Candice van der Linde

• LAKE VIEW - Move In Ready • 4 BR w/ lake view in Ruckersville • Double lot, private fenced back • Paved drive; open kitchen & large LR • Multiple decks for enjoying the view. • Listed under assessment value!

434-981-8730

434-465-4444

Kim Lilley

• 5 minutes from Zions XRoads • Luxurious finishes • Huge kitchen and family room • Open floor plan • Beautifully finished basement!

434-760-4778

• New construction Craftsman style home • 4 bedrooms, 3.5 baths • 2912 sq ft plus 2 car, 676 sq ft garage • Open floor plan with 9’ ceilings, hardwoods, gas fireplace and custom built-ins • Main floor master w/ spa-like bath & large walk-in closet, plus a second floor master with two walk-ins. • Amazing country views in beautiful Guildford Farm

$184,000

$419,000

• Ranch style home on a full basement in Carrsbrook. • 3 bedroom, 2 bath home. • Large kitchen with wood burning fireplace. • Great lot on a cul-de-sac. • Attached one car garage

Rachel Burns-Reynolds

434-422-0223

Candice van der Linde

• Shenandoah Crossing Community • 3 BR 2 BA - Spacious bedrooms • Large eat in kitchen/formal dining • Large back deck off kitchen • One level living, walk to the lake. • Golf/Pool/tennis/mini-golf • Year round activities!

434-974-1500

355 West Rio Road, #102 Charlottesville, VA 22901

434-981-8730

20 MAPLEVALE DRIVE ............................................. $194,500

8 HARDWOOD ROAD ..................................................$158,500

22 LONG LEAF LANE ................................................. $138,000

Vaulted Rancher features a Slate Entry, Stone-surround W/B Fireplace, Spacious Master w/2 Closets, Nice Kitchen w/Lots of Cabinets, Dining Area w/ Walk-out to 12 x 20 Deck, Unfinished Conditioned Basement, Garage. Home Corner Homesite within an Easy 2-Block Walk of Beach #4. MLS #539495

Walk to Beach! Vaulted Rancher with Greatroom w/Hardwoods, Open Vaulted Kitchen w/SS Refri & Smooth-top Range, Spacious Master w/2 Closets & Step-in Shower, Nice Guest Bedrooms - Wonderful Tiled Sunroom with Walk-out to Lrg Deck. - MLS #538947

This Split-Bedroom Rancher w/Vaulted Greatroom w/Wood Laminate Flooring, Nice Kitchen w/New Refri & Skylight, Walk-in Laundry Room w/Door to Outside, Spacious Master w/Walk-in Closet, Floored Attic, Storage Shed, Circular Drive, Level Private Backyard, Deck. Quick Walk To Beach #2. - MLS #538807

848 JEFFERSON DRIVE.............................................$154,500

25 WHIPPOORWILL LANE ..........................................$675,000

30 POSSUM LANE ..................................................... $498,500

Lovely Home with Vaulted Greatroom, Dining w/Walk-out to Back Deck, Nice Master w/Walk-in & Double Vanities, Walk-in Laundry Rm/Pantry w/ Window & Shelving, & Utility Shed. Home sits Privately Off Road and Enjoys a Private Backyard. Near Main Beach & Clubhouse! MLS# 531233

Gorgeous Waterfrontage & Main Lake Water Views on Lake Monticello - Easy Walk to 108-ft Waterfrontage & Dock. Up to 6 Bedrooms, 5 BAs, Vaulted Greatroom w/Stone FP, Open Kitchen w/Granite, Screened Porch, Fin.Basement, Walk to Beach. 4367 sf fin - 2079 sf unfin. MLS# 538731

163-ft of Level Waterfrontage - Dock - Swimmable Wide Cove Privac. Open LivingRm, Kitchen/Morning Rm Combo w/Granite & Brick FP, Spacious Master w/Walk-out To Expansive Trex Decking, Fin Basement w/ Family Rm, Garage, 2572 sf fin - 1092 sf unfin, 4 BR, 3 BA - MLS #534294

27 VINE RIDGE ROAD................................................$454,500

20 WOODRIDGE ROAD ...............................................$395,000

49 OUT OF BOUNDS ROAD........................................ $395,000

Waterfront w/100-ft+ Private Waterfrontage w/Boat Dock & Bulkhead - Short Easy Walk To Water - Main Level Master Suite, Vaulted Greatroom w/ Gas FP, Remodeled Kitchen w/Granite-SS Appliances, New Deck, Fenced Back, Screened Porch. 1800 sf, 3 BR, 2 BA, On .41 Acre - MLS #538735

Waterfront with Private Boat Dock -Easy Walk to Water - Vaulted Greatroom w/Fireplace, Glass-surround Sunroom & Tile Floor, Spacious Master w/Walk-out to Back Deck, Fin. Basement w/Family Room, Patio, Garage - 2500 sf fin,3 BR, 3 BA, On .83 Ac. - MLS #528729

Waterfront w/93-ft of Private Waterfrontage - Private Beach Area - Dock, Vaulted Greatroom w/Stone Fireplace, 2 Master Stes, Lrg Open Kitchen, 1st Fl Master, Loft Overlooking Greatroom, Unfin. Basement, End of Culde-sac. 2144 sf fin - 1984 sf unfin, 3 BR, 3 BA, On .90 acre. MLS #517857

Want An Easy Way To Search All Homes On The Market? Want To Get Your Home’s Value In 60-Seconds Or Less?

StrongTeamRealtors.com Patsy Strong

Kari Rothamel

Daniel Rothamel

434-996-4606

434-962-7265

434-962-7305

BROKER, ABR, SRES, SRS

(434)

589-5800

ABR, SRES, SRS

Patsy@StrongTeamRealtors.com

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Daniel@StrongTeamRealtors.com

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NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46 CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

WATERFRONT & WATER AREA HOMES

NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

Trustee Foreclosure

ABSOLUTE AUCTION 56 +/- acres

Mountain G

Schuyler, Vir r o v e ginia

What’s

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VOL. 24 NO. 46 n NOVEMBER 12 - NOVEMBER 18, 2015

A P U B L I C AT I O N O F T H E C H A R L O T T E S V I L L E A R E A A S S O C I AT I O N O F R E A LT O R S ®

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A PUBLICATION OF THE CHARLOTTESVILLE AREA ASSOCIATION OF REALTORS® Charlottesville, Albemarle, Fluvanna, Greene, Louisa, Madison, Nelson, Orange

Inside: NOVEMBER 12 - NOVEMBER 18, 2015

WHY IT

PAYS TO USE A

REALTOR

BY CELESTE M. SMUCKER, PHD

PLUS:

Show Me the Cash – OR NOT

7375 Secretarys Sand Road Schuyler, Virginia Auction: Friday, December 11th at 12:00 noon on site

OPEN HOUSES

Previews: Nov. 28th, Nov. 29th, Dec. 4th, Dec. 5th, Dec. 6th and Dec. 10th from 12:00 noon to 4:00 pm

Three (3%) Percent - Broker Participation

Why It Pays To Use A REALTOR®

Paid to any Agent meeting the Broker Participation Guidelines. See our website for more information: www.walker-inc.com

Mountain Grove, built in 1804, still having most of its original character and beauty is situated in beautiful Albemarle County

BY CELESTE M. SMUCKER, PHD

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Issue: IN EVERY

Open Houses ................................ 4-8 News & Views ............................... 8-9

56 +/- acres of Gently Rolling Pasture Land Partially fenced, Barn, Riding Rink, Shed, Creek

W ALKER

PH: (540) 344-6160 www.walker-inc.com

Commercial Services, Inc.

VAAF #549

Show Me the Cash – OR NOT BY MARILYN PRIBUS

NEXT WEEK:

FEATURE Why It Pays to Use a REALTOR® ....... 12 BY CELESTE M. SMUCKER, PHD

HOME FINANCE Tactics for Aging in Place ................. 18 BY MARILYN PRIBUS

Home Sales Stats .......................... 20

Spring Creek Change of Season Checklist

OPEN HOUSES

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NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

534 WHITCOVER CIR OPEN HOUSE NOVEMBER 15TH, 1-4PM

This well maintained Townhouse, situated in a community close to downtown and VSH 29. 3 bedrooms on the 2nd floor and 2nd master bedroom and sitting area, with outside entrance with patio and inside entrance, on lower level. HOA includes grounds and outside maintenance, covers roof, siding, deck, mowing, trash removal, Club House, play area, pool, Prof Mgmt,, snow removal, and Tennis. HVAC replaced 2007, water heater replaced 2010

MLS# 538604 $179,000 LORRAINE WHEELER

MONTICELLO COUNTRY REALTORS

434.989.0708 lordonwheeler@gmail.com

2704 Lake Monticello Road • Palmyra, VA 22963

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OPEN HOUSES SUNDAY, NOVEMBER 15 1 p.m. to 4 p.m.

DIR: East Rio Road, Charlottesville, turn into Stonehenge Drive, to Whitcover, Circle 534 on Right.

CAAR

NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

I N

P R I N T

A N D

O N L I N E

5 2

T I M E S

Y E A R

710 Rockcreek Road

312 Harris Road

Charlottesville— Another Croft Custom Home with all the quality one has come to expect, including granite counters, stainless appliances, 9-ft ceilings, tiled tub & shower walls. This home features a 2-zone HVAC system, fully conditioned crawl space, large rooms, walk-in master closet and enormous storage space in the attic. Just 5 minutes to UVa hospital and the downtown mall all at a price that can’t be beat.

Charlottesville—Great care taken in every decision from colors and fixtures to closet design in this Croft Custom Home just 5 minutes from the University. Spectacular white and stainless kitchen w/ granite, huge entry foyer and inviting open floor plan for entertaining with 9-ft ceilings. Beautiful master that you must see to believe, custom woodwork and trim, custom closets, loads of storage.

OPEN HOUSE AGENT DOUG MCGOWAN 434.242.6159

OPEN HOUSE AGENT JESSE BELLAVANCE 540.903.2003

Dir: Emmett Street to left on University Avenue, right on Roosevelt Brown Blvd, right on Cherry Avenue, left on Rockcreek, house on right

Dir: 5th Street south to right on Harris Rd. Property on left

Listing Agent Doug Mcgowan 3510 Remson Court, Suite 301 Charlottesville, VA 22901 434.242.6159

Listing Agent Andrew Baldwin 195 Riverbend Drive Charlottesville, VA 22911 434.466.6566

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

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

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

DU JU CE ST D $1

OPEN 15ththth OPENHOUSES HOUSESSunday, Sunday,November October 20

104 DORSET DORSET COURT COURT 104

1015 BEDFORD BEDFORD HILLS HILLS DRIVE DRIVE 1015

940 STANLEY STANLEY DRIVE DRIVE 940

520 STAGECOACH STAGECOACH ROAD ROAD 520

Time: 1-4 1-4104 ROSEBUD LANETime: Time: 1-4 1-4 Time: 1-4DRIVE 134 BOWMANS Time: RUN Time: 1-4 Hosting Agent: Agent: Jan Jan Shiflett Shiflett Hosting Agent: Agent: Jim Jim McVay McVay Hosting Agent: Agent: Mike Mike Peters Peters Hosting Agent: Agent: Kay Kay Sands Sands Hosting Hosting Hosting Hosting Time: 1-4 pm Time: 2-4 pm Time: 1-3 pm SUPER CLEAN ONE LEVEL RANCH w/ UNIQUENESS AND COMFORT. Enjoy FABULOUS 5BR COLONIAL located near ADORABLE 1950s COTTAGE. One floor floor Agent: RANCH Mike Peters Hosting Agent: FABULOUS Joan Esposito5BR COLONIAL located near ADORABLE Hosting Agent: NickCOTTAGE. Ward SUPER CLEANHosting ONE LEVEL w/ UNIQUENESS AND COMFORT. Enjoy 1950s One

37 WEXFORD WEXFORD RIDGE RIDGE 37 ROAD ROAD

Time: 1-4 1-4 •• Hosting Hosting Agent: Agent: Time: 2-4 2-4 •• Matthew Matthew WoodWoodTime: Time: Julie Holbrook son JulieADVANCE Holbrook 4485 MILLS ROADson

21708 JAMES JAMES 21708 MADISON HWY. MADISON HWY.

Time: 1-4 1-4 •• Hosting Hosting Agent: Agent: Time: Susan Stewart Susan Stewart 45 MANOR ROAD

DE SO VE UT LO H PMER ENN T

SUSU NN

OPOP ENEN SASA TT &&

IC E PR EW N 2226 BANBURY BANBURY 2226 STREET STREET

679 TOUCHSTONE TOUCHSTONE 679 LANE LANE

Time: 1-3 1-3 Time: Hosting Agent: Margaret Hosting Agent: Margaret Ramsey 55 Ramsey

218 LOGTRAC LOGTRAC 218 ROAD ROAD

TULIP

Time: 12-2 12-2 Time: Hosting Agent: Hosting Agent: Tammi Campbell DRIVE Tammi Campbell

DESIGN/BUILD YOUR OWN E S T A B L I S H E D READY TO MOVE IN! This ENJOY FISHING or sunning on the beach BEAUTIFUL MODERN POST AND DESIGN/BUILD OWN E S T A B L I STime: H E1-3 D pm READY TO MOVE IN! This ENJOY or sunning on the beach BEAUTIFUL MODERN POST AND Time: 1-4YOUR 1-4FISHING pm HOME forTime: as little aspm $1000 down, NEIGHBORHOOD and convenient upgraded “Berkshire” model has when you buy this 3BR/2BA Contemporary BEAM home on 11.5 acres. Artfully crafted HOME for as little as $1000 down, NEIGHBORHOOD and convenient upgraded “Berkshire” model has when you buy this 3BR/2BA Contemporary BEAM home on 11.5 acres. Artfully crafted Susan Stewart Hosting Agent: Ann-Marie Guadagno Hosting Agent: Susan Stewart no construction loan necessary! I&J to downtown Hosting and RtAgent: 29. Well hardwood floors, granite counters, cedar-sided Saltbox with open floor plan, bright, airy living area. + 2BR/BA + office. no construction loan necessary! I&J to downtown and Rt 29. Well hardwood floors, granite counters, cedar-sided Saltbox with open floor plan, bright, airy living area. + 2BR/BA + office. invites you to tour this Parade of maintained home HOME features hardwood gas fireplace, built-in cabinets, 9’ delightful sunroom with rock planners. wall waterfall, A wonderful vacation home or live in SOUTHERN DEVELOPMENT HOMES. Village AMAZING with 6 bedrooms and over ATTENTION: INVESTORS & future invites you to tour this Parade of maintained home features hardwood gas fireplace, built-in cabinets, 9’ delightful sunroom with rock wall waterfall, A wonderful vacation home - or live in Homes Award winning plan, with floors, screened porch, main level ceilings, stainless stainless steel steel appliances, appliances, large laundry room, plenty of storage space, paradise year-round. Views are protected Homesnewest Award retirement winning plan, with floors, screened porch, main level ceilings, largemove laundryin room, plentyNow of storage space, Oaks, Fluvanna’s community for agesyear-round. 4300 sq. ft. finished. NEW granite, ceramic tile, carBuy as an investment or later! under paradise Views are protected large windows, open spaces, high laundry, 1 full and 1 half bath on main 4 bedrooms and 2.5 baths the additional storage shed and garden spot. with a charming upscale B&B on one side, large windows, open spaces, high laundry, 1 full and 1 half bath on main 4 bedrooms furnace and 2.5 baths - the additional storage shed andfloor gardenplan spot. with a charmingconstruction: upscale B&B on one side, 55+ offering easy living certified homes w/incorporated pet, bamboo floors, double oven, dishwasher, Introducing “The Savannah” ceilings, elegant fixtures & finishes. level. Full finished basement includes list goes goes on and and on. on. $379,900. $379,900. Only 15 minutes to shopping, 20 minutes to and a conservation easement view across the ceilings, elegant fixtures to & be finishes. level. finished basement includes Only 15 minutes to shopping, 20 minutes and a conservation easement viewVillages across the at Nahor! universal design built Savannah and Full more. under list appraisalon BEFORE new to the Vaulted ceilings, studyto Every elements. detail has Our been considered! kitchen and Priced laundry, $21,000 1-2 bedroom MatthewWoodsonProperties.com Cville. $209,000. www.TammiCampbell. river. $325,000. Margaret Ramsey, 953Every detail has been considered! kitchen and laundry, 1-2 bedroom MatthewWoodsonProperties.com $209,000. www.TammiCampbell. river. $325,000. Margaret Ramsey, 953a main w/vaulted room, and theseoutside itemsaccess. were $223,100. completed. level in-law suite, model offersMany main level master Cville. suite, well-appointed finishes Many floorlevel plans living are available or I&J great7057/296-7171. with JulieOne960-5187. (501463) com 985-2348/882-5403. (514558) (510719) floor plans are available or I&J with outside access. $223,100. Julie 960-5187. (501463) com 985-2348/882-5403. (514558) 7057/296-7171. (510719) can help you design your very own Holbrook, 434-989-4415. (512616) 1st floor master suite & second bedroom/study option, home business, many possibilities. $449,000. suthroughout the home. $399,900. susanstewart76@ From Rt. 29 in Ruckersville head west on Directions: North on Hydraulic Rd; left Directions: From From 29N, 29N, East East on on can help you design your very own Holbrook, 434-989-4415. (512616) From Rt. 29 in Ruckersville head west on Directions: North on Hydraulic Rd; left plan! $369,000. Susan Stewart 434Rt. 33, approx. 7 miles turn left on Rt. Earlysville Rd;gmail.com left Buck Mountain Rd; spacious 2-car garage &Stewart more. $354,000. Susan Rd; sanstewart76@gmail.com SusanDirections: Stewart SusanRd; Stewart 434-242-3550.(530512) Directions: From 29N, East on Rio, Right434-242on Greenbrier, Greenbrier, Left kitchen, plan! $369,000. Susan 434Rt. 33, approx. 7 miles turn left on Rt. Earlysville left Buck Mountain Directions: From 29N, East on Rio, Right on Left 242-3550. (505508) 622 (Celt Rd) approx. 1 mile to left on right Simmonds Gap Rd; right Buffalo Rio, Right on Greenbrier, Left onto onto Banbury, thru stop sign, Stewart 434-242-3550. (529212) 3550. (533051) 242-3550. (505508) 622 (Celt Rd) approx. 1 mile to left on right Simmonds Gap Rd; right Buffalo Rio, Right on Greenbrier, Left onto onto Banbury, thru stop sign, From Charlottesville take 20 SouthMtn to Lake) left Sunset Rd (Entrance to Greene River Rd; left toDirections: continue on Buffalo River Directions: FFrom Zion Crossroads – Rt. Sunset Rd (Entrance to Greene Mtn Lake) River Rd; left to continue on Buffalo River Banbury, thru stop sign, home on home on on the the left. left. Directions: FFrom Zion Crossroads – Rt. Tavern to 2nd left onto Logtrac. House on right. Rd (becomes Celt Rd); left ChapmanEast Rd; towards Banbury, thru stop sign, hometake on 743 home Cville, I64 Boyd Exit Celt Directions: Earlysville Road, Directions: From onRd); 53left heading Palmyra, turn left into 15 South. Cross Rt. 250West and doto immediate to 2nd left onto Logtrac. House on right. Rd (becomes Chapman Rd; the left. ALSO From OPEN Cville, 10/23 FROM 15 South. Cross Rt. 250 and do immediate right Touchstone Lane; right to 2nd house the left. ALSO 10/23 FROMStore to Advance Mills Touchstone Lane; right to (right 2nd house Uoff turn into parkingcross lot. Look sign. (129) turn RU interstate, overfor 250, follow right to left the 4 sign). bear right at OPEN Buck Mountain subdivision before Food Lion and Lake Monti2-3PM PRIOR TO AUCTION. on (2nd turn into parking lot. Look for sign. 2-3PM PRIOR TO AUCTION. on left (2nd sign).

Road, on right, ¼ mile from store.

way stop sign, take R S. Boston, go approx. 2 miles.

OPEN HOUSES

brick front front & & vinyl vinyl siding siding at at the the end end of of aa cul-decul-de- beautiful beautiful brick brick fireplaces, fireplaces, high high ceilings ceilings and and Hollymead Town Town Center. Center. This This spacious, spacious, movemove- living living on on aa half-acre half-acre that that has has been been lovingly lovingly taken taken brick Hollymead 2100 RESIDENCE with 4BR/3BA, hardwood LISTEN TOwalkout THE basement! SOUNDSThis of the brookabundant from thenatural 2 CUSTOM BUILT all on one level beautifully mainsac, plus aa full full darling light. First First floor floor master suite suite in condition condition home features features an open open floorSQ planFT care care of. 33 bedrooms, bedrooms, spacious well-equipped well-equipped sac, plus walkout basement! This darling abundant natural light. master in home an floor plan of. spacious floored room vaulted kitchen, ceiling living roomroom with w/wood gas FP, formal deckshome of this delightful, quality 2 story home located office. tained at the end ofeat-in tree kitchen, lined family starter was just painted painted insidebuilt & features features has adjoining adjoining Greathome. pool and andQuiet patio. location Cot- with with gourmet lg. living living burningdinfire starter home was just inside & has office. Great pool patio. Cotgourmet eat-in kitchen, family room lg. room w/wood burning fire ingwith area, brightkitchen, open hardwood kitchen that leadsgreat to rear deck with on a cul-de-sac. Built in 2006, this home features 9’ ceilstreet. 1+ acres of spacious yard with private woods in place, floors, room w/outside hardwood floors. Extra-large deck overlooks tage is wonderful guest or in-law suite or artist/ with fireplace, first floor bedroom office, place, hardwood floors, great room w/outside hardwood floors. Extra-large deck overlooks tage is wonderful guest or in-law suite or artist/ with fireplace, first floor bedroomgorgeous with office, Blue Mountain master entrance leadingviews, to aa main sunnyfloor terrace & bedyard, private, spacious backyard. backyard. Lots of upgrades, upgrades, writer studio. 2+ 2+ acres acres for play and gardening gardening extensive ceramic and hardwood hardwood flooring flooring and and Ridge ings, hardwood floors, large living room with writer bay window the for rear. 3BR/2BA, hardwoodextensive floors, open family room, entrance leading to terrace & yard, private, spacious Lots of studio. play and ceramic and room with private bath and attached 2sunny car garage. Excellent attractive spacious shed w/electricity. Minutes new roof, many others. Located in the Baker in Earlysville. $480,000. Jim@JimMcVay.com new carpet. A must see property! $429,900. and gas FP , large master bedroom and bath with soaking stone FP . French doors leading to screened in porch and attractive spacious shed w/electricity. Minutes new roof, many others. Located in the Baker in Earlysville. $480,000. Jim@JimMcVay.com new carpet. A must see property! $429,900. condition. info@stevewhiterealtor.com from $219,900. Downtown. $229,500. Kay Kay Sands, Sands, 825825Butler/Sutherland school private districts! $159,000. 434-962-3420. (513693) http://www.940stanley.com/ Mikemove-in Peters 951951tub and walk-in closet, back yard, more! $284,900. (513693) patio. $289,000. Joan Esposito “Your Running Realtor”,Mike from Downtown. $229,500. Butler/Sutherland school districts! $159,000. 434-962-3420. http://www.940stanley.com/ Peters Steve White, 242-8355. (538719) 6129. (509047) Jan Shiflett, 242-6057. (514345) 5119/981-3995. (512926) Mike Peters 951-5119/981-3995. (539270) 760-1028. (538309) Directions: From Hydraulic and Rio take 6129. (509047) Jan Shiflett, 242-6057. (514345) Directions: From Hydraulic and Rio take 5119/981-3995. (512926) Directions: Waynesboro towards Stuarts Directions: 5thhead Street Ext., crossDraft over Directions: 29N toC’ville Camelot, left onnorth BarnesEarlysville Rd north north over the the reservoir reservoir to aa left leftSouth Directions: From town Rio11 Rd. west west to Rt. Rt. 743 743From Directions: I64 West/81 to Exit From 217- town to US Directions:29N Fromto takeleft Rt 29 to right on Rt. 607 Directions: 5th Street Ext., cross over Directions: Camelot, on BarnesEarlysville Rd over to Directions: Rio Rd. to onEarlysville. VSH 340 take left on 64, Offliter Rd goleft, 1.1 travel miles about left into Interstate take third 1/4 dale, left on Dorset all the way to the end of onto Bedford Hills Drive. 1015 is on your left. (Hydraulic Road) north towards House Road) at endnorth of lane. at Sheets 1st right Preddy Creek Rd./Rt670 to Bedford right on HillsSouth, dale, left onto Dorset allonthe way to the end of onto Drive.Right 1015 ison onRosebud your left. Lane. (Hydraulic towards Earlysville. Interstate 64, take third left, travel about 1/4 on is Grouse mile, house house on the theRidge right.Rd, right on Bowthe street. Lane to left on Tanglewood to Right on Pin Oak. Right on on Stanley Stanley Dr, Dr, second second drive driveStoney on the theRun left. subdivision mile, is on right. the street. Right on left. HALLOWEEN TREATS SERVED. Lumber mans Run.

cello), bear right at roundabout, home on right.

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NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

WAYNESBORO LIVING!

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OPEN SUNDAY NOV 15TH 1-3PM

722 Maple Ave, Waynesboro NEW custom cabinets & granite counter tops in spacious tree street home. Large rear deck & off street parking. All 3 levels have BR & BA. 5 BR/4 BA, Lots of storage. Ground level suite poss. in fin. basement(1 area could convert into a kitchenette). Well maintained. New roof, a/c in ‘06, new deck & carpet. 3350 sq ft of living space. Great Value! MLS#200210, $260,000 DIR: in Waynesboro - Main Street to South on Wayne, right on 14th, left on Maple. Access the house from back alley.

GINNY WILSON

Associate Broker 540-949-8830(o) 540-241-4341(m)

1615 Jefferson Hwy Ste 101 Fishersville VA 22939

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CAAR Receives Grant to Help Build Permanent Madison County Memorial The Charlottesville Area Association of REALTORS® (CAAR) has received a $2,000 Placemaking micro-grant from the National Association of REALTORS® (NAR) to help generate community pride in remembrance of the 200 families and relatives that were displaced when the Shenandoah National Park was established in the 1930s. “Realtors live, work and volunteer in their communities and take immense pride in working to improve them,” said Anita Dunbar, CAAR President. “Placemaking can help foster healthier, more social and economically viable communities. It creates places where people feel a strong stake in their neighborhoods and are committed to making a difference for the better. This grant will help create a place where

families, friends and neighbors can come together.” The permanent memorial will be a bronze plaque mounted on a stone foundation displaying the 123 surnames of the Madison County families that were displaced. In addition to memorial, there will be several wooden

benches, landscaping and a path way leading to the memorial from the Criglersville School, which is currently closed. “The $2,000 grant gave us the funds to keep the Madison County memorial on track. It also reignited the energy and interest for the memorial to honor the families that were displaced when the Shenandoah National Park was created. Each day is more exciting than the last for me, The Madison County Historical Society and citizens of Madison County as we see the progress of the memorial being built. We can’t wait to get closer to the great unveiling day,”

Out Of BOunds Decorated Model Now Open!

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

Model Homes Open Daily 12-5

Belvedere One Level Living from the $500’s

Foothill Crossing from the upper $400’s

Hill Brook CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

One Level Living off Rio Rd

Hyland Ridge from the low $500’s

Kenridge Only 1 Remaining

Lochlyn Hill Rooftop Terrace Townhomes

Old Trail Creekside from the low $500’s

Old Trail Golf Villas from the low $500’s

Old Trail Village Homes from the low $400’s

Old Trail Courtyard Homes

CRAIGBUILDERS.NET | 434 .973-3362

from the mid $400’s

11th Annual Tandem Friends Tag Sale Don’t miss the 11th annual Tandem Friends Tag Sale on Saturday, November 14 from 7:30 a.m. to 4:00 p.m. ($2 early bird fee, 7:30-8:30 a.m.), and Sunday, November 15, 9:00 a.m. to 11:30 a.m. half price on everything; 12:0012:30 p.m. $3 discount bags (bags provided). They will have clothes, a boutique of high-end items, accessories, shoes, collectibles, toys and games, books, knick-knacks, electronics, furniture, housewares, linens, sports equipment, and more! Proceeds benefit the faculty professional development fund, the Learning Resource Center scholarship fund, and local service agencies. Food and drink is available for purchase. The sale is located in the Tandem Friends gym at 279 Tandem Lane, across from Monticello High School. For more info call 434-296-1303. n

GOT NEWS? Send your newsworthy submisssions to editorrew@gmail.com. No PDFs please only text files will be considered.

KATHRYN HALL BENTLEY REALTOR®

 WHITE HALL RD - Crozet LOCATION AND AFFORDABILITY! Renovated brick home in Western Alb schools. Added master BR + spacious 2nd BR, large, shared bath & laundry. Unfin basement = future expansion? Kitchen has honey maple cabinets, Jenn-Air elec range, Corian counter tops & tiled back splash. .45 acre lot, mature landscaping & outdoor entertaining space - covered side porch & stamped concrete patio area. Storage shed. Close to everything downtown Crozet! Adj.46 ac lot also avail. Basic 1yr home warranty w/acceptable offer. MLS #537634 $239,900  955 SHADWELL RD

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

Private, park-like setting minutes from Pantops Mtn. Partially wooded 2.51 acres yet convenient to MJH, the downtown area & UVA. Large lot room for future expansion. Recently renovated 3 bdrm, 3.5 bath home offers elegance and classic design. Step out onto rear patio & enjoy hours of outdoor entertainment. Patio connects to deck with shaded awning. $374,900

THOMAS JEFFERSON PARKWAY

A brick home, w/copper roof, privately situated on 7 stunning landscaped acres. Mostly one-level living plus a full lower level with extra living quarters, recreation room, garage and storage. Main level has an elegant living room w/ fireplace, gourmet eat-in kitchen, dining room w/fireplace, large sunroom or family room & master suite. Loaded with many quality features, in-ground pool, pond, and privacy. Exterior brick are hand molded, taken from old UVA buildings demolished in the 1970’s. $399,900

ST. GEORGE STREET Wonder f u l old home s e t on a large, f lat lot, on a quiet street in Downtown Crozet. Currently undergoing final stages of a tasteful renovation. Rich, warm wood f loors in the living room. 2 master suites on the first f loor or one could be a family room. Vaulted ceiling in the living room. $269,900

CALL SHARON SHARON DONOVAN

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

NEWS & VIEWS

Arleen Yobs was honored with the Virginia Association of REALTORS® (VAR) Council of Residential Specialist of the Year award on Wednesday, October 7th, in Williamsburg, VA. The VAR Council of Residential Specialist of the Year award is presented to a Virginia Certified Residential Specialist chapter member who made significant achievements to their local board, state association, community activities, and CRS chapter activities as a member over a five year period.

What’s Happening Around Town?

9 NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

Arleen Yobs Honored with Residential Specialist of the Year Award

“I have known Arleen for about 10 years and her pleasant demeanor and willingness to help others has been consistent. She is extremely well-respected by her colleagues at Nest Realty, and is also recognized by CAAR members as a great leader and mentor,” said Nest Realty Principal Broker Jonathan Kauffmann. The Charlottesville Area Association of REALTORS® (CAAR) would like to congratulate Arleen on this commendable achievement.

RING SONJA SONJA CASERO

434.981.3523 Multi-Million Dollar Top Producer for over 20 years. A GARDENER’S PARADISE Adjoining beautiful Mallard Lake is this lovely home with master bedroom on the main level, and huge unfinished 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 plan. 4 BR, 3.5 baths. The quality shows! $525,000

SOLD!

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

417 Park Street Charlottesville, VA 22902

Each Office is Independently Owned and Operated

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

said Jim Lillard of the Madison County Historical Society. The permanent memorial is already underway and is expected to be completed in late October or early November. An update on the exact date and time of the revealing will be communicated when available. If you would like to donate money to this memorial project, please send funds to the Madison County Historical Society, P.O. Box 467, Madison, VA 22727. If you would like to learn more about the Madison County Historical Society, please email vajimlin@gmail.com.

NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

Experience, integrity, and expert market knowledge since 1980.

MCLEAN FAULCONER INC. ,'65 -. . 5 ( 5 -# (.# &5 ,)% ,-

BLANDEMAR

$1,460,000 CEDAR SPRINGS

ELK RUN RETREAT

$1,470,000

Uncompromising taste and elegance. Two-story brick home with copper roof, 4 BR, 4BA, 2 half BA, and over 4,800 sq. ft. on 21 acres with an exceptional tranquil setting. MLS#532064 Andrew Middleditch 434.981.1410

$2,479,000 OUT THERE FARM

35 acre NW Albemarle estate with privacy, Blue Ridge views, and stunning residence. Property includes creek, river, pool, spa, pastures, woods, trails, 1840s log cabin. MLS#529384 Jim Faulconer 434.981.0076

$1,950,000 THE GLEN

Charming, immaculate 4BR farm house in a private valley on 106 acres at the base of the historic Southwest Mtns. Stunning views of open fields, small lake & Mtns. MLS#530554 Charlotte Dammann 434.981.1250

Magnificent mountain views from this high end residence on 208 acres. This 4 BR home is bright, airy and perfect for fulltime living or the ultimate family retreat. Charlotte Dammann (434)9811250. MLS#532232

DOGWOOD WAY $1,775,000

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

MAJESTIC OAKS - English Countrystyle residence with 3 BR, 3.5 BA, on 7 acres on Garth Rd. less than 5 miles west of town. Lovely, private setting, gorgeous landscaping. MLS#529963 Steve McLean 434.981.1863

PARK STREET

$599,900

Stately home east of town boasts more than 6,000 square feet, four bedrooms, gourmet kitchen, formal living and dining rooms, designated office space, home theater, home gym, and large sunroom. The 4.59-acre lot is located on a quiet cul-de-sac in a private neighborhood. Amenities include a Trex deck, fenced backyard, and two garages. Terrific value. MLS#539462 Macon Gunter 434.242.7772 or Tim Michel 434.960.1124

$789,000 SIMMS ROAD

Terrific north downtown residence on a nearly three-quarter acre lot with separate home office or studio. MLS#515228 Charlotte Dammann 434.981.1250

$4,500,000

Beautiful 400 acre estate next to the Blue Ridge Mountains. Circa 1900 farmhouse is completely restored & enlarged. Farm is also in excellent condition with a great lake! MLS#529756 Jim Faulconer 434.981.0076

BEAR BRANCH FARM $1,650,000

This pristine land tract of 155 acres offers horse or hiking trails running for miles throughout the property only 12 miles from Barracks Road. MLS#537873 Jim Faulconer 434.981.0076

GARTH ROAD

503 Faulconer Drive Charlottesville Âˇ VA Âˇ 22903 p: 434.295.1131 f: 434.293.7377 e: homes@mcleanfaulconer.com

$495,000 WOODLAND

Mountain views! Move-in-ready, 3 BR, 2.5 BA home on 21.2 acres with pool, pool/guest house, gardens, covered porch, renovated kitchen on Green/Madison line. MLS#537483 Tim Michel 434.960.1124 or Will Faulconer 434.987.9455

OLD FIELDS RD

$1,950,000 FRYS PATH

Circa 1810 home now modernized, enlarged, with almost 5,000 finished sq. ft., 2,324 unfinished in basement. 76 acres, 5 miles south, 3 BR guest cottage & barn. MLS#536460 Jim Faulconer 434.981.0076

WWW.MCLEANFAULCONER.COM

$795,000

5,500+/- sq. ft. home situated on 5+ acres in Free Union. Bright, open floor plan and full walk-out basement. Beautiful setting within 15 mins. of Charlottesville. MLS#518256 Steve McLean 434.981.1863

$1,200,000

73+/- pristine, mostly open parcel with elevated building sites, breathtaking Blue Ridge & pastoral views, a pond & creek. MLS#536922 Steve McLean 434. 981.1863

ARCOURT

,'65 -. . 5 ( 5 -# (.# &5 ,)% ,-

$2,595,000 KESWICK

French-inspired, custom stone residence on 22 acres, with superb, quality construction and details. Three-stall stable, spacious carriage home, beautiful private setting. MLS#530692 Jim Faulconer 434.981.0076

KESWICK ESTATES

MCLEAN FAULCONER INC.

$420,000 EDNAM

Extraordinary Keswick Golf Course Parcel surrounded on two sides by the awardwinning, new Peter Dye Golf Course, this 2.4 acre building lot represents the best value in Keswick. MLS#503871 Tim Michel 434.960.1124

$695,000 COLLINA

3 BR, 2.5 BA home on wonderful corner lot in Ednam. First floor master suite, living room with FP, dining room, kitchen with adjacent sunroom. MLS#520466 Steve McLean 434.981.1863

$595,000

Tremendous views of Paradise Lake and golf course beyond from this 2.2 acre lot, with water frontage and adjacent open spaces. MLS#463335 Charlotte Dammann 434.981.1250

$149,900

REDBUD FARM

$1,350,000

$1,195,000

European influence in this well-built, traditional, brick home less than 5 miles west of RAGGED MOUNTAIN Charlottesville in Garth Road area. Privacy on almost 5 acres with a pastoral setting Choice building sites ranging from 2â&#x20AC;&#x201C;5 and large pond. Great interior and exterior spaces with: 4 BR, 3.5 BA; huge kitchen/ acres in lovely Ivy Valley, just five miles dining/family room with fireplace; second level family room; detached guest home west of Charlottesville. These sites have with garage below; several spacious covered porches for entertaining and relaxing. beautiful pastoral and mountain views. MLS#529174 Jim Faulconer 434.981.0076 Prices vary. Jim Faulconer 434.981.0076

$177,500 BARBOURSVILLE

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 culde-sac. MLS#535637 Macon Gunter 434.242.7772

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. MLS#475441 Charlotte Dammann 434.981.1250

IVY FARMS

HAWKES PLACE

$1,490,000

113 pristine acres, 14 miles NE of city, with pastures and forest and an elevated plateau for a spectacular homesite with panoramic Blue Ridge views! MLS#530335 Jim Faulconer 434.981.0076

$595,000 MADISON

Orange County - 53 acres in Barboursville with mountain views and Blue Run stream. County approved subdivision of 18 parcels. Excellent candidate for conservation easement. MLS#536368 Steve McLean 434.981.1863

Excellent candidate for a conservation easement! 169+/- acre farm with Blue Ridge views, 2 lakes, and Lynch River frontage. MLS#530570 Tim Michel 434.960.1124

$115,000 JAMES RIVER

11 acres of pasture and mature hardwoods. Land boasts road frontage, leveled building site, potential logging revenues, and small creek. MLS#529933 Macon Gunter 434.242.7772

WWW.MCLEANFAULCONER.COM

$455,000

11.61 acres, 3 BR, 3.5 BA contemporary residence perfectly sited on a bluff overlooking the river. Stunning great room and huge deck with magnificent views! MLS#530515 Will Faulconer 434.987.9455

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Experience, integrity, and expert market knowledge since 1980.

503 Faulconer Drive Charlottesville Âˇ VA Âˇ 22903 p: 434.295.1131 f: 434.293.7377 e: homes@mcleanfaulconer.com

NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

Why It

PAYS

to Use a

REALTOR

FEATURE

BY CELESTE M. SMUCKER, PHD

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

FOR MOST PEOPLE,

a real estate transaction is a huge financial event that impacts on all aspects of their lives including how far they commute to work, where their kids go to school and who their friends are. It is also a complex process involving a host of state and federal regulations, a multi-page contract with many attached addenda as well as a series of intricate negotiations starting from the day the buyer and seller sign the contract and continuing through such critical events as the inspection, any repairs, the appraisal and the final walk through. Of course, prior to a home even going on the market, the sellers must decide how to price it and determine what if anything needs to be done to make it look its best. Even a home in the most desirable location won’t sell if the price is too high or if it is not up to standard. Given the importance of every real estate transaction and the potential risks inherent in such a complex process, it is no wonder the National Association of REALTORS® reports nearly 90 percent of buyers and sellers use a RE-

ALTOR® to represent them. And the good news is that the savings associated with such representation are huge compared to its cost. In other words, it pays to use a REALTOR®.

Marketing and Selling Your Home If you’ve sold a home you know one of the agent’s most important jobs is to advise on how to price it for the current market. To do that they generate a Comparative Market Analysis or CMA by researching similar, current local listings, those that are under contract and those that have closed recently as the first step towards generating an accurate price. The importance of arriving at a correct price can’t be over-estimated and many agents believe it is the most critical piece of their marketing plan for your home. While your agent’s advice reflects current prices in your local market, it also incorporates their expertise and experience. The agent has what Byrd Abbott with Roy Wheeler Realty, Co. calls “objective eyes.” This objectivity comes from being in and out of many similar homes and being very familiar with the competition. It also comes from being emotionally removed from the transaction and from the emotions associated with the home itself, all difficult for the homeowner to achieve on their own. When people live in a home they are comfortable there and “they become used to the way it is,” Abbott said. As a result they don’t notice their old style countertops, outdated color schemes, faded carpets or even dings in the trim or a doorbell that doesn’t work a ny m o r e .

When an agent lists your home you also have a level of convenience and security not available otherwise, explained Todd McGee with Nest Realty. They can show your home when you are at work or out of town and you know they have screened the buyers for credit worthiness before the showing. In addition, the lockbox records when they arrived and how long they were there.

Agents Bring Knowledge and Professional Skills Every year the real estate market becomes more complex in response to a wide range of environmental, liability and financial issues. Whereas once contracts were just a few pages, today they are multi-page documents with an often long list of addenda. “It’s not your father’s real estate market,” said Mike Peters with Roy Wheeler Realty, Co. Whether you are a seller or a buyer, you need an agent to help you with “navigating the entire process,” he added. He gave as examples concerns about mold, lead based paint, asbestos and radon, the latter found in 30 percent of homes in our area. “The inspectors are very inclusive and much more involved today,” Peters said adding that both sellers and buyers need guidance in these areas. In addition to assistance with technical issues, agents can help with negotiation, a skill that is required throughout the process. Negotiation begins at the listing appointment as the agent works with the seller to set a reason-

NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

New Loan Requirements As the process moves forward, agents may also assist with assuring the buyer provides all required documents and the seller obtains all lender-required inspections. Recent regulations designed to bring clarity to the lending process mandate closing delays in certain instances, which is just one more reason to use an agent. Whether you are a buyer, a seller or both, it is essential to work with an agent, someone who stays on top of all the complexities and the changes so that you can get on with your move. n Celeste Smucker is a writer, blogger and author who lives near Charlottesville.

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

ers liked the home so much after it was transformed and staged they decided to stay a couple of extra months,” she said. Sometime later they did finally put it on the market and moved telling her, “We could never have done this without your help.” Sometimes a home can be priced correctly and still not sell. Abbott described one such listing that she said was “drop dead gorgeous inside and out.” She expected it to sell right away, but surprisingly, after a couple of months it was still on the market. Then the husband died suddenly and unexpectedly leaving his wife and children. A year later the widow put the house back on the market and they had four contracts the first day, allowing her and her children to relocate to a home more suited to their needs. “Sometimes the timing just isn’t right,” Abbott said adding that in this case it all worked for the best allowing the family to stay in their home during a very difficult time. It takes an agent with both experience and objectivity to see the bigger picture like that. Just as agents offer objective eyes on the house itself, they also offer expertise about the area thanks to their knowledge of the local market. Keith Smith with Roy Wheeler Realty Co. explained that a home’s location, even within the same neighborhood, could impact its value. He described a listing at Lake Monticello that sold quickly, while the identical floor plan in similar condition on the other side of the subdivision was still sitting after some months.

able price and commit to basic repairs and staging. Buyers and sellers also rely on their agents to help negotiate terms and conditions of the sales contract. “It’s not always about price,” McGee said. Often the parties need to negotiate issues such as concerns about financing, the closing date, date of possession, and personal items such as appliances that are to stay with the house. As the closing date moves closer and stress associated with a move increases, it helps to have objective parties to handle these kinds of negotiations. A time when negotiation skills are particularly important is during the whole house inspection that is part of almost every contract. The buyer hires an inspector to look at all aspects of the house from the roof to the foundation and including issues such as plumbing, built in appliances and the HVAC system. The inspector then writes up a report detailing suggested repairs. Some repairs may be mandatory and required by the lender. Others may have more room for negotiation. Regardless, if the parties can’t come to agreement about what repairs will be required and who will pay for them, the contract will be terminated and the house goes back on the market. In most cases, though, they negotiate a solution and the repairs are done. However this might not be the end of it. McGee described a situation in which he represented a buyer. His client had the home inspected and the parties agreed on the repairs. However in spite of having receipts indicating the work was done, it was clear on walking through the home that they were not done properly. He was forced to call the listing agent and re-negotiate the repairs, at the last minute, not something a typical buyer or seller would want to handle alone as they are in the midst of packing up everything they own.

FEATURE

Yet these are just the kinds of things that impact value and keep a home from selling quickly or for as much as it may be worth. In addition to helping you repair and upgrade, your agent may also be able to make suggestions about staging your home so that it shows at its best. “I’m good at visualizing, “ Abbott said. It’s not unusual for her to walk into a room with suggestions for re-arranging the furniture, or removing clutter to improve its presentation. While in theory a home owner could do the same, in fact most lack the experience or the objectivity to do so effectively in their own home, and without the agent’s help will not be able to price it or stage it effectively. From long experience, your agent knows that getting the home’s price correct from the start is essential for a successful sale. It rarely works to overprice it expecting to negotiate a lower price as part of the process. This is because potential buyers and their agents search for available properties within a certain price range. Most serious buyers have spoken to a lender and know exactly what they qualify for in the way of a mortgage and that puts a ceiling on the price of home they can afford. If your home is priced too high, prospects and their agents will believe it to be out of reach, they will not make an appointment to see it and you will miss out on a qualified buyer. On the other hand, buyers who qualify for your home at an inflated price may schedule a showing, but will see immediately it does not offer the same value as the others they have visited and will reject it. As your home languishes on the market, buyers will begin to wonder what is wrong with it. Eventually you will be forced to reduce the price, but given the history, may have to reduce it below what it might have sold for originally just to get buyers to come inside and look. The same general principles also apply to a home’s condition and presentation. If it is not up to par for the price, or if it looks cluttered, you may have to take less, if you get an offer at all. Like many real estate professionals, Abbott has what she calls a “cadre of people who do good work at reasonable prices” who she has relied on over the years to do repairs and upgrades as warranted by each situation. “Often people are overwhelmed when faced with these kinds of issues,” she continued and part of her job as an agent is to assist them through it. Abbott described one such case in which she called in her “cadre” when some sellers required help. “The sell-

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

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

NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

S. Albemarle - North Garden

Albemarle - Forest Lakes South

114 acre mountaintop estate on private summit. Thoughtfully designed & masterfully built custom home 10,000+ sq ft of living space, dramatic views from almost every room, only 20 minutes from Cville in an area of historic estates.

Spacious home situated on private lot backing to common area! Bright & airy w/lg family rm, formal LR & DR. New granite Kit countertops. Hardwood floors throughout main level. Upstairs MBR suite, 3 add'l BRs, loft & bonus room. Terrace level recreation room, 5th BR, full BA and exercise room. Wonderful amenities ~ pool, tennis, exercise room & more.

www.4195mileendridge.com • $4,195,000 • Carter Montague: 434.951.7156

www.montaguemiller.com/MLS=539367 • $524,900 • Pat Sury: 434.760.2999

Charlottesville-Dunlora

W. Albemarle-Ivy Springs

Staunton • Downtown

Chef's Kit w/custom cabinets, granite counters & top-line appliances. Renovated BAs-in-suite for each BR. Sunroom w/11' coffered ceilings. Terrace-level 5th BR & full BA.

Brick Georgian home on 3 acres off Owensville Rd. Extended kitchen w/brkfst area, 1st floor MBR suite, high ceilings, hardwood floors, 3 car garage. Backup generator.

Extraordinary c. 1851 home sits high on a hill. Generous proportions, high ceilings, architectural details. Copper roof and landscaped year w/wrough iron fencing.

www.montaguemiller.com/mls=533965 $669,000 • Pat Sury: 434. 760.2999

www.anitadunbar-realtor.com $855,000 • Anita Dunbar: 434. 981.1421

www.12madisonplace.com $799,000 • Carter Montague: 434.951.7156

Keswick - Glenmore

Port Republic

Cville - Carrsbrook

European style home on elevated half-acre w/views of mtns & forests with 18 rms. Formal DR & den, w/double French doors. Terrace level apartment, wrap deck & stone patio.

Luxury & privacy. Cherry, walnut & bamboo floors, Gourmet kitchen, high-end appliances. Marble FP in MBR suite. Home theater, 6 FPs, pool. Sweeping valley & mtn views.

Classic home set on 4 lots/ 14 acres bordering private lake. 4 season view from sun room. MBR FP, & ensuite BA. MLS# 538498 with 12+ acres on 2 lots for $650,000.

www.montaguemiller.com/mls=534315 $699,900 • Steve King: 434. 825.5019

www.montaguemiller.com/MLS=526312 $719,900 • Kyle Olson: 540.649.4131

ynobles.montaguemiller.com/mls=538482 $975,000 • Yates Nobles: 434.906.3944

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

Cville - Four Seasons

Cville - Riverwood

Louisa - Reedy Creek

5 BRs, 3.5 BAs, &over 4000 fin. sq ft. Updated kit w/cherry cabinets, stainless appl, corian counters. Updated dual zone HVAC, hardwood floors, vaulted MBR suite, sep tub & shower.

End unit with prime location. Energy star 60 - less energy than standard houses. Garage, back deck & views. Terrace level unfin family rm. Min. to Hollymead Towne Cntr, NGIC.

Elegant Colonial on 1.64 ac. Graceful entry foyer, formal LR & DR, study, conservatory, gourmet Kit, lg family rm w/FP. Fabulous MBR w/sitting room. 4 BR, 3.5 BA. 3,856 sq ft.

www.montaguemiller.com/mls=538383 $299,000 • Heather E. Towe: 434. 327.2600

www.montaguemiller.com/MLS=536708 $235,000 • Carol Costanzo: 434.962.1419

www.montaguemiller.com/mls=529931 $415,900 • Peter Primiani: 434.981.5924

NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

Land For Sale

Albemarle - Earlysville

Albemarle-charlottesville

Brick Georgian style home on 2+ gorgeous acres. New gourmet kitchen, 4 BRs, LR/family rm. DR seats 10. Brkfast room has riverstone FP. Whole house generator.

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.

www.montaguemiller.com/mls=534952 $449,500 • Anita Dunbar: 434.981.1421

www.montaguemiller.com/mls=537194 $465,000 • Paul McArtor: 434.305.0361

E IC D PR UCE ED CVILLE-Roomy balcony with Rnice views & lots of

natural light. Walk to D'town, shops, restaurants. www.montaguemiller.com/MLS=539411 $172,500 • Brad Williams: 434.989.7721

E IC D PR UCE D RE LOUISA-Open land, pastoral vistas-great opportunity. LR cathedral ceiling, 3BR/2BA, 2 bonus rm/garage. www.montaguemiller.com/MLS=539118 $169,000 • Brad Williams: 434.989.7721

E IC D PR UCE D R Ewood burning FP, CVILLE-Beautiful LR/DR floors, fenced backyard. Convenient, in town location. www.montaguemiller.com/MLS=539105 $189,000 • Brad Williams: 434.989.7721

Crozet-Highlands 2+ BR, 2 full BA. 1st flr MBR suite, loft, LR w/open plan. Large fenced in yard. www.montaguemiller.com/mls=538167 $194,500 • Alice Nye Fitch: 434.981.4562

E IC D PR UCE D RE

W GREENE-One level 3 BR, 2 BA. Corner lot, mature landscape. Back porch. Garage, shed. www.montaguemiller.com/mls=537978 $235,000 • Paul McArtor: 434.305.0361

E IC D PR UCE D RE

LOUISA-3BR 2BA, in Blue Ridge Shores. Open KitDR area, French doors open to spacious LR area. www.montaguemiller.com/MLS=535429 $108,184 • Kyle Olson: 540.649.4131

ALBEMARLE- Woodbrook Sun room/screen porch. 3 BRs/BA on main. 2nd fam rm, FP, Kit, BR/BA in bsmnt. www.montaguemiller.com/mls=536650 $254,900 • Doug Burke: 434.996.6791

N. ALBEMARLE - 4+ acres, open field, privacy. Stream. Dedicated entrance, OWNER FINANCING. www.montaguemiller.com/mls=527757 $109,900 • Brad Conner: 434.953.8214

Charlottesville Westfield Office • 434.793.5393 | Downtown Office • 434.227.4444

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

NEW PRICE! ALBEMARLE - Classic VA forestland 3 mi. from Monticello. Rolling hills in mixed hardwood forest, habitat for native species. Permanent ROW to property. www.montaguemiller.com/mls=529120 • $150,000 Bevin Cetta Boisvert: 434.996.8633 Brad Williams: 434.989.7721 FLUVANNA CO - Lg tract fronting James River w/adj. property in land conservation use. Potential timber value. Possible owner financing. www.montaguemiller.com/MLS=534047 • $425,000 Yates Nobles: 434.996.0888 FLUVANNA CO - Great building lot! Easy road frontage, predominantly level, hardwood covered and connects to Ruritan Lake! GEM of a lot for your new home! www.montaguemiller.com/MLS=533614 • $72,900 Pam Whorley: 434.227.2414

A Virginia Tradition Since 1927 ®

Ednam Hall • Dryden Lane • Charlottesville, VA 22903 ®

Ph (434) 951-5155 • F (434) 951-5190

homes@roywheeler.com • www.roywheeler.com

FABULOUS ARCHITECTURALLY DESIGNED HOME (2009) with pine interior, walk to the Shenandoah National Park’s trailhead. Waterfront with sunny lawn and small cabin with shower, toilet, and sleeping/living area. Large workshop. Property on 2 sides is in Conservation Easement. $240,000. Fiona Tustian, 540-661-9089. FionaTustian1@gmail.com (539038)

“THE ACRES”! Mint condition custom built Bridge Hampton home offers comfortable 1 lvl. living, hardwood & Italian tile flooring, skylights, custom built-ins, granite counters, 3BR/2.5BA, lux. appointed bath, screen porch, sun room, lg rear deck & SO MUCH MORE! Secluded, private 1 ac. lot. $315,000. The “YES” Team, Yonna & Keith Smith. 531-0817/531-0795. (538695)

CONVENIENT RUCKERSVILLE LOCATION & move in ready! Bright and sunny, well maintained 1200 sq. ft. 3BR/2 BA ranch in a quiet & established neighborhood. Open floor plan; vaulted ceilings; eat-in kitchen; ceiling fans; laminate flooring, cleancarpeting; full walk-out basement; large covered front porch and a large landscaped yard. $184,000. Ginny Barefoot, 531-7864. (536039)

QUICK CLOSE POSSIBLE just in time to enjoy your new home for the holidays! Open floor plan with all appliances, two bedrooms, private setting with circular driveway. 16 x 20 shed, no HOA fees and no water or sewer fees. $134,900. susanstewart76@gmail.com Susan Stewart 434-242-3550. (538042)

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. $279,000. Ted Brame, 9853248. (539335)

THE BELVEDERE c.1876. On over 5 acres, divisible into (2) parcels and located between the reservoir and the airport, the old Roberts Estate is an extraordinary property featuring an old but serviceable home with (3) modest bedrooms, (2) baths, wood floors and exposed beams. The land is a mix of open, board fenced meadow and woods for privacy. $345,000. JimBonner.com 951-5102. (537852)

WELL-LOVED ONE LEVEL living in the country, but only 10 min. to shopping and dining. Owners have made several upgrades, custom gas FP, windows, HVAC, well pump, pressure tank, 2 car garage, finished bonus room, master bath, the list goes on. Back deck leads to the fenced backyard. $169,900. Kim Johnson, 465-5138. (532471)

BEAUTIFULLY SITED ON OVER 3 ACRES in Mineral! No HOA or WATER or SEWER bills. TO BE BUILT with over 70 floor plans to choose from. Pick your floor plan, carpet, tile and more. THE ROSS with 4 bedrooms, 2.5 baths, large great room, eat-in kitchen & 2 car garage. $210,750. susanstewart76@gmail.com Susan Stewart 434-242-3550. (532569)

A MUST SEE IN FONTANA! 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)

SY LA CA N M D O IN R G E SPACIOUS GLEN FLOOR PLAN comes with ceiling fan, grand master suite that has a private commode. Appealing country location just minutes from Zion Crossroads, a quaint community with common area, pond and lots of open spaces. Many lots & plans available, at a great price and huge value! To be built, similar to photo. $231,000. susanstewart76@gmail.com Susan Stewart 434-242-3550. (509744)

CRAFTSMAN STYLE HOME in Vista View. To be built, the Washington offers a rear deck to view the Blue Ridge Mountains, 1st floor master, breakfast room, study, gourmet kitchen with granite counters, family room with vaulted ceiling & gas FP, add’l 3BR/2BA upstairs, unfinished basement and 2 car garage. $650,000. MatthewWoodsonProperties.com 960-5187. (526185)

DELIGHTFUL END UNIT in RiverRun’s LeParc section. Bright and airy townhouse with cathedral ceilings, skylights, fresh paint and a 1st floor master with attached full bath and walk-in closet. Winding staircase leads to open area upstairs overlooking the living room. Small patio off living area at the back offers some outdoor space. $239,000. Erika Buckman, 981-1868/951-5166. (537727)

FALL IN LOVE with this updated and upgraded home. Shows like new! Home offers 3BR/2BA,family room and formal living room. Master bath completely renovated with full size, tiled walk in shower with 2 shower heads. Kitchen offers plenty of cabinets, counter space, bar and closet pantry. Updated laminate floors throughout the house. $175,000. MatthewWoodsonProperties.com 960-5187. (534790)

EDNAM – your home away from home. Come play, stay, lock and leave! Ideal location for UVA events and Cville’s cultural offerings. Brick colonial offers 1 level living w/9 ft. ceilings, 1st floor master and large bath; formal living & dining rooms, 3BR/2.5BA and large bonus room. 2 car garage. All landscaping, snow and trash removal maintained by the HOA. $750,000. Ann Adams 434-951-5101. (532329)

A M

THE WALLACE MODEL will be READY IN 30 DAYS! Move in to enjoy the holidays in your 3 bedroom home with open living spaces, gas fireplace, box bay window in breakfast room, bay window in dining room, 10 x 16 rear deck and front porch overlooking common area. $252,200. Susan Stewart 434-242-3550. (532371)

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IN$99 SP MO EC V IA EL

PRNE IC W E

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WHY WAIT TO BUILD when you can move right in to this almost new Venice floor plan Greenecroft? Shows like a model home, & less than one year old the home features an open kitchen, family room, finished basement, owner’s suite w/large walk-in closet & private bath. Owners added plenty of upgrades. Quick drive to NGIC, shopping & schools. $299,000. Ginny Barefoot, 531-7864. (536190)

Celebrating Over Eighty-Eight Years

WHITE HALL. Magnificent mountain views NW of Charlottesville! Great living spaces, separate apartment over 3 car garage, rooftop porch, large deck, & lovely pool & hot tub all with great views during the day & starlight nights. Almost 36 fairly level acres would provide for a stable, pastures &/or vineyard. $1,475,000. Ginger Ashcom 978-1066. (530702)

JEFFERSON LAKE FARM. 1000 +/- acres with 4 cottages, one dating back to late 1700â&#x20AC;&#x2122;s and another built in the mid 1800â&#x20AC;&#x2122;s located within 15-20 minutes of Charlottesville and UVA. Property is a blend of mature woodlands, open pasture, miles of streams and trails, nice 2 to 4 acre pond and 12 acre lake. $3,995,000. info@stevewhiterealtor.com Steve White, 242-8355. (530494)

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)

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)

WHAT A BEAUTIFUL HILLTOP in the woods awaiting your new home plans! This 3.9 acre lot has been recently soil tested with a great elevated spot for a private home and 3 bedroom conventional septic system. Small stream near the front and the lot rises nicely as you get back to the house site. Borders all recently flagged, so easy to check it out! $39,000. Maury Atkins 540-223-2719. (539287)

LEAD ME TO STILL WATERS & restore my soul! Mountain Brook is a wonderful established community with beautiful homes; state maintained roads and gorgeous mountain views. Enjoy peace & serenity with 379+ feet of lake front. Land is gently sloping & will accommodate a basement or a crawl. $69,500. susanstewart76@gmail.com Susan Stewart 434-242-3550. (529458)

2.03 WOODED ACRES located in a very desirable location and school districts of W. Albemarle County. Surrounded by very nice homes but yet enough mature nature to still have privacy once you build your new home. Bring your builder!! 15 minutes to Charlottesville, UVA and shopping. $160,000. www.TammiCampbell.com 9852348/882-5403. (533658)

WONDERFUL GOLF FRONT LOT on desirable Darby Road. Situated on the 15th fairway with sweeping views of the fairway and green. Well planned home site with afternoon shade for BBQs on your future back patio. One of the last golf front lots available on this well established road in Glenmore. $349,000. Ashley McMahon, 249-4063. (529261)

FAMILY LAND TRUST 1st time available in over 60 yrs. 4 estate parcels fronting along scenic byway with views of the Southwest Mtn. Range. Stream traverses property and feeds into Happy Creek. Elevations provide excellent home sites. Land maintained, seeded & fertilized. Survey 2008. 32+ to 62+ acres. From $365,000. Duke Merrick, 962-5658. (503565, 503855, 503858)

A UNIQUE OPPORTUNITY. A very special 13+ acres with lovely Blue Ridge views, significant hardwoods and beautiful protected knolls located just three miles from Barracks Road Shopping Center. Accessed through a charming neighborhood the site enjoys an idyllic setting overlooking a beautiful rolling countryside. $395,000. Frank Quayle, 951-5100 and Steve White, 242-8355. (529071)

WATERFRONT LOT IN GREAT LOCATION in Greene Mountain Lake subdivision! Owner financing available. Lot has a gentle slope down to the water. Owner to do partial clearing. Just 5 minutes from the charming town of Stanardsville in beautiful Greene County. 15 minutes from Ruckersville and 20 minutes from NGIC. $69,300. Susan Reres, 953-5552. (532522)

LOOKING FOR A VIEW? Take the time to preview this 10.29 acre building parcel situated north of Charlottesville that enjoys a panoramic year around view of the Blue Ridge Mountains. Parcel is a mix of mature pines that add to the privacy along with an elevated building site. $219,500. info@stevewhiterealtor.com Steve White, 2428355. (530522)

HANDLEY FARM ESTATES. Situated in Western Albemarle County you find 9 estate quality parcels ranging from 4 to 23 acres varying in description but there is a nice balance of parcels with some offering gorgeous Blue Ridge Mountain views and private ponds while others offer extreme privacy and towering hardwoods. Prices start at $295,000. Steve White, 242-8355 and Rod Phillips, 987-6399.

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)

CONVENIENT AND PRIVATE. Close to Ruckersville & 29 Corridor, this over 6.5 acre property offers privacy and space. Visualize your dream home on this rare large lot. There is another lot available with over 10 acres for $115,000. $95,000. MatthewWoodsonProperties.com 960-5187. (531793)

WELCOME TO VISTA VIEW! Some of the most beautiful unencumbered views of the Blue Ridge Mountains in the area. Estate sized lots offer open space with gently rolling topography. Less than 30 minutes to downtown Cville or 35 minutes to Culpeper. Truly a special property that you have to visit to believe. $189,900. MatthewWoodsonProperties.com 960-5187. (523887)

Trust, Tradition & Market Leadership

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NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

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HOME FINANCE

NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

here are a number of reasons to explore an all-cash sale for a property. Sellers listen very hard to such an offer. In fact, an all-cash offer usually trumps all other potential contracts because it bypasses many of the potential snags involved when a buyer is seeking a mortgage. There are no mortgage fees, no risk of a too-low appraisal, or the withdrawal of a mortgage offer. Closing can be quicker. Then too, sellers are often more inclined to lower their price when approached with an all-cash offer. At the beginning of this year, cash sales accounted for about 38 percent of total U.S. home sales, down from more than 40 percent from the same period in 2014. (In Virginia, cash sales early this year amounted to about 26 percent of all residential purchases.) Prior to the housing crisis, cash sales accounted for about 25 percent of the total, but when prices plunged, many institutions—including foreign buyers—stepped in. Their purchases, especially on distressed properties, peaked January of 2011 when more than 46 percent of total U.S. home sales were for cash according to CoreLogic, a company providing property information to the global real estate economy. CoreLogic estimates that at the present rate of decline, the national statistics will return to around 25 percent by mid-2018. “Certainly there are a lot of plusses when it’s an all-cash sale,” says REALTOR ® Anthony McGhee of Assist2Sell First Rate Realty in Charlottesville. McGhee is also Treasurer of CAAR, the Charlottesville Area Association of REALTORS®. “On the seller’s side, you eliminate the risk of buyers backing out because of a low appraisal or problems obtaining a mortgage,” he says. “On the buyer’s side, there’s peace of mind in knowing they don’t have a mortgage payment.”

Who Is Buying For Cash? “Usually it’s the older set,” McGhee says. “I closed on one recently. The people were retired and on a fixed income. They moved here to be closer to family and had sold another home so they had equity and liquid cash from that.” He says this is often the case with such couples. They are cash rich, but income

Show Me the Cash – OR NOT BY MARILYN PRIBUS

poor. Because of this, they may actually face problems in obtaining a mortgage. “It can be difficult to get a mortgage in these days when the income-to-debt ratio is so important,” McGhee explains. “Even with a lot of money in the bank, persons on a fixed income might have trouble getting a mortgage because lenders look at income versus expenses, tax returns, and work history. They demand a stability of income because a big bank balance can disappear.” He adds that for many of these older buyers there is a significant comfort factor in outright ownership of their

home rather than having to make a monthly mortgage payment.

But Then Again… “It’s the institutional-type buyer or those in the older demographic paying cash,” says McGhee. “Entry-level and move-up buyers rarely do, but these decisions are very personal and individual.” He points out that many financial planners advise people to leverage their house, that is, pay as little as possible and invest the money elsewhere rather than tying up funds in home equity. On the other hand, large monthly

mortgage payments might limit the ability to cover college or wedding costs for children, take a wished-for vacation, or take out a loan. Another factor when buying outright is the loss of financial liquidity, that is, the quick availability cash. It also means tying up a lot of money in just one category of investment—real estate—when most financial advisors suggest broad diversification. In addition, real estate value has historically lagged behind the stock market. Some people make a business of “buy and flip” by purchasing a distressed property at a low cost, fixing it up, and reselling it quickly. These are frequently all-cash purchases because of the difficulty in finding a mortgage for property that will not be owner-occupied. “This is more challenging than a few years ago,” McGhee says, “because there are fewer distressed properties. There is not a lot of turnover of investor properties in our area.” He doesn’t see many investors looking to get into rentals because a lot of people don’t like being landlords. Although the mortgage interest income tax deduction is highly touted, the interest over the lifetime of the mortgage substantially increases the cost of the home. At the same time, paying cash can roughly be equated to buying a bond with an interest rate that equates to the mortgage rate. The interest the buyers don’t have to pay is money that stays in their pockets.

The Bottom Line It makes good sense for house buyers to consult with their regular financial advisor or consider a one-time consultation with a Certified Financial Planner before deciding to make an allcash purchase of a home. This might prevent them from becoming “house rich” but “cash-poor.” It could be that obtaining a mortgage and using other funds in a diverse investment portfolio is a better financial decision. Still, for retired folks and those nearing retirement who have substantial funds available—often from realizing the equity in a home owned for many years—buying that next home outright can mean satisfaction and peace of mind. n Marilyn Pribus and her husband live in Albemarle County near Charlottesville.

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.

19 NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

Pro f Cu fit Rid rre ge ntl y S Phas elli e 2 ng!

Dominion Custom Homes www.dominioncustomhomes.com 434-975-1166.

1412 CARLTON AVE, UNIT 103

1623 OLD STONEY CREEK ROAD

3 bedroom condo is conveniently 664 TAYLORS GAP RDThis located close to downtown, has beau-

There’s lots of potential in this home. Plenty of room to expand with 1.78 acres. With just a little vision this could be a real gem. Beautiful wooded lot in the country but with quick and easy access to town and I-64. MLS# 520000 $175,000

You can listen to Stoney Creek rushing by, enjoy the lovely mountain views,

hike, hunt and fish in total privacy and still be

just minutes from Nellysford, wineries, breweries, cideries, restaurants, stores, the Farmers Market and Wintergreen Resort. Charming old home on the property that could be restored to its original glory. Hardwood flooring, standing seam metal roofing, well/septic and electric. Acreage made up of two

511 N 1ST ST, UNIT 204 This condo is located within walking distance to downtown Charlottesville and has ample parking spaces! Nice and light filled condo with patio that is perfect for relaxing. Perfect condo for urban dweller or it also could be a great investment property. Building has buzz in lobby entrance door and an elevator. MLS: 539627 $174,000

adjoining parcels. Just 35 minutes to Charlottesville or Waynesboro without a single stoplight!

$195,000

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

AlwaysTALK Talk TO to BOB Bob ALWAYS 989-3592

www.bobhughesteam.com 989-3592

bobhughes@nestrealty.com www.bobhughesteam.com Selling Residential Property BobHughes@NestRealty.com Selling Residential Property

126 Garrett Street, Suite D Charlottesville, VA 22902

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

his gorgeous 31-acre property has it all!

tiful mountain view, no exterior maintenance, and the best part is that it is affordable and ready to move right into. This one is an extremely comfortable home with a large laundry room and spacious open space with kitchen, living room, and dining area. It doesn’t get much better than this for a home in the city. MLS: 539279 $135,000

NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

HOME SALES STATS

THE

FOR WEEK ENDING OCTOBER 30, 2015

Staff:

There were 54 homes sold in the seven-county area

PUBLISHER

n Twenty-seven were in Albemarle with an average price of $502,143.

ADVERTISING

Aimee Atteberry

aimee@c-ville.com

Beth Wood 434.817.9330

beth@caarrew.com

n Seven were in Fluvanna with an average price of $196,343.

Alex Mann 434.220.1685

alex@caarrew.com

n Three were in Greene with an average price of $198,166.

EDITORIAL COORDINATOR

n Seven were in Charlottesville with an average price of $284,900.

Joanne DiMaggio editorrew@gmail.com

n Two were in Louisa with an average price of $283,000. n One was in Madison with a price of $455,000.

DESIGN

n Seven were in Nelson with an average price of $288,000.

Tracy Federico

HOMES SOLD

Henry Jones

CAAR

ads@caar.com rewdesigner@c-ville.com

Harding Coughter

designer@c-ville.com

The REAL ESTATE WEEKLY is published weekly by the CAAR Real Estate Weekly, Inc., a wholly owned subsidiary of the Charlottesville Area Association of RealtoRs®, Inc. Copyright All rights reserved. Reproduction in whole or in part without permission of the publisher is strictly prohibited.

3100 BLANDEMAR DRIVE ALBEMARLE

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175 ASHLEY LANE RUCKERSVILLE

126 GOODMAN STREET CHARLOTTESVILLE

740 YORKSHIRE ROAD EARLYSVILLE

547 PANAMINT FARMS RD 5320 OLD BARBOURSVILLE RD LOUISA BARBOURSVILLE

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

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

GREENE COUNTY

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

ORANGE COUNTY

www.nelsoncounty.com Real estate tax rate: $.804 per $100

All advertising published in the REAL ESTATE WEEKLY is believed to be truthful and accurate. No advertising will be published in the Real Estate Weekly if it is known to be inaccurate or untruthful, but this publication does not warrant, nor is it liable for, the accuracy or truthfulness of the advertising placed within this publication. Neither the CAAR Real Estate Weekly, Inc., nor its corporate parent, the Charlottesville Area Association of RealtoRs®, Inc., assume any responsibility and shall have no liability whatsoever for errors, including without limitation, typographical errors or omissions in the REAL ESTATE WEEKLY. Any reference made to the CAAR Real Estate Weekly, Inc. or the Charlottesville Area Association of RealtoRs®, Inc. is not to be construed as making any representation, warranty, or guarantee by the corporations concerning the information on properties advertised in the REAL ESTATE WEEKLY. The content of all ads contained herein are solely the responsibility of the advertiser. The opinions and statements contained in advertising or elsewhere in this publication are those of the authors of such opinions and are not necessarily those of the CAAR Real Estate Weekly, Inc., or the Charlottesville Area Association of RealtoRs®. the CAAR Real Estate Weekly, Inc. reserves the right to edit or refuse any advertising it deems inappropriate or misleading. No advertising will be published in the Real Estate Weekly if it is known to be inaccurate or untruthful. Every effort has been made to assure accuracy, but this publication does not warrant, nor is it liable for the advertising placed within this publication. This publication will not accept advertising that refers to or attempts to establish fees or rates of commissions charged for services rendered. Information on advertising placement may be obtained by calling 434-817-9330. All real estate advertised herein is subject to the Federal Fair Housing Act, which makes it illegal to advertise “any preference, limitation, or discrimination because of race, color, religion, sex, handicap, familial status, or national origin, or intention to make any such preference, limitation, or discrimination.” Virginia Fair Housing Law also makes it illegal to discriminate because of elderliness (age 55 and over). We will not knowingly accept any advertising for real estate which is in violation of the law. All persons are hereby informed that all dwellings advertised are available on an equal opportunity basis.

CAAR Real Estate Weekly Is printed on 100% recycled paper

308 E. East Main Street • Charlottesville, VA 22902 Tel.: 434-817-9330 • FAX: 434-817-2714 e-mail: ads@caar.com Send your news and/or press releases to editorrew@gmail.com

5,400 sq ft brick GeorGian on 25 manicured wooded acres in the heart of albemarle at $749k open house every saturday and sunday from 12-4pm

please contact: milicent loehr lynch vp of sales & marketinG

(434)566-5562 | info@turkeyruncville.com www.thefarmsatturkeyrun.com

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

E V CL E R OS YT E H I TO NG !

D K N E VI OB L S !

31 Summit Circle

Elegant mountain home is the perfect blend of rustic & modern. Remodeled kitchen offers modern conveniences you expect while pine floors, ceilings, & appts remind you it’s in the Mountains. From 3,850’, a year-round view of the valley & mountains to the West is mesmerizing. $489,900. Contact Brian Chase www.goWintergreen.com 434-296-9860 (533751)

224 Deer Springs Lane

LI J U ST ST ED !

Spacious & open on the 9th fairway of Devil’s Knob golf course. 5BR 4BA w/ 2 mstr suites & 2 family rms. Main entrance w/vaulted ceilings & a soaring stone FP. Wall of windows lets in light & views. Hand-scraped maple floors. Gourmet kitchen w/ thick granite counters & stainless appl. High quality/energy eff construction. Short walk to Devils Grill, driving range, tennis or golf. $599,000 Contact Steve Marianella 434-566-1293, smsales1@aol.com. (539416)

FR GO O N LF T!

960 Diamond Hill Condo Incredible 2BR, 2BA ski-in/ski-out condo w/ beautiful views is located in the heart of Wintergreen Village! Turnkey furnished in Exquisite Victorian antiques this amazing unit is a short distance to all the activity on the mountain! $223,500! Contact Jon Tsakis 540-836-9211 Jon.Tsakis@comcast.net (527911)

1724 High Ridge Place Rare 4 BR, 4 full BA condo w/amazing mountain views for all seasons. New roof, windows & hardi-plank siding. Top floor unit w/high ceilings & very open floor plan… Huge wraparound deck & a great location on the ridge near skiing, spa, dining, & other resort amenities. $350,000 Call Rod Phillips 434-987-6399. (528314)

RE J D U US CE T D!

! SL T O P YR E O LO T

750 Pedlars Edge Drive Premier Ski front lot on Tyro. This is one of the last buildable ski-in / ski-out lots at WTG. The lot next door sold for $375K. Build your dream ski front home. Beautiful mountain laurels all over this property as well. Call agent for building ideas. $245,000. Call Rod Phillips 434-987-6399. (516674)

AM VI A Z EW IN S! G

M O VI U N EW TA S! IN

157 Mountain Inn Condos Gold Rental on the Wintergreen Resort Rental Program. In the heart of the Mountain Village! Close to everything! This 1 BR 1 BA condo is completely furnished - Exc Rental Investment or Leisure! Short walk to amenities, 2 restaurants, & SKIING! $99,000 Call Tim Craig 540-416-8498. (539168)

AM VI A Z EW IN ! G

HO TER M RI ES FI IT C E!

II O N– UT S ! KI

305 Dobie Condos Ski in - Ski Out! Desirable Dobie Condo w/ beautiful views. 2BR 2BA Turnkey Furnished. Excellent Location! Walk to shops, restaurants, Hiking Trails, & More! Only 2 bedroom Dobie on the Market! PRICED TO SELL! $199,000 Call Rod Phillips 434-987-6399. (527966)

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

141 Far Knob Climb Terrific homesite of more than 2.5 acres boasting panoramic mountain views across the Rockfish Valley. Road frontage for a driveway into the parcel. Potential for exc year-round mountain vistas. Private setting yet easy 2 minutes to Stoney Creek amenities (golf, tennis, swimming, dinning, fishing). Bring your bldr or ask for bldr recommendations. $68,000. Contact Brian Chase www.goWintergreen.com 434-296-9860 (539331)

29 Briarwood Lane Updated 2014, 4 BR, 3.5 bath townhouse in a great location at Wintergreen. New flooring & paint in 2015. Gourmet kitchen, large BR’s, huge deck on the Devils Knob Golf course. High end granite throughout, vessel sinks, double deep stainless sink, all new faucets, & more. Enjoy Blue Ridge & Valley views. 2 master suites! Recent roof, chimney, & exterior paint. $299,000 Call Rod Phillips 434-987-6399. (539621)

P ST RIV RE AT ET E !

15 Red Cedar Court

Charming & quiet neighborhood in the Devils Knob area. 4 BR, 3.5 BA, open floor plan w/ lots of natural light, soaring high ceiling, & beautiful stone FP. 2 master suites w/private baths great for multiple families. Nice winter views & spectacular sunsets. Well maintained & move in ready. $279,000. Call Rod Phillips 434-987-6399 (520119)

137 Pedlars Point

Panoramic year round views! 5BR luxury home on quiet cul de sac at Wintergreen Resort. 2 Family rms w/ FP’s, large decks, office, dining & large master suite all enjoy the views of Crawford’s Mtn & wilderness area. Gourmet kitchen w/granite & custom cabinets, hdwd floors in main living area, cathedral ceilings & floor to ceiling stone FP. $849,500 Contact Steve Marianella 434-566-1293, smsales1@aol.com. (529064)

U PT O T DA AL TE LY D!

RE J D U US CE T D!

SP UP AC DA IOU TE S D! &

8 Trillium Close Immaculate, updated, spacious & priced to sell! 2-story, 1400sf, 2BR/2.5BA end-unit TH w/wrap-around deck over-looking 1-acre nature preserve. 3 stairs to private 2-car pkg pad. Central Heat/Cool w/WIFI thermostat. Many appliances, flooring, furniture, etc updated 2010 - 2014. Only 3 owners in 25 years! Won’t last long at this price! $159,000. Contact Dawn at 800-417-1890, Dawn.Perusse@mris.com (539341)

AM HO AZ M ING E!

NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

1801 High Ridge Ct Condos

1919 Tanbark Drive

2132 Fairway Woods

3213 North Ridge Condo

Majestic Mountain Views Galore! This attractive 3 BR/3 BA condo offers full ski & mountain views year round. Excellent floor plan-1 level living. Enjoy quiet mornings from your enlarged wrap around deck. 2nd floor end unit! $285,000 Call Tim Craig 540-416-8498. (527078)

Amazing 3 BR, 3 BA w/bonus room on over 3 ac w/majestic panoramic view of the Blue Ridge Mtns in a beautiful country setting! Oversized 2 car garage, study, exercise room & screened in porch. Come see this property today! $475,000 Call Jon Tsakis 540-836-9211. (529357)

Well situated Golf Front, furnished 2BR/ 2BA condo is currently in the resort rental program & bringing in steady revenue. Walk to Wintergarden spa & Aquatics Center, Devils Grill, Golf & Tennis. $90,000. Contact Steve Marianella, 434-566-1293, smsales1@aol.com (539333)

Attractively updated, 1 level, 3BR/3BA end unit w/updated flooring & elegant furnishings. Ground level access off the deck to grassy area. Short walk to Spa-Aquatics-Fitness Center, Devils Knob Tennis & Golf. $165,000. Contact Brian Chase www.goWintergreen.com 434-296-9860 (508360)

The Official Real Estate Company of Wintergreen Resort

Visit Wintergreen’s Official Real Estate Office Located In The Mountain Inn

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

The Belvedere, c.1876

OLD LYNCHBURG FARM

ROCKY GLEN

TIPTON HOUSE c. 1842

Excellent location between the reservoir and the airport, this old estate home on 5+ dividable acres, is ideal for new home and renovated guest cottage. Magnolia, boxwood, dogwood and holly from bygone years. Board fenced meadow and woods for privacy.

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.

Meticulously restored historic neoclassical brick residence, c. 1842, enjoying an elevated setting in Scottsville. Walk to the James River, taverns, restaurants, shops, and library. Exquisite finishes of museum quality. In excellent condition. With detached garage. $445,000. MLS#523101

$1,295,000. MLS#530112

ESTATE AREA OF CARTERS BRIDGE 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.

5BR, 3 1/2BA, nearly new and in excellent condition, 3.5 acres privately situated and beautifully positioned on an elevated plateau surrounded by mature woods. Bright open floor plan. Maple cabinets, granite counters, 2 car garage.

$2,950,000. MLS#529307

$459,000 MLS#534739

CO U N N D TR ER A C T

LAFAYETTE

SO LD

Make this your Country Home in Albemarle! Gently rolling and partially fenced 20 acre farm. Restored 1893 farmhouse, 1st floor master, wraparound porch. 4 car garage with apartment above, cottage with caretaker in place! Pond and barns. $675,000. MLS#530063

FRAYS RIDGE ESTATE Exquisite Albemarle Mansion of over 10,000 sq. ft. (9)BR, (11)BA, (4)kitchens. Elevator, theater, pool, pool house, separate guest quarters, and pond on 21 acres. Convenient Earlysville location. $3,450,000. MLS#513246

COUNTRY ESTATE AT BLANDEMAR Handsome brick, 4BR home is grand and very comfortable. First floor master, sweet kitchen with fireplace, 2 laundries, pool, guest cottage on 21 acres of hardwoods, meadow and creeks. $1,195,000. MLS#532171

SWIFT RUN FARM

1777 Franklin Drive

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. $545,000. MLS#534485

$589,000. MLS#533186

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

TANBARK

CO U N N D TR ER A C T

$395,000.00 MLS#537852

NOVEMBER 12 - NOVEMBER 18, 2015 ISSUE 24-46

SO LD

ED PR U IC C E TI O N

401 Park Street Charlottesville, VA 22902

434.977.4005 lwoodriff@loringwoodriff.com

107 RIVERFRONT ACRES & FIVE BEDROOM HOME

1073 Durrett riDge roaD $1,073,000 Riverbottom, upland meadows and mature hardwoods, plus a large, well maintained, brick home in Albemarle provide potential to create a noteworthy country property. Priced under assessment. 20% of acreage open, on the banks of the North Fork Rivanna (which defines rear property line). There are upland open fields too, with lovely building sites. Balance mature hardwoods, ensuring privacy & protection for decades. Wonderful views of lake behind the home, which screened porch overlooks. There is a pool & hot tub, hardwood floors, 3 fireplaces, 1st floor bedroom suite, 5 large bedrooms, potential in-law quarters. 5 division rights. Dennis Woodriff (434) 531-0140. MLS# 538556

CLASSICALLY APPOINTED ON 22 ACRES

1440 PLAINS DRIVE • $1,175,000 This classic home enjoys TOTAL privacy but also strong Blue Ridge views. Unbelievable kitchen with commercial grade appliances & screened porch with vaulted ceiling deck off family room. Upstairs are 4 bedrooms, TV room, bonus room, 3 full baths. Guest suite, 2nd family room, wet bar, billiards on lower level. MLS# 531956

RENOVATION PERFECTION - REDUCED

ANTIQUE FINISHES IN THE HEART OF IVY

c. 1732 ALBEMARLE COUNTRY PROPERTY

1975 OLD MILL ROAD • $3,195,000 Tucked away at the end of a lane, this classic 1950’s Georgian set in total privacy on 4 acres adjacent to the course offers dramatic formal & informal living spaces throughout. 4-5 bedrooms suites with tastefully renovated baths, 4 fireplaces & the most glamorous kitchen, butler’s pantry, breakfast & powder rooms in town! MLS# 533353

2945 MORGANTOWN ROAD • $849,000 This new construction 4 bedroom, plus in-law or guest suite over the 3-car garage exemplifies the appeal of utilizing reclaimed materials within a bright, modern layout. Exposed, reclaimed beams, wide plank pine floors, true wainscoting, 5 fireplaces and an eat-in kitchen that opens to expansive casual living spaces. MLS# 535475

WINDIE KNOWE • $3,250,000 On over 30 acres with rolling tree-shaded lawns minutes to Downtown. Formal living and dining, 4 bedrooms, 5 fireplaces, gourmet kitchen, family room, & library. Improvements include oval pool, detached screened porch/outdoor dining pavilion with fireplace. Hunter Palmer (434) 981-0533. MLS# 525337

ULTRA PREMIUM DESIGN & MATERIALS

FREE UNION COUNTRY PROPERTY

SHOWSTOPPER IN THE MURRAY DISTRICT

1919 BLUE RIDGE ROAD • $1,295,000 This 4 bedroom, 3.5 bath home includes a 1st floor suite, elevator, maintenance-free landscaping & highest quality materials & systems (copper roof, true stucco exterior). Huge windows open to a private city setting & take advantage of southern exposures. Truly a remarkable city offering on one of Charlottesville’s prettiest streets. MLS# 530888

OCTOBER FARM • $1,449,000 A distinguished, classical brick residence set in the heart of 21 gently rolling, open acres with Blue Ridge views, a large pond, a stable with paddocks, and regulation-size dressage ring. Large eat-in kitchen opens to the den’s casual living space, a covered porch, & inviting courtyard patio. Billie Magerfield (434) 962-8865. MLS# 533691

695 VILLA DESTE DRIVE • $1,850,000 Custom-designed Mediterranean style home filled with architectural details. Soaring ceilings, first floor master, three additional bedrooms, four fireplaces, large screen porch, and saltwater pool. Punkie Feil (434) 962-5222 or Elizabeth Feil Matthews (434) 284-2105. MLS# 525161

STEPS TO MERIWETHER LEWIS

1125 Shiloh roaD $2,600,000

2108 REIVERS RUN • $1,195,000 In the heart of Ivy is this rare opportunity to purchase a high-quality, well-appointed new construction 5-bedroom farmhouse-style residence. Inherent quality is evident in the solid doors, hardwood floors in EVERY room, custom cabinetry, granite & marble counters, distinctive lighting, and low maintenance exterior. MLS# 530088

JAW-DROPPING VIEWS ON OVER 26 ACRES IN IVY

Truly a hidden gem, this distinguished property features magnificent mountain views, stocked pond for fishing and swimming, horse trails, 6-stall horse barn with manager’s office, organic vegetable garden, large drive-in workshop, and an outstanding farmhouse built in 2004, all in a very private setting just minutes west of Charlottesville. The striking residence boasts deep rear porches that showcase the breathtaking views. So much attention to detail inside, including wide plank heart pine flooring, soaring Tennessee stone fireplace, and custom woodwork throughout. Sally Neill (434) 531-9941. MLS# 531904