The Real Estate Weekly 1.14.2016 by The Real Estate Weekly

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VOL. 25 NO. 2 n JANUARY 14 - JANUARY 20, 2016

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

FREE

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

2016

Expected to be

PROFITABLE FOR U

PLUS:

The Ins and Outs of Construction Loans CAAR Year-End Real Estate Market Report

Your builder of choice Since 1957

Model Homes Open Daily 12-5 WINNER

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JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

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

$489,900

$210,000

BELMONT

UNDER CONTRACT

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 w/ rec room, bar, media room, office • Beautifully landscaped, fenced yard, elevated rear deck and screen porch

$539,500

Roger Voisinet

434-981-1076

• PEACOCK HILL • Wonderful Deck House • 3 br, 3.5 ba, 3400+fsf • Private setting w/abundant outdoor living & gardening areas. • Expansive floor plan with abundant windows and light • Stone FP overlooks the large, multi-level deck • Wooded backyard features small stream & raised bed garden

$530,000

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

$369,500

Rachel Burns-Reynolds

434-760-4778

• Large ranch style home on 7+ peaceful ac • Large kitchen w/granite, center island, large panty, eat-in area • Main floor master w/ 2 huge walk-in closets, • Second master bedroom upstairs • Oversized garage • Paved, circular driveway

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

434-981-8730

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

Pat Burns

434-465-4444

• TOTALLY REMODELED! • Modern kitchen w/butcher block island • Main floor master BR w/walk-in closet & modern BA • Walk-out basement w/kitchenette & huge BR, full BA • Wood burning FP w/slate surround. • Belmont!

$184,000

$574,900

Kim Lilley

434-981-1076

• For Lease or Sale • 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

$269,900

$179,000

Candice van der Linde

Roger Voisinet

434-422-0223

• Sought-after Ashcroft – 3 mins. to town • 4 BR 3.5 BA – 3,930 s.f. finished • 1 acre wooded lot on dead-end street • Vaulted ceiling great room with fireplace • Remodeled kitchen with granite counters • Fabulous first floor master suite • Walk to pool, tennis and playground!

Candice van der Linde

434-981-8730

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

434-974-1500

355 West Rio Road, #102 Charlottesville, VA 22901

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

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

2016

JANUARY 14 - JANUARY 20, 2016

Expected to be

PROFITABLE

12 2016 Expected to be Profitable for

NEW CONSTRUCTION BY CELESTE M. SMUCKER

FREE

FOR ER

IN EVERY

Issue:

PLUS:

The Ins and Outs of Construction Loans CAAR Year-End Real Estate Market Report

Your builder of choice Since 1957

Model Homes Open Daily 12-5 CRAIGBUILDERS.NET | 434 .973 .3362

Open Houses ....................4-6 News & Views ..................... 6

REAL ESTATE NEWS

CAAR’s 2015 Year End Market Report.................... 10

FEATURE

2016 Expected to be Profitable for New Construction ..................... 12 BY CELESTE M. SMUCKER

HOME FINANCE The Ins and Outs of Construction Loans ............ 18 BY MARILYN PRIBUS

Home Sales Stats ............. 19 23

The Ins and Outs of Construction Loans BY MARILYN PRIBUS

NEXT WEEK: • Remodeling Your Kitchen • Protecting Your Home from Bad Weather

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What’s Inside:

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VOL. 25 NO. 2 n JANUARY 14 - JANUARY 20, 2016

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

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

th th OPEN HOUSES Sunday, January 17 th OPEN October 20 OPEN HOUSES Sunday, October 20 IN C

Time: 1-3 pm

Hosting Agent: Erika Buckman

A CHARMING ENGLISH country style house on 2+ acres in beautiful NW Albemarle. The floorplan boasts 1st 104 DORSET floor master suite with tray ceiling,COURT great room with gas FP, DORSET COURT Time: built-ins104 & large deck, eat-in 2-4 area adjoining the modern kitchen &Hosting enclosed porch and2-4 a large bonus room over Time: Agent: Jan Shiflett the garage. Priced below assessment and irresistible at Hosting Agent: Jan Shiflett SUPER CLEAN ONE LEVEL RANCH w/ $499,500. Erika Buckman, 981-1868/951-5166. (527537)

SUPER CLEAN RANCH w/ brick front & vinylONE sidingLEVEL at the end of a cul-deDirections: From Earlysville go left at the general store and brick front vinyl siding at the of a darling cul-desac, a& full walkout This stay plus on Buck Mountain Roadbasement! (fork leftend at Chestnut Grove sac, plus fullwas walkout This darling starter home inside & features Church) toa house onjust left. painted It’sbasement! about 1/2 mile passed Hickory Ridge. From Freejust Union turn right on Buck Mountain starter home was painted inside &overlooks features hardwood floors. Extra-large deck Rd, housespacious on floors. right backyard. hardwood Extra-largeLots deck overlooks private, of upgrades, private, spacious backyard. Lots in of the upgrades, new roof, many others. Located Baker new roof, many others. in the Baker Butler/Sutherland schoolLocated districts! $159,000. Butler/Sutherland school districts! $159,000. Jan Shiflett, 242-6057. (514345) Jan Shiflett, 242-6057. (514345) Directions: 29N to Camelot, left on BarnesDirections: to Camelot, lefttoon dale, left on29N Dorset all the way theBarnesend of dale, left on Dorset all the way to the end of the street. the street.

4918 MILLER ROAD

Time: 1-3 pm

Hosting Agent: The Field Team

GREAT HOUSE in the Earlysville area with 3BR/2.5BA, walk out terrace level. Open floor plan 1015 HILLS with stepBEDFORD down to great room and doorsDRIVE out to deck. 1015 BEDFORD HILLS DRIVE Time: 1-4 Hardwood floors. Deck is also 2 level with step down from kitchen. Bedrooms on1-4 2nd floor with laundry Time: Hosting Agent: Jim McVay close by. Terrace level is wired for McVay sound, roughed in Hosting Agent: Jim UNIQUENESS AND COMFORT. for a media room, kitchen. bed and bath. Enjoy $350,000. UNIQUENESS AND COMFORT. Bonnie Field, 589-2611. (537342) beautiful brick fireplaces, high ceilingsEnjoy and

164 WEXFORD RIDGE ROAD

Time: 12-2 pm

FABULOUS 5BRCenter. COLONIAL locatedmovenear Hollymead Town This spacious, Directions: Rt. 29N to left on Frays Mill Rd (Rt 641) go Hollymead Town Center. This movein home features an(Rtspacious, open plan 1/2condition mile to right on Spring Hill Road 606). floor Go approxin condition features an open floor plan with gourmet kitchen, family room imately 1 miles tohome lefteat-in into Wexford Subdivision. Make first right on Wexford Ridge Road. House is onfamily the right.office, with gourmet eat-in room fireplace, first floorkitchen, bedroom with with fireplace, firstand floorhardwood bedroomflooring with office, extensive ceramic and extensive ceramic and see hardwood and new carpet. A must property!flooring $429,900. new carpet. A must see property! $429,900. http://www.940stanley.com/ Mike Peters 951http://www.940stanley.com/ Mike Peters 9515119/981-3995. (512926) 5119/981-3995. (512926) Directions: From town Rio Rd. west to Rt. 743 Directions: Riotowards Rd. westEarlysville. to Rt. 743 (Hydraulic From Road)town north (Hydraulic Road)Dr, north towards Earlysville. Right on Stanley second drive on the left. Townhomes from the upper $300’s Right on Stanley Dr, second drive on the left.

beautiful high ceilings abundant natural light. First Directions:brick Fromfireplaces, Hydraulic Rd,floor takemaster Co.and Rt.suite 743, abundant natural light. First floor master has adjoining office. pool and patio. CotContinue on Rt. 743 atGreat roundabout take 2nd suite exit to continue on County Rt.Great 743. Continue on Rt. 743 for has adjoining office. pool and patio. Cottage is wonderful guest or in-law suite or artist/ about mi. to2+ Miller Road. tage is 2.5 wonderful guest or play in-law suite or artist/ writer studio. acres for and gardening writer studio. 2+ acres forJim@JimMcVay.com play and gardening in Earlysville. $480,000. in Earlysville. $480,000. 434-962-3420. (513693) Jim@JimMcVay.com 434-962-3420. (513693) Directions: From Hydraulic and Rio take Directions: From and Rio Earlysville Rd northHydraulic over the reservoir to atake left Earlysville RdHills northDrive. over the reservoir to aleft. left onto Bedford 1015 is on your onto Bedford Hills Drive. 1015 is on your left.

Avinity

Rooftop Terrace

OP OP EN EN SA SA T T & &

Decorated Model Available for Tours

Hosting Agent: Julie Holbrook

READY FOR IMMEDIATE OCCUPANCY. Great opportunity to be a part of the lovely Wexford CommuSTANLEY DRIVE nity. Just 940 minutes from shopping, schools, NGIC, airport, STANLEY DRIVE Time: US Rt 29940 and much more. Sun1-4 filled rooms throughout, hardwood Hosting floors, granite counters, community pond views, Time: 1-4 Agent: Mike Peters full unfinished basement for future additional living space. Hosting Agent: Mike Peters FABULOUS 5BR COLONIAL located $365,000. Julie Holbrook, 434-989-4415. (540319) near

SU SU N N

1593 BUCK MOUNTAIN ROAD

OPEN HOUSES

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.

VA RE LUDIB E LE

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

4485 ADVANCE MILLS ROAD

Time: 1-4 pm Hosting Agent: Ann-Marie Guadagno QUICK CLOSE POSSIBLE to move right in and enjoy your new home! Renovated 6 bedroom, 4300+ 520 STAGECOACH ROAD finished sq. ft. home on 3.49 acres, NEW granite, ce520 STAGECOACH ROAD Time: 1-4 furnace ramic tile, double oven, dishwasher, and more! Time: Hosting Agent: Kay Sands One level in-law suite perfect1-4 for home office, rental Agent: Kay Sandssusanstewpotential, Hosting many possibilities. $449,000. ADORABLE 1950s COTTAGE. One floor art76@gmail.com SusanCOTTAGE. Stewart 434-242-3550. ADORABLE 1950s One taken floor living on a half-acre that has been lovingly (533051)

living on a3 half-acre thatspacious has been lovingly taken care of. bedrooms, well-equipped

Directions: Cville, take 743 Earlysville Road, care of. lg. 3From bedrooms, spacious well-equipped kitchen, living room w/wood burning fire bear right at Mountain Store to Advance Mills kitchen, lg.Buck living room great w/wood burning fire place, hardwood floors, room w/outside Road, on right, ¼ mile from store.

place, hardwood great terrace room w/outside entrance leading floors, to a sunny & yard, entrance a sunny terrace & yard, attractive leading spacioustoshed w/electricity. Minutes attractive spacious $229,500. shed w/electricity. Minutes from Downtown. Kay Sands, 825from 6129. Downtown. (509047) $229,500. Kay Sands, 8256129. (509047)5th Street Ext., cross over Directions: Directions: Streetleft, Ext., Interstate 64,5th take third travelcross aboutover 1/4 Interstate takethethird left, travel about 1/4 mile, house64, is on right. mile, house is on the right.

MODEL HOMES OPEN DAILY

12-5

Avinity Rooftop Terrace Townhomes

Belvedere One Level Living from the $500’s

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

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

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

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

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

Time: 2-4 • Matthew Woodson son

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

CRAIGBUILDERS.NET | 434 .973-3362

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

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

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

Ask about our Build on Your Lot program.

679 TOUCHSTONE Cascadia 679 TOUCHSTONE LANE Coming Soon! LANE Time: 1-3

218 LOGTRAC 218 LOGTRAC ROAD ROAD Time: 12-2

Time: 12-2 Hosting Agent: HostingTime: Agent:1-3 Margaret Foothill Crossing Hosting Agent: Hosting Agent: Tammi Campbell RamseyMargaret from the low $500’s Tammi Campbell Ramsey ENJOY FISHING or sunning on the beach BEAUTIFUL MODERN POST AND

HillBrook ENJOY or sunning on the beach BEAUTIFUL POST AND when youFISHING buy this 3BR/2BA Contemporary BEAM home onMODERN 11.5 acres. Artfully crafted One Level off Rio youRd. buySaltbox this 3BR/2BA Contemporary BEAM home on 11.5 acres. Artfully cedar-sided with open floor plan, bright, airy living area. + 2BR/BA +crafted office.Livingwhen cedar-sided Saltboxwith withrock open plan, bright, airy living area. +home 2BR/BA office. delightful sunroom wallfloor waterfall, A wonderful vacation - or+ live in delightful sunroom rock waterfall, A wonderful vacationViews homeHyland - orprotected liveRidge in large laundry room,with plenty of wall storage space, paradise year-round. are theside, low $600’s large laundry room,shed plentyand of storage paradise year-round. Views areonprotected additional storage gardenspace, spot. with a charming upscale B&Bfrom one additional storage shed and 20 garden spot. with charming upscale B&B onacross one side, Only 15 minutes to shopping, minutes to and aaconservation easement view the Oldacross Trail Only minutes to shopping, 20 minutes to and easement view theCreekside Cville.15$209,000. www.TammiCampbell. river.a conservation $325,000. Margaret Ramsey, 953from the953low $600’s Cville. $209,000. www.TammiCampbell. river. $325,000.(510719) Margaret Ramsey, com 985-2348/882-5403. (514558) 7057/296-7171. com 985-2348/882-5403. (514558) 7057/296-7171. (510719) From Rt. 29 in Ruckersville head west on Directions: North on Hydraulic Rd; left Old Rd; Trail From Rt.approx. 29 in Ruckersville on Rt.Homes 33, 7 miles turnhead leftwest on Rt. Directions: North Hydraulic leftVillage Earlysville Rd; leftonBuck Mountain Rd; from the low $400’s Rt. approx. 7 miles 1turn on Rt. 62233, (Celt Rd) approx. mileleft to left on Earlysville Rd; left Buck Rd; right Simmonds Gap Rd;Mountain right Buffalo 622 (Celt Rd) approx. 1 mile Mtn to left on Sunset Rd (Entrance to Greene Lake) right Simmonds Gap Rd; Buffalo River Rd; left to continue on right Buffalo River Old Trail VillasSunset to Greene Lake) to 2nd Rd left(Entrance onto Logtrac. HouseMtn on right. River Rd; leftCelt to continue onChapman Buffalo River Rd (becomes Rd); left Rd; to 2nd left onto Logtrac. House on right. Rd (becomes CeltLane; Rd); left Rd; from the mid $400’s right Touchstone rightChapman to 2nd house right on leftTouchstone (2nd sign).Lane; right to 2nd house on left (2nd sign). Out of Bounds Elevator Townes from the $500’s

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

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

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

OPEN HOUSES

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

CAAR REAL ESTATE WEEKLY

19525 Gates Dr • Gordonsville OPEN Sunday 2-4 PM

NEWS & VIEWS

Real Estate Related News

Greene County Chamber Annual Meeting and 4th of July 2016 Celebration in Downtown Stanardsville

Beautiful 4 BR/2.5 BA minutes to town! Fantastic lot wmature trees & large back yard overlooking farm. You’ll love the open concept, 2 story foyer, abundance of natural light, gleaming hardwood floors on main level, & the designer kitchen w/ large breakfast bar, corian counters, tiled backsplash, & bright morning room. Spacious BR + Elegant master suite w/vaulted ceilings, huge walk-in closet, att. ba. w/ dual vanities & ceramic floors. Full unfin. walk-out basement(rough-in plumbing). 2-car garage & paved driveway. Short commute to I-64, Pantops, MJH, & UVA.

DIR: From Cville: 22N for 5 mi, continue on 231N for 9 mi, right into Gates Drive, home is the 4th one on left.

MLS #540545

$269,900

CAAR honors Karen Dowell

Loretta Lynn Larned Associate Broker, SFR

OPEN HOUSES

540-406-0446 lorettalarned@gmail.com

215 5TH ST SW This is a comfortable and conveniently locat-

664 TAYLORS GAP RD ed contemporary boutique condo with lots 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

of natural light throughout. It is within easy walking to downtown mall, UVA hospital and UVA grounds. Features open great room and kitchen area perfect for entertaining, 10 foot ceilings, security system, maple kitchen cabinets, granite countertops, and stainless steel appliances. MLS: 540813 $265,000

On Thursday January 7, 2016, Karen Dowell of Roy Wheeler Realty Company’s downtown office was named the Charlottesville Area Association of Realtors, 4th quarter Good Neighbor Award. Karen was recognized for her continued community service with the area’s Kiwanis Club. Michael Guthrie, CEO/Broker, said, “this recognition for Karen is well deserved. Along with her work with the Kiwanis Club, Karen also volunteered her time with the Toy Lift effort last month. We are grateful for her service and pleased that she has joined Kay Sands, Joan Esposito, and Susan Stewart as recipients of the CAAR Good Neighbor Award.” For more information about Roy Wheeler Realty Co., please visit roywheeler.com.

Erin Hall Wins Weekend Package

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

1097 TILMAN RD This beautiful light filled home is nestled on a 3.83 lot in Ivy. It boasts of many fine features including wood floors and 9 foot ceilings on the main level, crown and chair molding as well as a gas fireplace in the family room and a two car garage. The master bedroom adjoins a room that would make a fine nursery or office depending on the needs of your family. The bonus room has its own bathroom and under eaves storage. There’s ample room to expand in a full unfinished walk out basement. MLS: 540897 $515,000

AlwaysTALK Talk TO to BOB Bob ALWAYS

Congratulations to Erin Hall of Nest Realty Group for winning The Clifton Inn weekend package at the Riverside Village Broker Open on December 10. The new model can be viewed Wednesday through Sunday, 12:00 p.m. to 5:00 p.m. For more information, visit Riverside-Life.com.

The Greene County chamber held its annual meeting and social December 16th at the Rosebrook Inn in Dyke, VA. The business meeting consisted of acknowledging the many sponsors who had provided breakfast meetings, social events and a special “thank you” to Alan Plyes of the Lafayette Inn for inspiring and chairing the committee for the Parade of Lights in Stanardsville for ten years. The Treasurer’s report was read by Matthew Woodson, Treasurer, and approved. The current Board was introduced by Darla Rose, President for their 2nd term. There were no new positions to fill. Changes to the by-laws had been emailed to members. The one major change was changing Board Officers to a one-year commitment opposed to the previous two years. Following a hearty response from those in attendance that they had received and read the updated version, the President called for a motion. The by-lays were unanimously accepted. Rose asked Gary Lowe, Mayor of Stanardsville and Loren Shetler of Capitol Sheds to join her. They announced the Fourth of July Celebration would be co-sponsored by the Town Of Stanardsville, Loren Shetler and The Greene County Chamber of Commerce in 2016. Lowe made a brief statement about how excited the Town and the Parade Committee are to be working with Shetler and the Greene Chamber on the 2016 event. Shetler, who has provided the fireworks for many years for the Chamber Celebration, is enthusiastic about the opportunity to work in conjunction with the Greene Chamber and Town of Stanardsville Parade Committee to make this the premier 4th of July Celebration for the residents and visitors to Stanardsville on the day we celebrate the independence of this great nation. n

GOT NEWS?

989-3592

www.bobhughesteam.com 989-3592

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

What’s Happening Around Town

Send your newsworthy submisssions to editorrew@gmail.com. 126 Garrett Street, Suite D Charlottesville, VA 22902

No PDFs please only text files will be considered.

7 home in Afton on 1.74 acres, located only minutes to wineries, brewery and the Blue Ridge Parkway. Home features 3 BR, 1.5 BA, large family room with gas fireplace and a dining room with woodburning fireplace and a full unfinished basement. Oversized workshop/garage on the property. $224,900

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

7275 Rockfish Valley Highway Incredible mountain views! Enjoy as private residence or as a farm with 9 acres of pasture for horses, livestock, or gardens. Could also be an ideal Afton location for a home-based business with county approval. Ranch home has one-level living with hardwood floors, handcrafted walnut cabinets, newer appliances and new bathroom vanity, pressure tank, and storm doors. Nice, level yard with mature trees, creek. Elevated building site with panoramic views. $208,900

5031 Crabtree Falls Highway Settled among the

towering, mature trees, you’ll find this lovely old Virginia farmhouse. Spacious rooms with high ceilings and wood floors. This 6 BR, 3 BA home offers all of the charms and features you expect in a vintage property. Large windows allow for plenty of sunlight and views of the pastures and mountains. Many perennial gardens and a large, private yard for your gatherings and entertaining needs. Tye River frontage is available as well.

SOLD!

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

1619 Afton Mountain Road Brick

FOXWOOD DRIVE

Exciting new listing in pristine condition. Lovely first floor master suit. A high quality EarthCraft energy efficient home w/ an open floor plan. Large kitchen features cherry cabinets, granite countertops, gas range, stainless appliances and large central island. Perfect to entertaining! Eat in breakfast room overlooks the back yard. Huge unfinished walk out basement. Two story great room has gas fireplace. 1st floor office w/ French doors. Tray ceilings, crown molding and chair railing throughout. The large yard features a 6x12 raised bed organic garden. Just 3 miles off 29, set at the end of a quiet cul-de-sac in Foxwood Forest. A tranquil, walkable neighborhood. Convenient to NGIC, DIA, GE and Preddy Creek Park. $630,000

$299,500

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

DICK WOODS ROAD Spectacular custom designed home. Built with attention to detail! Set on 6 beautiful acres. One of the finest homes in South Ivy. Lovely landscaped gated entrance. 5 bedrooms, 5 1/2 baths and 3 car garage. Wonderful gourmet kitchen with breakfast room. Year round pastoral and mountain views. $1,195,000

939 LOCHLYN HILL LANE

Open House on January 17th, 1-3pm! MLS: 527068 $564,900 • PRICE REDUCED! NEW CONSTRUCTION • Incredible 4 Bed, 3 Bath Custom home • Open floor plan, First floor Master Suite • Spectacular “Roof Terrace”

Spring Hill Farm is a turnkey farm sanctuary located in a premiere Albemarle location. Spectacular Blue Ridge views set on over 30 acres. Four miles north of Charlottesville Airport, Hollymead Town Center, and Martha Jefferson Emergency Room Annex. The farm is situated across from the 200+ year historic Spring Hill Baptist Church and all views are forever protected from intrusion of new construction. There is a 30’ main entry gate as well as two other 10’ gated entrances. The property bestows the serenity and peacefulness of the best that Albemarle County has to offer, yet is five minutes from all modern amenities. $2,475,000

• Convenient location, walkable community • Custom Gaffney Home, A MUST SEE! • http://939-lochlyn-hill.lflisting.com/

1909 ASHEVILLE DRIVE MLS: 534252 $315,000

• Wonderful location, END UNIT townhome • 3 Bedrooms and 2 & 1/2 Baths • Kit w/ solid surface counters & stainless steel appliances

CALL SHARON

• Beautiful Sun Room off the kitchen to enjoy • Living Room and Dining are bright and open

SHARON DONOVAN

• Master Suite includes large walk-in closet & lovely bath • Great rear yard with concrete patio and fenced in area

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

• http://1909-asheville.lflisting.com/

GINGER SLAVIC

434-981-0118 www.GingerKnowsRealEstate.com gaslavic@cs.com

Licensed to Sell Real Estate in the Commonwealth of Virginia

417 Park Street Charlottesville, VA 22902

Each Office is Independently Owned and Operated

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

FRAYS MILL ROAD

• Full unfinished Basement, detached garage

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

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

MCL EAN FAULCONER INC. Farm, Estate and Residential Brokers AVENTADOR

OUT THERE FARM

Charming, immaculate, 4 bedroom farm house in a private valley on 106 acres at the base of the historic Southwest Mtns. Stunning views of open fields, small lake and mountains. MLS#530554 $1,950,000 Charlotte Dammann 434.981.1250

EDNAM

SOUTH IVY

Beautifully maintained, single family residence in the highly sought after community of Ednam. LR with FP; DR; kitchen with adjacent tv/sunroom; first floor master; 2 upstairs BR and 2-car garage. MLS#520466 $649,000 Steve McLean 434.981.1863

THE GLEN

Classic, all-brick Georgian on 3 acres moments from Murray Elementary and UVA. Superbly-built, the 4 BR home showcases a family-friendly floor plan with premium finishes, and wonderful outdoor entertaining spaces. MLS#540799 $1,585,000 Steve McLean 434.981.1863

Beautiful, 400 acre estate next to the Blue Ridge Mountains. The circa 1900 farmhouse is completely restored and enlarged. The farm is also in excellent condition with a great lake! MLS#529756 $4,500,000 Jim Faulconer 434.981.0076 CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Magnificent Georgian manor home with expert craftsmanship, fine details, gracious style, and modern amenities. Over 10,000 finished sq. ft. including 6 BR, 6 full and 3 half baths, main-level master, fabulous eat-in kitchen, and numerous entertaining spaces. Guest home, and 100 acres with panoramic pastoral and mountain views in a protected area 16 miles from Charlottesville. MLS#517436 $4,250,000 Jim Faulconer 434.981.0076

HEART OF FREE UNION

Lovely, 5 bedroom, 5,500+/- sq. ft. home privately situated on 5+ acres in Free Union. Bright, open floor plan and full walk-out basement. Beautiful setting within 15 minutes of Charlottesville. MLS#518256 $795,000. Steve McLean 434.981.1863

CEDAR SPRING

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

EDGEWOOD LANE

Elegant, stone, Country French home on a lovely 0.37 acre lot in a University of Virginia neighborhood. Formal rooms, gourmet kitchen, fireplace, hardwood floors, with 6 bedrooms and 3 baths. MLS#529646 $995,000 Judy S. Campbell 434.466.6688

BEAR BRANCH FARM

Magnificent mountain views from this 208 acres of rolling land in Nelson County. Built with the finest craftsmanship, the customdesigned, 4 bedroom home with beamed and vaulted ceilings is bright, airy, and perfect for full-time living or as a retreat. Chef ’s kitchen boasts top-of-the-line appliances, and Tulikivi fireplace in great room and den warms natural gathering places. MLS#532232 $1,650,000 Charlotte Dammann 434.981.1250

ST. CHARLES AVE.

4 bedroom, 3 bath, brick home in excellent neighborhood convenient to Downtown, UVA, Martha Jefferson, Pantops. Great starter home, rental, or 2-family home with in-law/rental unit in basement. MLS#537069 $359,000 Steve McLean 434.981.1863

WWW.MCLEANFAULCONER.COM

MCL EAN FAULCONER INC. Farm, Estate and Residential Brokers

JAMES RIVER FRONTAGE!

Contemporary residence with 3 bedrooms and 3.5 baths perfectly sited on an 11.61-acre bluff overlooking the Jame River. Stunning great room and huge deck with magnificent views! MLS#530515 $455,000 Will Faulconer 434.987.9455

REDBUD FARM

Excellent candidate for a conservation easement! 169+/- acre, rolling farm straddling the Greene and Albemarle county lines with Blue Ridge views, 2 lakes, and Lynch River frontage. MLS#530570 $1,350,000 Tim Michel 434.960.1124

HAWKES PLACE

Great value in Lake Monticello includes three bedrooms, master suite, open floor plan, fireplace, hardwood floors, screened porch, on a private, wooded lot on a quiet cul-de-sac. MLS#535637 $177,500 Macon Gunter 434.242.7772

HOLLY HILL

Quintessential cottage in Ivy on 3+ acres. Updated, light-filled and comfortable with 3 BR and 2.5 BA. From the rear deck enjoy privacy and serene views of the yard and stocked pond. MLS#534685 $339,000 Charlotte Dammann 434.981.1250

ELK RUN RETREAT

This pristine land tract of 155 acres in Farmington Hunt Country offers privacy, several creeks, and horse or hiking trails running for miles throughout the property only 12 miles from Barracks Road. MLS#537873 $1,350,000 Jim Faulconer 434.981.0076

COLLINA

113 pristine acres, 14 miles northeast of Charlottesville, with pastures and forest and an elevated plateau for a spectacular homesite with panoramic Blue Ridge views! MLS#530335 $1,490,000 Jim Faulconer 434.981.0076

FRYS PATH

73+/- acre estate parcel in Southern Albemarle. Gently rolling pastures, magnificent Blue Ridge Mountain & pastoral views, gorgeous rural setting, privacy, excellent building sites, with pond & creek. MLS#536922 $1,200,000 Steve McLean 434.981.1863

JAMES RIVER ROAD

Great opportunity to purchase 6.9 acres minutes west of Scottsville. Perfect area to build. First time this property is on the market for several generations. Take advantage of this very affordable parcel. MLS#540811 $69,000 Charlotte Dammann 434.981.1250

FAIRWAY DRIVE

Keswick Golf Course parcel. Surrounded on two sides by the Peter Dye Golf Course, this 2.4 acre building lot represents the best value in Keswick. Priced to sell! MLS#503871 $420,000 Tim Michel 434.960.1124

THE PINES

Immaculate, three-level, brick residence with 5 BR, 4.5 BA, and many upgrades on 7 acres offers comfortable living in a super, convenient location. Minutes to Pantops, Downtown & UVA. MLS#530376 $775,000 Charlotte Dammann 434.981.1250

HIDDEN HILLS

Beautiful 6.2 acres conveniently located to Charlottesville and UVA. Cleared area for residence surrounded by established hardwood trees. A lovely spot to build and enjoy your new home. MLS#475441 $149,900 Charlotte Dammann 434.981.1250

WEEKEND GETAWAY

Charming 2 BR, 1 BA cabin nestled on just under 8 acres adjacent to VA Dept. of Game & Inland Fisheries owned land. Very private with beautiful mountain views and a stream. MLS#524971 $219,000 Steve McLean 434.981.1863

WWW.MCLEANFAULCONER.COM

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

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

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

2015 Year-End Real Estate Market Report Charlottesville Area Association of REALTORS® Publishes 2015 Year-End Home Sales

AAR Year-End Market Report indicates a 10.6% gain in homes sold over 2014, marking a net gain of over 300 settlements; Median sales price level remained steady at $270,000 compared to 2014; Inventory is 16.5% lower than this time last year, the lowest level since year-end 2005.

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

REAL ESTATE NEWS

Charlottesville Area Year-End 2015 Highlights: • Home sales in Greater Charlottesville have now increased for four consecutive years as the 3,282 homes sold in 2015 marked the highest level since 2006. • Pricing remained steady with a median sales price of $270,000 for the year, unchanged from 2014 and 10.2% higher than the 2011 bottom of $245,000. • Inventory is 16.5% lower than this time last year, the lowest level since year-end 2005. • Half the homes sold in 2015 were on the market 46 days or less, a sixday improvement from the median DOM of 2014 and the lowest level since 2006.

Sales Activity Greater Charlottesville area home sales reached the highest annual level since 2006, with year-over-year gains in both the attached and detached segments. Sales were up on an annual basis every quarter, led by a 12.0 percent year-over-year gain in the 2nd Quarter. The 3,282 cumulative sales in 2015 were 10.6 percent higher than 2014’s

tally of 2,968, marking a net gain of over 300 settlements. Closed sales have increased every year since 2011, when the region’s market dipped with only 2,300 homes sold, or nearly 1,000 fewer sales than were recorded in 2015. Prices topped 2014 levels in nine of twelve months in 2015, including an 11.9% year-over-year increase in November. But a soft 3rd Quarter, in which the median sales price missed the Q3 2014 level by 5.1%, nullified the modest gains of the other quarters and the median price level for the year was ultimately unchanged from 2014 at $270,000. “The strong number seen in closed sales could have contributed from a number of factors from last quarter. Nevertheless, the fact that each jurisdiction positively gained in total sales and the median sales price remains steady at $270,000 compared to last year indicts that our market remains solid,” said CAAR President, Donna Patton.

Inventory Twelve months ago, active inventory heading into 2015 was flat from the previous year, with only 17 fewer listings than in January 2014. But over the

course of the year, the supply picture began to shift significantly. New listing activity in the 2nd Quarter was only 0.6% higher than the Q2 2014 tally, while sales climbed 12.0%. As a result, inventories at mid-year were 11.5% lower than the same point in 2014. The 3rd Quarter saw relative parity in yearover-year sales gains (+4.9%) and new listing gains (+5.8%) and active inven-

Days on Market (DOM) and Pricing Half the homes sold in the Greater Charlottesville area in 2015 were on the market for 46 days or less, marking the lowest median DOM since 2006 and a six-day improvement versus 2014. For context, the 2015 median DOM is 16 days lower than the five-year average (62 days) and three weeks better than the ten-year average (67 days). One

tories at quarter’s end remained 12.0% below the respective level in 2014. But new listing activity in the 4th Quarter fell by 22.1% compared to Q4 2014, the largest year-over-year decline for any quarter in at least a decade. Despite this falloff in Q4 listing activity, closed sales grew by 6.0%. Cumulatively, for the year, there were 1.5% fewer listings added than over the course of 2014. Coupled with the strong sales gains, the region’s supply level headed into 2016 is now 16.5% lower than last year and the 1,531 active listings mark the lowest level since 2005. “Seller activity didn’t keep pace with the increase in buyers entering the market. This was evident in the 16.5% decline of inventory compared to last year. While restricted inventory is being felt across the state, it can drive up prices. This may have been a factor as prices topped 2014 levels in nine of twelve months in 2015,” said Anthony McGhee, President-Elect.

in every four homes sold (26.0%) was listed ten days or fewer prior to sale. Despite this proportion of fast-moving listings, the average (or mean) DOM for the region was 115 days, which was actually three days higher than the 2014 average, but remained 13 days below the five-year average of 128. It should be noted that the average DOM is less representative than the median as it is inherently skewed by outliers, in particular the 7.5 percent of 2015 sales that were on the market for more than a year prior to sale.

About CAAR The Charlottesville Area Association of REALTORS® (CAAR) represents more than 1,000 real estate professionals in Charlottesville and Albemarle and the surrounding areas of Fluvanna, Greene, Louisa and Nelson counties. This Year-End 2015 Market Report is produced by the Charlottesville Area Association of REALTORS® using data from the CAAR MLS. For more information on this report or the real estate market, contact a REALTOR® today.

Visit www.CAAR.com

CLASSIC CAPE COD

ROCKY GLEN 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.

$1,175,000. MLS#530112

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

ESTATE AREA OF CARTERS BRIDGE 5BR, 3 1/2BA, nearly new and in excellent condition, 3.5 acres privately situated and beautifully positioned on an elevated plateau surrounded by mature woods. Bright open floor plan. Maple cabinets, granite counters, 2 car garage. $459,000 MLS#534739

SO LD

ED PR U IC C E TI O N

Extraordinary brick cape cod, near Keene on 3 acres. New kitchen and baths, Exciting indoor and outdoor living spaces. Charming guest cottage. Excellent Value! MLS#537494 $445,000

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ED PR U IC C E TI O N

The Belvedere, c.1876 MERRIE MILL c. 1860, Virginia manor home of classic antiquity and prominent historic significance. Consisting of 6,114+ square feet, with timeless architectural details, magnificent grounds, a charming guest cottage, additional dependencies, barns, and stone walled gardens on 400+ gently rolling acres.

$3,950,000. MLS#509871

CLASSIC BRICK SPLIT FOYER

2 acres, just a mile from Scottsville in Albemarle County. Five bedrooms, gleaming new hardwood floors, 2 car garage, wired for generator, detached shop and chicken house. Excellent garden area and private lot. Priced under assessment. $275,000. MLS#530143

FRAYS RIDGE ESTATE

SWIFT RUN FARM

INCOME POTENTIAL

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

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.

Under/Over. Brand new oak and ceramic tile floors, carpet and paint. Mature landscaping, private lawn. Convenient to UVA Research Park, and Chris Greene Lake.

$589,000. MLS#533186

MLS#540843 $239,500 CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

CO U N N D TR ER A C T

$345,000 MLS#537852

1777 Franklin Drive 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

CO U N N D TR ER A C T

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.

2016 Expected to be PROFITABLE FOR

New Construction

FEATURE

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

uilders, REALTORS®, and other real estate professionals look forward to a profitable and productive year in 2016, and are especially enthusiastic about the prospects for new construction. Realtor.com’s 2016 Housing Forecast is very optimistic stating, “New home construction and moderate gains in the existing home market will deliver the necessary one-two punch to push total home sales to the highest levels since 2006.” The Housing Forecast also predicts “moderate, but solid growth” for the housing market overall, while painting a bright picture for new construction with an expectation of a 12-percent increase in housing starts and a 16-percent increase in new home sales year over year. Charlottesville area agents are similarly enthusiastic about the new home market, happy for the overall boost to the local economy and for the contribution that new construction will

BY CELESTE M. SMUCKER make to housing inventories that have been frustratingly low in many parts of town. Fortunately, if you are in the market for a new home, no matter what part of town you prefer, chances are good you will find a variety of new construction options to choose from.

The Special Appeal of a New Home New homes appeal to a wide demographic of buyers and are popular for many reasons. These include a demand for amenities like superior energy efficiency, to a desire to participate in the creation of the floor plan and select upgrades and extras. This means when the buyers move into their new home it will be the one they have been dreaming about rather than one that, while

nice, requires renovations to make it fit their tastes and lifestyle. Many of today’s homebuyers are expressing a desire to build a new home that is the right size to meet their needs and reflect their personal lifestyle, explained Greg Slater with Nest Realty. Slater is the REALTOR® representative for both local builder Bramante Homes, and Stanley Martin Homes, a regional company building in many of our area’s communities, including Old Trail and Westlake in Crozet, Whittington off of Old Lynchburg Road, the walkable community of Belvedere and Spring Creek at Zion Crossroads. He explained that this interest in home size reflects a movement away from always moving up to a bigger and

bigger home, towards building one that fits the buyers’ current lifestyle. Often these buyers look at resale homes first and decide to build after seeing homes that are dated or floor plans that are obsolete. Further, today’s buyers are more sophisticated about making what Slater calls, “longer term and more deliberate housing decisions.” This means they understand there can be exceptional long-term savings when they live in a home that has the most up-to-date technology when it comes to energy efficiency. They also recognize there are lower maintenance costs associated with owning a new home compared to an older one. Add to these the ease of living in a home with a floor plan that is more livable for the buyers and the result is a house that offers considerable additional value during the time they live there. Susan Stewart with Roy Wheeler Realty, Co., explained that many of today’s buyers are looking for an open concept floor plan where, for exam-

where they can age in place. Stewart represents Dobson Homes, currently very busy building in a subdivision called Meadow Brook in the Zion Crossroads area where she said they see a lot of Boomers. Justin Kent, with Better Homes and Gardens Real Estate III, represents Craig Builders, a company that offers a wide range of home styles and price points building in communities as diverse as Old Trail in Crozet, Belvedere off of East Rio Road, Hyland Ridge on Pantops Mountain and Spring Creek at Zion Crossroads. He explained that

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ple, the kitchen is open to the dining and living rooms. This can be great for families with cooks who like to be part of things while entertaining or parents who need to keep an eye on children when working in the kitchen. Extensive renovation could be required to achieve this in a more traditional home. She added that one level living or multi-story homes with first floor masters are also much in demand. These two trends no doubt reflect the aging Boomer population, many of whom are now empty nesters and/ or are retired and looking for a home

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FEATURE

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

many of today’s buyers, “are interested in new homes that offer the flexibility of a first floor owner’s suite in a setting slightly smaller than traditional larger family homes.” He added that in many cases they are moving, “in an effort to have a home that has less space and requires less upkeep.” Part of building a new home that works for the buyers is to also choose the right neighborhood. For example, Spring Creek is a popular new home and gated community at Zion Crossroads where about 60 percent of the buyers are active retirees or pre-retirees. Many of them have previously enjoyed living in larger homes in nearby neighborhoods, explained Dan Girouard with Spring Creek Realty. In his experience, many of these individuals like the idea of a smaller house that requires less maintenance but don’t want to give up all the amenities to which they have grown accustomed such as a gated entry, a golf course and clubhouse, walking trails and tennis courts. Many also want one-level homes that have been customized to meet their age and health-related needs, including universal design features that allow them to stay independent for as long as possible. Some are also living on strict budgets and appreciate the cost savings associated with newer, more energy-efficient homes as well as the lower property taxes available in rural counties such as Louisa. Girouard added that the builders are aware of these special needs and cater to them.

Another popular area of town that is seeing a surge in new construction is Pantops. Chris Henry, Vice President of Riverside Village Properties and Stony Point Design/Build, described one such community called Riverside Village in Pantops that will be a walkable mixed-use development when complete, and was featured in last October’s Parade of Homes. All of the community’s homes, which include single family and attached villas (that feature one level living), are energy efficient and EarthCraft certified.

easily accessible by foot or a very short ride by car. Walkable buyers who want to live close to downtown Belmont or the Downtown Mall, but prefer new construction can also find what they are looking for. One example is The Woods at Burnet Commons, A Southern Development Homes project in walking distance of the Downtown Mall, where every home is built to EarthCraft standards and comes pre-wired for solar. Belmont buyers also can consider Belmont Steps, featuring designs by

Similarly, the Senior Center, now located on Pepsi Place, is in process of raising the funds required to build a new much expanded facility at Belvedere where it will be an integral part of life there. In its new location, its name will be The Center at Belvedere with a tag line of Healthy Aging is a Community Endeavor. Buyers with interests like golf or tennis will find them at many of the new home communities along with pros and lessons. Clubhouses that sponsor activities and a place to dine

Henry was enthusiastic when he said that the new construction market is “the best we’ve seen in a number of years.” He added that “days on the market are down and prices are rising. It’s a good place to be.” Stewart agrees, stating that while average sales prices are increasing, that trend is not discouraging buyers. “Buyers are understanding and are looking for quality built homes these days, especially the Baby Boomers,” she said.

Evergreen Construction and Dickerson Homes and Development. Homes in this community are designed with exteriors that fit in with the older homes typical of Belmont, but offer interiors that have all of the contemporary features popular today. Another area of interest for many people is communities that offer housing and activities that appeal to a wide spectrum of age groups, including singles and young families, retirees and the elderly. A good example is Old Trail that is home to The Lodge, a place that offers independent and assisted living facilities. Its location near the town center makes it easy for residents there to participate in the lifestyle of the larger community. It also makes it easy for extended families and friends of different ages to live in the same neighborhood and spend time together walking the trails, playing golf or meeting for coffee.

are popular and available in some communities as well. Also increasingly popular is maintenance free living, available throughout our area in many new home neighborhoods. If you like the idea of moving into a new home, you have many options to choose from. Start by talking to your agent about where to find the homes and communities that meet your needs, your interests and your budget. Then research the builders to determine whom you like and can communicate with. Recognize that building a new home can take anywhere from four to six months to complete and with a project this complex it is very likely that a few things will go wrong, even with the very best builders. Taking time to research and find one that you like can help assure your building n experience is a positive one.

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

The New Homes Market Our area’s new construction market is alive and well and buyers can expect to find many options to choose from. “Everyone wants a new home,” Stewart said and, “We are seeing quite the pick up in new construction.” Michael Guthrie, CEO and Managing Broker for Roy Wheeler Realty, Co. agrees with Stewart’s market assessment saying, “New construction has picked up considerably.” Kent described new construction sales in our area as “very active,” adding that his company recently had one of the best years ever since the company was formed in 1957. Not only that but “we are now filling our available delivery dates for customers through next year,” he said. This means if you like the idea of a new home and have a favorite neighborhood in mind, Kent suggests you contract for it now in order to secure the site of your choice. Stewart described a similar experience with Dobson Builders that is currently so busy some buyers have to wait as long as 18 months from their contract date before they can move in.

New Home Extras Consumers looking for particular amenities often will find them in new home communities. One example is the current interest in walkable neighborhoods such are those found at Old Trail, Belvedere and Riverside Village. These are all mixeduse developments that combine residential with commercial properties, such as a gym, a salon, health care professionals and restaurants that are

Celeste Smucker is a writer and blogger who lives near Charlottesville.

RoseWood

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JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

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JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

E IC ED R P UC D RE

Albemarle Co - Advance Mills Wonderful year-round views! 3BR 4BA brick ranch on 12 acres. One level living, fin. walkout terrace level, just steps to the pool. Fertile acreage in land-use, division right possible. www.montaguemiller.com/mls=541056 $395,000 • Joe Porterfield: 434.906.1616

W.Albemarle - Church Hill West

Private, wooded cul-de-sac lot with fenced yard, back deck w/awning, outdoor TV, kitchen, grill & jacuzzi. Stone FP, farmhouse-length DR area, eat-in Kit with brkfast room. 1st flr MBR suite, 2+ BR/BAs, rec room. Stunning terrace level. www.montaguemiller.com/mls=540916 $1,495,000 • Sasha Farmer Team: 434.260.1435

To Be Built!

NE W

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E IC ED R P UC ED R Palmyra-Lake Monticello

E IC ED R P UC ED R Cville - Hollymeade

5BRs plus TWO add'l bonus rooms, media room, full fin. bsmnt, 2 car garage. Kit w/granite, Bosch appliances, cherry cabinets, gas range, eat-in brkfst area, family rm w/FP.

Build your dream home on this waterfront lot and vacation year-round! Gated community w/5 beaches, golf, fishing, kayaking, tennis, soccer, basketball, and quiet enjoyment.

Perfect for 1st time buyer or downsizing. Single floor living. Lg fenced backyard. Move-in ready, potential to build equity. Great home, great neighborhood, and great price!!.

www.montaguemiller.com/mls=541145 $445,000 • Sasha Farmer Team: 434.260.1435

www.montaguemiller.com/mls=541094 $448,500 • co-listed by Edwina St.Rose: 434.284.0094

www.montaguemiller.com/MLS=541037 $200,000 • Paul McArtor: 434.566.5634

E IC ED R P UC D RE Melbourne Park Condos

W NE

E IC ED R P UC D RE Greene Mountain Lake

Cville - Near Downtown

Quiet back deck view w/privacy. Hardwood floors, carpet in BRs, tile in BAs. 1 car garage opens to foyer & half BA. Midlevel great rm w/gas FP & built-ins. Top level 3 BRs 2 full BAs.

Private ranch-style home on cul-de-sac. nearly level yard & screened in porch. Hardwood floors on main level. Separate outdoor entrance on lower-level, ideal for rental income.

Beautiful 3-level brick home walking distance to UVA, hospital & Forest Hills Park. 4 BR, 2 BA, hardwood floors. Part fin. bsmnt, rec rm. Private rear deck overlooks stream.

www.montaguemiller.com/mls=541047 $270,000 • Trish Owens: 434.825.5393

www.montaguemiller.com/MLS=541032 $199,000 • Jamie White: 434.906.3944

www.montaguemiller.com/mls=540565 $269,000 • Jamie White: 434.906.3944

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

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Cville - Riverwood

Charlottesville - Avinity

Lake Monticello

3 level 2 BR 2.5 BA town home. 1st level den/office, family room & Ba. 2nd level open plan kitchen & LR. Tall ceilings, granite kit counters, hardwood floors, gas FP, elevated deck.

Lovely & like new! Fenced rear lot adjoins common area space. Large, open Great Room. Upgrades incl. wood flooring, granite, etc. Over 2,300 finished ft. w/4 BRs, 3.5 Baths.

Golf front home, 3 BR, 2 BA, lg kit, brkfst bar, formal DR, LR with wood burning FP. Fin bsmnt, 2 add'l BRs, full BA, family room walks out to wooded lot. 2 car garage,

www.montaguemiller.com/mls=540617 $211,200 • Kyle Olson: 540.649.4131

www.montaguemiller.com/mls=540615 $322,000 • Trish Owens: 434.825.5393

www.montaguemiller.com/mls=533409 $320,000 • Paul McArtor: 434.305.0361

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

Land For Sale

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

Albemarle - Western Ridge

3 BR, 3.5 BA on 3.53 acres! Guest rm/4th BR w/full BA in walkout fin bsmnt. Vaulted ceilings w/skylights, FP, ss appliances, ceramic tile, quartz & granite counters. Rear deck.

3BR 2.5BA on cul-de-sac with great back yard & wide front porch. Walking trails, pools, sports courts, fitness rm, ponds & reservoirs, playground. Spectacular views of Blue Ridge mtns.

www.montaguemiller.com/mls=533647 $314,000 • Sal Milione: 434.882.4000

www.montaguemiller.com/MLS=537001 $299,900 • Pam Whorley: 434.227.2414

E IC D PR UCE ED MINERAL-Quaint house in ruralR setting, private but near to neighbors. Wooded land, paved public road. www.montaguemiller.com/MLS=541199 $110,000 • Brad Williams: 434.989.7721

E IC D PR UCE D RE VILLAS AT SOUTHERN RIDGE-2BR/2BA. Top floor, wonderful deck views. Pool, tennis exercise room. www.montaguemiller.com/MLS=541138 $115,000 • Kyle Olson: 540.649.4131

E IC D PR UCE ED PALMYRA - 3BR/2.5BA VillasRAt Sycamore Square end unit w/2 reserved parking spaces! www.montaguemiller.com/mls=541090 $112,000 • Edwina St. Rose: 434.284.0094

E IC D PR UCE D R E in kit, lg LR w/ REVA-3BR/2BA one level. Eat brick mantle. Det. garage, oversized out building. www.montaguemiller.com/mls=540973 $113,300 • Kyle Olson: 540.649.4131

W CVILLE-Convenient 4 Seasons 3BR townhome, rear patio, off-st parking. ACAC tennis/water park. www.montaguemiller.com/MLS=540711 $163,000 • Edwina St Rose: 434.284.0094

S. ALBEMARLE- 4.8 acre parcel, min. from Monticello, Ash Lawn-Highland, Trump Vineyards & Blenheim Vineyards. Easy access to I-64, UVa, Dtown. www.montaguemiller.com/MLS=497146 $69,900 • Edwina St.Rose: 434.284.0094

LOUISA-1BR low-maint living, lg windows, wood FP. Lg open yard, shade trees, sm. wrkshp/shed www.montaguemiller.com/mls=539934 $47,500 • Brad Williams: 434.989.7721

SCOTTSVILLE-Charming Cape Cod. Upgrades. Needs TLC, extra lot included, bring offers. www.montaguemiller.com/MLS=515352 $154,900 • Doug Burke: 434.996.6791

ADV MILLS-6 acres of fertile high pasture w/ views toward Piney Mtn and the valley beyond. www.montaguemiller.com/MLS=539991 $145,000 • Joe Porterfield: 434.906.1616

500 Westfield Rd Office • 434.793.5393 | 245 Ridge-McIntire Rd - Downtown Office • 434.227.4444

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Eastern Albemarle Co

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

hensive budget for the property, and a timetable with “milestones” of construction from pouring the foundation to enclosing the house to installing plumbing and electric to full completion. In some cases, lenders require inspections throughout the building process before funds can be released to the builder as needed from time to time. Completion is generally defined as receiving a certificate of occupancy and fully documented payment of all building suppliers, contractors, and subcontractors. Upon completion, the construction loan liability usually rolls over into a mortgage.

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

HOME FINANCE

Finding A Construction Loan

The Ins and Outs of

Construction Loans

“I

BY MARILYN PRIBUS

t can be harder to qualify for a construction loan than for a mortgage on an existing home,” declares Bettie Dunnavant, a loan officer with Virginia National Bank in Charlottesville. It’s typically more difficult to qualify for a construction loan than a conventional mortgage on an existing property because the latter can be appraised and provides collateral, while a construction loan doesn’t have such security. Dunnavant says there are several other reasons for the difference. First, she points out, the persons seeking the loan must be able to afford both the construction loan and current living expenses which may really stretch the budget.

“You also have to have a 20 percent equity into the project,” she continues. “That can be the land.” In other words, you have to put 20 percent down in cash, although if you already own the property to build on, the equity in the land can be part of that 20 percent. In addition, says Dunnavant, “You must provide plans and specs to deliver to the bank and work with a Class-A contractor.” This means that, even if an unlicensed person building a home has the know-how to build the place, a Class-A contractor—a person with a license to build a home—must be engaged to act as a foreman. An unlicensed individual building a house may still act as the general contractor who hires other firms such as plumbers, roofers, or electricians, and Dunnavant says this is not unusual in our area.

The Basics Of Construction Loans “Construction loans are typically for 6-12 months and used to build a primary or secondary residence,” says Dunnavant. “They can also be used to purchase property to build on or to renovate or add a room. Basically, any time you get a building permit, you can use a construction loan.” For the most part, the loan rate is higher than for a mortgage. Since construction loans are short-term, there is a greater loan-to-value risk to the lender, and such loans usually represent a very small portion of a financial institution’s portfolio. “Rates are typically tagged to prime rate,” Dunnavant explains, “so are more variable because they are short term. Fees such as closing costs are also higher because the bank can’t force you to have the mortgage (which pays off the construction loan) with them.” She says that a construction loan normally requires monthly interest-only payments during the building process and is secured by a first lien on the residence. This means there cannot be a separate lien on the land—it must be free and clear or else part of the construction loan itself. In addition, the lender will generally require detailed plans, a compre-

Regional banks and credit unions are the most likely sources for such loans and it’s always a good idea to shop around. Dunnavant explains that while financial institutions are regulated by the government, individual banks and credit unions may have their own requirements for equity percentage and other aspects of a construction loan. In general, there are three ways to finance new construction. Sometimes developers or builders seeking to encourage sales will finance the construction and the buyer obtains a conventional mortgage when the house is completed. In the second case, the buyer finds a construction loan and when the dwelling is completed, arranges for a mortgage either from the provider of that loan or from another lender. That lender will pay off the construction loan. A third, increasingly popular option, is what Dunnavant terms a onetime-close loan or a construction permanent loan. “It’s the best deal,” she says. A one-time-close loan provides a line of credit which is used to buy the land, if necessary, and provide advances against the credit line to pay for materials and subcontracts as construction moves forward. When the property is completed, the loan automatically converts to a permanent mortgage, so there is a single loan closing with a related costs. So if you are considering building this year—and getting a house that’s exactly to your specifications— study the construction loan market carefully. n Marilyn Pribus and her husband live in Albemarle County near Charlottesville.

HOME SALES STATS

“I had been living in a home that was not safe or healthy for me or anyone else.

FOR WEEK ENDING JANUARY 2, 2016

I don’t know where I would be living today if it weren’t for AHIP.”

There were 41 homes sold in the seven-county area

—Seniors Safe at Home client

n Twenty-Two were in Albemarle with an average price of $303,530.

n Three were in Charlottesville with an average price of

n Three were in Greene with an average price of $174,333.

n Five were in Louisa with an average price of $493,034. n One was in Madison with a price of $480,000. n Two were in Nelson with an average price of $440,000.

HOMES SOLD

1928 SCOTTSVILLE ROAD ALBEMARLE

643 BOX HOLLY LANE CHARLOTTESVILLE

108 MORGAN COURT HUNTLEY

1633 BELL FARMS LANE PALMYRA

567 LITTLE RIVER FARM ROAD BUMPASS

489 GABRIEL LANE MADISON

LOCAL GOVERNMENT

179

elderly neighbors are waiting for critical home repairs right now. Your support will keep them safe.

Seniors Safe at Home helps local senior citizens age in place by taking care of urgent repairs: leaking roofs, access ramps, plumbing and electrical issues, failed furnaces, and more.

(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

S E N I O R S

ALBEMARLE COUNTY

MADISON COUNTY

AHIP + CAAR + BRHBA | AHIPVA.org

FLUVANNA COUNTY

NELSON COUNTY

GREENE COUNTY

ORANGE COUNTY

www.charlottesville.org Real estate tax rate: $.95 per $100 www.albemarle.org Real estate tax rate: $.819 per $100 www.co.fluvanna.va.us Real estate tax rate: $.899 per $100 www.gcva.us Real estate tax rate: $.75 per $100

www.louisacounty.com Real estate tax rate: $.68 per $100 www.madisonco.virginia.gov Real estate tax rate: $.68 per $100 www.nelsoncounty.com Real estate tax rate: $.72 per $100 www.nelsoncounty.com Real estate tax rate: $.804 per $100

Safe at Home

S P O N S O R S

Champion: Wells Fargo Benefactors: Pape and Company, Inc. and Home Instead Senior Care Supporters: Better Living, Inc.; Central Virginia Waterproofing; and Blue Ridge Termite and Pest Management

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

$154,945.

SENIORS

n Five were in Fluvanna with an average price of

Safe at Home

$205,666.

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

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

WONDERFUL HOME on a private wooded lot located at end of cul-de-sac in Whippoorwill Hollow off Owensville Road in Ivy. No cut through traffic! Lots of windows for natural light, large kitchen and living room with a rear deck. First and second floor masters. Finished family room in basement with a full bath. Invisible fence. $550,000. Ginger Ashcom 978-1066/953-8045. (540753)

YOU CAN’T BEAT THE LOCATION - unique, contemporary style home in a park like setting, 5 minutes from UVA, Barracks Road, Stonefield Center. Living room has vaulted ceilings & FP, built in bookshelves. Hardwood floors on main and upper levels; ceramic dining room, cute kitchen with built in table & benches. Located on a private, corner lot. $237,500. Ginny Barefoot, 531-7864. (536041)

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, clean carpeting; full walk-out basement; large covered front porch and a large landscaped yard. $184,000. Ginny Barefoot, 531-7864. (536039)

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)

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)

GREAT VALUE FOR A HOME in a great location! This 4BR/3.5BA, 3300 square foot home located in Carodon is ready for its new owner. Tile and hardwood floors, stainless steel appliances, granite counters, cherry cabinets, new heat pump, new microwave, new dishwasher and full finished basement. $325,000. www.TammiCampbell.com 985-2348/882-5403. (534789)

UNIVERSITY LOCATION! 4 Bedrooms, 3 baths in an established neighborhood of tall oak trees and wide streets and located 1 mile from the University of Virginia. Fabulous curb appeal, master bedroom on the first level. 2 wood burning fireplaces, fenced in back yard. Nearby park with multiple playgrounds. Johnson school one block up the street $299,500.Alex Ix, 951-5177/962-0509. (536056)

WONDERFUL LIKE NEW HOME. Immaculate and move in ready. Many upgrades when built. Enjoy the open floor plan, which includes a first floor office. Upstairs features a large finished bonus room. The unfinished basement offers more opportunity to expand the living space. There’s an irrigation system for the lawn. $379,500. www. GerriRussell.com 531-9581. (537262)

GORGEOUS MOVE IN READY HOME with hardwood floors, 9 ft ceilings, 3 bedrooms, 2 full baths and 2 half baths, finished basement with rec room, corner lot, Salt water pool, Vinyl fence with lifetime warranty, shed, whole house Generator and so much more. $289,900 plus 5K closing costs. susanstewart76@gmail.com Susan Stewart 434-242-3550. (538275)

SPACIOUS ONE LEVEL HOME with 3 bedrooms and 2 baths on a corner lot in Four Seasons over 55 adult community with clubhouse, pool and so much more. Two car garage, 9 foot ceilings, lots of light, open floor plan with formal and informal spaces. Come and relax in this resort style community! $290,000. Fiona Tustian, 540-661-9089. FionaTustian1@gmail.com (537568)

RELAX ON YOUR BEAUTIFUL large covered front porch and watch the fall colors and wildlife. Well-built home on 2.24 acs with 4-5BR/4.5BA, hardwood floors, 9’ ceilings, formal living and dining, great room with gas FP, open kitchen with bfast bar and nook with bay windows, full finished walk-out basement, 2 car garage. Quick occupancy possible. $625,000. Steve White, 242-8355. (533966)

INCREDIBLE OPPORTUNITY! Located in Brenridge Community, this 4BR/2.5BA Colonial has it all, 1.87 acres and almost 2500 square feet of living space with unfinished basement. Many amenities including new carpet, hardwood floors, fresh paint throughout, open concept kitchen/ family room, gas FP, deck, laundry/mudroom and so much more! $329,000. Trevor Wood, 996-2232. (539937)

ENJOY LIVING in the beautiful town of Orange where you can walk to downtown restaurants, shops, and food stores. This partially remodeled 4 bedroom, 2 bath home is ready for your furniture. The old charm of this home is reflected in the style for this home with its hardwood floors and other amenities such as a new heat pump in 2014. $139,900. Lee Wyatt, 540-718-3065. (535857)

NICE DOUBLEWIDE, move-in condition in desirable area convenient to Charlottesville. One level living with 3 bedrooms, 2 baths on three acres at the end of a cul-de-sac in a quiet neighborhood. Close to the mountains with year-round activities. $179,900. Lee Wyatt, 540-718-3065. (536526)

LISTEN TO THE SOUNDS of the brook from the 2 decks of this delightful, quality built 2 story home located on a cul-de-sac. Built in 2006, this home features 9’ ceilings, hardwood floors, large living room with bay window and gas FP, large master bedroom and bath with soaking tub and walk-in closet, private back yard, more! $284,900. Mike Peters 951-5119/981-3995. (539270)

LOVELY MODERN RUSTIC HOME set on a cul-desac with winter mountain views. This home enjoys generous light filled rooms with a large family room with soaring ceilings with a wonderful fireplace with wood stove insert. The large master also includes a wonderful loft after with extra storage. $489,000. www.GerriRussell.com 531-9581. (537792)

Celebrating Over Eighty-Eight Years

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

FRESHLY PAINTED RANCH with oversized garage on 2 acres in Ruckersville. Awesome location near shopping and restaurants. Less than 15 min. to NGIC, 20 to Ch’ville. Vacant and ready for immediate occupancy. Private and sunny garden spot. Lease/Purchase $197,000. Jan Shiflett, 242-6057. (536644)

SYCAMORE LANDING, a quaint community with common area, pond and lots of open spaces located just minutes from Zion Crossroads. NO MONEY DOWN! Still time to pick your floor plan out of 70+ plans available at a great price and huge value! TO BE BUILT! $233,555. susanstewart76@gmail.com Susan Stewart 434-242-3550. (539200)

CLASSIC BRICK SPLIT FOYER on 2 acres, just a mile from Scottsville in Albemarle County. Five bedrooms, gleaming new hardwood floors, 2 car garage, wired for generator, detached shop and chicken house. Excellent garden area and private 2 acre lot. Priced under assessment. $275,000. JimBonner.com 951-5102. jim@jimbonner.com (530143)

BROOKMILL CONDOS: Adorable two-level condo located just around the corner from the Senior Center. It’s easy to enjoy this quiet and accessible neighborhood – home features gas range and heat. Location is convenient to Stonefield, Whole Foods, and Fashion Square Mall. $152,500. www.TheChaseTeam. com 296-9860. (539782)

PRICED FAR BELOW the current assessment! Here is your opportunity to build your home at the Lake and enjoy all the amenities that living at Lake Monticello offers. This lot is located in the Cherokee section outside the gate. Priced at $17,000. www.KathyMarkwood.com 985-6454. (515234)

KESWICK ESTATES. Incredible 2 acres of beautiful elevated, hardwood forest privately situated and quietly tucked at the end of a cul-de-sac on the grounds of the grand Keswick Estate. Priced under cost and under assessment. $325,000. JimBonner.com 951-5102. jim@jimbonner.com (496155)

MOSTLY WOODED 173 acre tract with superb frontage on Route 33 in Louisa. Beautiful rolling woodland with primarily mixed growth hardwoods, one section in pines. Old home place still standing. $495,000. Maury Atkins 540-223-2719. (497993)

ATTRACTIVE 21 ACRE PARCEL in the White Hall area of Albemarle County on Garth Road about 12 minutes from Barracks Road Shopping Center. Several home sites. Plenty of pasture and a perennial stream runs along the southern boundary. $548,000. Ginger Ashcom 9781066/953-8045. (516620) Additional acreage available.

VERY PRIVATE building site of 42 acres with beautiful mountain views in western Albemarle nearby land in conservation easement. Suitable for two dwellings but may not be further divided. Additional land available. $849,000. Ginger Ashcom, 978-1066. (516622)

34 ACRES OF ELEVATED WOODLAND with ample Buck Mountain Creek running through the frontage on Free Union Road. Barracks Road to Garth Road past Foxfield to R on Free Union Road, go through Free Union on Free Union Road, past the Glass House Winery, cross large river and property is immediately on left. $375,000. Ginger Ashcom 978-1066/953-8045. (530769)

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)

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)

GOLF FRONT LOT situated on the Shamokin 9th tee in Stoney Creek. Within convenient, walking distance to the clubhouse and amenities. Build your dream home with gorgeous mountain views from your front porch and sweeping views of the 9th hole from your future back patio. .91 acre lot lends itself to a variety of home building possibilities. $96,000. Ashley McMahon, 249-4063. (539815)

PRETTY PIECE OF PROPERTY of 4.1 acres about 2 miles from Dixie in Fluvanna County. There are 2 structures on the property but they are unsafe for occupancy. The value is in the property only. There is an old well on the property but property is being sold as is. The land has been select cut. $33,000. Bonnie Field, 589-2611. (526628)

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

PRIVATE 16.18 ACRE PARCEL located in Western Albemarle close to Afton and Crozet. Parcel is all wooded with mature hardwoods and offers a stream and elevated home site that with some clearing could have seasonal Blue Ridge views and there is a stream that runs through the property. $164,500. info@stevewhiterealtor.com Steve White, 242-8355. (529557)

Trust, Tradition & Market Leadership

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

R P ED R U ICE C ED

S LAYC N AM D O IN RE G

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

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

ROCKY GLEN. This artfully crafted 5 bedroom home embraces a well preserved chestnut log cabin dating to 1821. The home has been beautifully expanded with walls of triple pane Pella windows, with built-in blinds, French doors and remote control skylights of the finest quality to bathe the home in natural light. $1,175,000. JimBonner. com 951-5102. jim@jimbonner.com (530112)

PRIVATE LAKE OF THE WOODS. Absolutely private and immaculate log home overlooking private lake on 20 acres of hardwood forest. Features include stone fireplaces, honey pine floors, in-law suite and heavenly porch. Near Scottsville. Swim, fish, hunt, or just relax. $399,000. JimBonner.com 951-5102. jim@jimbonner. com (499607)

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

SPECTACULAR BOARD & BATTEN and native stone close to 8000 sq ft residence on 11+ acres located in the Historic Shenandoah Valley. 30+ ceilings in the great room and dining area with massive stone FP, 2 master suites with stone fireplaces, large rec room in basement and complete privacy. $1,050,000. info@stevewhiterealtor.com Steve White, 242-8355. (526698)

WESTERN ALBEMARLE. Two wooded building lots located in a peaceful and private setting adjoining orchards and the Blue Ridge Mountains. Soil work and surveys complete. 5.15 acres for $165,000 and 2.14 acres for $130,000. Call your Realtor today! Mike Peters 951-5119/981-3995. (532640, 642)

RIVANNA RIVER VIEWS! Located in the established Riverbluff subdivision overlooking a wide portion of the Rivanna, this special and rare city building lot is the ideal place to build your next home. Surrounded by earth friendly contemporary homes with green living in mind you will enjoy the sweeping views and sounds of river. $174,000. Mike Peters 951-5119/981-3995. (539711)

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)

60+/- ACRES. Perfect beginning, very nice home site, abundant pasture, several streams, no restrictions, 3 division rights, yet still only 10 minutes to shopping. Come take a look! Priced $50,000 under current tax value. $570,000. Warren Maupin, 9628939. (522614)

KATHRYN HALL BENTLEY

CROZET • WHITE HALL RD

REALTOR®

BREAK HEART RD - Western Albemarle Rustic, untouched natural beauty at it’s best! Seclusion and privacy await on this 5+ acre parcel in the beautiful White Hall community. Build your dream home or use the land as a retreat. Lots of gorgeous hardwoods and a nice walking path leading to a bubbling stream. Close to the mountains, convenience stores and several vineyards. MLS#531848. $135,000

Real Estate Weekly

CAAR

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

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

THE

BUILD NOW IN WESTERN ALBEMARLE!

Helping Central Virginia

Find a Home since 1992

NEW PRICE for large, prime building lot located in the sought after western Albemarle school district. Builders, investors & first-time homeowners take advantage of low interest rates now! Level area w/ large, mature trees. .46 ac lot zoned Rural Area offering so many building options. Beautiful mountain & pastoral views & close to everything downtown Crozet. House on adj lot for sale. MLS #538506. $67,900

CAAR

Staff:

PUBLISHER Aimee Atteberry aimee@c-ville.com

EDITORIAL COORDINATOR Joanne DiMaggio editorrew@gmail.com

ADVERTISING Beth Wood beth@caarrew.com 434.817.9330

DESIGN Tracy Federico slovie64@yahoo.com

Alex Mann alex@caarrew.com 434.220.1685

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

The REAL ESTATE WEEKLY is published weekly by the CAAR Real Estate Weekly, Inc., a wholly owned subsidiary of the Charlottesville Area Association of RealtoRs®, Inc. Copyright All rights reserved. Reproduction in whole or in part without permission of the publisher is strictly prohibited. All advertising published in the REAL ESTATE WEEKLY is believed to be truthful and accurate. No advertising will be published in the Real Estate Weekly if it is known to be inaccurate or untruthful, but this publication does not warrant, nor is it liable for, the accuracy or truthfulness of the advertising placed within this publication. Neither the CAAR Real Estate Weekly, Inc., nor its corporate parent, the Charlottesville Area Association of RealtoRs®, Inc., assume any responsibility and shall have no liability whatsoever for errors, including without limitation, typographical errors or omissions in the REAL ESTATE WEEKLY. Any reference made to the CAAR Real Estate Weekly, Inc. or the Charlottesville Area Association of RealtoRs®, Inc. is not to be construed as making any representation, warranty, or guarantee by the corporations concerning the information on properties advertised in the REAL ESTATE WEEKLY. The content of all ads contained herein are solely the responsibility of the advertiser. The opinions and statements contained in advertising or elsewhere in this publication are those of the authors of such opinions and are not necessarily those of the CAAR Real Estate Weekly, Inc., or the Charlottesville Area Association of RealtoRs®. the CAAR Real Estate Weekly, Inc. reserves the right to edit or refuse any advertising it deems inappropriate or misleading. No advertising will be published in the Real Estate Weekly if it is known to be inaccurate or untruthful. Every effort has been made to assure accuracy, but this publication does not warrant, nor is it liable for the advertising placed within this publication. This publication will not accept advertising that refers to or attempts to establish fees or rates of commissions charged for services rendered. 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

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pleAse contAct

Milicent Loehr Lynch

Vp of sAles & mArketing (434)566-5562 info@turkeyruncVille.com 21 + Acre estAte sites stArting At $179k estAte Homes stArting At $650k, miles of Bridle trAils A VirginiA gentlemAnâ&#x20AC;&#x2122;s dreAm offering fly fisHing, trAil riding, skeet sHooting, And preferred use of tHe lodge At mount idA reserVe. www.tHefArmsAtturkeyrun.com

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Private Gated Equestrian Community Nestled within the Jefferson Sea

JANUARY 14 - JANUARY 20, 2016 ISSUE 25-02

LOTS PRICED FROM THE LOW

$80S

SPRING CREEK REALTY