Real Estate Weekly 2.25.2016 by The Real Estate Weekly

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VOL. 25 NO. 8 n FEBRUARY 25 - MARCH 2, 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 ®

FREE

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

2016 Spring

REAL ESTATE MARKET Expected to be Active BY CELESTE M. SMUCKER, PHD

REITS

Promote Investment In Local Communities

T H E O F F I C I A L R E A L E S T AT E C O M PA N Y O F W I N T E R G R E E N R E S O R T T H E O F F I C I A L R E A L E S T AT E C O M PA N Y O F W I N T E R G R E E N R E S O R T

Stoney Creek Designed by Rees Jones

Devils Knob

LOCATED ONLY INN LOCATED ONLYININTHE THEMOUNTAIN MOUNTAIN INN

18 Tennis Courts

Selling SellingWintergreen Wintergreen Homes, andCondos Stoney and CreekLots

VACATION Wintergreen, YEAR ’ROUND Unparalleled GOLF LIFESTYLE LIST &atSELL with &US Today! 434-325-8018 | wintergreenresort.com|| 866-905-9777 866-905-9777 434-325-8018 | wintergreenresort.com A P A RAT PNAERRTSNHE IRPS HWI PI TWH I TRHO YR OWY HWEHEELEELRE RR ER AE AL LT TYY CCOO ..

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

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

NOW $379,900

Bev Nash

$225,000

434-981-5560

• Reduced a total of $30,000 and motivated in Fontana • 2,128 finished sf with 4 bedrooms and 2.5 baths • Main level master suite with trey ceiling. Hardwood floors • Vaulted ceilings, gas fireplace, open floor plan • 2 vehicle garage with epoxy floor, Cul de sac location

$539,500

Roger Voisinet

434-981-1076

$445,505

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

434-960-0414

• 3 bedrooms, 2 full baths, 1,448 finished sq. ft. • Kitchen has Maple cabinets & Corian counter tops • Bathrooms are updated with marble, granite & tile • Oak floors in living room, dining room & master • 2 car detached garage with storage & electricity • 2.225 acres with mountain & pasture views

434-760-4778

• 3+ acres, 4BR/3 full & 2 half BAs • Queen Anne style in ZION CROSSROADS • 25 min to Cville & 10 min to Zions Xroad • Foyer & LR w/cathedral ceilings, custom Victorian trim work & antique FP • Eat-in kitchen w/bay windows, stainless appl • Main floor master w/ 2 closets, private deck access • HUGE lower level living in rec & family room

434.985.0021 21708 James Madison Hwy Troy Va 22974 ZION CROSSROADS

Candice van der Linde

434-981-8730

• Close to Barracks Road • Own or Rent this Condo • Renovated: Hardwood Flrs, Ceramic Kitchen & Bath floors. Oak kit. Cabinets • HVAC ‘12 & new Windows! • Private back view

434-981-1076

• Woolen Mills - Great downtown neighborhood • Large mostly fenced in flat rear yard • Kitchen remodeled, new baths, flooring & paint etc. • Washer/dryer, Central Heating and Air • A rare find in town in this price range • Large utility room/workshop

Pat Burns

434-465-4444

• Colonial style w/wraparound front porch • On 12 acres with paddock & shed • 5BR/3.5BA with finished basement • Large main level w/open floor plan • Hardwood flrs & crown molding • Stone FP in family room • Open kitchen w/beautiful granite

$184,000

$559,900

Kim Lilley

Roger Voisinet

$365,000

$134,000

• 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

Rachel Burns-Reynolds

Ruth Guss

$1,750/mo

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 Rd, #102 Charlottesville Va 22901 CHARLOTTESVILLE

$298,500

30 POSSUM LANE - waterfront

3136 SF - UP TO 5 BR - 2.5 BA

2572 SF FIN - 1092 SF UNFIN, 4 BR, 3 BA, FIN.BASEMENT

This Custom Colonial Features Lots of Upgrades: High 9-ft Ceilings, Rich Hardwoods Throughout Main Level, Formal LR & DR plus Lrg. Open & Bright Greatroom, Kitchen w/SSurface Countertops-Breakfast Bar-SS Appliances, Vaulted Master, 4 BR + Lavish Bonus Rm w/Tray Ceiling (5th BR), Lrg. Back Deck, 2-car Garage, Level Homesite. Spacious Living Inside & Out!

547 JEFFERSON DRive

$159,500

WATERFRONT w/163-ft of Waterfrontage - Dock. Custom-built - Kitchen w/ GraniteWarming Room off from Kitchen w/Brick W/B Fireplace, Lrg Greatroom w/2 Walk-outs to Deck & Water, 1st Fl Master w/Walk-out & Waterviews, 1st Fl. Guest Rm, Fin Terrace Level w/ Family Rm, 2 BR, BA, Lots of Storage. Trex Decking - Private Boat Dock.

17 PONDEROSA LANE

1819 SF - 3 BR - 2.5 BA - ON .38/AC

$469,500

Split-Bedroom Rancher with Vaulted Ceilings, Lovely Hardwood Floors, Relaxing Screened Porch Overlooking Large Level Backyard. Vaulted Greatroom with Beautiful Hardwood Floors - Open Kitchen with SSurface Countertops- Fin. Basement with Family RoomFireplace-BA-Bonus Room/Exercise Room. Golf Area Location.

6 WEDGE TERRACE - GOLF FRONT $348,500

3250 SF - 5 BR - 4 BA - GARAGE - DOCK

ON 6TH FAIRWAY 3641 SF - 3 BR - 2.5 BA - ON .42/AC

Beautiful Post & Beam Classic Adirondack-Styled Waterfront Home With Cove/Main Lake Waterviews & Easy Walk to the Water PLUS A Separate Guest Cottage on the Property w/2 BR-BAKitchen w/sep.electric meter - Perfect for Extended Guests and/or Family! Vaulted Lvgrm w/Floor-to-Ceiling Windows & Natural Wood Accents, Open & Bright Kitchen. Views From Every Room!

19 dogleg road

$194,500 2256 SF - 3 BR - 3 BA FIN.BASEMENT - GARAGE

Lovely Cape with Large Eat-in Kitchen w/Center Island, Formal DiningRm, LivingRm w/Built-in Bookcase, Nice 1st Fl. FamilyRm w/Woodburning FP, Vaulted Master, Skylights. Plus, Glass-surround SunRoom w/Sep.HVAC. Circular Drive,mature Landscaping, Shed, Privacy Fence in Back. Trane HVAC w/American Standard Air Purifier, Security Sys, New Garage Door & Shutters 2010. Garage.

67 WILDWOOD DR. - WATERFRONT

$489,000

$198,500

Gorgeous Vaulted Design w/2 Masters (1st & Terrace Level), Greatroom w/Brick Gas-log FP-Chef’s Dream Kitchen w/ Granite Countertops-1st Fl. Master w/ Tray Ceiling-2 Walk-ins-Lrg Master BA w/Whirlpool-Finished Terrace Level w/ Walk-outs to Covered Viewing Patio from Family Rm & Guest BRs.Screened Porch. Lrg.Deck.Garage. Beautiful Views!

49 OUT OF BOUNDS RD. - WATERFRONT

$399,500

GOLF AREA RANCHER W/FIN. BASEMENT - GARAGE

2144 FIN. SF 1,408 UNFIN. SF 3 BR - 3 BA

2094 sf - 3 BR - 3 BA, Vaulted LivingRoom w/Gas-log FP, Kitchen w/Maple Cabinetry, Spacious Vaulted Master w/Relaxing Whirlpool & Shower plus 2-Walk-in Closets & Double Vanity, Nice Fin. Basement w/2nd FP & Full Bath plus Home Office/Studio off from Garage. Beautifully Landscaped - Lrg Back Deck - Covered Concrete Patio.

Vaulted Greatroom w/Stone Fireplace, Knotty Pine Ceilings & Warm Accents Throughout, 2 Master Stes(1st & 2nd Fl), Loft Den Overlooks Greatroom, Open Beamed Kitchen w/Bay Window & Breakfast Bar, Cedar-lined Closets, Unfin. Basement w/Walk-out to Brick Patio, Back Deck w/Covered Porch Area. Oversized Lot in Private Cul-de-sac!

COMING SOON:

Visit Our Website & Be The First To Know About New Homes Coming On The Market Daily!

Patsy Strong

Kari Rothamel

Daniel Rothamel

434-996-4606

434-962-7265

434-962-7305

BROKER, ABR, SRES, SRS

ABR, SRES, SRS

Patsy@StrongTeamRealtors.com

Kari@StrongTeamRealtors.com

Daniel@StrongTeamRealtors.com

Residential Marketing & Listing Specialist

Top-Producing Buyer’s Agent

And Our Professional Support Team! Search All Homes or Get A Market Price On Your Current Home At:

StrongTeamRealtors.com

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25 HAVERSACK ROAD

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

NEW TO THE MARKET

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

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, February 28 th OPEN HOUSES Sunday, October 20 OPEN HOUSES Sunday, October 20

444 JEFFERSON DRIVE

Time: 1-4 pm

Hosting Agent: Mike Peters

DELIGHTFUL 1 LEVEL HOME on large lot in move-in condition! This attractive home features a 104 DORSET COURT spacious and flexible floor plan that is light and bright. 104 DORSET COURT 2-4 Remodeled kitchen Time: with stainless appliances, granite Time: Agent: Jan Shiflett counters,Hosting tile backsplash and2-4 breakfast bar. Oversized Hosting Agent: Janback Shiflett 2 car garage, level and private yard with patio SUPER CLEAN ONE LEVEL RANCH w/ and extensive landscaping.LEVEL $194,900.RANCH Mike Peters SUPER CLEAN w/ brick front & vinylONE siding at the end of a cul-de951-5119/981-3995. (541355)

brick fronta & sidingbasement! at the endThis of a darling cul-desac, plus fullvinyl walkout Directions: Lake Monticello maininside gate;This Right-Jeffersac, plus a full walkout basement! darling starter home was just painted & features son, Left-Northwood topainted end, Left-Jefferson (2nd on starter homefloors. was just inside features hardwood Extra-large deck &overlooks left). INCLEMENT WEATHER CANCELS. hardwood floors. backyard. Extra-largeLots deck overlooks private, spacious of upgrades, private, backyard. Lots in of the upgrades, new roof,spacious many others. Located Baker new roof, many others. in the Baker Butler/Sutherland schoolLocated districts! $159,000. Butler/Sutherland school districts! $159,000. Jan Shiflett, 242-6057. (514345) Jan Shiflett, 242-6057. (514345) Directions: 29N to Camelot, left on BarnesDirections: to Camelot, lefttoon dale, left on29N Dorset all the way theBarnesend of dale, left on Dorset all the way to the end of the street. the street.

5638 UPLAND DRIVE

Time: 1-3 pm

Hosting Agent: Steve White

SPECTACULAR, UPGRADED END UNIT in Old Trail boasting 2400+ finished sq. ft. with 4BR/3. 1015Hardwood BEDFORD HILLS DRIVE 5BA. floors, 9 ft. ceilings and extensive 1015moldings. BEDFORD HILLS DRIVE Time: 1-4with vaulted wood Great room ceiling, gas FP. 1stHosting floor master. Gourmet Time: 1-4 Agent: Jim kitchen McVaywith birch cabinets, Hosting granite counters and Agent: Jimstainless McVayappliances. UNIQUENESS AND COMFORT. Enjoy Attached 2 car garage. $439,000. info@stevewhitereUNIQUENESS AND COMFORT. altor.com Steve 242-8355. beautiful brickWhite, fireplaces, high (541154) ceilingsEnjoy and

beautiful highfloor abundant natural light. First master suite Directions:brick Fromfireplaces, Charlottesville goceilings West on and VSH 250 abundant light. First floor master suite has adjoining Great pool and Cotto right intonatural Oldoffice. Trail Subdivision right onpatio. Upland Dr. (before first traffic circle) unit on right atpatio. intersection has adjoining office. Great pool and Cottage is wonderful guest or in-law suite or artist/ of Claremont Ln. Unit. tage is studio. wonderful guest or play in-law suite or artist/ writer 2+End 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.

334 CARODON DRIVE

Time: 1-3 pm

Hosting Agent: Tammi Campbell

GREAT VALUE in a great location! This 4BR/3. 5BA, 3300 square foot home located in Carodon is STANLEY DRIVE ready for940 its new owner. Tile and hardwood floors, Time:granite 1-4DRIVE stainless940 steel STANLEY appliances, counters, cherry cabinets,Hosting new heatAgent: pump,1-4 new microwave, Time: Mike Peters new dishwasher and fullAgent: finishedMike basement. $320,000. Hosting Peters FABULOUS 5BR COLONIAL located near www.TammiCampbell.com 985-2348/882-5403. FABULOUS 5BR COLONIAL located near (534789) Town Center. This spacious, moveHollymead

Hollymead Town This movein condition home features an spacious, open plan Directions: US 29 NCenter. from Albemarle Co.floor to left on in condition plan with gourmet kitchen, family room Cedar Grove home Rd eat-in (Rt.features 607) foran1 open mile tofloor right on Advance Mills Rd (Rt. 743) for 1/2family mile right with gourmet eat-in kitchen, room fireplace, first floor bedroom withtooffice, on Carodon Dr, first home is on the right. flooring with fireplace, floor bedroom with office, extensive ceramic and hardwood and extensive ceramic and see hardwood and new carpet. A must property!flooring $429,900. new carpet. A must see property! $429,900. http://www.940stanley.com/ Mike Peters 951http://www.940stanley.com/ Mike Peters 9515119/981-3995. (512926) 5119/981-3995. (512926) Directions: From town Rio Rd. west to Rt. 743 Directions: Riotowards Rd. westEarlysville. to Rt. 743 (Hydraulic From Road)town north (Hydraulic Road)Dr, north towards Earlysville. Right on Stanley second drive on the left. Right on Stanley Dr, second drive on the left.

6364 FLINTSTONE DRIVE

Time: 1-3 pm

Hosting Agent: Tom Linkous

WATERFRONT LOT! Our Belmont is now completed and ready to move in. Spacious great room, 520 STAGECOACH ROAD dining area, generous kitchen w/granite counters, & 520 STAGECOACH ROAD Time: stainless appliances. 2nd floor1-4 offers huge MBR and 2 Time: Hosting Agent:1-4 Kay Sands add’l BR with the convenience of the laundry on the Hosting Agent: KayforSands 2nd level. Complete the basement a FR or home ofADORABLE 1950s COTTAGE. One floor fice, it is roughed-in for another bath. $289,900. MatADORABLE 1950s COTTAGE. One taken floor living on a half-acre that has been lovingly thewWoodsonProperties.com 960-5187. (534346)

living on a3 half-acre thatspacious has been lovingly taken care of. bedrooms, well-equipped Directions: From 29N to Greene care of. lg. 3 bedrooms, well-equipped kitchen, livingCharlottesville, roomspacious w/wood burning fire County Line, take your firstw/wood right on burning Lake Saponi kitchen, lg. living room fire place, hardwood floors, great room w/outside Drive, Left on Flintstone, follow to lot on right. 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.

OP OP EN EN SA SA T T & &

SU SU N N

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.

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.

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.

679 TOUCHSTONE 679 TOUCHSTONE LANE LANE Time: 1-3

HostingTime: Agent:1-3 Margaret Hosting Agent: RamseyMargaret Ramsey BEAUTIFUL MODERN POST AND

BEAUTIFUL POST crafted AND BEAM home onMODERN 11.5 acres. Artfully BEAM home on 11.5 acres. Artfully+crafted bright, airy living area. + 2BR/BA office. bright, airy living area. +home 2BR/BA office. A wonderful vacation - or+ live in A wonderful vacationViews homeare - orprotected live in paradise year-round. paradise year-round. Views with a charming upscale B&Bareonprotected one side, with charming upscale B&B onacross one side, and aaconservation easement view the and easement view across953the river.a conservation $325,000. Margaret Ramsey, river. $325,000.(510719) Margaret Ramsey, 9537057/296-7171. 7057/296-7171. (510719) Directions: North on Hydraulic Rd; left

Directions: North Hydraulic Rd; Rd; left Earlysville Rd; leftonBuck Mountain Earlysville Rd; left Buck Rd; right Simmonds Gap Rd;Mountain right Buffalo right Simmonds Gap Rd; Buffalo River Rd; left to continue on right Buffalo River River Rd; leftCelt to continue onChapman Buffalo River Rd (becomes Rd); left Rd; Rd (becomes CeltLane; Rd); left Rd; right Touchstone rightChapman to 2nd house right on leftTouchstone (2nd sign).Lane; right to 2nd house on left (2nd sign).

218 LOGTRAC 218 LOGTRAC ROAD ROAD Time: 12-2

Time: 12-2 Hosting Agent: Hosting Agent: Tammi Campbell Tammi Campbell ENJOY FISHING or sunning on the beach

ENJOY or sunning on the beach when youFISHING buy this 3BR/2BA Contemporary when you buySaltbox this 3BR/2BA Contemporary cedar-sided with open floor plan, cedar-sided Saltboxwith withrock open plan, delightful sunroom wallfloor waterfall, delightful sunroom rock waterfall, large laundry room,with plenty of wall storage space, large laundry room,shed plentyand of storage additional storage gardenspace, spot. additional storage shed and 20 garden spot. Only 15 minutes to shopping, minutes to Only minutes to shopping, 20 minutes to Cville.15$209,000. www.TammiCampbell. Cville. $209,000. www.TammiCampbell. com 985-2348/882-5403. (514558) com 985-2348/882-5403. (514558) From Rt. 29 in Ruckersville head west on From Rt.approx. 29 in Ruckersville on Rt. 33, 7 miles turnhead leftwest on Rt. Rt. approx. 7 miles 1turn on Rt. 62233, (Celt Rd) approx. mileleft to left on 622 (Celt Rd) approx. 1 mile Mtn to left on Sunset Rd (Entrance to Greene Lake) Sunset to Greene Lake) to 2nd Rd left(Entrance onto Logtrac. HouseMtn on right. to 2nd left onto Logtrac. House on right.

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

FREE

1686 Capri Way

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

Inside:

2016 Spring

F O N TA N A •

REAL ESTATE MARKET Expected to be Active

$4 7 9 , 0 0 0 • M L S # 540253

w w w. 168 6 ca p ri wa y.i nfo

BY CELESTE M. SMUCKER, PHD

REITS

Promote Investment In Local Communities

PRICE REDUCED. MOVE-IN READY!

T H E O F F I C I A L R E A L E S T AT E C O M PA N Y O F W I N T E R G R E E N R E S O R T

FEBRUARY 25 - MARCH 2, 2016

Stoney Creek Designed by Rees Jones

Devils Knob 18 Tennis Courts

Selling Wintergreen and Stoney Creek

LOCATED ONLY IN THE MOUNTAIN INN Unparalleled GOLF & LIFESTYLE 434-325-8018 | wintergreenresort.com | 866-905-9777 A PA R T N E R S H I P W I T H R O Y W H E E L E R R E A LT Y C O .

2016 Spring

REAL ESTATE MARKET

• • • • • •

A MUST SEE! 5 BR, 4 BA home, over 3,500 sq.ft. finished 9’ ceilings, hardwood floors, ceramic tile, crown moldings Gas fireplace Entertainment-size deck LL BR + full BA

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

What’s

WWW.CAAR.COM

VOL. 25 NO. 8 n FEBRUARY 25 - MARCH 2, 2016

47 Spring Forest Lane E A R LY S V I L L E •

Expected to be Active

$ 1 9 7 , 5 0 0 • M L S # 535971

GORGEOUS LOT IN UPSCALE NEIGHBORHOOD!

BY CELESTE M. SMUCKER, PHD

24 20

Issue: IN EVERY

Open Houses ............................. 4 News & Views ......................... 7-9

FEATURE

REITS

2016 Spring Real Estate Market Expected to be Active ................. 12 BY CELESTE M. SMUCKER, PHD

Promote Investment COMMERCIAL REITs Promote Investment in Local Communities .............................. 24 In Local BY CELESTE M. SMUCKER, PHD Communities BY CELESTE M. SMUCKER, PHD

Home Sales Stats .................... 28

INDIAN SPRINGS - Beautiful Upscale 53 Lot Neighborhood 4 Acre Lot on Fishing Lake Lots of Tall Hardwoods Drilled Well with Excellent Flow Rate Driveable Lane to Building Site with Turn Around

COMING SOON! 795 FRAYS RIDGE ROAD ADVANCE MILLS FARM

Byrd Abbott

ASSOCIATE BROKER, ABR, CRS, GRI, SRES

434.242.9600 byrd@byrdabbott.com www.byrdabbott.com 1100 Dryden Lane, Charlottesville, VA 22903

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• • • • •

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FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

GRAND OPENING M A R C H 5 ‑ 6 , 1 2 ‑ 5 P M

Out of Bounds Elevator Towne Model is now open! This model home boasts an open layout with 3 bedrooms, 4.5 baths, 4th Floor Entertainment Room, elevator servicing all 4 floors and an abundance of natural light, plus many more desirable included features. The community is conveniently located minutes from Barracks Road and all things Charlottesville. Directions: From intersection of Barracks Rd & Emmet St (Rt.29), take Barracks Rd West, left on Bennington Road (or take Surrey or Chaucer and turn right on Bennington Rd). Drive through intersection of Bennington Road and Westminster Road, into Out of Bounds.

1100 Dryden Lane • Charlottesville,VA 22903 (434) 951‑5155

Kate Colvin 434.996.5008 cell kate@craigbuilders.net

NEWS & VIEWS

What’s Happening Around Town?

Construction Starts On School For Haitian Orphans

Literacy Volunteers New Tutor Training: March 12 & April 2 Literacy Volunteers is seeking compassionate and enthusiastic volunteers to tutor adults in reading, writing, or speaking English. Students come from a variety of backgrounds, and they are

Virginia Folklife Program Announces New Partnership with Ash Lawn-Highland for 2016 Virginia Folklife Apprenticeship Showcase For the first time in its history, the Virginia Folklife Program at Virginia Foundation for the Humanities will partner with Ash Lawn-Highland, the historic home of James Monroe, to present the annual Virginia Folklife Apprenticeship Showcase. The event will take place on Sunday, May 15, 2016. Now in its thirteenth year, the showcase is a free, family-friendly event that highlights the Commonwealth’s folk masters and apprentices from the Virginia Folklife Apprenticeship Program. The event celebrates the traditional music, crafts, and foodways of Virginia, introducing the public to the master CONTINUED ON PAGE 9

Out Of BOunds Decorated Model Now Open!

Villas from the upper $600’s Elevator Townes from the low $500’s

NEWS & VIEWS

Charlottesville-based Building Goodness Foundation (BGF) will send its first wave of volunteers this month to begin construction on a new school for orphans in Hinche, Haiti. The need is critical for education and housing for orphans in Haiti. Almost 50 percent of primary school-age children do not attend school, according to a UNICEF study. In Hinche, the illiteracy and unemployment rates are greater than 60 percent. “BGF has supported a number of Haitian orphanages through the years, and we’ve learned a lot,” said Kelly Eplee, BGF Executive Director. “Center of Hope Haiti is an exceptional best-practice model.” BGF volunteers will begin laying footers on site during the BGF group visit from February 20 - February 27, 2016.

This is the first of approximately seven trips needed. The new school building will allow the COHH to educate 200 orphans, three times as many as today. The current building, which was not meant to be used as a school, is now over capacity by 68 students. “We are grateful for Building Goodness Foundation’s support and collaboration on this project,” said COHH Executive Director Julie Atkinson. “This is an area in which they have a lot of experience and we are looking forward to working with them to complete our project.” Once complete, the existing center will be repurposed as a 60-bed orphanage. Construction is expected to be completed in early 2017. The price tag stands at $840,500 including materials, labor and support. “COHH enrolls a new class of 15 children each year, orphaned by HIV/AIDS or the 2010 earthquake, and gives them a home and the best possible education, with a Kreol curriculum developed

hoping to acquire the skills they need to independently pursue life goals, support their families, and contribute to their communities. Help them achieve their goals by calling 434-977-3838 to register for one of the upcoming New Tutor Trainings on Saturday, March 12 or Saturday, April 2, 9:30am-4:00pm. No teaching experience is necessary— only a desire to make a difference in someone else’s life. Learn more at www. literacyforall.org.

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

CAAR REAL ESTATE WEEKLY

in the Haitian communities of Miami, Florida,” Eplee added. “Our partner aspires to a lofty goal: to prepare the next generation of Haiti’s leaders.” Building Goodness Foundation (BGF) is a Charlottesville-based nonprofit that connects skilled volunteers from the design and construction industries with vulnerable communities at home and abroad. In partnership with best-practice non-government organizations (NGOs) and domestic nonprofits, we build critically needed schools, health clinics, homes, and centers for ecological and economic development. To find out more, please visit www.buildinggoodness.org.

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Foothill Crossing

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

COMMERCIAL PROPERTIES FOR SALE OR LEASE FOR LEASE

FOR LEASE

CITIZENS COMMONWEALTH BUILDING

24 CONESTOGA WAY

944 GLENWOOD STATION LN

44A NEW LIFE DRIVE

• • • •

5000+ square feet available Price negotiable Convenient Downtown location Full service, utilities, parking and other amenities

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

Class A office condo with 10 offices Terrace level, private entrance Below county tax assessment 4,000+ square feet

MLS # 534470 | $20/SF/YR

MLS# 534138 | $8/sf/yr

MLS#538319 | $661,155

Call Sara Schroeder 434.981.1284

Call Robin Amato 434.981.0767

Call Bill Howard 434.906.1240

FOR SALE

FOR LEASE

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

MLS# 535301 | $10/sf/yr

Call Bill Howard 434.906.1240

FOR LEASE

LUXOR BUSINESS PARK

1807 SEMINOLE TRAIL

1160 PEPSI PLACE

941 GLENWOOD STATION UNIT 303

• 3,600 / 1,900 / 880 SF Suites • Several office designs • Class “A” lobby and common areas MLS #’s 530616/531049/527909

• • • •

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

MLS # 540081 | $4,900,000

MLS # 532539, 532537 – FOR LEASE $16.50/SF/YR

MLS # 520848 – FOR LEASE $12.50/SF/YR + CAM

Call Robin Amato 434.981.0767

Call Bill Howard 434.906.1240

Call Bill Howard 434.906.1240 or Robin Amato 434.981.0767

Call Bill Howard 434.906.1240

Diversified tenant Base Prime location on highway 29 North Priced below county tax assessment Large passenger elevator

FOR LEASE

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FOR SALE

FOR LEASE

No CAM fees Corner office with lots of windows Landlord will paint & re-carpet for 2+ year lease Two units available at 1,308 sf and 952 sf

Class “A” accommodations at a reduced rate 6 offices plus large conference room 2,483 sf with private bath & balcony Elevator and plenty of parking

FOR SALE

FOR LEASE

600 HAYS AVE - STAUNTON

SOUTHSIDE SHOPPING CENTER

737 JAMES MADISON HIGHWAY

1 SOLUTIONS WAY - WAYNESBORO

• • • •

• Restaurant ready space • Renovacted with stylish fixtures • High traffic count o Located near schools & neighborhoods

• • • •

MLS # 540053 3.50/SF/YR (+ Util. & Janitorial)

MLS# 542606

MLS # 540604 – FOR SALE $475,000

MLS# 534791 | $4/sf/yr

Call Grant Bates 434.882.1176

Call Robin Amato 434.981.0767

Call Butch Wilberger 434.531.5560

Call Grant Bates 434.882.1176

217,000 SF +/- easily sub dividable Near Intersection of I-81 and I-64 Nine Loading Docks and multiple drive-ins Ceilings 14-24’

Robin Amato 434.981.0767 robin.amato@re3cp.com TheRealEstateLoop.com

Bill Howard 434.906.1240

bill.howard@re3cp.com

300 PRESTON AVE, STE. 300 CHARLOTTESVILLE VA 22902

Sara Schroeder 434.981.1284 sara.schroeder@re3cp.com

Commercial development opportunity At corner of highway 15 & 33 in Gordonsville Daily traffic count 8,800+ vpd Great location for a convenience store

Grant Bates 434.882.1176

grantbatesrealtor@gmail.com

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

Butch Wilberger 434.531.5560

bwilbergerproperties@ gmail.com

434.817.1240

www.re3cp.com

Bill Schulz 434.262.2095

william.schulz.jr@gmail.com

LARGE TRACTS OF HUNTING LAND FOR SALE 215 BUSINESS PARK DR

TROY

Block/brick veneered, concrete & steel 15,500 sq ft structure w/large overhead doors MLS#537881 • $2,150,000

Ruckersville • 3200 sq ft commercial building MLS#508436 •$549,000

Albemarle, Buckingham & Fluvanna

10800 N JAMES MADISON HWY Zion Crossroads • Opportunities Abound 31 ac Comm/Industrial MLS#497122 •$9,250,000

434.981.2995

www.RolandPittmanRealty.com | rolandpittmanre@gmail.com

434.981.2995

NEWS & VIEWS CONTINUED FROM PAGE 7

artists and apprentices who keep the traditions alive. This year an expected audience of more than 500 people will enjoy more than ten live musical performances and a dazzling display of engaging demonstrations—from bluegrass to oyster shucking—at Ash Lawn-Highland. Sara Bon-Harper, executive director of Ash Lawn-Highland, said about the new partnership, “We are delighted to have the opportunity to host the Folklife Program’s Apprenticeship Showcase at James Monroe’s Highland. It is a great fit with our mission, and we look forward to sharing this historic property with the many followers of the Folklife Program.” Jon Lohman, director of the Virginia Folklife Program remarked, “Ash Lawn has long expressed an interest in holding our event on their grounds, and we couldn’t be happier to partner with them on the 2016 showcase. Ash Lawn is a beautiful place filled with great history. It will help us connect even more people to the experience of Virginia’s traditions and the gifts of today’s living folk masters—tying together our past and present.”

Who: Virginia Folklife Program Masters and Apprentices What: 13th Virginia Folklife Apprenticeship Showcase. FREE and Open to the Public. When: Sunday, May 15, 2016 from 12:00 – 5:00 PM Where: Ash Lawn-Highland: Home of James Monroe, 2050 James Monroe Parkway, Charlottesville, VA 22902 The Virginia Folklife Apprenticeship Program pairs experienced master artists with gifted, dedicated apprentices for one-on-one, nine-month learning experiences, ensuring that art forms are passed on in ways that are conscious of history and faithful to tradition. Begun in 2002, the program has worked with more than ninety apprenticeship teams from across the state in music, dance, crafts, food, and word traditions. Through these and other activities, the Virginia Folklife Program “captures the stories of everyday people living extraordinary lives,” said Lohman. “From fiddle-making to Piedmont blues, our focus is to keep these traditions vibrant from generation to generation.”

The annual Apprenticeship Showcase celebrates the graduating class of master artists and apprentices and introduces the new class of incoming teams. The 2016-2017 Apprenticeship teams will be announced in March, and the full showcase lineup in April. Many special guest and features are in the works now. Past Apprenticeship Showcases have featured masters of a diverse array of traditional arts and skills from across Virginia, from decoy carving of the Eastern Shore to cornshuck doll making from the Virginia coalfields. Musical performances have demonstrated the remarkable breadth of music styles and traditions, including bluegrass, Piedmont blues, gospel, and old time stringband, as well as musical traditions newer to Virginia, from immigrant communities across the world. Traditional foodways presented have included country ham curing, Mexican molé making, canning, fried pie making, and the traditional methods for rendering maple syrup and honey. And each year audience members are treated to genuine Brunswick Stew and Northern Neck oysters, shucked by national champion shuckers Deborah Pratt and Clementine Macon of the Northern Neck. About the Virginia Folklife Program: The Virginia Folklife Program, a public program of Virginia Foundation for the Humanities, is dedicated to the docu-

mentation, presentation, and support of Virginia’s rich cultural heritage. For more than twenty-five years, the program has documented the Commonwealth’s music and material traditions and shared those histories through hands-on workshops, performances, exhibitions, audio and video recordings, and apprenticeships across Virginia. For more information, visit VirginiaFolklife.org. About VFH: The mission of Virginia Foundation for the Humanities is to connect people and ideas to explore the human experience and inspire cultural engagement. VFH reaches an estimated annual audience of 23 million through the Center for the Book, Community Programs, Digital Initiatives, and Scholarship. For more information, visit Virn giniaHumanities.org.

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

NEWS & VIEWS

434.981.2995

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

EXCITING COMMERCIAL OPPORTUNITIES AVAILABLE

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CRES

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

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FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

E IC ED R P UC ED R Keswick - Hidden Hills

Keswick - Gordonsville Road

5500+ sf home on 2 private acres, cul-de-sac lot in equestrian community w/riding ring. Custom Alexander/Nicholson design. Gourmet kitchen, brkfast bar, custom cabinets, granite counters, great room w/soaring ceilings, stone FP & formal DR. 1st floor MBR suite.

www.119distancourt.com • $725,000 Sasha Farmer Team: 434.260.1435

NE W

E IC ED R P UC D RE

Charlottesville - Fontana Over 3400 fin. sf, 1st floor MBR suite & laundry. One level living! Open floor plan w/2 story foyer, 4 add'l BRs, formal LR & DR, beautiful architectural details. Hardwood floors. www.1974viaflorence.com $425,000 • Sasha Farmer: 434.260.1435

E IC ED R P UC ED R Cville - Fry's Spring

Luxury end unit, hardwoods on main level & stairway. New microwave, kitchen sink and faucet,light fixtures, fresh paint. Deck, fenced yard & side yard. Well maintained.

Easy entertaining kitchen & main floor remodel designed by Outlaw Design Co. Refinished hardwoods. Large deck overlooks Azalea Park & Carter Mtn. Full Basement w/den.

www.montaguemiller.com/mls=542445 $335,000 • Carol Costanzo: 434.962.1419

www.montaguemiller.com/mls=541941 $300,000 • Carol Costanzo: 434.962.1419

E IC ED R P UC D RE

4 BRs 2.5 BAs. Lg kitchen opens to LR. Screened porch area. Owners suit w/private BA & walk-in closet. 2 dbl garages. Full unfinished basement. Easy commute to town.

Louisa - Spring Creek Spacious and open 4 BR home built in 2010. Grand 2-story foyer, entertaining kitchen with massive island, home theater. Golf views from deck and stone patio with built-in fire pit.

www.montaguemiller.com/MLS=542523 $295,700 • Kyle Olson: 540.649.4131

www.montaguemiller.com/mls=542136 $434,250 • Anne Burroughs: 434.422.2242

E IC ED R P UC D RE Greene - Ruckersville Deer Lake Estates. Level, fenced 1 acre lot. SS appliances, eat-in area. Formal DR & LR w/FP. Upgraded MBR suite. Fin bsmnt, rec room/BR area, storage, rough in BA. www.73doedrive.com $275,000 • Sasha Farmer Team: 434.260.1435

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

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E IC ED R P UC ED R Cville - Cherry hill

E IC ED R P UC ED R Orange Co - Unionville

W W

www.montaguemiller.com/mls=542457 $729,000 • Rives Bailey Team: 434.962.1419

NE NE

Thoughtfully designed & beautifully maintained home - attractively priced. 27 wooded acres offers complete privacy. Flowing floorplan with high ceilings, generously sized rooms, abundant windows & custom cabinetry. Screened porch & deck overlook pool.

E IC D PR UCE D RE Earlysville - Willow Glen

E IC ED R P UC ED Palmyra - LakeR Monticello

Better than new! Former model home, 4 BRs, 2.5 BAs, DR, gourmet Kit w/SS appliances, gas range, Merrilat cabinetry. 2 story family rm w/indoor/outdoor gas FP. Deluxe patio.

Like new home just inside main gate. Lg LR with gas FP, DR, kitchen opens to large eat in/brkfast nook & deck. Lg laundry room. Upstairs MBR suite, walk-in closet, en suite BA.

www.2819shannonglen.com $429,900 • Sasha Farmer Team: 434.260.1435

www.montaguemiller.com/mls=541905 $235,000 • Paul McArtor: 434.305.0361

E IC ED R P UC D RE Earlysville - Deer Run

E IC D PR UCE D RE Cville Downtown One owner home, convenient location. 2013 AHIP updatesnew roof, gutters, on-demand Bosch water heater, plaster repair, insulation, paint ready. $50,200 tax abatement available. www.montaguemiller.com/mls=542712 $205,000 • Frankie Carl: 757.773.0442

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NE NE

E IC ED R P UC D RE Louisa -Hunters Landing

E IC ED R P UC D R E Creek Louisa - Reedy

Charming first floor living, well maintained. Entry room French doors open to lg LR, level yard, front porch, back screened-in porch. Double carport.

Hardwood floors in open-plan first floor. LR gas FP and 9' ceilings. SS kit appliances, brkfast bar, Corian counters; elegant study with wainscoting, arched doorway, tray ceiling.

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=542493 $264,900 • Anita Dunbar: 434.981.1421

www.montaguemiller.com/MLS=542530 $289,000 • Jamie White: 434.906.3944

www.montaguemiller.com/mls=542495 $415,900 • Peter Primiani: 434.981.5924

E IC D PR UCE ED SCOTTSVILLE-2BR, LR, familyRrm, den, W/D, ceiling fans, dog door, deck w/gates. 2 wells. Level yard. www.montaguemiller.com/MLS=542027 $150,000 • Shann Whited: 434.962.4741

LOUISA-Open land, pastoral vistas-great opportunity. LR cathedral ceiling, 3BR/2BA, 2 bonus rooms. www.montaguemiller.com/MLS=539118 $169,000 • Brad Williams: 434.989.7721

Greene Mtn Lake-Cul-de-sac lot, nearly level yard. Sep.outdoor lower-level, ideal for rental income. www.montaguemiller.com/MLS=541032 $199,000 • Jamie White: 434.906.3944

BUMPASS-Beautiful LR/DR floors, wood burning FP, fenced backyard. Close to Lake Anna. www.montaguemiller.com/MLS=539105 $189,000 • Brad Williams: 434.989.7721

FORK UNION - charming brick home, slate roof. Nearly one level acre. Woodstove insert in FP. www.montaguemiller.com/mls=517759 $134,900 • Carter Montague: 434. 951.7156

NE CVILLE-Roomy balcony with nice views & lots of natural light. Walk to D'town, shops, restaurants. www.montaguemiller.com/MLS=539411 $172,500 • Brad Williams: 434.989.7721

ceramic floor, carpet MBR, & ceiling fans. Hardwoods. www.montaguemiller.com/mls=541742 $229,900 • Carol Costanzo: 434.962.1419

E IC D PR UCE D R E Fresh paint. New Lake Monticello-Trane HVAC 2012.

NE NE

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

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

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FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

2016 Spring

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FEATURE

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

REAL ESTATE MARKET

n a recent year-end forecast, economist Jonathan Smoke at realtor. com predicted “moderate but solid growth” for the 2016 housing market with healthy sales expected in the new home sector. He also predicts that for the first time since 2006, total home sales will reach 6 million units. In terms of who is buying, Millennials, who accounted for more than one third of home sales in 2015, will be active as their finances improve, as will GenXers, many of whom are moving into better jobs and entering their best earning years. At the same time Boomers, who are now empty nesters and entering retirement, are downsizing while securing a stable lifestyle with less overhead. Meanwhile, Smoke says the credit market has loosened some, making it possible for more first timers and those coming back into the market (after a foreclosure or being forced to sell at a loss) to become homeowners again. Increasing numbers of buyers are taking advantage of very low interest rates, and this plus low inventories of resale homes means 2016 may be the best time in many years to be a seller. Overall our local agents agree with these assessments. Most predict an active spring market and a year characterized by steady growth, though perhaps not as much as in 2015. Several expressed concerns about low inventories and the potential for bidding wars that could make it difficult to be a buyer, especially in popular neighborhoods. Another factor at play is interest rates, which continue to be very low. And whereas they were predicted to rise this year, most recently they actually have gone down making a home purchase even more affordable.

Expected to be Active BY CELESTE M. SMUCKER, PHD

Charlottesville’s Real Estate Market Tom Pace, managing broker at the Long and Foster Glenmore office, expects this year’s market as “better than last year.” He said sales in Glenmore that are in the $500,000 to $1 million plus range, including new homes and resales, are very strong explaining that at those price points, most of the buyers are middle aged or in the retirement years. He added that having a Stanley Martin Homes model at Glenmore is a great addition as it “brings people out.” Michael Guthrie, broker and CEO of Roy Wheeler Realty, Co., predicts 2016 will be a “very interesting year.” He compared the real estate market of recent years to a shallow salad bowl. It lost momentum in 2006-2007, and bottomed out in 2011-2012. Since 2012, the momentum has shifted to climbing out of the other side of the bowl. He predicted that 2016 would be “better than 2015, but not a lot better,”

due in part to the economic uncertainty that often accompanies an election year. He expects a few more sales this year, maybe an increase of 6 to 7 percent compared to 2015, and these will be accompanied by a small increase in the median sales price. The mortgage loan process is easing, Guthrie explained. Things got very tight for a while with more severe underwriting guidelines, but now there is not as much misuse and things have eased some. One group that has benefitted from the easing of money is builders who now have more access to funds than they did previously. Rives Bailey, agent and President of Montague, Miller & Co., expects a “robust spring market,” which he believes will get active about the first of March. “Sellers are getting ready,” he said and “lots of buyers are out looking.” He was not alone in expressing concerns about having enough inventory, describing the under $300,000 market as “challenging,” in that respect. He

believes this may force buyers, especially first timers, to look for a home in more outlying areas. His prediction for market growth overall this year was consistent with other views when he stated that he expects it to be “good but not explosive.” Local professionals are expressing a high level of confidence in the upcoming spring market, explained Greg Slater, Associate Broker with Nest Realty and REALTOR® representative for Bramante Homes, Inc., and Stanley Martin Homes. He agrees the spring market may start early this year citing the mild winter. He gave as an example the Crozet market, popular for its scenic views, small town atmosphere and local schools that makes it attractive to families. He noted that many four-bedroom homes listed in January and February moved fast, many selling in less than a week.

Mortgage Money Available and Low Rates Continue Interest rates continue at historic lows, and while economic forecasts for the last several years have anticipated an increase, in fact, Slater explained, “in the immediate near term they have gone down.” Although the loan process is more stringent than it once was, there is money available for first timers and others who have good credit. Most REALTORS® require that a buyer be pre-qualified before they show them any houses, and Lee McAllister, Senior Loan Officer and top producer at Fulton Mortgage, is busy pre-qualifying buyers, thanks in part to the low rates. McAllister recommends that buyers meet with their lender in person to discuss the pros and cons of available financing options and consider what she calls “What if” scenarios. These

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FEATURE

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

are questions such as “What if you buy a town home, or move into a neighborhood with a home owners association?” “What if you put five percent down instead of three percent?” “What if you live further out and need to budget extra money for gas?” Answers to these kinds of questions can help determine the type of financing that is most appropriate in each buyer’s particular situation. There are low down payment loans available to buyers with good credit, some that allow seller assistance and that don’t require Private Mortgage Insurance, McAllister said, adding that some 100 percent financing programs are also available for medical professionals. Ask your lender for more details and qualification requirements.

FEATURE

The New Construction Market New construction is expected to play a big role in spring market activity and in overall sales for 2016. Part of the reason for that is the low inventory of resale homes. “People are shopping early and what they want is not there,” Slater said. For those that want to be moved and settled during the summer when school is out, they have to start at least six months earlier. He was pleased with the level of interest he saw in December and January,

which bodes well for the coming year. In Old Trail in Crozet, for example, he worked with four families that made lot reservations in the last three weeks. These are people who want to reserve the lot of their choice while they decide what to build. He described this kind of activity as both exciting and scary — scary because of the potential for a market characterized by multiple offers on homes and what that means for buyers. With that kind of competition agents need to be “on their game,” he said in order to do a good job of serving their buyers. The level of interest has “defrosted the holdup of lots,” and brought communities online that were approved prior to the recession but never really developed, Slater said. For example, Whittington is a community of $600,000+ new homes less than three miles south of Charlottesville where Slater first took a lot reservation way back in 2007. Thanks to the recession, though, the community wasn’t developed until 2015. Today Stanley Martin Homes has a decorated model there and they have just opened Phase 2. The current market also has brought smaller builders back into play, Guthrie explained. Unlike the subdivision builders, these are the ones who have the resources to build on just one or two lots at a time.

Like the agents, McAllister says, “New construction continues to be busy.” She explained that people she has been talking to for months about Construction-Perm loans are now ready to build, taking advantage of low rates and concerns about rising home prices.

With more new homes available, sellers of existing homes will “need to get them in very updated condition to compete with new construction,” Pace said. Guthrie agrees stating that “the resale market is very price sensitive and homes need to be in great condition,” to sell quickly.

New Construction Impacts Resale Homes

Spring Buyers

The lack of inventory in resale homes has a direct bearing on the demand for new construction. At the same time, the availability of more new homes affects the resale market as well. “There has been a quantum shift in technology,” Bailey said in describing new construction. “Houses are more energy efficient and the design is different compared to older homes,” he added. He described new homes as more open with less formal floor plans. “Their function and functionality is different.” This can make them more expensive, but Bailey explained that people recognize they can live there longer without replacing anything major like the roof or the HVAC system. There are also often substantial energy savings available with a new home. A well built home can save the owner as much as $300 a month on their utility bill, the equivalent of $60,000 more mortgage.

Just as at the national level, local agents are seeing Millennials enter the market. Many of the younger buyers want to be close to activities at the Downtown Mall, Pace said. There is also a lot of interest in the new 5th Street Station featuring the new Wegmans grocery store. He is working with three different sets of younger clients who purchased near there for that reason. Two moved here from Northern Virginia, another from Texas. He is also working with another Millennial buyer, currently in law school, who recognizes the long-term investment value of buying a home in this area. He and his wife plan to live there until he finishes school, and then if they relocate, will turn it into a rental property. “The Millennials are a social group,” Bailey said. They like to be close to services, shopping and restaurants. Living close to town and walkability are important for this group.

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

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Courtney Sargeant 434.293.4319 office

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Another group of active buyers are the Boomers. Many of these are the folks who moved out to the country to live on five acres, Bailey explained, but now don’t want all the maintenance. They are now selling and moving back to the urban areas, joining the Millennials in wanting to be close to town. If you are a homeowner and thinking about moving, this may the year you have been waiting for. Take advantage of the active spring market by calling your agent and getting advice about what you need to do to get your house ready for the market. If you are a buyer, take advantage of the opportunity you have today to lock in very low interest rates and purchase a home before prices begin rising in earnest. n

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FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

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is stillis living in theinhome, he says. “The“The reverse still living the home, he says. reverse mortgage will be paid back after the home is sold mortgage will be paid back after the home is sold ithen comes to financing your home, whether is inthe homeowners’ lifetime or or Whenhen it comes to financing your home, finding or uponthat their heirs settling thesays. estate,’ O’Connor it By comes financing your home, is whether that isthe in the he homeowners’ lifetime TerrytoBeigie still living in home, “The reverse an expert is important. If you’re 62 or older you adds. finding an expert is important. If upon their their heirs settling theafter estate,” O’Connor finding an expert is important. If mortgage will be paidsettling back home isO’Connor sold upon heirs thetheestate,” have equity in their homes and meet minimum Whenforit acomes to mortgage, financing your home, can qualify reverse but where you’re 62 or older you can qualify adds. hen it comes to financing your home, whether that is in the homeowners’ lifetime or you’re 62 or older you can qualify adds. financial qualifications. finding an is important. If you’re John 62 or O’Connor can you findfinding an expert expert inexpert such transactions? helped his parents find thethe correct rean is important. If upon their heirs settling the estate,” O’Connor for afor reverse mortgage, but where can you find O’Connor helped his parents find correct older youmortgage, can qualifybut forwhere a reverse a reverse canmortgage, you find verse O’Connor helped his parents findthe Additionally, payments are due onthe a correct O’Connor, the Reverse Mortgage Doctor, mortgage 17no years ago, researching prodyou’re 62you or older you can specialqualify adds. an expert in such transactions? John O’Connor, but where can find an expert in such reverse mortgage about 15 years ago, researching reverse mortgage for as long as one of the anizes expert such transactions? John O’Connor, reverse about 15 years ago, researching thisinproduct, making him an expert infind the ucts to findmortgage the right kind—even before started for in atransactions? reverse mortgage, but where can you O’Connor helped hisliving parents findhome, thehecorrect John O’Connor, the Reverse homeowners is still in the he before the Reverse Mortgage Doctor, specializes in this the products to find the right kind—even before the Reverse Mortgage Doctor, specializes in this the products to find the right kind—even field. in the industry. His mother still lives at home and an expert in such transactions? O’Connor, mortgage about 15 years ago, researching Mortgage Doctor, specializesJohn in this product, reverse says. “The reverse mortgage will be paid back product, making him an expert in the field—the he started in this industry. product, making him an expert in the field—the he started in this industry. the home benefits a reverse mortgage. making Mortgage him an expert in thespecializes field. the Reverse Doctor, in this enjoys the products to find the right kind—even after the is of sold whether that is in before the one to gototo.goO’Connor first, I in was about thetheir product, but but O’Connor openedopened thisanbranch ofinAmerican Na- “At one to. “At first, I skeptical was skeptical about the heirs product, this branch American lifetime or upon product, making him expert theoffield—the hehomeowners’ started this industry. O’Connor opened this branch of years American speaking to skeptical many people—and doingdoing my tionwide Mortgage Company four ago and “At first, I Iwas about the product, but my Nationwide Mortgage Company five American years agoafter settling the estate, ’to O’Connor adds. one to go to.opened “At first, was skeptical about the product, but O’Connor this branch of after speaking many people—and and specializes in reverse mortgages for senior specializes in reverse mortgages speaking to many many people—and doingmortgage my Nationwide Mortgage Company twofor years agocitiO’Connor helped his parents find correct dueafter diligence—I found that the mortgage O’Connor opened this branch ofsenior American after speaking to people—and doing my Nationwide Mortgage Company two years ago due diligence—I found thatreverse the the reverse citizens. reverse mortgage 17 years ago, researching the zens. due diligence—I found that the reverse mortgage Nationwide Mortgage Company two years ago due diligence—I found that the reverse mortgage and specializes in reverse mortgages for senior is a viable product for seniors who who wantwant to keep and specializes in 10 reverse mortgages for senior is a viable product for seniors to keep products to find the right kind—even “With over years mortgages experience for in helping a viable product for seniors whoincrease wantbefore to keep keep and specializes in reverse seniorup is who want to citizens. with expenses, pay off debts and their citizens. upstarted with expenses, pay off and their in the industry. Hisdebts mother stillincrease lives literally hundreds of people obtain aliterally reverse uphe “With myexperience 10 years’ experience in helping off debts debts andincrease increase their citizens. with expenses, pay off and their “With my in helping literally quality of life,” he says. “With my experience inreverse helping literally quality of he the says. at home andlife,” enjoys benefits of a reverse mortgage, Iexperience felt itobtain was important tomortgage, concentrate hundreds of ain I quality of life,” he says. “With mypeople helping literally hundreds of obtain a reverse mortgage, I says the number one misconception mortgage. onpeople our core business, and specializing in IO’Connor hundreds of people obtain a reverse mortgage, O’Connor number one misconception hundreds people obtain a reverse on mortgage, O’Connor sayssays the the number one misconception felt it was of important to concentrate our coreI something means to not getonsidetracked byabout “At first, I was skeptical about thelender product, felt itfelt was important to concentrate our core reverse mortgages is that the takes it was important to concentrate on our core about reverse mortgages is that the lender felt itoffering was important totypes concentrate on our core about reverse that the lender takes business, and specializing in something to O’Connor says mortgages the number is one misconception abouttakes additional of productsmeans that you but after speaking to many people—and doing business, and specializing in something means to the deed to the property, which is not the case. business, and specializing means toto reverse the todiligence—I thethe property, istakes not reverse the case. business, and specializing in something something means thedeed deed to which not thetocase. not get by in offering additional types of mortgages is property, thatfound thewhich lender deed aresidetracked not an expert servicing, ” O’Connor says. my due that theisthe not get sidetracked by offering additional types of “The borrower remains on the deed just like with not get sidetracked by offering additional types of “The borrower remains on the deed like with products that you are not an expert in servicing,” the property, which is not the case. “The homeowner not get sidetracked by offering typesofof mortgage “The borrower remains on for theseniors deed just is a viable product wholike with Reverse mortgages are additional a special type products that you arean not an that expert ininservicing,” a want regular, conventional mortgage.” products that you are not expert inallow servicing,” O’Connor says. remains onkeep theconventional deed justmortgage.” like mortgage.” with apay regular, convenconventional to up with expenses, off debts federally insured loans seniors toa regular, products that you are not an expert servicing,” a regular, O’Connor says. American Nationwide Mortgage Company isis tional mortgage.” and increase their quality of life, ” he Company says. Company convert the equity in their homes into cash, American O’Connor says. Nationwide Mortgage O’Connor says. American Nationwide Mortgage is Reverse mortgages are a special type of a lender who funds, underwrites and closes in he notes. All proceeds are tax free and do not Reverse mortgages are a special type of federally O’Connor saysunderwrites the number one in Reverse mortgages are a special type of a lender who funds, and closes Reverse mortgages are specialseniors type toof itsmisconception a own lender who“We funds, underwrites and closes in federally insured loan that aallows name. are not or affect Medicare orseniors Social benefits, about reverse ismiddle that insured loans that allow toSecurity convert the eq-its American National Mortgage isamortgages abroker lenderor that funds, federally insured loan that allows seniors to own name. “We are not a broker middle federally insured loan that allows its lender own are not atobroker or not middle hetheir adds. To qualify forhomes ahe reverse mortgage, convert the equity in intoseniors cash,proheto underwrites man in thename. transaction who has know three the takes the“We deed toown the property, which uity in homes intotheir cash, notes. All and closes in its name. “We are convert the equity in their homes into cash, he Let John O’Connor, the Reverse Mortgage Doctor, man in the transaction who has to know three homeowners must be 62 years old or older, convert the equity in their homes into cash, he man in the transaction who has to know not the case. “The homeowner remains notes.are Alltax proceeds aredo taxnot free and do not affect four different lender underwriting standards, ceeds free and affect Medicare or aoris broker or middleman in the transaction who on has tothree Let O’Connor, the Reverse Mortgage Doctor, help you with your reverse mortgage. “I amJohn there with my clients startMortgage to finish, Let John O’Connor, thefrom Reverse Doctor, notes.notes. All proceeds are tax free and do not affect or four different lender underwriting standards, the deed just like process with a regular, conventional Medicare or Social Security which makes the simple for everyone,” All proceeds are tax freebenefits, and do he notadds. affect or four different lender underwriting standards, Social Security benefits, he adds. To qualify for a know three or four different lender underwriting stanhelp you with your reverse mortgage. meaning I will be there to go over information, ” the process simple for everyone,” take the application, help youanswer with your reverse mortgage. Medicare or mortgage, Social benefits, To qualify aSecurity reverse mortgage ahe homeowner which makes hemortgage. adds. all questions along Medicare orforSocial Security benefits, heyears adds. which makes simple everyone,” reverse homeowners must be adds. 62 dards, which makesthe theprocess process simple for for everyone,” take the application and answer all questions American National Mortgage is a lender “I am there with my clients from start to must be 62 years old or older and have equity in Clients deal with O’Connor from start to the even answer attend the withalongalong To qualify afor reverse mortgage homeowner adds. takeway theand application, all closing questions oldqualify orfor older, have equity in theira homes and meethe he adds. To a reverse mortgage a homeowner he adds. take thewill answer questions that funds, underwrites and questions closes in its own finish, Iapplication, will be there tofeel go all over alongmeaning the way,” he says. “People can feel secure their home. Credit scores are not looked at, and finish—ready to answer any that arise them,” he says. “People can secure inwith mustmust be 62beyears old orold older and have equity in inClients deal with O’Connor from start start to information, minimum qualifications. the way and will even attend thewith closing 62financial years or older and have equity Clients deal O’Connor from toknowing thethat way and will even the closing with name. “We are notwith awill broker or middleman take the application andattend answer alla mortin that they will be dealing job and income verifications are not necessary, Clients during the process. “I take the time to meet knowing they will be dealing with a mortgage with O’Connor from to finish—ready their their home. Credit scores are not looked at, and finish—ready to answer any questions that or arise them,” he says. “People can feel secure in in thedeal transaction who has tostart know three questions along the way, ” he says. “People can home. Credit scores are not looked at, and finish—ready to answer any questions that arise them,” he says. “People can feel secure in gage professional who understands it means he adds. with you any in your homethat orarise at my office, review professional who understands whatwhat it means to Additionally, no payments are due on a reverse to answer questions during the process. four different lender underwriting standards, feel secure in knowing that they will be dealing job and income verifications are not necessary, during the process. “I will take the time to meet knowing that they will be dealing with a mortgage job Additionally, and income no verifications areduenot the process. “Ieven willattend take the time to meet to provide customer service.” knowing that they will be dealing with a mortgage payments are on necessary, a reverse theduring appraisal and will the closing provide customer service.” mortgage for as long as one of the homeownerswith “Iwhich will take the time to meet with you in your home makes thehome process simple foroffice, everyone, ” with a mortgage professional who understands he adds. you in your or at my review professional who understands whatwhat it means to to hemortgage adds. for as long as one of the homeowners with with you your“Most home my review you,” heinnotes. ofor myatwork isoffice, done in professional understands it means has awho new website he adds. whatO’Connor it means to provide customer service. ”to help is still living in the home, he says. “The reverse or at my office, review the appraisal and will even O’Connor has a website to help Additionally, no payments are due on a on reverse theCentral appraisal and and willmost even attend the closing provide customer service.” Virginia ofeven that business comes through thisservice.” process: www. Additionally, duethe a reverse the appraisal will attend the customer Clients deal and with start to closing mortgage will no be payments paid back are after home is attend the closing withO’Connor you,” he from notes. “Most of clientsprovide clients through the process:American from the greater Charlottesville area, although I mortgage for as long as one of the homeowners with you,” he notes. “Most of my work is done in TheReverseMortgageDoctor.com. has a new website to help mortgage for as of the homeowners with you,” hetonotes. “Most of my work is done inO’Connor finish—ready answer any Virginia, questions that O’Connor a tonew sold whether thatlong is inastheone homeowners’ lifetime my work is done in Central although O’Connor has ahas website help website to help www.TheReverseMortgageDoctor.com. have helped people from all over the country.” Nationwide Mortgage Company is at 5690 www.TheReverseMortgageDoctor.com Central Virginia and most of that business comes arise during the process. “I will take the time clients through this process: www. Central and most ofthe thatcountry.” business comes clients through this Company process: I’ve helpedVirginia people from all over American Nationwide Mortgage is at www. clients through the process: But one thing he won’t do is pressure interested Three Notched Road in Crozet. Contact to meet with you in your home or at my office, the greater Charlottesville area,area, although I TheReverseMortgageDoctor.com. American 5690 Three Notched Road, Crozet VA fromfrom the greater Charlottesville although I TheReverseMortgageDoctor.com. American 5690atThree Notched Road or in Crozet. www.TheReverseMortgageDoctor.com. clients. says offers review O’Connor the appraisal andhewill evenno-obligation attend the O’Connor (434) 249-4080 joconnor@ have helped people from alldoover the country.” Nationwide Mortgage Company is at But one thing he won’t is pressure clients. have helped people from all over the country.” Contact O’Connor at Nationwide Mortgage Company is 5690 at 5690 closing with ” he notes. “Most of my work or americannationwide.com American Nationwide Mortgage 434-249-4080 meetings withyou, clients—either in their homes O’Connor says he offers no-obligation meetings But one thing he won’t do is pressure interested Three Notched Road in Crozet. Contact But one thing he won’t do is pressure interested is done in Central Virginia, although I’ve Three Notched Road in Crozet. Contact Company is at(434) 5690 Three Notched Road his office. joconnor@AmericanNationwide.com NMLSID #372644 249-4080 with clients. “I don’t come to the house with docuclients. O’Connor says he offers no-obligation helped people from all over the country. ” O’Connor at (434) 249-4080 or joconnor@ clients. O’Connor says he offers no-obligation in Crozet. “I am there with my clients from start to finish, MLO #8039VA O’Connor at (434) 249-4080 or joconnor@ or joconnor@americannationwide.com. ments towith sign,” he says, “or pressure anyone with But one thing he won’t do is pressure meetings clients—either in their homes or americannationwide.com Virginia State Corporation Commissionat NC-2457 meaning I will be there to go over information, Contact O’Connor meetings with clients—either in their homes or americannationwide.com sales calls.” clients. O’Connor says he offers no-obligation his office. his office. NMLSID #372644 NMLSID #372644 meetings with clients. “I don’t come to the (434) 249-4080 “I house am“Ithere with my clients from start to finish, MLO #8039VA am there with my clients from start to finish, MLO #8039VA with documents to sign,” he says, “or or joconnor@americannationwide.com Virginia State Corporation Commission NC-2457 meaning I will to go information, pressure anyone with calls. ”go over Virginia State Corporation Commission NC-2457 meaning I be willthere be sales there toover information, By Terry Beigie By Terry Beigie

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Please feel free to contact me to discuss anytime or schedule to meet in my office or in the privacy of your home. All meetings are absolutely no-obligation and confidential.

JOHN O’CONNOR

434-249-4080 • 866-201-4897 TheReverseMortgageDoctor.com Joconnor@AmericanNationwide.com

56 Laurel Springs Drive

76 Crab Orchard Lane

Great location overlooks 11th hole of Devils Knob private golf club. 4BR, 3.5BA w/level paved drive, plenty of parking, $5K allowed for granite in Kitchen. 2 master suites w/FP + another FP in open great room. Hdwd floors throughout main living, vaulted ceiling, open layout. Large decks, walk to spa, dining & Devils Knob Golf & Tennis Center. $359,000. Call Steve Marianella 434-566-1293 smsales1@aol.com (542647)

One of Wintergreen’s finest w/views of Shenandoah Valley distant mountains. Custom built w/5BR, 4.5BA 2 car garage, soaring great room w/cathedral ceiling, den & more. Gourmet kitchen & open dining area great for entertaining. Lots of deck space, retractable awning, security system, stone FP, central a/c, gas heat, KitchenAid gas range, & hardwood floors. Private lot on quiet cul de sac. Guest suite above garage. $724,500. Contact Steve Marianella, 434-566-1293, smsales1@aol.com (541417)

FU ST RNI U D SH IO E D !

DE CK !

194 Mountain Inn Condo

245 Timbers Condos

Great investment rental rated Gold in Wintergreen Resort Rental Program. New baths, kitchen & furniture. Walk to restaurants, ski slopes, skating rink, music & craft events & festivals, conference & meeting areas. Gross rental revenue over $19K/ year both ’13 & ’14. Exterior upgraded w/fiber cement siding. Invest now, prices at 15 yr lows! Owner financing avail. $73,900. Contact Steve Marianella 434-566-1293 smsales1@aol.com (530732)

Nicely maintained slope side studio sold furnished & ready to enjoy this ski season. Full bath, kitchenette & BR, overlooking the Dobie slopes & Crawford’s mtn nature preserve. Walk to mountain village amenities, restaurants, shops & year round activities. Ready to enjoy or invest as a rental unit with exc rental potential. Timbers Condos lowest condo fees at Wintergreen. $64,000. Contact Steve Marianella 434-566-1293, smsales1@aol.com. (541315)

1445 Beacon Hill Lane

WESTERN ALB SCHOOLS - So hard to find! 3.89Ac mostly wooded-level lot in Signal Hill- an attractive, established small development. Convenient to Crozet & to Waynesboro/Fishersville. BOARD YOUR HORSE - Community covenants allow for the boarding of 1 horse! Bring your builder or work w/HIGH QUALITY bldr -Shenandoah Valley Constr - to build a CUSTOM RESIDENCE of your choice. $84,500 Call Jon Tsakis 540-836-9211. (541455)

ED RE

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W A SK LK I ! TO

519 Blackrock Circle

Great location in the Blackrock area of Wintergreen. Near the Mountain Inn, skiing, Wintergreen Market, & many hiking trails. Priced to sell under $250k in this desirable location. 3BR, 2 full baths, high ceilings, great room, open floor plan & comes fully furnished. Beautiful level lot w/ lots of natural plant life. $175,000 Call Rod Phillips 434-987-6399. (527658)

1462 Ledges Condo Reach for the stars from this tastefully furnished condo w/million dollar mountain views. New in 2015: Sliding glass door, deck, A/C condensing unit, TV over FP, blinds, clothes dryer, paint, bead-board under kitchen bar. Two generous bedrooms and 2 full baths. $159,000. Contact Brian Chase www.goWintergreen.com 434-296-9860 (541614)

The Official Real Estate Company of Wintergreen Resort

601 White Oak Condo Complete ($90K+) modern remodel w/warm, mountain chalet details: Gutted to the studs & reconfigured from the ground up. Redesigned by Italian Architect; calculations provided by local engineer; custom steel and wood work produced by Charlottesville fabricators. Walk to Mountain Inn & ski slopes. $185,000. Contact Brian Chase www.goWintergreen.com 434-296-9860 (541799)

G EN OR D GE UN O U IT S !

N DE EW CK !

BO A HO RD US YO E! U R

438 Three Ridges Condo Just across from Dobie condos & only a minute walk to the ski slopes, this 2BR Three Ridges condo has everything the ski-front condo has except the premium price! Granite counters in kitchen; tile floors in the baths; plus, some of the cheapest condo dues at Wintergreen! $116,900. Contact Brian Chase www.goWintergreen.com 434-296-9860 (538283)

A VI TH EW TA S! KIN G

415 Pedlars Edge Drive

Luxury 5BR custom, being built by Shenandoah Valley Constr. w/seasonal mtn views & quiet wooded setting. Ready for your interior finishes & customizations. 2 family rooms, 3,700 sq.ft. & att. garage. Enjoy 2,500 sqft of expansive decking! Hot tub, steam shower, wet bar, 2 wine coolers, granite counters, 2 FP, stainless appliances and custom tile work. Pre-wired for sound, security system, generator & smart house system. $659,000. Contact Jon Tsakis for details 540-836-9211. Jon.Tsakis@gmail.com (541454)

184 Mountain Inn Condo Terrific condo is the ultimate in flexibility, offering one of the largest floor plans available in the Mountain Inn & being one of the few Mountain Inn units with a deck. Renovated & updated, unit is in excellent condition & boasts winter mountain views. $102,500. Contact Brian Chase www.goWintergreen.com 434-296-9860 (542007)

CO NS N TR EW UC TI ON !

134 Eagles Court Condo Best of what the mountains have to offer. True ski in/ski out location…1st level walk-out to Eagles Swoop. Beautiful mountain vistas from this 2BR, 2BA condo. Very open floor plan w/cozy FP. Great location - across from the WTG market, amenities & dining. Tastefully furnished. Great rental potential if desired. $164,900. Call Rod Phillips 434-987-6399. (541716)

1591 Vistas Condos

Breathtaking views of the Rockfish Valley and Wintergreen slopes from this furnished one bedroom, 2 bath condo. Great location near Devils Knob Golf & Tennis, Wintergarden Spa & Black Bear cafe. New carpet. Large family room w/raised hearth FP, full kitchen & laundry, central air/heat. Walk out patio off family room & BR. Ready to enjoy this season or continue as a rental unit. All new exterior upgrades.Contact Steve Marianella, 434-566-1293, smsales1@aol.com (541563)

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

1637 Overlook Condos Enjoy your relaxing morning stroll from this beautifully decorated Ground Floor Walk - Out. Full wrap around deck w/entrances from living rm & Master BR. Open floor plan w/renovated kitchen & baths. Granite countertops! Tile Back Splash! Stainless Appl! New Paint. Too many extras to mention! Short walk to Golf & Tennis centers & Devils Knob Grill. Shuttle Route Service! Full year View! $220,500. Call Tim Craig 540-416-8498. (541575)

The Mountain Inn P.O. Box 706|Wintergreen, VA 22958 Toll Free 866-905-9777 Office 434.325.8018 Fax 434.325.8017 wintergreenresort.com homes@wintergreenresort.com

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

M O VI UN ST TA AS IN !

50 Ash Lane

Corner of Ash Lane & Devils Knob Loop on a double lot, & spectacular year-round mountain views, & gorgeous interior details. Sauna, indoor hot tub, multiple living areas, his/hers master baths, & a top floor w/ 280° views are just a few of the features that make this offering special. $749,000. Contact Brian Chase www.goWintergreen.com 434-296-9860 (512525)

AM VA AZ LU IN E! G

19 Rock Dove Lane Brand new construction by Solid Rock Properties. 2400 sq.ft, 4 BR, 3 full BA w/walk-out basement. Spacious floor plan, gourmet kitchen w/hickory cabinets, granite counters, & stainless appl. Master BA has tiled shower, glass enclosure, double vanity. All Pella windows & doors, hardwood floors, hardi-plank siding, & 50 year roof. 1 year warranty. $349,000. Call Rod Phillips 434-987-6399. (541411)

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

LI N E ST W IN G!

SU LO N S VE ET LY S!

T AG VI N I F EW IC S! EN

NS N TR E W UC TI O

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

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 FARMINGTON

FARMINGTON

Elegant residence, circa 1931. Unique, 4 bedroom, 5 bath, 6,800+ finished sq. ft. home, meticulously maintained and in “turn-key” condition. Situated on 2.6 acres adjacent to the 16th Fairway. MLS#533998 $3,495,000 Andrew Middleditch 434.981.1410

IVY AREA

SOUTH IVY

Exceptional, European-style manor home with guest cottage, garage with office, on 22-acre private setting with panoramic Blue Ridge views, river frontage, and pond. Only 10 miles out. MLS#541887 $2,095,000 Jim Faulconer 434.981.0076

WATERHOUSE

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

PR IC

Charlottesville’s premier, upscale condominium community located one block from the Historic Downtown Mall. 15 residences ranging in size from 956 to 4,268 finished sq. ft. Steve McLean 434.981.1863 or visit:www.waterhousecharlottesville.com CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

French inspired home with lovely public and private areas. Main level has dramatic great room with fireplace, sun room, spacious eat-in kitchen, library with fireplace, and master suite. Walkout lower level with 3 BR, 2 BA, family room, garage, covered porch and terrace— -could be in-law quarters or guest suite. Very attractive and private near the end of a cul-de-sac on 5.4 beautiful acres. $1,285,000. MLS#542164 Jim Faulconer 434.981.0076

OUT THERE FARM

Charming, immaculate, 4 bedroom farmhouse 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

FARMINGTON

Elegant, 4 BR brick home with over 6,400 finished sq. ft. on 2 levels. Spacious living & family rooms, superb kitchen, porch overlooking beautifully landscaped grounds, pool & golf course. MLS#532683 $2,495,000 Steve McLean 434.981.1863

EDGEWOOD LANE

Country French home on a 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

FARMINGTON

Stunning residence offers over 6,880 finished sq. ft. of living space, with 6 bedrooms, 5 full baths, 2 half baths, professional kitchen, 1st floor master, formal living room, dining room with wet bar, game room, 3 fireplaces, elevator, generator, media room, wine cellar. Outdoor living spaces include screen porch and brick terrace to enjoy the 6.6 landscaped and private acres. MLS#523345 $2,385,000 Andrew Middleditch 434.981.1410

HEART OF IVY CONTEMPORARY

Architect-designed home with 4 bedrooms, 2 baths, great room with with fireplace, gourmet kitchen/family room with fireplace, several decks, and a private 2-acre, landscaped yard. MLS#539542 $559,900 Tim Michel 434.960.1124

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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

JAMES RIVER FRONTAGE!

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

FRYS PATH

OCTONIA HIGHLANDS

Wonderful preservation community offering 21 estate parcels ranging from 2 to 3.25+/- acres. Protected area within close proximity to Charlottesville that is private, and very scenic! $95,000–$175,000. Steve McLean 434.981.1863

SECRETARYS SAND ROAD

Private 354+ acres of gently rolling land in an area of estate properties located 25 minutes south of Charlottesville. 100+ open acres, year round streams, pond, log home. MLS#534895 $1,770,000 Steve McLean 434.981.1863

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

R ED

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

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

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

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

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

ESMONT ROAD

Wonderful, wooded 12.75+/- acre parcel bordering Totier Creek with complete privacy in southern Albemarle. Only 10 minutes to Scottsville and 20 minutes to Charlottesville. MLS#516801 $30,000. Steve McLean 434.981.1863

HIGHTOP DRIVE

37+ acre lot in Bundoran Farm with an elevated, level building site and commanding views of surrounding pastures and neighboring parcels that are protected by conservation easement. MLS#505892 $985,000 Steve McLean 434.981.1863

OLD BROOK ROAD

Wonderful, 4.15 acre vacant lot in established community off of Rio Road. This rare find is zoned R-2. MLS#510501 $450,000 Steve McLean 434.981.1863

WWW.MCLEANFAULCONER.COM

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

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 $329,000 Charlotte Dammann 434.981.1250

COMMERCIAL

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

REITs

Promote Investment in Local Communities

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

BY CELESTE M. SMUCKER, PHD

ost regional and national forecasts predict 2016 will be a great time to invest in commercial real estate. Unfortunately, most average investors don’t have the resources to purchase an office building or strip center and even if they did, many would still lack the means, expertise and experience to develop and manage it profitably.

Fortunately, there is an alternative. Investors who want to own commercial real estate can purchase shares of a REIT, or Real Estate Investment Trust. While some REITs are in the mortgage business, most are companies that deal in the actual negotiation and purchase of properties and have the expertise to find, develop, manage and resell them. While some are private, many REITs are registered on the stock exchanges where investors can purchase shares

just as they would corporate stock or a mutual fund. In return, investors receive income from REIT owned properties, which can be substantial. To be in good standing with the IRS, the REIT is required to distribute 90 percent of its taxable income to shareholders including both appreciation earned on the sale of properties and lease income. Because the company distributes most of its income, it is exempt from paying corporate taxes. Instead the shareholder who receives the income pays the taxes on it. An example of a REIT operating in our local area is Federal Realty Investment Trust, a national company that owns and manages Barracks Road Shopping Center and 29th Place (formerly Shoppers World) with a local management and marketing team based at the Barracks Road location. Investors that purchase shares of this REIT have the opportunity to participate in the growth in our local commercial market as well as that of other places in which this company is active. At the same time, unlike an investor that owns one building or shopping center, their risk is limited by the diversification inherent in this kind of investment. Not only are there a variety of different kinds of retail properties within individual centers, but there is geographic diversification as well. For example, Deidre M. Johnson, Vice President of Asset Management for Federal Realty, described the type of property this company owns and manages as well as its geographic diversification when she said, “Federal Realty Investment Trust is a recognized leader in the ownership, operation and redevelopment of high-quality retail based properties located primarily in major coastal markets from the Mid Atlantic to Boston as well as San Francisco and Los Angeles.” She added that, “A great benefit of having Barracks Road Shopping Center and 29th Place owned by a publically traded REIT, is the opportunity to invest in local shopping centers within your community while having the diversification offered across the Federal Realty Portfolio.” Investors who purchase shares of REITs also benefit in other ways compared to going it alone. Two big ones are liquidity and limited liability. Since shares of REITs are sold on the stock exchanges an individual’s investment is relatively liquid, and liability is limited to the share cost. This is in contrast to the investor who purchases a strip center or office building and has the open ended and ongoing expense of upkeep including labor and capital costs, as

well as responsibility for management of an asset they may or may not be able to sell quickly. The overall management (and the skill with which leases and other contracts managed by the REIT are negotiated and enforced) directly impacts the success of each project, and is reflected in the shareholders’ income. Federal Realty has an impressive track record in this regard. According to Johnson, “Federal Realty has paid quarterly dividends to its shareholders continuously since its founding in 1962, and has increased its dividend rate for 48 consecutive years, the longest record in the REIT industry.” REIT management expertise also impacts on the experience of consumers who shop at and work at each project. For our local centers, Johnson said, “Federal Realty’s national presence, paired with its local management, brings the best of both worlds together by leveraging an attractive balance of national, regional and local retailers for a best in class shopping experience.” Of course, REIT managed projects also make a substantial contribution to the local economies in which they operate through employment opportunities and the generation of tax revenues for the municipality. In addition, when local people invest in these projects, at least a portion of the dividend income stays at home. Many REITs also contribute locally by practicing sustainability, a big trend in this industry today, and one that also pays big dividends to shareholders. For example, often these companies take the lead in demonstrating the profitability of green practices in a wide variety of ways. An article at REIT. com highlights some of the efforts of Federal Realty to work directly with their tenants to increase sustainability practices. These include water saving measures in California, building to LEED standards in Massachusetts, use of solar powered cell phone charging stations, and a roof-top farming project in Maryland that raises crops for a local restaurant. If you like the idea of participating in the growth of local real estate, and are looking for an investment that pays consistent income and has a positive impact on the local economy, talk to your financial advisor about investing in a REIT. It may be just what you need to round out your portfolio at a time when predictions about the growth of commercial real estate are very positive. n Celeste Smucker is a writer, blogger and author who lives near Charlottesville.

21 craftsman log cabin set among mature trees and bordering the George Washington National Forest. Great room features soaring ceilings, wood stove fireplace, chestnut flooring, and a newly renovated kitchen. Main-level master suite with direct deck access. Lovely sunroom with large windows. Deck and porches wrap around 3 sides of the home. Lower level contains an additional bedroom with a full bath, and a separate workshop. Perfect for a getaway or full-time living! $374,900

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

687 Adial Road What is on your wish list? Water, views,

acreage, proximity to Charlottesville? Look no further! Own 56 scenic acres with around 2,000 feet of Rockfish River frontage, phenomenal mountain views, plenty of open pasture for horses/livestock, and a classic farmhouse with barns. Multiple division rights and river and mountain view building sites. 30 minutes to Charlottesville and 5 minutes to Nellysford shops and Wintergreen Resort activities. A-1 zoning offers opportuntities such as farm, winery, brewery, etc. $525,900

Glass Hollow Parcel Located in Afton, this 174.40-acre

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

SOLD!

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

420 Love Road Situated on 30+/– acres is this hand-hewn,

OLD LYNCHBURG ROAD

A historic home built around 1900 remodeled in the 70’s and again in 2003. First floor master suite addition and garage addition with apartment above. Set on 2 wooded acres less than 5 min to downtown and the University. Private yet adjacent to residential neighborhoods. Unique covered side terrace. Towering trees and a garden spot add to the charm of this home. $499,900

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

RUSTIC WILLOW LANE

A special floor plan with 2 bedrooms and 2 full baths on the first floor. Another master suite on the second floor as well as a sitting area. Features include; 9’ceilings, hardwood floors, fireplace, great room with French doors and a one car garage. Set at the end of a quiet cul-de-sac. $269,900

New Construction

376 Sienna Lane, Earlysville - MLS# 536601 $497,900 THE VILLAGE AT CHESTNUT GROVE

• • • • • •

CALL SHARON

ONE LEVEL HOME plus unfinished basement 4 large bedrooms, 3 Baths Large Kitchen with a breakfast room Open floor plan, wonderful finishes Over 2,300 fin sq feet, 3.06 Acres Completion expected April 2016

SHARON DONOVAN

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

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

QUARRY ROAD

Great city townhouse with 2 car garage and good storage. Bright open great room with fireplace and hardwood f loors. 3 bedrooms and 2 1/2 baths. Kitchen offers lovely island, gas range and stainless appliances. Low HOA fees and utilities. $279,900

A Virginia Tradition Since 1927 ®

Ednam Hall • Dryden Lane • Charlottesville, VA 22903 ®

Ph (434) 951-5155 • F (434) 951-5190

VACRE LUDIB E LE

homes@roywheeler.com • www.roywheeler.com

GREAT HOME in popular Western Ridge. Open floor plan w/main level master. Kitchen w/granite counter tops, custom cherry cabinets & main level hardwoods. Fenced back yard and private, screened rear porch. Neighborhood walking paths, clubhouse, pool and gym. Highly rated schools and close to everything the village of Crozet has to offer. $334,900. Kathryn Bentley, 989-6769. (542360)

LOCATION and affordability! Well-built, renovated brick home in sought-after Western Albemarle school district. Addition includes master bedroom + spacious 2nd bedroom, large, shared bath and laundry. Unfin basement offers future expansion. .45 acre lot, mature landscaping. Close to everything downtown Crozet has to offer. Adjoining lot also available for purchase. $239,900. Kathryn Bentley, 989-6769. (538506)

A CHARMING ENGLISH country style house on 2+ acres in beautiful NW Albemarle. The floorplan boasts 1st floor master suite with tray ceiling, great room with gas FP, built-ins & large deck, eat-in area adjoining the modern kitchen & enclosed porch and a large bonus room over the garage. Priced below assessment and irresistible at $499,500. Erika Buckman, 981-1868/951-5166. (527537)

GREAT HOUSE in the Earlysville area with 3BR/2.5BA, walk out terrace level. Open floor plan with step down to great room and doors out to deck. Hardwood floors. Deck is also 2 level with step down from kitchen. Bedrooms on 2nd floor with laundry close by. Terrace level is wired for sound, roughed in for a media room, kitchen, bed and bath. $350,000. Bonnie Field, 589-2611. (537342)

SELLER OFFERING $6000 IN CLOSING COST! Great opportunity to be a part of the lovely Wexford Community. Just minutes from shopping, schools, NGIC, airport, US Rt 29 and much more. Sun filled rooms throughout, hardwood floors, granite counters, community pond views, full unfinished basement for future additional living space. $360,000. Julie Holbrook, 434-989-4415. (540319)

IF YOU ARE LOOKING for a location within walking distance to the Shops at Stonefield and Barracks Road while living in a quite treed community then look no further. This well maintained home boasts a newly renovated kitchen and 5BR/3BA and a basement suitable for apartment living on a private treed rear yard. $373,000. Mike Plecker, 566-3372. (536280)

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, 540748-6386. (539335)

IMMACULATE SPACIOUS HOME located in scenic Greene County offers stunning Blue Ridge views. Beautiful open eat-in kitchen has large island, gleaming hardwood floors, 9’ ceilings, generous sized light filled rooms. Lovely landscaped yard a few minutes to Greene Hills Golf Course. Full walk-out basement. $399,000. Jan Shiflett, 242-6057. (524535)

CRAFTSMAN STYLE three bedroom with study or fourth bedroom. 2417 sq. ft. Extensive builder upgrades. Welcome to a new kind of neighborhood and a new kind of lifestyle right around the corner from one of the best cities in the country. From $465,900. The “YES” Team, Yonna & Keith Smith. 531-0817/5310795. (527811, 535733)

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)

CONSTRUCTION TO BEGIN SOON on this corner lot that backs to common area! Popular 3 bedroom floor plan “The Radford” with open floor plan leading to rear deck, great room with extra windows, vaulted ceiling in the master bedroom and more! No water/sewer fees. Minutes to Zion Crossroads amenities. $213,220. susanstewart76@ gmail.com Susan Stewart 434-242-3550. (520133)

ONE LEVEL HOME IN NORTHRIDGE. Interior freshly painted, new carpet in bedrooms (3), hardwood floor in living room, 2 baths, detached garage and fenced courtyard. Just over the Greene County line from Northern Albemarle. $279,900. MatthewWoodsonProperties.com 960-5187. (541514)

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. $134,900. 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)

WALK TO HISTORIC SCOTTSVILLE and all it has to offer, from this 1933 cape overlooking the James River! Extensively renovated in 2015, this 3 bedroom, 2 bath home has a large detached garage with loft providing plenty of storage. This home is being sold “as is”, so come on by and take a look. $159,500. Alex Ix, 951-5177/962-0509. (540990)

DELIGHTFUL ONE LEVEL LIVING with big fenced back yard. Located near the boat marina, this home features a great room with a vaulted ceiling and gas FP, split bedroom floor plan for privacy, recent wood floors, new carpet in the master bedroom, recent interior painting, master bathroom with double sinks. 10x12 storage building with electric and loft. $144,900. Mike Peters 951-5119/9813995. (532821)

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

ST OP AFF EN ED 7 D MO AY DEL S

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

Celebrating Over Eighty-Eight Years

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)

INDIAN SPRINGS. Private setting with gorgeous water views! Just over 4 acres, wooded with many tall hardwoods. Located on cul-de-sac lane. Drilled well with great flow rate. Indian Springs is a 400 acre community of only 53 home sites. 25 acres of common land with community lake and cottage for resident use. Drive down driveway to lovely building site. $197,500. Byrd@ByrdAbbott.com 242-9600. (535971)

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)

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, 525, 527)

21 ACRE WOODED PARCEL located in Southern Albemarle enjoys privacy, mature hardwood forest, trails, elevated building site with views of long creek frontage below with pond possibilities. Parcel is located close to both the James & Rockfish Rivers and only minutes from the historic river town of Scottsville. $134,500. info@stevewhiterealtor.com Steve White, 242-8355. (541364)

SPREAD OUT on this nearly 25 acre parcel in the heart of Dyke Va. Property is gently rolling. Primarily wooded but offers some elevated house sites with Northwestern views of the Virginia countryside. $169,000. Other lots available. MatthewWoodsonProperties.com 960-5187. (537323, 322)

OVER 5 ACRES OF OPEN LAND with views of neighboring pastures to built your new home. Existing well and septic. Mobile home on property to be removed or sold “as is.” $95,000. MatthewWoodsonProperties.com 960-5187. (541511)

HEAVENLY PLATEAU of 7.79 acres, ready to build. Well drilled, soils perked, paved access. Stream could make perfect pond site. Albemarle near Barboursville. $349,500. (533956). Two add’l, beautiful 2 and 2+ acre lots are also available. $249,500. (533948) and $195,500 (533955) These 3 lots have phenomenal Blue Ridge views! JimBonner.com 951-5102.

JAMES RIVER ROAD BUILDING LOT. Beautiful land parcel of 23.70 acres in Southern Albemarle on the road to Howardsville. Road frontage on James River Road. Good agricultural land with a mix of open land and hardwood forest. Additional lots available. $157,000. JimBonner.com 951-5102. jim@jimbonner. com (503483)

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. 485,000. Maury Atkins 540-223-2719. (497993)

THIS 92 ACRE PARCEL just North of Earlysville has been selectively harvested in areas with good roadbeds accessing 2 beautiful hilltop home sites. Creek frontage plus mountain views – great potential! $515,000. Maury Atkins 540-223-2719. (536889)

ATTRACTIVE BUILDING PARCEL of 2.43+/acres in Southern Albemarle on Langhorne Road. Gently rolling open meadow overlooking the pond next door in an area of significant farms and estates just 30 minutes to Charlottesville. Good value. $30,000. JimBonner.com 951-5102. jim@jimbonner. com (502522)

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)

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)

SECLUDED 22+ ACRE PARCEL in White Hall area off Garth Road only about 12 minutes from Barracks Road Shopping. Several home sites to choose from, one would allow for overview of potential pond site. Established pasture area available for your animals, and a year round stream on southern boundary. $562,500. Ginger Ashcom 9781066/953-8045. (516621) Additional acreage available.

10 ACRES of mature woodland at the intersection of Touchstone Lane and Chapman Road in Southern Greene County close to the Albemarle County line and just minutes from Stanardsville and Ruckersville. All wooded, this land has pastoral views to the East and Northeast. $100,000. Ginger Ashcom 9781066/953-8045. (516617)

Trust, Tradition & Market Leadership

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FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

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

HOLLY HILL was designed by Milton Grigg with incredible attention to detail. The 6.7 acres boast total privacy, pond, pool, cottage & garage with apt. all located on the 16th Fairway of the Farmington CC Golf course. The home has large well-proportioned rooms, the grounds are both formal and informal. $3,750,000. Jane Porter Fogleman Jane@foglemangroup.com 981-1274. (521055)

LISTEN TO THE RIVER – a fly fisherman’s dream! Superb mountain views, trail to Hoover Camp in the Shenandoah National Park is close by. Charming home ca. 1790 with exposed beams, stone fireplaces, barns and 1000+/- feet of river frontage. Stonewall Jackson camped here! $330,000. Fiona Tustian, 540-661-9089. FionaTustian1@gmail.com (532323)

JEFFERSON LAKE FARM. 1000 +/- acres with 4 cottages, one dating back to late 1700’s and another built in the mid 1800’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)

A VERY SPECIAL PROPERTY affording total privacy and wildlife galore. Graced with a spacious (2100 sq ft.) post and beam home with open floor plan. Beautiful finishes including Cherry cabinets, granite counters, wood floors and exposed post and beam construction with two lofts, huge front rocking porch, deck and Florida room brings the outside in. $595,000. Robert Ramsey, 296-7171/242-2280. (537969)

HOWARDSVILLE GENERAL STORE is a great investment opportunity, located across from the James River in Albemarle County, frequented for deli, groceries and gas. The two story building is in good condition with store features up front and plenty of storage space in the back, with two bay doors, and ample room for customer parking. $449,000. JimBonner.com 951-5102. jim@jimbonner.com (525278)

LIGHT INDUSTRIAL SPACE for manufacturing, assembly, storage or testing facility. Fully conditioned space, some office space, temp-controlled aging room, cleaning room, areas for work benches & testing equipment. Common area includes men’s & lady’s rest rooms. Starts @ $7/ SF. Hock Hockensmith 951-5110/996-3333. (535313)

MOBILE HOME PARK with 7 leasable lot sites. Doublewide home and single wide home already in place and convey with property. 5 additional leasable lots. Recent upgraded electric meter. Great investment and long term rental income. $225,000. MatthewWoodsonProperties.com 960-5187. (537328)

BEAUTIFUL STAND ALONE BUILDING located within 2 minutes of downtown Lovingston and most current use was Lovingston Automotive. Building is in excellent condition with large bay doors for auto repair if needed, office and waiting area with bathrooms. Auto equipment also available if needed. $184,500. info@ stevewhiterealtor.com Steve White, 242-8355. (539417)

total renovation, better than new!

KATHRYN HALL BENTLEY REALTOR®

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

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Experience the Valley! 93 WOODSIDE DR Motivated Seller! Well maintained, hardwood floors, cathedral ceiling, open kitchen/dining area This 3,374 sq. ft., 4 BR., 2.5 BA. Contemporary + large LR. Huge master w/ trey ceiling, 2 closets & private BA. Maint. free trex board deck, custom built 12'x 16' Shed w. elect. Level yard, nicelyoverlooking Lovingston with Blue Ridge distant landscaped & backs up to quiet wooded area.

GAAR MLS#67900 • $167,900

1336 ROSSER AVE

front deck overlooking a spring fed pond & landscaped yard w/perennials & fruit trees. Fresh paint throughout w/updates of tilt-out insulated windows, new flooring, kitchen

All Brick, 1 level in park like setting. Close makeover to shopping, schools & short commute to Charlottesville, Staunton, & Harrisonburg. Great refinished floor plan, arched doors between LR & DR, 2 FP, beautiful hardwood floors, large kitchen w/ center island. Screened porch & mature landscaping.Skylights.

GAAR MLS#68098 • $158,000

41 EMERALD HILL DR

Warmth radiates in the adj. 10’x14’ Sunroom. 14.5’x20’ Family Rm. great for

can be converted to a Garage. $345,000

www.CaroleSaundersRealEstate.com carole c. saunders, gri

GAAR MLS#66763 • $318,000

p@gmail.com

w/Quartz Countertops, Ceramic Tile Splash back, new sink & fixtures w/ cabinetry. 14’x25’ Great Rm. offers Stone FP & Cathedral ceiling w/new

entertainment. Detached ‘09 24’x28’ Workshop w/Tool Rm. insulated & plumbed for sink

Fishersville - 6 BR, 4 BA. Gourmet kit.: granite counters, stainless appl., hdwd floors. Formal dining w. wainscoting, chair rail & crown molding. Open floor plan, gas FP w/ marble hearth. Gleaming oak hardwood & custom trim throughout. 1st & 2nd floor master BR w/BA. Elevated pastoral view.

EMILLER.COM

w/att garage sits on a private knoll mountain views. Relax & enjoy the

cell 434.981.3089 | office 434.946.5522 | carolevar@aol.com

NEW LISTING IN WESTERN RIDGE WESTERN RIDGE CROZET Open floor plan, main level master & laundry. Granite counters, custom cherry cabinets & water filtration system in kitchen. Vaulted ceiling, fenced back yard & private, screened rear porch w/hot tub. Neighborhood walking paths, sport court, clubhouse, pool & gym all incl in HOA fees. Main level hardwoods. Low interest rates - don’t wait. Highly rated schools & close to everything the village of Crozet has to offer. Basic 1 year home warranty offered with acceptable contract. $334,900

“

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

I always felt very secure and very safe with real estate. I’ll take real estate rather than go to Wall Street and get 2.8 percent.

Real estate always appreciates.

Ivana Trump

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

The Belvedere, c.1876 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.

$345,000 MLS#537852

SO LD

MERRIE MILL

1777 Franklin Drive

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

CLASSIC CAPE COD

SWIFT RUN FARM 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. $589,000. MLS#533186

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

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 CO U N N D TR ER A C T

CO U N N D TR ER A C T

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

INCOME POTENTIAL ESTATE AREA OF CARTERS BRIDGE Under/Over. Brand new oak and 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. $449,000 MLS#534739

ceramic tile floors, carpet and paint. Mature landscaping, private lawn. Convenient to UVA Research Park, and Chris Greene Lake. MLS#540843 $239,500

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$1,100,000. 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

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

ED PR U IC C E TI O N R

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.

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

Extraordinary Business Opportunities A “Must See” Beautiful country setting on this neighborhood restaurant, market, gift shop, sit. in the foot hills of the Blue Ridge Mtns. Completely renovated w/over 75 seats inside & 25 out on the wonderful covered wrap around porch looking into the mtn views & sunsets. This was a successful business but owners wanted to retire. Perfect venue for private parties, meetings, wedding rehearsal dinners, beer or wine tasting venue. Located near the GW Nat. Forest, fishing streams & rec. lakes, wineries, orchards, country clubs. Small stage for entertainment. So many upgrades! $349,900

Thriving General Store in the heart of Lowesville on the Amherst/Nelson Counties line. This profitable store w/deli is strong in trade due to its proximity to the Piney, a primary fishing river, the GW Nat’l Forest, the Amherst Co Rec. Lakes, Camp Crossroads Retreat, hiking, biking & horseback riding. No other stores nearby. 2 gas & 1 Diesel pump. Owners retiring. Store open 7 days a wk so drive by & look for yourself. $299,900

Libby Howell

Reggie Wilburn

434-941-1275

libbyhowell@comcast.net www.blueridgehomes4sale.com

434-277-5995 434-942-5500

420 Love Road Situated on 30+/– acres is this hand-hewn, craftsman log cabin set among mature trees and bordering the George Washington National Forest. Great room features soaring ceilings, wood stove fireplace, chestnut flooring, and a newly renovated kitchen. Main-level master suite with direct deck access. Lovely sunroom with large windows. Deck and porches wrap around 3 sides of the home. Lower level contains an additional bedroom with a full bath, and a separate workshop. Perfect for a getaway or full-time living! $374,900 687 Adial Road What is on your wish list? Water, views, acreage, proximity to Charlottesville? Look no further! Own 56 scenic acres with around 2,000 feet of Rockfish River frontage, phenomenal mountain views, plenty of open pasture for horses/livestock, and a classic farmhouse with barns. Multiple division rights and river and mountain view building sites. 30 minutes to Charlottesville and 5 minutes to Nellysford shops and Wintergreen Resort activities. A-1 zoning offers opportuntities such as farm, winery, brewery, etc. $525,900 Glass Hollow Parcel Located in Afton, this 174.40-acre

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

1179-A Vista Center Drive, Forest, VA 24551

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Near JPJ & UVa Restaurant Business for Sale

Cuisine, long standing local favorite recipes & materials, machines, equipment & supplies for sale. Great location; business plan, catering business & training period for new owner. Keep the concept for $350k or change it and purchase all the supplies for $295k. Shopping center desires same concept; or ethnic type of concept to remain in this location. Call for details; Confidentiality agreement needed for exact location and figures. Owner very motivated; ready to retire.

Building relationships through dedicated real estate service. Shannon Thomas REALTOR®

434.882.1761

shannonthomas@loringwoodriff.com Candice van der Linde Remax Realty Specialist

434-981-8730 candice.vanderlinde@gmail.com www.BuyandSellCville.com

W W W. S H A N N O N T H O M A S R E A L E S TAT E . C O M

FOR SALE

FOR LEASE

CITIZENS COMMONWEALTH BUILDING

24 CONESTOGA WAY

944 GLENWOOD STATION LN

44A NEW LIFE DRIVE

• • • •

5000+ square feet available Price negotiable Convenient Downtown location Full service, utilities, parking and other amenities

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

Class A office condo with 10 offices Terrace level, private entrance Below county tax assessment 4,000+ square feet

MLS # 534470 | $20/SF/YR

MLS# 534138 | $8/sf/yr

MLS#538319 | $661,155

Call Sara Schroeder 434.981.1284

Call Robin Amato 434.981.0767

Call Bill Howard 434.906.1240

FOR SALE

FOR LEASE

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

MLS# 535301 | $10/sf/yr

Call Bill Howard 434.906.1240

FOR LEASE

LUXOR BUSINESS PARK

1807 SEMINOLE TRAIL

1160 PEPSI PLACE

941 GLENWOOD STATION UNIT 303

• 3,600 / 1,900 / 880 SF Suites • Several office designs • Class “A” lobby and common areas MLS #’s 530616/531049/527909

• • • •

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

MLS # 540081 | $4,900,000

MLS # 532539, 532537 – FOR LEASE $16.50/SF/YR

MLS # 520848 – FOR LEASE $12.50/SF/YR + CAM

Call Robin Amato 434.981.0767

Call Bill Howard 434.906.1240

Call Bill Howard 434.906.1240 or Robin Amato 434.981.0767

Call Bill Howard 434.906.1240

Diversified tenant Base Prime location on highway 29 North Priced below county tax assessment Large passenger elevator

FOR LEASE

No CAM fees Corner office with lots of windows Landlord will paint & re-carpet for 2+ year lease Two units available at 1,308 sf and 952 sf

Class “A” accommodations at a reduced rate 6 offices plus large conference room 2,483 sf with private bath & balcony Elevator and plenty of parking

FOR SALE

FOR LEASE

600 HAYS AVE - STAUNTON

SOUTHSIDE SHOPPING CENTER

737 JAMES MADISON HIGHWAY

1 SOLUTIONS WAY - WAYNESBORO

• • • •

• Restaurant ready space • Renovacted with stylish fixtures • High traffic count o Located near schools & neighborhoods

• • • •

MLS # 540053 3.50/SF/YR (+ Util. & Janitorial)

MLS# 542606

MLS # 540604 – FOR SALE $475,000

MLS# 534791 | $4/sf/yr

Call Grant Bates 434.882.1176

Call Robin Amato 434.981.0767

Call Butch Wilberger 434.531.5560

Call Grant Bates 434.882.1176

217,000 SF +/- easily sub dividable Near Intersection of I-81 and I-64 Nine Loading Docks and multiple drive-ins Ceilings 14-24’

Robin Amato 434.981.0767 robin.amato@re3cp.com TheRealEstateLoop.com

Bill Howard 434.906.1240

bill.howard@re3cp.com

300 PRESTON AVE, STE. 300 CHARLOTTESVILLE VA 22902

Sara Schroeder 434.981.1284 sara.schroeder@re3cp.com

Commercial development opportunity At corner of highway 15 & 33 in Gordonsville Daily traffic count 8,800+ vpd Great location for a convenience store

Grant Bates 434.882.1176

grantbatesrealtor@gmail.com

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

Butch Wilberger 434.531.5560

bwilbergerproperties@ gmail.com

434.817.1240

www.re3cp.com

Bill Schulz 434.262.2095

william.schulz.jr@gmail.com

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

FOR LEASE

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

COMMERCIAL PROPERTIES FOR SALE OR LEASE

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

HOME SALES STATS

THE

FOR WEEK ENDING FEBRUARY 12, 2016

Staff:

PUBLISHER

There were 28 homes sold in the seven-county area

Aimee Atteberry

n Twelve were in Albemarle with an average price of $388,733. n Four were in Charlottesville with an average price of $222,375. n One was in Fluvanna with a price of $220,000. n Five were in Greene with an average price of $257,580. n One was in Louisa with a price of $251,628. n Four were in Nelson with an average price of $354,300. n One was in Orange with a price of $325,000.

ADVERTISING Beth Wood 434.817.9330

beth@caarrew.com

Alex Mann 434.220.1685

alex@caarrew.com

EDITORIAL COORDINATOR

Joanne DiMaggio editorrew@gmail.com

DESIGN Tracy Federico Henry Jones

HOMES SOLD

aimee@c-ville.com

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.

2005 FOAL LANE IVY FARMS

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

410 MAIN STREET STANARDSVILLE

1415 BURGESS LANE WOOLEN MILLS

8180 RAPIDAN ROAD ORANGE

36 PAYNES MILL ROAD TROY

730 COLE STREET BELVEDERE

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

Out Of BOunds Decorated Model Now Open!

Villas from the upper $600’s Elevator Townes from the low $500’s

MODEL HOMES OPEN DAILY 12-5 Avinity Rooftop Terrace Townhomes

Belvedere One Level Living from the $500’s

Cascadia Coming Soon!

Foothill Crossing from the low $500’s

HillBrook

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

One Level Living off Rio Rd.

Hyland Ridge from the low $600’s

Old Trail Creekside from the low $600’s

Old Trail Village Homes from the low $400’s

Old Trail Villas from the mid $400’s

Out of Bounds

Ask about our Build on Your Lot program.

Elevator Townes from the $500’s

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

CRAIGBUILDERS.NET | 434 .973-3362

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

GRAND OPENING M A R C H 5 ‑ 6 , 1 2 ‑ 5 P M

1100 Dryden Lane • Charlottesville,VA 22903 (434) 951‑5155

Kate Colvin 434.996.5008 cell kate@craigbuilders.net

FEBRUARY 18 - FEBRUARY 24, 2016 ISSUE 2507

Private Gated equestrian Community nestled within the Jefferson sea

Featured Properties

9am to 5Pm at 5105 Blenheim road, 22902

Blenheim farm $749k . 5400 sq ft . 25 wooded aCres

Please ContaCt

Milicent Loehr Lynch

vP of sales & marketinG Bluestone CottaGe - 3,000 sq ft. PerfeCt starter weekend home on 5-21 aCres, startinG at $375k

home or

to Be Built: vintaGe CottaGe . $650k . 3,000 sq ft . 21 aCres

thefarmsatturkeyrun.Com

(434)566-5562 info@turkeyrunCville.Com

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

willow Bend farm $729k . 3200 sq ft . 21 Partially wooded & Pastured aCres

oPen house:

401 Park Street Charlottesville, VA 22902

434.977.4005 lwoodriff@loringwoodriff.com

WESTERN ALBEMARLE COMPOUND ON 121 ACRES

MALLARD LAKE - UNSPOILED BEAUTY

WilloW Creek in Free Union $2,295,000 Rarely does a property come along showcasing the construction, interior and landscape design quality of Willow Creek. Improvements include the breathtaking main house surrounded by panoramic views and complete with 24 foot ceilings, exposed beams and 2 fireplaces in the great room. Across a pool and gardens from the main house is the 2 bedroom/2 bathroom guest house. Additional improvements include equipment garage, 3 bedroom farm manager’s house, green house and restored chestnut barn. Total privacy. 6 tax map parcels: good easement candidate. MLS# 542112

455 MALLARD LAKE DRIVE • $824,000 Custom, timber-frame home on 11 acres features dramatic Living Room with wood stove, sunny windows and vaulted ceiling. Family Room with stone fireplace, Screen Porch and Master Bedroom Suite are all on main level. Screened/covered pool (solar heated) is an added bonus! Tommy Brannock (434) 981-1486. MLS# 542583

SPECTACULAR VIEWS WALKABLE TO UVA

NEVER BEFORE OCCUPIED LUXURY CONDO

DOWNTOWN GEM WITH SOUTHERN VIEWS

1800 JEFFERSON PARK AVENUE • $399,900 Renovated 3 bedroom, 2 full baths penthouse with updated wood kitchen cabinets, stainless steel refrigerator, wood floors, ceramic tile, wood burning fireplace, built in shelves, master bedroom with a private bath, separate utility room with a private laundry room, and more!. Inessa Telefus (434) 989-1559. MLS# 542561

435 WHITE GABLES LANE #101 • $659,000 No one has ever lived in this 2 bed, 2.5 bath luxury condo adjacent to Farmington. Cherry cabinets, granite countertops, high ceilings, gas fireplace. Master bedroom and living area open to a spacious and private covered patio. Secure entry, enclosed parking and a large storage unit. Kathy Hall (434) 987-6917. MLS# 542295

200 GARRETT STREET • $549,000 Like new 2 bedroom, 2 bath condo with abundant natural light. Loaded with upgrades including a gas fireplace with stone surround, Mountain Lumber hardwood floors, beautiful tiled bathrooms, custom drapes plus high end appliances. Covered garage parking and elevator access. Lindsay Milby (434) 962-9148. MLS# 542314

CUSTOM BUILT IN OLD TRAIL

MINI ESTATE OVERLOOKING IVY CREEK

FONTANA HOME WITH MOUNTAIN VIEWS

7331 MILLBURN COURT • $599,900 Set on a fully fenced nearly half acre level lot. Natural light floods the gourmet kitchen featuring stainless appliances, quartz counters with a custom eucalyptus butcher block island. The kitchen is open to the great room & dining room. 1st floor bedroom/office & sun room opening to the yard. Lisa Lyons (434) 987-1767. MLS# 542487

1730 LAMBS ROAD • $945,000 Incredible value for the right buyers and minutes to city conveniences. The residence offers abundant formal and casual living spaces inside and out. 4 bedrooms, 4 full, 2 half baths, pool, pool house with half bath. Gardens, level lawns, even an indoor racquetball court that can be used for general recreation.

1660 APPIAN WAY • $485,000 One-owner 4 bedroom home situated on a corner lot in Fontana. Tall ceilings, formal and informal spaces, home Office with builtins, eat-in Kitchen opens to Family Room. Fabulous/must see Terrace level Rec Room with Pool Room featuring custom oak wet Bar. Tommy Brannock (434) 981-1486. MLS# 542106

CUSTOMIZED HOME IN OLD TRAIL VILLAGE

5631 UPLAND DRIVE • $434,000 Why wait for a popular “Village Home” to be built, when this like-new home constructed by Craig Builders is available now? Enjoy mountain views! Very livable floor plan - this home is a good value & shows like a model home - don’t miss it! Tommy Brannock (434) 981-1486. MLS# 542569

1037 ClUb Drive $1,595,000

AN IMMACULATE CLASSIC IN KESWICK ESTATE

This 4-5 bedroom, Randy Rinehart-built brick home boasts an excellent floor plan including 1st floor master, kitchen open to casual living, 3 car garage, bluestone terraces and an expansive, almost level rear lawn. Immaculate condition and endless fine detailing, including wainscotting, striking marble and tile selections throughout, high ceilings & excellent light. After a $400K reduction, this stately, well constructed home is an excellent value. MLS# 542410