The Real Estate Weekly 9.7.16

WWW.CAAR.COM

VOL. 25 NO. 36 n SEPTEMBER 8 - SEPTEMBER 14, 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

How Much is Your Home WORTH?

BY KEN WILSON

Questions REALTORS® can advise on, but appraisers can determine

Four Good Ideas to Help SELL YOUR HOUSE

SEPTEMBER 8 - SEPTEMBER 14, 2016 ISSUE 25-36

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&

Choose your Homesite Build your Dream Home Reserve your lot today!

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

With the Stanley Martin Homes lot sale program you can purchase a homesite now and build the home of your dreams when you’re ready.

Ask about our lot sale program today!

Now available at Whittington, Westlake at Foothill Crossing and Glenmore!

200 Garrett Street, Suite B, Charlottesville, VA 22902

MHBR No. 3588 | © Stanley Martin Homes | Photos used are for illustrative purposes only. Certain restrictions may apply. See a neighborhood sales manager for details.

StanleyMartin.com/CvilleLotSales | 866.324.0709

farmington

SUCCESS THROUGH EXCELLENCE

near pantops

980 WINDSOR Road 5751 SF - 5 BR - 3.5 BA - ON 1.87 AC

3268 SF - 5 BR - 3 BA - ON 2.46 AC, “Casa della Pace” - An Italian Villa Beautifully Embraced By The Central VA Countryside - A Place of Total Mind-Body Relaxation - A Place for Meditation-Writing-Music-Art! HardiPlank & Stone Exterior, Octagonal Entrance Foyer, Hand-scraped Bamboo Flooring, Huge Greatrm/Media w/Walk-out to Veranda, Open Kitchen w/SS Appl, 2 Main Level BR, Tiled Shower w/Heated Tiled Floor. Plus, Caretaker’s Apt over 3.5 Car Garage, Priv. Painting/Writing Studio, Fully Fenced, Circular Drive, Gardens. $439,500

NEW LISTING Experience “joie de vivre”-- the exuberant enjoyment of life-- in this all-brick Farmington estate, beautifully positioned on nearly 2 acres and backing to a natural easement for added privacy. Lovely soapstone courtyard entrance into octagonal foyer, home features 5 fireplaces, hardwood & Brazilian cherry flooring, study/ library with rich wood accents, family/media room, formal living areas, glass-surround relaxing sunroom and finished terrace level. Included in home’s exquisite design is a spacious master with tray ceiling and fireplace and natural views, upgraded gourmet kitchen with morning room, elegantly updated with recent interior and exterior renovations, hardscaping, and landscaping. A perfect place to truly enjoy life! $1,795,000

new listing

new listing

124 SYDNEY WAY

114 Riverside DRive

SYCAMORE SQUARE - 2460 SF - 3 BR - 2 BA - ON .30 AC

3533 SF - 4 BR - 3.5 BA - ON .49 ACRE

1280 SF - 3 BR - 2 BA - ON .37 AC

Open Floor Plan—Spacious Bedrooms—Finished Basement w/ FamRm & Bonus Rm(could be 4th BR), Huge Fenced Backyard.

Located on cul-de-sac and backing to natural reserve area and private community walking trail, this home screams Privacy...in a Beautiful Neighborhood Setting. $235,000

A LOT OF HOME FOR THE MONEY ---- The Perfect Home For Those Needing More Room... Split-BR Design w/Hardwoods, Vaulted Ceilings, Skylights, Granite Countertops, 10x30 Sunroom, 2/3 Master Bedrooms + Add;l BRs, Woodburning FP, Finished Basement & Wooded Privacy Give You All That You Are Looking For & More! Home has been Completely Renovated, New HVAC, Deck, Patio, Natural Privacy! $238,500

Lovely Split-Bedroom Vaulted Rancher with Lots of Space and Natural Privacy. Open Vaulted Greatroom w/Skylight, Nice Kitchen, Vaulted Master w/Walk-in Closet, Laundry/Mud Room, Dining Area, & Spacious Bedrooms. Plus, Large Fenced Backyard w/ Utility Shed, & Very Private Natural Location. $155,000

Barracks Road Area

broken island

1603 Inglewood Drive

37 jennings drive

waterfront

71 Blue Bell Court

30 Possum Lane

2700 SF - 5 BR - 3 BA - ON .44 AC

5076 SF - 5 BR - 4.5 BA - ON 2.48 AC

2572 SF - 4 BR - 3 BA - ON .58 AC

Meticulously Renovated Brick Home offering newly Refinished Natural Hardwoods throughout Main Level including Bedrooms. Spacious Kitchen w/Solid Surface Countertops, Rich Cherry Cabinets, Walk-out to Screened Porch & Lots of Natural Light through Lrg Skylites. $349,000

Gorgeous Greatroom (21x16) w/Stunning Window Display, Double-sided FP, Main Level Master Suite, Laundry Rms1st & 2nd Fl,Gourmet Kit w/Granite-SS Appl-FP, Sun-Filled Morning Rm, Open Dining Rm, Over 2,000-ft Fin. on Terrace Level. Trex Decking-3+ Car Garage! $494,500

WATERFRONT w/163-ft of Waterfrontage - Dock - Easy Walk To Water. Nice Kitchen w/Granite, Warming Room off from Kitchen w/Brick W/B Fireplace, Lrg Greatroom w/2 Walk-outs to Deck & Water, Breakfast Nook, 1st Fl Master w/ Walk-out & Waterviews, 1st Fl. Guest Rm. $479,000

Charlottesville Office - 434-234-3601 • Fluvanna Office - 434-589-5800

StrongteamrealtorS.com

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

3044 CAMPBELLRoad

new listing

SEPTEMBER 8 - SEPTEMBER 14, 2016 ISSUE 25-36

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Real! What’s

AUTUMN OAKS DELIGHT! This home offers double decks, formal rooms with crown molding, wood-burning fireplace, stainless appliances, dual HVAC, 3 bedrooms, 2.5 baths, unfinished basement and 10 years left on assumable VA loan. $264,900. www.KathyMarkwood.com 985-6454. (543376) Hosting Agent: Ann-Marie Guadagno Directions: From Route 29, turn onto Matthew Mills Road, Right on Preddy Creek, Left onto Autumn Oaks, home on left.

Pick up CAAR Real Estate Weekly at Hundreds of Locations!

Inside:

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VOL. 25 NO. 36 n SEPTEMBER 8 - SEPTEMBER 14, 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

How Much is Your Home WORTH?

BY KEN WILSON

Questions REALTORS® can advise on, but appraisers can determine

SEPTEMBER 8 - SEPTEMBER 14, 2016

Four Good Ideas to Help SELL YOUR HOUSE

14

CAAR

SEPTEMBER 8 - SEPTEMBER 14, 2016 ISSUE 25-36

237 AUTUMN OAKS DRIVE

Open Sunday, September 11, 1-4 pm

Real Estate Weekly

Get

4

A Virginia Tradition Since 1927 Ednam Hall • 1100 Dryden Lane • Charlottesville, VA 22903 Ph (434) 951-5155 • F (434) 951-5190 homes@roywheeler.com • www.roywheeler.com

OPEN HOUSES

Open House 11-2

How Much is Your Home WORTH?

Beautiful, historic home in the heart of Barboursville. Just a few steps to Barboursville Vineyard this home has been updated yet many original features are still present including the exposed hand hewn rafters. Large well lit family room with high efficiency woodstove which is open to dining room and kitchen with huge walk-in pantry. Beautiful master bathroom with double vanity, claw foot tub and large walk in closet. Step outside onto one of the many porches and enjoy the Koi pond, old growth boxwoods and vineyard mountain views. Location is premier with easy commute to Charlottesville, NGIC, Town Center, Culpeper and Northern Virginia.

Directions: From Pantops in Charlottesville, go North on Stony Point Rd (Route 20) approximately 14.5 miles - Right onto Governor Barbour St - 1st Left onto Old Barboursville Rd. House on right.

5330 OLD BARBOURSVILLE ROAD

MLS#549764 - $346,900

Emily Pace ERA Bill May Realty Co 249 Zan Road • Charlottesville, VA 22901 Celebrating Over Eighty-Five Years Office: 434-978-7355 • Cell: 434-989-7449 epace34@gmail.com • www.billmayrealty.com

KATHRYN HALL BENTLEY

Seller Wants Offers!

BY KEN WILSON

22

Issue: IN EVERY

REALTOR®

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

Build your home here - 2 ac. in western Albemarle school district! Within minutes of schools, historic downtown Crozet & 15 min. from both C-ville & Wboro. Mature hardwoods & beautiful mtn views. Property has well & 2 septic tanks. Stop paying rent & take the step today to see the benefits of home ownership while interest rates are still fantastic! $89,000 MLS#545055

Without a house, it’s just a plant.

CHECK EACH ISSUE OF CAAR REAL ESTATE WEEKLY AND VISIT WWW.CAAR.COM FOR A COMPLETE LIST OF AVAILABLE HOMES

Real Estate Weekly

CAAR

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

FURTHER PRICE REDUCTION

Open Houses.............................. 4-5 News & Views ...............................6-7

Four Good Ideas to Help SELL YOUR HOUSE

BY MARILYN PRIBUS

NEXT WEEK:

FEATURE

How Much is Your Home Worth? .... 14

BY KEN WILSON

HOUSE & HOME Four Good Ideas to Help Sell Your House......................................... 22

BY MARILYN PRIBUS

• Scottsville is Thriving, Affordable, and Close-In • Home Theaters Are Practical and Popular

Half-acre homesites in western Albemarle from the low $500’s Decorated model available for tour – please call (434) 218-2352 to schedule 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 One Level Living off Rio Rd.

SEPTEMBER 8 - SEPTEMBER 14, 2016 ISSUE 25-36

5

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

Elevator Townes from the $500’s

CRAIGBUILDERS.NET | 434 .973-3362

OPEN HOUSES

Out of Bounds

REAL-LIFE VALUE, YOURS IN EVERY CORNER RIVER HOUSE CONDOS

VILLA HOMES

SINGLE FAMILY HOMES

TOWN HOMES—FALL 2016!

From the $240’s From the $440’s

• Access to the Rivanna

River, Darden Park, trails, and 1.3 miles to Downtown, Charlottesville.

• Licensed architect-

designed so that form and function work together, inside and out.

From the $470’s From the low $400’s

• Universal design which

is lifestyle-inspired, from active to retired.

• Building performance

and EarthCraft certified for energy-efficiency and maximum-investment value.

SALES: Jodi Mills 434-466-5634 | jmills@stonypointdb.com MODEL: 527 Trailside Drive, Charlottesville | riverside-life.com PHOTO: VILLA HOME | riverside-life.com

stonypointdb.com

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

At RIVERSIDE VILLAGE, you’ll find a sense of affinity when every detail, from functional floor plans to the intentional community plan, is built better by design. Stony Point Design/ Build is superior building—on a neighborhood scale.

SEPTEMBER 8 - SEPTEMBER 14, 2016 ISSUE 25-36

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CAAR REAL ESTATE WEEKLY

NEWS & VIEWS

Charlottesville Area Association of REALTORS® Receives National Grant & Donates Additional Funds to Help Build a Permanent Albemarle County Memorial & Shelter

NEWS & VIEWS

Local Real Estate Related News

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

door air quality, and protect the environment. Stony Point Design/Build is transforming the fabric of community with licensed architectural design—to make sure form and function work together inside and out, universal design for lifestyle-inspired home-concepts from active to retired, and building performance for built-in quality that promises certified, energy-efficient homes for maximum investment.

Stony Point Design/Build Prepares for Sales of the First—and Only—Earthcraft Multifamily Condominium in Charlottesville with the Announcement of A New Director of Sales and Marketing Stony Point Design/Build prepares for sales of the only EarthCraft Multifamily condominium in Charlottesville with the announcement of a new Director of Sales and Marketing. This appointment follows the ground breaking and anticipated completion of the River House Condominium project in Riverside Village—just 1.3 miles from Downtown Charlottesville.

“We’re not just building houses.

We’re building lifestyle-inspired homes that reflect our buyers’ wishes and dreams,” says Jodi Mills, new Director of Sales and Marketing, Stony Point Design/Build. “And we certify our homes with EarthCraft Multifamily because we want to pass on the value of high-performance building to our home buyers. When you truly listen to what people want, it makes all the difference in the world.”

“We are thrilled to have Jodi Mills join our team as Director of Sales and Marketing,” says Chris Henry, General Manager and COO, Stony Point Design/Build. “She is a warm, true professional with deep industry knowledge and experience. She will further drive our brand promise of building efficient, quality, functional spaces—

building better by design—and building customer loyalty with the long list of benefits EarthCraft certification promises.”

The EarthCraft Multifamily program is a green building certification that provides a blueprint for healthy, comfortable homes that reduce utility bills and protect the environment.

EarthCraft Multifamily uses a HERS rating, program guidelines, a pointsbased worksheet, site visits, and diagnostic testing to verify that projects comply with program standards. By incorporating energy costs that are, on average, 30 percent below those of a typical new condominium, home buyers will notice significant savings on operating and maintenance costs, a healthier living environment with improved indoor air quality, and a quieter home with increased comfort and enhanced durability.

“Being a part of this nimble team is completely energizing,” says Jodi Mills, Director of Sales and Marketing, Stony Point Design/Build. “We have great synergy and trust. There really isn’t anything we can’t do together!”

About Stony Point Design/Build Stony Point Design/Build takes advantage of the quality elements and craftsmanship of custom-home building and applies them on a neighborhood scale. This provides a superior product at a competitive price for a wide range of lifestyles. And because Stony Point Design/Build wants to share the quality and value of high-performance building with home owners, they utilize third-party testing to ensure healthy, comfortable homes that reduce utility bills, improve in-

The Charlottesville Area Association of REALTORS® (CAAR) has received a $1,500 Placemaking Micro-Grant from the National Association of REALTORS® (NAR) to help with a grassroots effort to honor the sacrifices made by Albemarle County residents and landowners who were displaced when the Shenandoah National Park was established in the 1930s. In addition to the grant money received, CAAR will also make a $500 donation to the project.

The Albemarle Blue Ridge Heritage Project (ABRHP) will consist of a memorial and shelter within the Patricia Ann Byrom Forest Preserve Park in the Blackwells Hollow area of western Albemarle. The memorial will be a monument, in the form of a stone chimney, with a plaque honoring the families and their sacrifices. Additionally, the Albemarle project intends to build a shelter that will include information panels and can be used for mission-related cultural events.

“CAAR is a huge advocate for the protection of private property and homeownership rights,” said Donna Patton, CAAR President. “Once CAAR learned about the proposed memorial in Madison County last year to honor those families that were displaced when the Shenandoah National Park was established, there was no hesitation that we wanted to be involved. The

same commitment rings true for the Albemarle County memorial project, and the future memorials in the other six counties that the Shenandoah National Park impacted.” ”This is a grassroots effort to honor families who lost their homes in western Albemarle, so it’s especially gratifying to have this generous support from the home experts in the Realtor® community,” remarked Paul Cantrell, ABRHP Steering Committee Chair.

The permanent memorial is already underway and local media is invited to view its progress on Wednesday, August 31 at 10 a.m. The memorial chimney is expected to be completed in early November of this year and the shelter by spring 2017. An update on the exact date and time of the revealing will be communicated when available.

If you would like to donate money to this memorial project, please visit www.blueridgeheritageproject.com/ albemarle.

Pictures provided by the Albemarle Blue Ridge Heritage Project.

About the Blue Ridge Heritage Project: The Blue Ridge Heritage Project’s vision is to build a memorial in each of the following counties: Albemarle, Augusta, Greene, Madison, Page, Rappahannock, Rockingham, and Warren. As of now, the Madison County memorial is complete and can be seen in at the Old Criglersville Elementary School.

The memorials hope to encourage historical and cultural tourism to each area and educate visitors about the people who lived in the area of the Blue Ridge Mountains before the Shenandoah National Park was established.

About CAAR: The Charlottesville Area Association of REALTORS® serves more than 1,000 real estate professionals and affiliate members throughout the City of Charlottesville and the counties of Albemarle, Fluvanna, Greene, Louisa, and Nelson. Widely recognized as the leading voice for real estate in Central Virginia since 1925, CAAR members

THE

CAAR

Staff:

PUBLISHER Aimee Atteberry aimee@c-ville.com

EDITORIAL COORDINATOR Celeste Smucker editor@caarrew.com

ADVERTISING Beth Wood beth@caarrew.com 434.817.9330

DESIGN Tracy Federico designer@c-ville.com

Chaney Hambrick chaney@caarrew.com 434.220.1685

Henry Jones rewdesigner@c-ville.com

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

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

Information on advertising placement may be obtained by calling 434-817-9330.

All real estate advertised herein is subject to the Federal Fair Housing Act, which makes it illegal to advertise “any preference, limitation, or discrimination because of race, color, religion, sex, handicap, familial status, or national origin, or intention to make any such preference, limitation, or discrimination.” Virginia Fair Housing Law also makes it illegal to discriminate because of elderliness (age 55 and over).

We will not knowingly accept any advertising for real estate which is in violation of the law. All persons are hereby informed that all dwellings advertised are available on an equal opportunity basis.

CAAR Real Estate Weekly Is printed on 100% recycled paper

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

EAN FAULCONER INC. MCLFarm, Estate and Residential Brokers Farm, Estate and Residential Brokers 503 Faulconer Drive ∙ Charlottesville ∙ VA ∙ 22903

DEVON PINES

Fabulous custom home built by Vitto Cetta of Weatherhill Homes. Tastefully updated. Large first floor master suite with beautiful marble counter tops in bath and walk-in closets. Second master suite upstairs. Great window arrangements make this home very special.

Kitchen features granite counter tops, stainless appliances, double ovens, 5 burner gas cooktop and wine refrigerator.

Large laundry room has sink, cabinets and a closet. Over-sized garage features transoms over the 3 garage doors.

The screened porch overlooks a private, wooded sanctuary. $579,900

DICK WOODS ROAD

Spectacular custom designed home built with attention to detail. One of the finest homes in South Ivy. Set on 6 beautiful acres with a lovely gated entrance. Close up mountain views.

Broad cased openings, 10’ ceilings and dramatic vaulted spaces. A kitchen created with thoughtful detail by serious chefs, created for entertaining and casual family life. Master suite on the first floor is spacious and has a lovely sitting area. $1,178,000

CALL SHARON

Over 25 years of Real Estate experience. email: callsharon.today@yahoo.com cell: 434.981.7200 WALK TO UVA

Four finished levels in historic in historic Fry Springs area, Charlottesville. Cycle or walk to UVa or hospital. Four bedrooms (2 of them en suite) and 4 bathrooms, plus a huge rec. room in basement could be 5th bedroom. Ideal for sharing or for the person needs some space.

Hardwood floors throughout main level, ceramic tile countertops and kitchen island. Backs up to common area. $434,900

NEWS & VIEWS

Wild Virginia is working hard to keep pipelines from harming sensitive ecosystems in Virginia. To help raise funds for this effort Wild Virginia has teamed up with Will Overman Band and Starr Hill for an exciting concert.

Will Overman Band’s No Pipeline!

Benefit Concert September 16 Starr Hill Brewery 7-9 p.m.

Soulful and unforgettable. Addictive and sometimes playful. Meaningful and real. Those factors, plus a transcendent passion and unyielding commitment to craft, are what truly define this rising, must-see group of talented young musicians.

7 SEPTEMBER 8 - SEPTEMBER 14, 2016 ISSUE 25-36

Will Overman Band Plays No Pipeline! Benefit Concert for Wild Virginia

“...WOB’s debut album is a strong start to what promises to be a long, successful musical journey.”

—Huffington Post “A unique, trademark voice, Will’s is one you recognize and gravitate to.”

—No Depression There is a $10 Suggested Donation at the door, but no one will be turned away.

This event is part of Wild Virginia’s partnership with Starr Hill Brewery’s Cheers for Charity fundraiser in September. Throughout the month, one dollar for every pint of beer sold in the Starr Hill Brewery Tap Room will be donated to Wild Virginia’s work to protect Virginia’s national forests and stop the Atlantic Coast and Mountain Valley Pipelines.

Cheers for Charity will feature a month-long series of events at Starr Hill Brewery in September including a trivia night, a book signing and reading and an exciting live auction. This is a great chance for our membership, the public, our sponsors and Starr Hill patrons to come out, mingle and support a great cause.

The Starr Hill Brewery Tap Room is located at 5391 Three Notch’d Road in Crozet, VA. Go to www.StarrHill. com/Tap-Room for hours and more information. n

SOLD

FRY SPRINGS NEIGHBORHOOD

All brick range style home in popular Fry’s Spring, just behind Fry Springs Beach Club off JPA, close to the Rivanna Trail & Azalea Park.

Hardwood floors & central air throughout w/gas furnace, plus FP w/wood stove insert. 3 BR’s on main level w/apt. on the lower level. All appl. in both units convey. Sidewalks all the way to Fry Springs Station, UVa & Hospital. $285,000

SONJA CASERO

Multi-million-dollar top producer for over 20 years. email: sonjac2702@gmail.com cell: 434.981.3523 WWW.MCLEANFAULCONER.COM

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

bring professionalism and high ethical standards to every business transaction. The Association advocates for the protection of private property rights and provides tools and technology for members to achieve expertise in serving the needs of customers and clients.

The CAAR membership is committed to enriching the region’s neighborhoods by engaging in a variety of educational programs as well as community service events each year.

SEPTEMBER 8 - SEPTEMBER 14, 2016 ISSUE 25-36

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

NOW $419,900

Bev Nash

$415,000

434-981-5560

• Dramatic price adjustment and immediate occupancy possible • A Spring Creek gem with custom upgrades • 4 bedroom, 2.5 baths and a part finished basement • Oversize chefs kitchen, family room fireplace • Waterfall staircase, Granite counter tops • Stainless steel appliances, dark oak floors

$199,000

Dan Corbin

434-531-6155

• LAKE MONTICELLO Dutch Colonial • Bright Open Kitchen, Island and Breakfast area • Gorgeous Dining Room with raised hearth wood f/p.

• 4BR & 3 1/2 bath w/Owner’s Suite to Love • Deck, Pergola & Stone Patio great for Entertaining

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

$307,000

Rachel Burns-Reynolds

Ruth Guss

$295,000

434-960-0414

• Fluvanna County – Ridgeway Farm • 4 Bedrooms, 3 ½ Baths, 3,200+ Fin. Sq. Ft. • Main Level Living, Dining, Kitchen & Family Room • Full Finished Basement w/office, Music & Rec Rooms • Large Fenced Rear Yard, Storage Shed with Electricity • Attached 2 Car Garage and Paved Driveway, MLS #546485

$176,500

Candice van der Linde

434-760-4778

434.985.0021 21708 James Madison Hwy Troy Va 22974 ZION CROSSROADS

Roger Voisinet

434-981-1076

• 1915 E MARKET ST. • 1 of 3 units • Unique, historical building called the Millhouse • Directly across from the Rivanna River • 1.1 miles from the downtown Mall.

• 2BR/1BA, 1,186 fin. sq. ft.

$418,900

434-981-8730

Pat Burns

434-465-4444

• One Level Living on 1.5 Acres • 3 bedrooms 1 bath • Albemarle Co - minutes from Downtown • Renovated & Move in Ready!

• Red Hill School District • Updated Kitchen & Appliances • ALL NEW Flooring Throughout!

• Owner wants an offer • 3+ acres, 4BR/3 full & 2 half BAs • Queen Anne style in ZION CROSSROADS • 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

Kim Lilley

Candice van der Linde

$649,900

• Water front in Hollymead neighborhood • Main level: large plank, hdwd floors, water views, FP • Large master Suite • Rear deck overlooks stocked pond • New HVAC & front porch + landscaping • Neighborhood incl. walking trails, ponds, pool

Millhouse Condo #1

434-422-0223

• Spacious elevated lot in historic Rugby • Vintage charm with major potential • Large sun room for office or den • Recent addition expanded main floor • Private bluestone patio

$274,000

434-981-8730

• Whole house and deck freshly painted • 6 miles to Zion’s Crossroads • ONE LEVEL Living, 4BR 3 Full BA • Huge Master Suite Addition • Sun Filled back deck & Huge Covered Porch • Private setting on 3 Acres • Watch the Video: www.buyandsellcville.com/video/5105

434.974.1500 355 West Rio Rd, #102 Charlottesville Va 22901 CHARLOTTESVILLE

N

LOCKWOOD FARM

Classic custom 4 bedroom brick Cape Cod will surprise and delight, with fabulous new kitchen, sunroom, screen porch, bathrooms, with gleaming hardwood and ceramic floors, a separate and a beautifully appointed 1 bedroom guest cottage!

Prime, and gently rolling farmland compromising of 202+ acres near Scottsville.

Including (3) ponds and more springs! Old, serviceable barns & (5) bay equipment shed.

MLS #537494 $445,000

MLS #550478 $650,000

OLD ORCHARD c. 1850 Comfortable and charming historic home in very good condition, with authentic dependencies & gardens on 231 mostly wooded acres. Fabulous new horse barn with indoor pool, steam shower, relax after a long ride. 20-30 acres open in improved and fenced pastures. Ample water. Trails throughout!

$1,250,000. MLS#550309

RE

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P D RI U CE CT IO N

MLS #539108 $395,000

LANGHORNE CUSTOM HOME

SEPTEMBER 8 - SEPTEMBER 14, 2016 ISSUE 25-36

JAMES RIVER FARM Early 1800’s farm house, 55+ acres overlooking rich land with flourishing soybean, and long accessible frontage on the James River.

EW

C O UN N DE TR R AC T

SO LD

C O UN N DE TR R AC T

9

QUANDARY FARM

FRAYS RIDGE ESTATE

c.1860 Nearly 100 acre homestead, located near Trump and Blenheim Vineyards. Private compound, charming home and dependencies, all in excellent condition. Professional sound recording and mixing studio. Pond, old cabin, gardens and specimen trees.

Stately Albemarle residence of 10,000+ sq. ft. Smart house wiring and superior construction, with 9 bedroom suites, industrial kitchen, elevator, home theater, elegant poolscape, pool house with full kitchen, separate guest quarters, 6 car garages. Overlooks a lake with fountain, on 21 acres.

$2,500,000. MLS#513246

BROOMFIELD FARM This 151 acre horse farm is eligible for significant tax credits for (much needed) restoration work. Extensive road frontage, several development rights and an ideal conservation easement candidate. Main residence, managers cottage, open pasture, mountain views, ponds, cedar lined fence rows, barn, center aisle stable.

$3,950,000. MLS#509871

$1,195,000. MLS#545248

Tanbark

AMMONETT FARM

Country retreat of 20 rolling, partially fenced acres in S. Albemarle. Beautifully restored 1893 farmhouse with first floor master suite, wraparound porch, apt. over garage, caretakers cottage, barns, and pond.

34+ Acres AMMONETT FARM c. 1878 - Traditional Farm House with charming finishes, sits quietly between two fields at the foothills of Ammonett Mountain with Ammonett Creek flowing in the background, surrounded by specimen shade trees in a park like setting.

Only minutes to stores/restaurants, Rte 29 and Walnut Creek Park.

$575,000. MLS#530063

$665,000 MLS#548115

Ivy Ridge 2+ acres, Spacious rooms for family and entertaining.

Country living close in Ivy Ridge. Serious garden, chickens, workshop, stunning brick courtyard with fountain and (2) outdoor fireplaces. 500 bottle wine cellar. Custom stain glass interior doors and antique hardware throughout. Extensive plantings frame the house and grounds with specimen trees.

$789,000 MLS#547195

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 2nd floor master. 63 acres, guest cottage, stable, and pond.

$995,000. MLS#530112

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$1,250,000. MLS#550247

MERRIE MILL FARM 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.

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A Virginia Tradition Since 1927 Charlottesville: 434-951-5155

®

®

Greene: 434-985-2348

Zion Crossroads: 434-589-2611

Ednam Hall • Dryden Lane • Charlottesville, VA 22903

Homes@RoyWheeler.com • www.RoyWheeler.com

MOTIVATED SELLER!! If you have seen this before it is a

SWEET, UPDATED BRICK RANCH in the city with great investment potential - finished basement can be used as an accessory apartment. Replacement windows, updated kitchen with recent flooring & granite counter tops, new bathroom tubs & commodes, off street parking. Located on a quiet cul de sac, and walking distance to UVA grounds. $265,000. Ginny Barefoot, 531-7864. (551734)

CHARMING HOME on finished walk-out basement in popular RAINTREE neighborhood on a private cul-de-sac lot! Light-filled living, dining room, eat-in kitchen w/granite counters & family room w/gas fireplace & built-ins, access to full length rear deck overlooking back yard. $339,900. The “YES” Team, Yonna & Keith Smith. 531-0817/531-0795.

(551692)

STONE'S THROW TO BEACH! Custom built builder's home on fin. basement offers 1 level living at its finest w/ elegant architectural details combined w/nicely flowing open floor plan offers 1st floor master, hardwood floors, 4-season sun room w/plenty windows. Finished basement w/FR & full bath, 2-car garage. $208,900. The “YES” Team, Yonna & Keith Smith. 531-0817/531-0795. (549747)

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MUST to see again! Newly renovated kitchen, new appliances, island, cabinets, flooring in kitchen and laundry room, new front porch. Lodged in the foothills of the Shenandoah Mountains & 100 ft from Greene Mountain Lake. 20 minutes from NGIC, & 30 min, to downtown Charlottesville. $179,900. www.TammiCampbell.com 985-2348/882-5403. (551736)

SPECTACULAR OFFERING in Ivy Ridge. Country living close in Ivy Ridge. Stunning courtyard and gardens, workshop, (2) outdoor fireplaces, 500 bottle wine cellar, custom stain glass interior doors and windows, antique hardware throughout. Extensive plantings frame the house and grounds. 2+ acres with spacious rooms for entertaining. $749,000. JimBonner.com 951-5102. jim@jimbonner.com (547195)

THREE BEDROOM, 1 bath brick ranch on 2.84 acres just north of White Hall surrounded by Western Albemarle wineries and vineyards! Beautiful location just 7 miles to Crozet. Many upgrades, new roof, well pump! $159,000. Alex Ix, 951-5177/962-0509.

(548899)

BEAUTIFUL HOME on 2 well-maintained and landscaped acres. Home has 9’ ceilings & hardwood thruout main level, LR w/gas FP, open kitchen, large MBR w/2 walk-in closet, en-suite w/double vanity & tile floors. Fenced backyard boasts 48’x16’ brick-walled garden. Walking path to community land & pond. $319,900. Ginger Ashcom 978-1066 and Gavin Sherwood, 962-0226. (550403)

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. $395,000. Jan Shiflett, 242-6057.

(524535)

WELL THOUGHT OUT 4 BEDROOM home with open floor plan, gourmet kitchen, impressive master suite, ultimate “man cave” in basement leading to the extraordinary yard with koi pond, waterfall, lily pads, and gardens! Located minutes from 64/250 & less than 10 miles to Pantops. $499,900. susanstewart76@gmail.com Susan Stewart 434242-3550. (546579)

FABULOUS OPEN FLOOR PLAN! 4/5BR/4.5BA w/1st Fl

Master suite & fully fenced, private rear yard. Rich hardwoods.

2 FPs. Recessed lighting. Ceramic tile baths. Central vac. 3 car garage. Screened porch. W-O terrace lvl w/ full BA, workout room or 5th BR w/ walk-in closet. Loads of storage. Community pool, clb hse, wkout rm, fish'g lake, tennis & more! $675,000. Byrd@ ByrdAbbott.com 242-9600. (546408)

WELL MAINTAINED, SOLID BRICK HOME located in a quiet, established neighborhood. Current owner made many appealing improvements. Beautiful hardwood flooring throughout the main floor; breakfast bar area plus dining room which opens to rear deck. Spacious living room w/FP. Finished basement. Mature landscaping. $339,900. Ginny Barefoot, 531-7864. (550277)

SELLERS ARE MOTIVATED!! A perfect family home to entertain in with a magnificent chef ’s kitchen, in ground pool with pool house, Blue Ridge views, 2 miles from Stonefield and minutes to downtown Charlottesville! 5 bedrooms, 4 baths, whole house generator, 100-year tin roof & BUYER'S WARRANTY. $899,000. Sandy Collins, 222-6645 and Susan Reres, 953-5552. (530439)

4 ACRES IN IVY. Very private. Cool contemporary with metal roof and in-ground pool. Wonderful play and garden areas of lawn and woods. Dramatic foyer. Cathedral ceiling in great room and eat-in kitchen. Private 24x20 family room with adjoining play room. $375,000. Jim@ JimMcVay.com 434-962-3420. (549042)

ATTENTION INVESTORS- located near UVA, Darden School, Law School and JAG School, this delightful condo has tenant in place and features beautiful wood floor, marble surround wood burning fireplace, all appliances, nice balcony with urban views, pool, and great location! Call your Realtor today. $104,900. Mike Peters 951-5119/981-3995.

(550640)

PERFECT FAMILY HOME! Large great room with doors to the deck and gas fireplace is perfect for relaxing. The walk out basement is rough plumbed and ready to be finished.

Huge garage with an unfinished 2nd floor that would be a wonderful apartment. Private garden with beautiful flowers backs to the woods. Quiet road close to NGIC, DIA. $315,000. Fiona Tustian, 540-661-9089. (549739)

EARTHCRAFT HOME on just over 2.5 acres. Begin and end your day on the wraparound covered porch of this 2 story home. Just a few features include whole house generator, geothermal heat pump, “on demand” water heater, 3 bedrooms, 2 full and 2 half baths, partially finished basement, 2 car garage and so much more. $349,900. MatthewWoodsonProperties.com 960-5187. (543199)

Celebrating Over Eighty-Five Years

Western Albemarle: 434205-4355

BROOMFIELD FARM. An extraordinary opportunity within the Southern Albemarle Historic District. Offering encompasses 151 acres with extensive road frontage and a number of development rights. Mountain views, ponds, barn, center aisle stable, mostly open, gently rolling pasture and hayfields. $1,195,000. JimBonner.com 951-5102. jim@ jimbonner.com (545248)

ROCKY GLEN. This artfully crafted 5 bedroom home embraces a well preserved chestnut log cabin dating to 1821.

The home has been beautifully expanded with walls of triple pane Pella windows, with built-in blinds, French doors and remote control skylights of the finest quality to bathe the home in natural light. $995,000. JimBonner.com 951-5102. jim@jimbonner.com (530112)

OLD ORCHARD. Historic residence, carefully restored, privately situated on 231 mostly wooded acres, located 1 mile from Scottsville with charming old and authentic dependencies & gardens. New 4 stall barn of top quality with grooms quarters, indoor pool & steam shower! Solid 4 board fencing, lush paddocks, riding ring, ample water. $1,250,000. JimBonner.com 951-5102. jim@jimbonner.com (550309)

STONEY CREEK AT WINTERGREEN: This water-front home offers long lake views, views of the 5th green and spectacular views of the surrounding mountains. Abundant windows/doors bring the naturescape inside while patios, decks and a free-flowing interior make indoor/outdoor living a breeze and entertaining a joy. $849,000. www.TheChaseTeam.com 296-9860. (546795)

HORSESHOE HILL. Country house with informal elegance throughout. Coveted Keswick location. Total renovation & new construction complete 2013. Master suite with study, gourmet kitchen, great room with cathedral ceiling, large living room opens to screen porch and brick terrace.

3-bay garage with guest apt. 4 wood burning FP. 4-stall barn. $1,825,000. Duke Merrick, 962-5658. (547810)

AMAZING CUSTOM HOME in a private community.

This home is immaculate and move in ready. Many improvements have been made since the house was purchased, the master bath has been added on to and the kitchen has been upgraded plus the lower level was finished to include storage space as well as delightful in-law apartment. $617,000. www.

GerriRussell.com 531-9581. (543434)

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)

TRIPLE J & J RANCH. Situated along the banks of the Tye River, this beautiful and very private 108 +/- acre farm is comprised of 4 parcels. Enjoy a mile of frontage along the Tye River along with your own island! Land is a mix of elevated sites set amongst mature hardwoods, with year round views of the river. $799,500. Steve White, 242-8355. info@ stevewhiterealtor.com (538189)

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

Ginger Ashcom 978-1066. (530702)

STUNNING CUSTOM BUILT HOME on 12+ acres convenient to Charlottesville & Richmond. Fantastic brick/ vinyl-sided home offers a spacious floor plan w/ great room, kitchen w/large pantry, maple cabinets, quartz counters, 4BR/3BA upstairs, 9' ceiling throughout w/elegant curved stairway to 2nd floor. $460,000. The “YES” Team, Yonna & Keith Smith. 531-0817/531-0795. (549746)

OWN YOUR VIEWS! Just north of Earlysville this 264 acres of protected countryside provides breathtaking views of lush open pastures, your historic circa 1886 home, 18 stall barn and more. Miles of riding trails – a horse-lover’s dream! $1,950,000. Maury Atkins 540-223-2719. (539116)

FOUR BUILDING LOTS available from 7+ to 15+ acres on Logan Road in Buckingham County surrounded by similar properties. Mostly open fields with some woods to front and back of property would make great private home sites. Sunsets are lovely from this vista! Deed restrictions to be recorded at conveyance. From $21,900 to $46,900. June Seay, 9819038. (550627-630)

7.18+/- WOODED ACRES with approximately 300' of road frontage on Rt. 33 between Ruckersville and Barboursville. Approximately 20 minutes to Charlottesville and only minutes from Ruckersville. $90,000. June Seay, 981-9038.

(549356)

ARE YOU READY to build your own perfect home, one that has everything you are looking for and can't find in today's market? This is the place for you! Convenient to everything, beautiful views over rolling meadows to the mountains, public water hookup and perked. The land is nearly level and open. $89,000. Fiona Tustian, 540-661-9089. FionaTustian1@gmail.com (537570)

THIS IS A PERFECT SPOT for a home site in the mountains. Ideal for a year round home with abundant wildlife, privacy and beautiful views with some clearing. Located close to the Shenandoah National Park but convenient to 29 corridor. Bring your builder or we can refer you. $39,900.

Fiona Tustian, 540-661-9089. FionaTustian1@gmail.com (542419)

POSSIBLE OWNER FINANCING on this great lot in central Madison County. Superb location for private home. It lends itself to a full walkout basement and has a 3 bedroom perk. Beautiful Holly trees and hardwoods, springs and creek.

Backs to farmland and vineyard. Also available as 4 ac lot, 3 ac lot, 6 ac lot. $129,900. Fiona Tustian, 540-661-9089.

FionaTustian1@gmail.com (536499)

Trust, Tradition & Market Leadership

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Wintergreen: 434-325-8018

GO L LF AKE FR & ON T

Downtown: 434-296-7171

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A Virginia Tradition Since 1927 Charlottesville: 434-951-5155

Zion Crossroads: 434-589-2611

Wintergreen: 434-325-8018

Greene: 434-985-2348

Downtown: 434-296-7171

Western Albemarle: 434-205-4355

Ednam Hall • Dryden Lane • Charlottesville, VA 22903

Homes@RoyWheeler.com • www.RoyWheeler.com

PRICE REDUCTION – GREAT LOCATION! Build your new home here. 2 acres in Western Albemarle school district! Situated within minutes of schools, historic downtown Crozet and 15 minutes from both Cville and Waynesboro.

Mature hardwoods and beautiful mountain views to enjoy every day from this lovely site. Property has a well and 2 septic tanks. $89,000. Kathryn Bentley, 989-6769. (545055)

EXCELLENT OPPORTUNITY to own a large tract of mostly wooded land near the town of Gordonsville. Existing home and buildings are not salvageable and have no value.

From traffic circle in Gordonsville head south on 15S/33E to left on Louisa Rd. Go approximately 1 mile to left on Hanback Rd to property on left. $110,000. MatthewWoodsonProperties.com 960-5187. (547653)

BUILD YOUR DREAM HOME on this spacious 3.05 acre wooded lot minutes from downtown Gordonsville. Flat acreage with plenty of privacy and seclusion. 10 minutes to I-64, 30 minutes to Charlottesville. $29,000. Trevor Wood, 951-5155/9962232. (548409)

MOUNTAIN RETREAT or perm residence! Bring your builder or we can refer. 5+ ac with total privacy and abundant wildlife. It is perked for a 3 bedroom home and ready for your building plan. Well is already installed making this a great value. High elevation, wooded and some cleared. $59,000. Fiona Tustian, 540-661-9089. FionaTustian1@ gmail.com (530182)

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)

RURAL SETTING yet convenient location in the popular town of White Hall. Whether it's your weekend retreat, a nest for your livestock or your new home site, you'll love the privacy and seclusion offered by this charming parcel.

Included you'll find a shed, chicken coop, outhouse and a small, one-room cabin. Priced well-below tax assessed value. $89,900. Kathryn Bentley, 989-6769. (542645)

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 9515102. jim@jimbonner.com (503483)

2.03 WOODED ACRES located in a very desirable location and school districts of W. Albemarle County.

Surrounded by very nice homes but yet enough mature nature to still have privacy once you build your new home. Bring your builder!! 15 minutes to Charlottesville, UVA and shopping. $160,000. www.TammiCampbell. com 985-2348/882-5403. (533658)

7.28 ACRES OF PRIME RESIDENTIAL LAND only minutes from Keswick and Glenmore Country Clubs.

Scenic easement is recorded to ensure privacy and private road to back lot is by recorded easement from the front lot. Prime building site. $175,000. Karen S. Dowell, 531-6948. (543774)

1.5 ACRES at the corner of US Route 29 and Cooperative Way in Arrington, VA. 30 minutes to Lynchburg. 35 minutes to Charlottesville. Connection to public sewer and water available. This is a great location for the next brewery or winery in Nelson County. Owner financing available. Price includes land to be cleared, if desired. $75,000. Gavin Sherwood, 962-0226. (550286)

BEAUTIFUL 2 ACRE BUILDING LOT, all wooded with stream just 3 minutes from Zion Crossroads!

Borders recently flagged. 2004 soil work suitable for 3 bedroom conventional drain field but would need to be updated by purchaser. Great home site close to everything! $29,000. Maury Atkins 540-223-2719. (546618)

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

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)

PRETTY PIECE OF PROPERTY of 4.1 acres about 2 miles from Dixie in Fluvanna County. There are 2 structures on the property but they are unsafe for occupancy. The value is in the property only. There is an old well on the property but property is being sold as is. The land has been select cut. $34,000. Bonnie Field, 589-2611. (546425)

CHARLOTTESVILLE LAND of 2.81 acres for a home site with private wooded surroundings. Front of parcel runs along public paved road. Just off 29 North and minutes to NGIC, DIA, Hollymead Town Center and Charlottesville. $78,000. Adjoining 6.14 parcel is available for $139,000 (see mls 543356) or the two may be purchased together. Owner financing is available. Pamela Maloney, 284-1848. (543358)

oPen house 9am to 5Pm every saturday and sunday at 5105 Blenheim road, Charlottesville, va 22902

Private Gated equestrian Community nestled within the Jefferson sea

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Blenheim farm $795k • 5400 sq ft • 25 wooded aCres

21+ aCre estate ParCels startinG at $179,000.

to Be Built: farm house • 3600 sq ft • 21 aCres

to Be Built: vintaGe CottaGe • 3,000 sq ft • 21 aCres

Please ContaCt

( 434) 5 66-5 5 62

info@turkeyrunCville.Com

thefarmsatturkeyrun.Com

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less traffiC & drive time to the downtown mall & uva than any other Community in Charlottesville.

How Much is Your Home

WORTH?

BY KEN WILSON

FEATURE

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ow much is your home worth? How much more would it be worth if you remodeled the kitchen or enlarged the master bedroom? How do you know what price to set when you put it on the market, so it’s neither over nor undervalued? Is that condo you’re thinking of buying worth the $8,000 more it’s listed for than the one downstairs? These are questions REALTORS® can advise on, but appraisers can determine.

Working With An Appraiser The REALTOR® is front and center during any real estate transaction. The loan officer at the bank will become familiar too. Buyers and sellers will need them both. But what does an appraiser do, and when and how? Simply put, the appraiser is hired by the lending institution to ensure that the home is worth what the seller is asking.

“The more someone puts down, the less the lender is concerned about the price, because the buyer has so much of their own equity in the property,” says

Michael Guthrie, CEO and Principal Broker of Roy Wheeler Realty Co. “But if you have a buyer who has very little money down—there are some loans out there that are 100% financing—then the appraisal becomes very important because you have to make sure that that property is the right value, so that if for some reason something happens and the buyer needs to sell that house, they can sell it and be able to pay off their loan.”

“The usual time an appraiser is called in is once a buyer writes a contract on a property,” Guthrie says.

“Once buyer and seller agree to terms, including a price, then the lender will order an appraisal, which the purchaser will pay for. Then the appraiser goes out and determines if the house will appraise at the price that the buyer is willing to pay—they’re looking to protect their loan.”

Here’s how they do it. First the appraiser inspects the entire building inside and outside, noting the quality of the original building materials and how well they have been kept up. Besides looking at the physical property itself, the appraiser inquires about any

repairs and upgrades, and researches its ownership, sales and listing history.

By and large, this is an objective process; every appraiser is required to follow strict guidelines (more about those later). Still, they’re only human.

“It’s really important when an appraiser comes to your home to make it look as good as possible,” Guthrie says. “The first thing the appraiser’s looking for is upkeep. Does the front door area need sanding and painting?

Perception is everything. If the house is neat as a pin and everything’s in place and it’s not cluttered, and the normal areas that people are coming through are painted, that shows that the house has been well-kept. All of those things help in getting the best appraised value for the house.”

“Make sure the appraiser can access all the rooms,” Loring Woodriff REALTOR® Inessa Telefus says. “Have a list of upgrades, a list of special features of the house and location. Make sure the appraiser knows about any new stores, parks, etc. in the area.” These neighborhood amenities and conveniences will factor into the appraiser’s determination of the home’s value.

Comparables “As a listing agent, I make sure appraisers get to see the entire property and that they know of all improvements,” Telefus says. “I also make sure they are familiar with all the comparables.” The “comparables” she’s referring to are comparable properties— neighborhood homes of similar size, design, age and condition which have recently been sold. An appraiser will want to know how the property on the market stacks up with these recently available properties.

“You’re going to want to use the comparables to provide them information that may be helpful in the appraisal process,” Guthrie says—“here are the three comparables that we used to determine why we value this house at this amount—just to make sure the appraiser is looking at the same things that we’ve looked at. From the REALTOR’S® standpoint, it’s a responsibility of ours to make sure that information is there.”

“There are a number of factors that appraisers look at when determining overall comparability,” says Troy Johnson, owner of Absolute Appraisals.

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D I S C O V E R

Superior craftsmanship that stands the test of time.

FEATURE

For more information visit www.dominioncustomhomes.com or call us at 434-975-1166.

Nelson County Land Spruce Creek Road parcel Build your getaway cabin on this beautiful, 7-acre mountain property that’s just minutes from Nellysford and Wintergreen. Explore and fish in Spruce Creek or just sit on the rock outcroppings and listen to the water babble! Was the site of an old home. Full of wildlife and mountain plants. No electricity to the site but has been researched and is available. $75,000

than ten minutes to breweries, wineries, cideries, Nellysford, Wintergreen and the Appalachian Trail.

What more could you ask for in a location? What makes this even more special is the bold creek on the property! Ideal location for a getaway cabin or a permanent home. Beautiful walking trail already there. There are no association dues; road maintenance shared by all on an as-needed basis. $129,000

10 Moses Hughes Lane Frontage on trout-stocked South Fork Rockfish River. Nearly level 3.06-acre lot with mountain views in all directions. On the road to Wintergreen/Blue Ridge Parkway and near area attractions. Interior drive in place or access via private, Bryant Mountain Road. Perked for a 3 BR residence and no restrictions imposed by deed.

Perfect for homesite or getaway. $42,500

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

2805 Magnolia Drive HUGE REDUCTION! This custom home, in the upscale neighborhood of Montvue, has 3,593 finished square feet (4,673 total) and is located 1 mile from Barracks Road Shopping Center. This home is much larger than it looks - 1 story in front, 3 stories in back. Excellent floor plan with no wasted space. Large rooms, (Living Room (27’5” X 15’5”) with big windows overlooking your private woods, a park-like setting. New kitchen appliances - microwave/convection oven, 2nd large convection oven, cooktop and refrigerator. Hardwood floors upstairs and on main floor. This custom Carl Lasley built home is in excellent condition. Offered for $447,600. (544262)

Theodora Carey 434.977.7286 or 434.249.6255 theodoracarey@gmail.com

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Waterfalls Drive Almost 22 acres located less

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“The first thing to understand is that we are looking at homes in that particular neighborhood that have sold in the recent past. Sometimes homeowners look at comparables that appraisers select, and say this isn’t comparable at all. But in reality, it’s all that’s available.

Having said that, once we look at a pool of comparable sales, we’re looking for properties that are similar in terms of 1) location and, 2) physical characteristics items such as quality of construction, the condition of the house, the structural integrity of the home, the bedroom count, etc. The closest properties we can get to the subject property in terms of neighborhood and physical characteristics are the comps we’re going to use.”

Make sure the appraiser knows about any

FEATURE

new stores, parks, etc. in the area.

These neighborhood amenities and conveniences will factor into the appraiser’s determination of the home’s value.

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Rental Potential In some cases, a home’s rental potential is another factor an appraiser considers in determining a home’s market value. This is especially the case for homes which already have tenants, and homes in neighborhoods—for example those close to the University of Virginia—where rental demand is high. In such cases, Johnson says, “the income that that property generates is going to be one of the most important factors in terms of the value of that property.”

Before the Appraiser Comes: Improvements to Make, and Improvements Not to Make “One of the most important things is to make sure there is no obvious de-

ferred maintenance, especially if you’re using an FHA or USDA loan,” Johnson says. “Those particular loans have very stringent deferred maintenance standards, and if there is any deferred maintenance, in order for that loan to process, you’re going to have to go back and fix it. Secondly, improvements to the kitchen, bathroom and main living areas make quite a difference, but people can also over-improve as well. You’re not necessarily going to

get all your money back if you’re going overboard and overpricing or super improving the property. You won’t get your return. But if you improve those key areas within a reasonable range, then you’re typically going to get your investment back or more.”

What you want to be careful not to do, Johnson says, is improve the property above and beyond what the marketplace is willing to support. “For example, somebody decides to reno-

vate their kitchen and go to France to get the most incredible, one-of-a kind gas stove that costs $50,000, and they decide to hire a company to build custom cabinets and a custom-size fridge.

A typical buyer wouldn’t come in and say I’m willing to pay what you paid for that. So it gets lost in translation.”

For the average middle class home, that is. “When you get into really high end homes,” Johnson notes, “those qualitative factors become the most im-

With extensive experience in real estate sales and architectural design, I would welcome the opportunity to assist you.

So far in 2016...

• Median days on market: 25 • Mortgage rates are at historic lows

Together we can find your dream home.

Genevieve Verlaak REALTOR®, Licensed in Virginia

(434) 996-6683 Office: (434) 977-4005 x. 204

genevieve@loringwoodriff.com

401 Park Street Charlottesville, VA 22902

Information on market status from CAAR Q2 2016 statistics. • Not intended to solicit already listed properties

portant factors outside of location. Factors such as quality of construction and condition are what really set these homes apart from the next; with multi-million dollar homes, people pay a lot of money for an incremental increase in quality of construction, and that increase can cause major price swings.”

Is it a good idea for a homeowner to call an appraiser when she’s thinking of upgrading? “Yes,” Telefus says.

“If the home owner is increasing the square footage of their home, they can get some tax breaks through the City of Charlottesville.” Additional square footage, especially if it’s aboveground, can be a good investment. While a finished basement will add some value, appraisers are required to consider only aboveground space when listing a home’s gross living area.

“The time and place when you could have an appraisal is if it’s a unique house or in a unique area,” Guthrie says.

In those cases, “sometimes folks will do what’s called a pre-listing appraisal.

They’ll have an appraiser come in and do an appraisal on the property without having a contract on the house already. Then they take the appraisal and what the REALTOR® has put together in regards to what they think the value is, and they compare the two, and come up with what they think is a fair market

value for that property.” Guthrie advises homeowners looking for an appraiser to consult a REALTOR®.

Going Green Environmentally friendly building and rehabbing have gone mainstream in recent years. They’re good for the planet, and good for the conscience.

But when you’re putting your home on the market, are they good for the pocketbook too? Increasingly they are, Guthrie says.

“An energy-efficient home with a green certification means a great deal to people,” Guthrie believes. “It used

“

The happiest moments of my life have a been the few which I have passed at home in the bosom of my family.

Thomas Jefferson 1743-1826 3rd United States President

to be just for salability—that someone says this is the kind of house I want to live in. But now an appraiser can see the different energy-efficient systems that have been put in the property, and they now have a way of adding value to those, whereas three years ago they didn’t.”

Trust In the great majority of cases, Fannie Mae (The Federal National Mortgage Association) requires appraisers to use a standardized form known as a 104. Recent changes to that form now guarantee much more uniformity—and therefore fairness—in the way it’s filled out.

“The guidelines for appraisers have changed in the last several years to make it an objective versus a subjective process,” Guthrie says. “There used to be some real pressure, where the REALTOR® and the lender were able to say ‘this is the appraiser we want.’ Or we knew who the appraiser was and some people used that to their advantage by saying ‘if you don’t give us the number that we need, we’re not going to want to use you again.’ That put unfair pressure on the appraiser. Now there is a pool of appraisers that the lender chooses from, but the loan officer—the person helping the buyer with a loan—and the REALTOR® are not to be in conversation with those folks, so they can do an objective evaluation of the property.”

“It’s important to understand that an appraisal is an opinion of market value and it’s independent of what a homeowner or REALTOR® feels the house is worth,” Johnson says. “The appraiser is an independent party. He doesn’t have an agenda. The burden of proof rests on him to prove to the bank his opinion of the market value on this property. Oftentimes a homeowner or REALTOR® will strongly disagree with our opinion, and that’s OK. But the appraisers are here to tell people what they need to know, not what they want to know.”

FEATURE

W W W. L O R I N G W O O D R I F F. C O M

Courtney Sargeant, GRI Loring Woodriff Real Estate Associates 434.962.3100 434.293.4319

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

• Average home prices in the greater Charlottesville area increased 17.2%

This mid 1940s one level cottage style home features 3 bedrooms and 2 bathrooms with the options of a 4th bedroom, office, formal dining room, or den. Highlights include hardwood floors throughout original part of home, master suite addition, smartly remodeled kitchen, new windows, 5 year old roof, and wonderful storage. Added bonuses include rear deck overlooking level backyard for outdoor entertaining and off street parking. Recently added mudroom with dedicated laundry space makes this home truly one level living.

Enjoy the character of a mid century home with all of the modern conveniences in desirable Belmont.

“

Considering Buying or Selling a Home?

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1008 Druid Avenue, Charlottesville MLS #551664, $295,000

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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 WALNUT MEADOW

RIVER CIRCLE FARM

118 acres in Nelson County with frontage on the James River. Circa 1920, restored farmhouse, pool, guest cottage, private and scenic! MLS#545552 $1,295,000 Jim Faulconer 434.981.0076

LIBERTY HALL

Garth Road estate on 186 acres with Blue Ridge views, Mechums River frontage, a pond, pastures, cottages, outbuildings, and a brick main house. Rare and private, 18 building rights. Offered “as is.” MLS#548747 $5,800,000 Tim Michel 434.960.1124

RUGBY ROAD

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Mountain views and walk to Jefferson’s Rotunda. Exceptional quality in this circa 2012, 5-bedroom home, including spacious gourmet kitchen/family room, first level master suite, fabulous sunroom. MLS#542537 $1,799,000 Jim Faulconer 434.981.0076

Charming and well maintained home on 20 tranquil acres in the heart of Free Union, 12 minutes from Barracks Road. Expanded, renovated, and completely modernized, the original home dates from 1750 with a 1990s log addition. Features include: 4 bedrooms, 3 baths, stone fireplaces, heart pine floors, exposed beams, fenced paddocks, guest cottage and barn in a serene setting! MLS#550905 $1,375,000 Steve McLean 434.981.1863

EDNAM VILLAGE

Easy walk to Boar’s Head Sports Club. 3,006 square feet, first floor master, spacious bedrooms, 2 fireplaces, 9’ ceilings and large entertaining spaces. MLS#550897 $875,000 Steve McLean 434.981.1863 or Macon Gunter 434.242.7772

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

BLUE RIDGE VIEWS

Superbly built, 4-bedroom, post-and-beam contemporary on 21, mostly wooded, private acres with panoramic Blue Ridge views. Beautiful kitchen, huge windows, vaulted ceilings, and main-level master. MLS#543410 $1,795,000 Jim Faulconer 434.981.0076

FLORDON

Prime location on cul-de-sac section of Tanglewood Road. Spacious, light-filled home with 5 bedrooms (2 are master), 4.5 baths, new kitchen, many upgrades.

MLS#548444 $998,500 Nancy Roche 434.981.7873 (Owner/Agent)

IVY SPRINGS

Lovely, 5,441 square foot brick Georgian home situated on 2.5+/acres, minutes from schools, shopping and the University of Virginia.

Features 5 bedrooms, 4 full and 1 half baths, beautiful kitchen with cherry cabinets, two fireplaces, large, finished walk-out basement, 3-car garage, huge deck and patio. Private setting with mature landscaping. Meriwether/Henley/Western Albemarle. MLS #551601 $789,000 Steve McLean 434.981.1863

LOWFIELDS

251-acre farm overlooking the James River with Blue Ridge Mtn. views. 3,600+ square foot main house with pool, charming guest cottage, barns and outbuildings. Under conservation easement. MLS#547364 $2,295,000 Steve McLean 434.981.1863

WWW.MCLEANFAULCONER.COM

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

ECHO BROOK LANE

THE GLEN

Beautiful, 370-acre estate next to the Blue Ridge Mountains. The circa 1900 farmhouse is completely restored and enlarged. Farm is also in excellent condition with a great lake! MLS#529756 $4,500,000 Jim Faulconer 434.981.0076

HEART OF FREE UNION

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

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Embodying the essence of country life in Keswick.

Comfortable, 4-bedroom residence on 80+/- acres with a pond and Mechunk Creek frontage. Also with a cottage and barns. MLS#546552 $775,000 Charlotte Dammann 434.981.1250

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ORANGE COUNTY

135 gorgeous acres in Barboursville with mountain views and Blue Run stream flowing through. County approved subdivision of 18 parcels. Excellent candidate for conservation easement. MLS#536366 $1,450,000 Steve McLean 434.981.1863

GLENMORE

Perched on a beautifully landscaped, 0.68-acre lot, this immaculate home overlooks the 4th golf hole. 4 bedrooms, 4.5 baths, chef ’s kitchen, au pair/in-law suite with kitchenette, and large rear patio. MLS#543439 $880,000 Steve McLean 434.981.1863

SECRETARY SANDS RD.

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

ESMONT

109 acres of gently rolling land comprised of mostly hardwoods with pine and lovely year-round streams.

Easement opportunity. Ideal for residential building, investment or timber. MLS#528493 $545,000 Steve McLean 434.981.1863

SWIFT RUN FARMS

Nestled on a country lane in the Advance Mills area, this 25+ acres of pristine land is perfect for building a new residence or enjoying many recreational activities and wildlife. MLS#546272 $199,000 Charlotte Dammann 434.981.1250

IVY CONTEMPORARY

World-class Blue Ridge views 10 minutes to town from this extraordinary Jim Tuley designed contemporary. On 11.5+ private acres, this beautiful home is truly one-of-a-kind! MLS#533291 $989,000 Steve McLean 434.981.1863

RURAL RIDGE LANE

Charming house close to town, in need of renovation, but still a solid home, with great spaces and porches on 3.67 acres. MLS#524961 $159,500 Steve McLean 434.981.1863

FRYS PATH

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

WWW.MCLEANFAULCONER.COM

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

HISTORIC RUGBY ROAD

Priced below assessment! Walk to UVA Rotunda from this new construction with spectacular details, and quality materials throughout! 4 finished levels and detached 2-car garage with additional space. $1,699,999 MLS#542546 Jim Faulconer 434.981.0076

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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Charlottesville - Woodlawn Charming 5 BR home on a corner lot, fin. basement with additional kitchen, close to parks, walking trails and public transportation. Ideal neighborhood a must see. www.montaguemiller.com/mls=551845 $299,000 • Jamie White: 434.906.3944

Scottsville - Antioch Glen Colonial in Antioch Glen on a landscaped, level 2.05 acre lot with gorgeous views.

4 BRs and 2.5 BAs on the 2nd story, and potential for an add'l 5th BR above the attached garage in the bonus space. Fenced backyard, front porch, and back deck. www.montaguemiller.com/mls=551730 $285,000 • Sasha Farmer Team: 434.260.1435

NE Cville - Ashcroft

Gordonsville

c.1810 historic home with modern amenities. FPs in DR, LR, & bsmnt; 1st floor MBR; lg kitchen; porches on front & rear. 2.6 gently rolling acres w/mtn views & garden paths.

Level, landscaped yard. Easy one floor living, 1st floor MBR. Lg BR & ensuite BA upstairs for 2nd MBR. Granite Kit counters, glass front cabinets, brkfast bar, & nook.

Cameron Lodge delivers breathtaking Blue Ridge Mtnpanoramas. Magnificent home site still exists along with 4 original dependencies converted to comfortable homes.

adunbar.montaguemiller.com/mls=547839 $335,000 • Anita Dunbar: 434.981.1421

carolcostanzo.montaguemiller.com/MLS=549355 $699,500 • Carol Costanzo: 434.962.1419

cmontague.montaguemiller.com/mls=549343 $1,795,000 • Carter Montague: 434.962.3419

Cville - Foxbrook

W. Albemarle - Crozet

Albemarle-Frays Mill Area

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4 BR 2.5 BA, over 2700 fin. sqft on 2 main levels, 918 unfin. sqft bsmnt. Many updates, 5yr old roof/gutters, remodeled BAs, new Andersen windows. Two FPs, screen porch, 2-car garage. www.montaguemiller.com/mls=548099 $579,000 • Rives Bailey Team: 434.227.4446

Majestic mtn views & privacy. Easy AirBnB or guest house rental income w/area for 2nd apt. Huge MBR, jetted tub, open to deck. Bright Kit, great rm with FP. Sunroom, decks, patios. carolcostanzo.montaguemiller.com/MLS=543532 $445,000 • Carol Costanzo: 434.962.1419

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CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

W Nelson County - Faber

PRICE DROP! TO BE BUILT-Arts & Crafts Style home similar to rendering on 4+ acres. Versatile floor plan includes high quality appliances, windows & cabinets. Buyer has choice of options. Land for only $99,000. paulmcartor.montaguemiller.com/mls=542180 $429,050 • Co-listed by Paul McArtor: 434.305.0361

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

E IC PR UCE D RE

Cville - Langford Farms

Glenmore - Keswick

New sunroom & outdoor kitchen. Professionally landscaped, private back yard. Hardwood floors, grand foyer, formal LR, elegant DR. Luxury basement.

Colonial on 2 private acres in Ivy! Sunny, renovated home 6 BRs, 5 full BAs & high-end upgrades. Back deck, level yard. Hardwood floors throughout 3 levels. FP in LR.

Luxurious maintenance-free living! Remodeled cottage, ideal for transition to 1 level living. Kit granite counters & custom cabinets. MBA heated marble floors & accessible shower.

carolcostanzo.montaguemiller.com/mls=549159 $750,000 • Carol Costanzo: 434.962.1419

www.montaguemiller.com/mls=550818 $676,000 • Jamie White: 434.906.3944

anneb.montaguemiller.com/mls=546325 $625,000 • Anne Burroughs: 434.422.2242

SEPTEMBER 8 - SEPTEMBER 14, 2016 ISSUE 25-36

Cville-Mosby Mountain

Land For Sale NEW PRICE! EARLYSVILLE-Peaceful surroundings in Indian Springs NW of Cville. Building site on 4.5 acre parcel atop gentle knoll providing a lovely setting for your dream home. www.montaguemiller.com/mls=541088 $250,000 • Joe Porterfield: 434.906.1616

Scottsville - Rolling Rd

Cville - Woodhayven

TO BE BUILT - New home in Scottsville: Arts & Crafts style home similar to rendering or your customization. Price includes high quality appliances, windows and cabinets.

3 BRs upstairs & walkout bsmnt suite, BR, full BA, laundry area & tons of storage! Screened back porch & deck, attic storage & lots of closets! Fenced yard. Rivanna trail access.

estrose.montaguemiller.com/mls=540380 $254,000 • Co-Listed by Edwina St Rose: 434.284.0094

htowe.montaguemiller.com/mls=548255 $249,900 • Heather E. Towe: 434.327.2600

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RUCKERSVILLE-One story 2 BA in Twin Lakes. Kit connects to LR area. Rear deck, private yard. kolson.montaguemiller.com/mls=549212 $85,500 • Kyle Olson: 540.649.4131

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CVILLE-Ground floor. 2BR 2BA Turtle Creek condo.

Wood burning FP. Pool/Tennis. Bike/bus to town. jporterfield.montaguemiller.com/mls=547062 $119,000 • Joe Porterfield: 434.906.1616

E IC D PR UCE D RE

NEW PRICE! LOUISA-Sloping wooded lot in Blue Ridge Shores, gated community. Water/hookup fee paid. Ready to build with no added cost. Rectangle lot with hardwoods. www.montaguemiller.com/mls=539171 $6,500 • Peter Primiani: 434.981.5924 MADISON-Premium lot in Malvern. Level 3.69 acres with bold stream along the back of property. Private community w/ outdoor pool, playground, walking trails, and clubhouse. www.montaguemiller.com/mls=541448 $69,500 • Sal Milione: 434.882.4000

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ORANGE-3BR 2BA on 1 private acre lot just outside town of Orange. Garden area. Lg shed. kolson.montaguemiller.com/mls=546962 $51,030 • Kyle Olson: 540.649.4131

E IC D PR UCE D RE Wintergreen - Wake up with the sunshine! Million $$$ views! Furnished 1BR, TWO BA condo. swhited.montaguemiller.com/MLS=541563 $125,000 • co-list Shann Whited: 434.962.4741

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UNDER CONTRACT! FLUVANNA-7.47 Acres w/ large pond. Brick ranch has 3 BRs, 2 BA and hardwood floors in living area. kolson.montaguemiller.com/mls=551181 $85,000 • Kyle Olson: 540.649.4131

LOUISA-Blue Ridge Shores. Expansive water views.

2 BR, 1 BA cottage. Hardwood floors, sunroom. www.montaguemiller.com/MLS=551030 $39,500 • Sasha Farmer Team: 434.260.1435

Lake Monticello-4 BR, 3 BA. Open kit-DR-LR floor plan, 2 main floor MBRs, tall ceilings, gas-log FP. kolson.montaguemiller.com/mls=550921 $165,000 • Kyle Olson: 540.649.4131

We help arrange any home services needed for Buyers or Sellers: HVAC, Electrical, Roofing & more.

Email or Call the Concierge: Joy W. Long concierg@montaguemiller.com • 434.951.7179

500 Westfield Rd Office • 434.973.5393 | 245 Ridge-McIntire Rd - Downtown Office • 434.227.4444

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

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When you’re sprucing up your house to sell, some renovations positively increase a home’s marketability and selling price while others never come close to recouping the expense.

According to Remodeling Magazine’s “2016 Cost vs. Value Report” figures for the Richmond area—the closest market for comparison—the highest value item is the installation of attic insulation which can pay back close to 300 percent. Next in line is installation of a back-up generator at about 60 percent. Bear in mind that all these figures are averages for many properties.

While other improvements generally repay closer to 50-60 percent of their cost, it’s important to consider the difference they can make in the appeal of a dwelling. Remember, your place will be in competition with similarly priced properties on the market.

FOUR GOOD IDEAS

HOUSE & HOME

Bathroom Updates While returning an average of around 60 percent, an up-dated bathroom certainly increases marketability. For example, those glass-doored pre-formed fiberglass tubs and showers now look dated. Removing the glass doors makes the bathroom appear larger, and all-tile facilities with no-step entry and attractive grab bars definitely improve buyer appeal and expand the potential market to include older folks and persons with disabilities.

Remember, too, some locales including Albemarle County and the City of Charlottesville provide a substantial rebate toward the installation of low-flow toilets which buyers like.

Color makes a strong impact in a small room like a bathroom. Paint, coordinated with tile and countertops, can make a modestly priced, but positive statement. Lighter colors make rooms seem larger, of course, while darker colors can lend coziness.

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Update the Kitchen Modernizing your kitchen (without necessarily changing the floor plan) recoups around 56 percent of the cost, but definitely gives your house an edge over un-updated listings because most buyers know remodeling can be both inconvenient and expensive and don’t want to do it themselves.

If your budget is small, you can still make a big difference with fresh paint, new lighting, and updated window treatments. If you can’t afford new cabinetry, opt for refinished cabinet fronts and adding new hardware. Even something as simple as replacing an old kitchen faucet—maybe one of those magic new ones you just touch to turn on the water—can make a difference.

while today’s vinyl floors come in a wide range of styles and colors. Some even mimic wood or tile floors, but with much easier maintenance.

Shape up the exterior An important aspect of good curb appeal—that quality that invites potential buyers inside—is to have the dwelling look like new. For example, unless the exterior looks really great, repaint or consider installing new siding. Some homeowner associations have restrictions on the type of siding and the range of colors to be used so check covenants.

Be sure the front entry is inviting. Replace rusty or tarnished house numbers, porch lighting, and other hardware. If there is wrought iron, repaint it. Replacing the front door recoups an average of about 90 percent (depending on whether it’s wood, fiberglass or steel) and garage door replacement will repay about 97 percent. Since these are both firstsee aspects for potential home buyers, be sure your doors punctuate the welcome your house offers.

Spiff up the yard

to Help Sell Your House

BY MARILYN PRIBUS

If you have more to invest, new countertops make the biggest impact.

While granite is popular these days, it can cost up to $100 per square foot installed. Less expensive options include composites, laminates, poured concrete, or butcher block. Laminate, for example, generally runs from $10 to $20 per square foot installed and comes in a remarkable range of colors.

Often as major appliances are replaced they end up not matching, but having them blend well creates a very

positive impact. A fridge, stove, dishwasher, and microwave can easily be replaced for under $3,000. You can sell the used appliances to cover part of the cost and remember you can often negotiate a lower total purchase price and delivery charges when buying several appliances at the same time.

Finally, a new floor covering ties everything together at a relatively modest cost. There are many materials that withstand the traffic in a kitchen. Ceramic tile resists wear, spills, and stains

While not strictly a remodeling project, freshening the landscaping can recoup a large part of its cost and is often something you can do yourself with a bit of planning. For example, if shrubbery is overgrown—especially around the front entry—trim it back at least a month before putting the house on the market so plants have a chance to put out fresh growth. Faded flowerbeds? Tuck in brightly colored fresh plants and apply new mulch. No flowerbeds? Invest in some attractive containers and plant seasonal flowers or small evergreens for the front walk and porch.

A nice green lawn is also inviting.

Consult with your nursery about quick-acting fertilizer, reseeding, or replacing bald spots with sod. In some cases, re-sodding a small lawn makes economic sense. Keep it mowed and edged along the driveway, sidewalk, and gardens.

Speaking of sidewalks, if yours has cracked cement or uneven flagstones, invest in repairs. That walk is an important first impression to potential homebuyers and you want it to be impeccable.

Even if you’re not selling soon, any of these updates will be positive for you to enjoy. All four? Definitely a winning hand. n Marilyn Pribus and her husband live in Albemarle County near Charlottesville. Not long ago they updated the kitchen and she is now casting a beady eye on the glass-doored tub enclosure.

get a premium

3-9% Want to add $20,000 to the value of your home?

SEPTEMBER 8 - SEPTEMBER 14, 2016 ISSUE 25-36

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Studies show homes certified for their energy efficient and green features can sell at a premium of 3.6% - 9%.

Have you upgraded your heating and cooling equipment, added insulation, replaced windows and doors? Pearl Certification can help you capture the value of those investments. We provide an official Appraisal Institute Addendum, certification, and registry. We've helped Nest, Long & Foster, and Roy Wheeler clients sell homes!

LYNCHBURG - 434-239-5077

WINCHESTER - 540-665-1827

CULPEPER - 540-727-0361

WWW.DAVIDJAMESCUSTOMHOMES.COM

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Visit pearlcertification.com/increasehomevalue. Free online consulation available.

401 Park Street Charlottesville, VA 22902 INCREDIBLE FREE UNION RENOVATION

434.977.4005 lwoodriff@loringwoodriff.com

3645 BRINNINGTON ROAD $689,000 Ideal empty-nester or 2nd home set in total, tranquil privacy about 10 mins west of Barracks Road Shopping.

The Peter Sheeran-designed contemporary features an exceptionally efficient, open, light-flooded floor plan enhanced perfectly by recent, comprehensive renovations

by Peter Johnson. All bathrooms & kitchen are new, the floor plan was reconfigured to create excellent flow.

Basement bone dry due to new French drain system.

LEAP certified. Don’t miss the extraordinary cabinetry throughout, including in the kitchen, extensive stainless steel built-in moveable shelving for storage maximization. Chic, new carport. MLS# 551455

MOMENTS TO MERIWETHER LEWIS

3 ACRES IN IVY • $299,000 Just moments from Meriwether Lewis, this property offers an open meadow as well as mature hardwood forests to the rear of the parcel.

Highlights include shaded pond towards the rear of the acreage and a solid, concrete block barn with hayloft. Under 10 minutes to town, in a highly desirable area. 7 lots available. MLS# 551477

PRIDE OF OWNERSHIP NEAR SCOTTSVILLE

AMAZING VIEWS & PREMIUM FINISHES IN IVY

LOCATION AND LOW MAINTENANCE

428 IRISH RD • $420,000 Situated on 8.5 partially open & wooded acres. Open floor plan suited for modern living. Formal LR/DR, lg kitchen w/ island, FR w/builtins, & screened porch. 2nd flr includes a master suite & laundry rm.

Finished rec room, fireplace and ceramic woodstoves, wrap covered porch & side deck. Lindsay Milby (434) 962-9148. MLS# 551547

4504 WISE COURT • $1,495,000 6 bed, 6.5 bath Georgian backs to mountain, pastoral & pond views of Ragged Mountain Farm. Features remarkable finishes, incl’ 10 ft ceilings, 4 fireplaces, Carrera marble, ultra-premium appliances, striking light fixtures & millwork. Finished basement, wonderful rear terrace with pergola & stone walls. MLS# 550074

1103 VEGAS CT • $239,999 Sparkling, bright and charming end unit brick townhouse on a quiet cul-de-sac adjacent to the new Lochlyn Hill community. 3 miles to Historic Downtown & 5 miles to UVA. New Trane HVAC, 2 fireplaces. Beautiful hardwood floors, freshly painted, new roof in 2012 and NO HOA! Kathy Hall (434) 987-6917. MLS# 551333

PRISTINE DETAILS IN BARBOURSVILLE

PEAK HOME LESS THAN 10 MINS TO DT MALL

LUXE IN MERIWETHER LEWIS DISTRICT

4110 BURNLEY STATION ROAD • $475,000 Pristine home on over 2 beautifully landscaped acres. Custom detailed finishes incl’ hardwood floors, mahogany trim & gorgeous mahogany paneled family room. 1st floor master suite, open kitchen w/ dining & great room plus newly renovated family room. Large covered front porch & rear terrace. Lindsay Milby (434) 962-9148. MLS# 551877

1510 KENDRA STREET • $859,000 Peak masterpiece: Character-rich finishes & handsome architectural details define this light & airy 4,000+ sqft home on 1 acre. Chef ’s kitchen; master w/ spa bath; seamless flow; lovely outdoor living; vaulted great room & functional mudroom, laundry & pantry.

Whittington. Kristin Streed (434) 409-5619. MLS# 546913

3080 BEAU MONT FARM ROAD • $869,000 Classic Cape Cod curb appeal with modern finishes. Sited privately on over 2 acres in the coveted Meriwether Lewis district, with covered front porch, wonderful rear screened porch, & deck.

Immaculate condition. Room for a 5th bedroom suite on lower level.

10 minutes to town. Erin Garcia (434) 981-7245. MLS# 549173

$100K REDUCTION - KESWICK ESTATE

1037 CLUB DRIVE • $1,495,000 This 4-5 bedroom, Randy Rinehart-built brick home boasts an excellent floor plan incl’ 1st & 2nd floor masters, kitchen open to family room with fireplace, finished basement w/ abundant natural light, 3-car garage, bluestone terraces & an expansive, level rear lawn. Immaculate condition & fine detailing. 12 mins to Downtown Charlottesville. MLS# 542410

3 BUCK MOUNTAIN ROAD $625,000 Storybook bungalow on 2.4 acres with endless surprise features, incl’ an incredible painting studio that doubles as a guest cottage, complete w/ vaulted ceiling, exposed beams, sleeping loft, kitchen & half bath. Main house & studio have been featured multiple times in shelter magazines from Garden & Gun to Southern Living. The owners of this magical place are local artist Abby Kasonik & designer/ antiques dealer Rod Coles. Every room overflows with character, taste & atmosphere! The gardens enchant too, incl’ a fountain, orchard, multiple ‘outdoor rooms’. Remarkable systems & finishes, incl’ geothermal HVAC, soapstone counters, reclaimed fixtures, giant closets. MLS# 551641

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c. 1933 BUNGALOW & INCREDIBLE STUDIO