The Real Estate Weekly 12.01.16 by The Real Estate Weekly

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VOL. 25 NO. 48 n DECEMBER 1 - DECEMBER 7, 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 ®

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

Charlottesville’s Popular

Belmont

Neighborhood is Close-In and Walkable

Enjoy Charlottesville’s

Popular, Walkable, Downtown Lifestyle BY CELESTE M. SMUCKER

C O UN N DE TR R AC T

! N

SO LD

Early 1800â&#x20AC;&#x2122;s farm house, 55+ acres overlooking rich land with flourishing soybean, and long accessible frontage on the James River. $395,000.

MLS #539108

WILLOW GLEN TOWNHOME

LOCKWOOD FARM

Immaculate Willow Glen town home located in the Hollymead Town Center. Quality finishes throughout featuring granite counters, hardwood flooring and complete with all kitchen appliances. Walk to Target, Harris Teeter, restaurants and so much more!

Prime, and gently rolling farmland compromising of 202+ acres near Scottsville. Including (3) ponds and more springs! Old, serviceable barns & (5) bay equipment shed.

$243,000.

$650,000.

MLS 553266

MLS #550478

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

P D RI U CE CT IO N

JAMES RIVER FARM

SO LD

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

$2,200,000.

$3,950,000.

MLS#509871

$499,000.

MLS#530063

AMMONETT FARM 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.

$665,000.

MLS#548115

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.

MLS#513246

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

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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.

C O UN N DE TR R AC T

MLS#550247

P D RI U CE CT IO N

$1,150,000.

FRAYS RIDGE ESTATE 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.

P D RI U CE CT IO N

QUANDARY FARM 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.

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.

$749,000.

MLS#547195

$1,195,000.

MLS#545248

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

broken island

1603 INGLEWOOD DRive

71 BLUE BELL LANE

2700 SF - UP TO 5 BR - 3 BA - ON .44/AC

5076 SF - 5 BR - 4.5 BA - ON 2.48 AC - 3 CAR GARAGE

NEAR SHOPS AT STONEFIELD! Meticulously Renovated All-Brick Home offering newly Refinished Natural Hardwoods throughout Main Level including Bedrooms. Huge Kitchen w/Solid Surface Countertops, Rich Cherry Cabinets, Glass Tile Backsplash, Tile Floor, Walk-out to Screened Porch & skylight. Dining w/ 2 skylight, original built-in china cabinet. 2 fireplaces, 5 BR(3up/2down), 3 BA w/Tile, copper plumbing, laundry room, workshop with window. Fin. Basement perfect for in-law suite w/2 BRs , Full Bath, large ( 26’8” x 14’3”) Family Room w/wood burning fp, NEW ROOF - 2010, NEW HVAC - 2015. Average utility bills for 2015: Elec.-$103/mo - Water: $56/mo . On .44 acre -- Large lot extends past garden areas in back for add’l privacy. Close to public transportation. Very Private, Yet Convenient. $329,000

Haven’t You Always Wanted To Live In A Home That Simply Takes Your Breath Away From The Moment You Pull Into The Driveway - Welcome To One Of The Most Beautiful Estate Homes in Central Virginia! Gorgeous Greatroom (21x16) w/Stunning Window Display & Breathtaking Panoramic Natural Views, Double-sided Gas-log Fireplace, Main Level Master Suite, Laundry Rms-1st & 2nd Fl, Lrg Open Gourmet Kit w/Granite-SS Appl-FP, Sun-Filled Morning Rm, Dining Rm, Over 2,000-ft Fin. on Terrace Level. Property offers access to Rivanna River, plus is just 3 Blocks from Broken Island’s Private 60-Acre Reserve Area on the Historic Rivanna River! Over $100K in Hardscaping-Trex Decking- 3+ Car Garage! Front Covered Patio-Firepit Area-Perfect for Entertaining! $489,000

Patsy Strong BROKER, ABR, SRES, SRS

434-996-4606

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Daniel Rothamel

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434-962-7265

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What’s Inside: DECEMBER 1 - DECEMBER 7, 2016

Enjoy Charlottesville’s

Popular, Walkable, Downtown Lifestyle BY CELESTE M. SMUCKER

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VOL. 25 NO. 47 n DECEMBER 1 - DECEMBER 7, 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 ®

Charlottesville Pantops Office 434-234-3601

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

Charlottesville’s Popular

Belmont

Neighborhood is Close-In and Walkable

IN EVERY

Issue:

16 Enjoy Charlottesville’s

Popular, Walkable, Downtown Lifestyle BY CELESTE M. SMUCKER

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

FEATURE

Enjoy Charlottesville’s Popular, Walkable, Downtown Lifestyle ............................. 8 BY CELESTE M. SMUCKER

COMMUNITY

Charlottesville’s Popular Belmont Neighborhood is Close-In and Walkable ........ 16 BY CELESTE M. SMUCKER

Home Sales Stats ............. 22

NEXT WEEK:

Charlottesville’s Popular

BELMONT Neighborhood

is Close-In and Walkable BY CELESTE M. SMUCKER

Move to Orange County Where a Laid-Back Country Lifestyle Awaits

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Charlottesville

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

Your Builder of Choice

OPEN HOUSES

MODEL HOMES OPEN DAILY 12-5

434 .973.3362

CRAIGBUILDERS.NET

REAL-LIFE VALUE, YOURS IN EVERY CORNER

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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.

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: 1616 Riverwalk Crossing, Charlottesville | riverside-life.com PHOTO: VILLA HOME | riverside-life.com

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

NORTH RIDGE WAY

2 XEBEC ROAD

Open Sunday, December 4, 1-4 pm

Elevated lot with distant water view. 3 bedrooms and 3 full baths. Home features; hardwood floors, vaulted ceilings, granite countertops and an oversized 2 car garage. Lovely garden spot. $248,900

BEACH #4, BLOCKS AWAY! Move-in ready split bedroom ranch welcomes buyer looking for elegant features, privacy, low maintenance. Lovingly cared for home offers open floor plan, cathedral ceiling, gleaming hardwood floor th/out, 4 lightfilled BR’s, 3 full baths, Lg. Master Suite w/private entrance to screened porch. $225,000. The “YES” Team, Yonna & Keith Smith. 531-0817/531-0795. (553204) Hosting Agent: June Seay Directions: Main Gate to Jefferson, L on Northwood, L on Nahor, 2nd L on Xebec; home on L on Corner of Nahor/Xebec; LM Turkeysag Gate to Turkeysag Trail,L on Jefferson Dr, R on Brougham Rd., L on Nahor, R on Xebec, home on L on Corner of Nahor/Xebec.

A Virginia Tradition Since 1927

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

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NEWS & VIEWS Live Arts Ushers In Holiday Season With Unique Celebrating Over Eighty-Five Years Staging Of Classic Musical Guys And Dolls As the second offering in its subscription season Live Arts will present Guys and Dolls—book by Jo Swerling and Abe Burrows, music and lyrics by Frank Loesser—opening December 9, 2016 and running through January 15, 2017. Ray Nedzel, director of the production, sees the show as “a love letter to the American musical and a beautiful remembrance of the human energy that powered Times Square in the 1920s, when Damon Runyon created the unforgettable characters, and the 1950s, when Frank Loesser’s music and lyrics immortalized them.” But Nedzel doesn’t think of it as simply a nostalgia piece. “As we rehearse the show in today’s world, another theme is emerging—that what brings us together is stronger than what pulls us apart, and that love is stronger than fear.”

Bree Luck, Interim Managing Artistic Director, says, “I am thrilled to watch our talented community bring this classic musical comedy to the Live Arts stage.” Reviewing the fabulous play list of the show’s score, Luck reminds us of its many enduring musical classics. “Some of my favorite songs are in Guys and Dolls, including Luck Be a Lady Tonight, I’ve Never Been in Love Before, and Sit Down You’re Rockin’ the Boat. This timeless musical is a royal flush replete with toe-tapping song and dance numbers, vibrant and memorable characters, side-splitting comedy, and a story that will lift your spirits on the darkest of nights!” PERFORMANCE SCHEDULE: Guys and Dolls will open on December 9, 2016 and run through January 15, 2017, with performances on: December 9, 10, 14, 16, 17 and January 4,6,7,11,13,14 at 8 p.m. December 15, January 5 and 12 at 7:30 p.m. December 18, January 8 and 15 at 2 p.m. TICKET INFORMATION: General Admission is $30; Senior/ Student tickets are $25; Wednesday performances are Pay-What-YouCan. Tickets can be purchased online at www.livearts.org or by calling the Live Arts Box Office at 434-977-4177, ext. 123. Friends of Live Arts get a 10% discount.

CALL SHARON

Over 25 years of Real Estate experience. email: callsharon.today@yahoo.com cell: 434.981.7200 ONE LEVEL LIVING

OPEN HOUSES

What’s Happening Around Town?

SOLARIS DRIVE

Smith and Robertson built custom home set on 5 acres in Northern Albemarle. Yeager & Ernst cherry cabinetry is the focus of the bright kitchen that opens to the dining room and screened in porch. First floor master suite. Full finished terrace level with guest suite. Second floor has two large bedrooms. Features a Vermont Casting woodstove and beautiful hardwood floors. $340,000

SOLD

Carefree, one level living at its best. Walking distance to UVa grounds, Stadiums, Miller Center, Restaurants & Barracks Rd. Flexible, floor plan with 2 master suites plus study, family room, living, room etc..Beautiful greenspace and Blue Ridge views from deck and patio. Everything on one level with finished basement for entertaining or guests. Spectacularly updated and ready to move into. $298,000

FRY SPRINGS NEIGHBORHOOD

Classic brick ranch with hip roof. Good, solid, low maintenance home with income potential from basement apartment. in quiet neighborhood, just behind Fry Springs Beach Club off JPA, close to Rivanna Trail and Azalea Park. Hardwood floors and central air throughout with gas furnace, Three bedrooms on main level.. All appliances in both units convey. . Great investment potential.$287,000

SONJA CASERO

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

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Your Neighborhood Finder

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

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 BELLAMY FARM

CLOUDS HILL FARM

Spectacular, circa 1870 barn with magnificent beams was transformed into a stunning residence on 35 acres in Ivy. Includes pool, pool house and fully-equipped horse barn. Close to town and UVA. MLS#533616 $3,900,000 Charlotte Dammann 434.981.1250

OLD WOODVILLE

Exceptional, 166± acre historic estate featuring circa 1796 main residence, pool, guest cottage, barns, equipment storage, and other outbuildings. Bucolic setting, rich farmland. MLS#543828 $2,895,000 Steve McLean 434.981.1863

GLENMORE

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Immaculate, move-in-ready Scottish-style home built by R.D. Wade, 3 BR, 3.5 BA, 1st-floor master suite, great room with fireplace, kitchen with granite counters and 2-car garage on private, elevated lot. MLS#552301 $609,000 Tim Michel 434.960.1124

The quintessential Virginia equestrian estate. 123 acres, rolling pastures and woods with Blue Ridge Mountain views, Buffalo River frontage, and 2-acre lake. 4-bedroom, 3-bath, stone and stucco, contemporary home. Main stable is 13,268 square feet. with 7 stalls, 2 tack rooms, attached event center, and so much more! Only 5 miles to the town of Amherst! MLS#552814 $1,750,000 Will Faulconer 434.987.9455

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

GRANDVIEW

Location A+. Rare, stunning, 21-acre estate parcel with jaw-dropping mountain views just miles west off idyllic Bloomfield Rd. With privacy, pasture, and towering trees, this “close-in” property has it all. MLS#553235 $1,950,000 Andrew Middleditch 434.981.1410

BLENHEIM FARM

This stately Georgian boasts 5,400 finished sq. ft., 5 bedrooms, 4 full & 1 half baths, 18 min. from Charlottesville on 25+ private acres of open and wooded land. 1st floor master suite, finished walkout terrace level. MLS#495948 $795,000 Jim Faulconer 434.981.0076

AVENTADOR

Magnificent Georgian home with over 10,000 finished square feet,6 bedrooms,6 full and 3 half baths,main-level master, eat-in kitchen. Guest home, and 100 acres with panoramic pastoral and mountain views. MLS#517436 $4,250,000 Jim Faulconer 434.981.0076

RUGBY ROAD

Designed by Eugene Bradbury, this meticulously updated, circa 1913 residence sits on 1.65 acres on one of Charlottesville’s most prominent streets within walking distance to UVA & Barracks Road. 6 bedrooms, 5.5 baths, heart pine flooring, 5 fireplaces, formal and informal spaces, stunning kitchen with commercial appliances, library, wine cellar and so much more! A true oasis in the City! MLS#553514 $1,995,000 Steve McLean 434.981.1863

OAKLAND

Historic, 663± acre working farm dating from circa 1767 with long river frontage in Cumberland County. Character-rich, 5-BR main home, c. 1740 guest cottage, multiple barns, and other outbuildings. MLS#549952 $2,595,000 Steve McLean 434.981.1863

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MCL EAN FAULCONER INC. Farm, Estate and Residential Brokers

UNIVERSITY VILLAGE

Rare opportunity to purchase two adjoining units as one large unit at University Village. 3 BR, 2.5 BA, living room with fireplace, hardwood floors. Excellent condition, beautiful views from the fourth floor. MLS#550179 $549,500 Steve McLean 434.981.1863

ECHO BROOK FARM

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

MOUNTAIN FARMS

The perfect country retreat! Stunning Blue Ridge views bordering the Shenandoah National Forest. 4-BR, 3-BA main residence on 12.14 acres. Top quality materials & craftsmanship. MLS#551853 $699,000 Will Faulconer 434.987.9455

MANAKIN-SABOT, VA.

A fine brick colonial home of exceptional quality with 5 bedrooms, and 6 full and 2 half baths on 23 acres. Includes an entertainment Tavern, pool, guest home, carriage barn, and fenced pastures. MLS#542248 $2,395,000Mark Mascotte 434.825.8610

FARM AND ESTATE PARCEL

43.42± acres in excellent Western Albemarle location off Garth Road. The land is fenced and mostly open with lovely mountain and farm views. Opportunity to build two houses. Vineyard potential. MLS#543670 $600,000 Tim Michel 434.960.1124

LONESOME MOUNTAIN ROAD

MOUNTAIN VIEWS! A terrific 5+/- acre lot conveniently located with quick access to downtown, Martha Jefferson Hospital, UVA, NGIC and UVA Business Parks. MLS#523777 $299,000 Charlotte Dammann 434.981.1250

FORTUNE LANE

Fantastic opportunity to own 53.71 acres in southern Albemarle County. Build your dream home or retreat in total privacy. Road is already installed from Fortune Lane to a prime building site. MLS#549838 $239,500 Will Faulconer 434.987.9455

TWIN CREEKS

181-acre sanctuary, 8 miles west, with dramatic residence and guest cottage by Shelter Associates, master craftsmen. Big Blue Ridge views, pastures, river frontage, trails, plus excellent building site for new home. MLS#546945 $2,895,000 Jim Faulconer 434.981.0076

WILLIS LANE

42.26 park-like acres approx. 1.5 mi. from historic Downtown Scottsville! Includes one division right. Soil study complete. Currently in land use. Mountain views! Only 20 mi. from C’ville. MLS#530854 $347,000 Will Faulconer 434.987.9455

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

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

DRAMATIC CONTEMPORARY

Built circa 1987, one level, excellent condition, 15 minutes out. “Great room” has vaulted ceilings, stone fireplace, large windows, decks, great kitchen. 9.77 private acres with 2-acre lake. MLS#547519 $729,000 Jim Faulconer 434.981.0076

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

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

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FEATURE

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

Enjoy Charlottesville’s Popular, Walkable, Downtown Lifestyle BY CELESTE M. SMUCKER

owntown Charlottesville offers jobs, restaurants, shopping and entertainment, a combination of features that bring a growing number of homebuyers wanting to live in a community that is vibrant, urban and walkable. Of course the highlight of the downtown area is the lively pedestrian mall—one of the few of its kind still thriving after years of operation. Downtown also appeals to a growing number of companies making it an important job center for the area and a place where employees can walk on the mall during breaks, eat interesting food for lunch and enjoy the many entertainment venues available there after hours. The City of Charlottesville dates back to 1762 when the Virginia General Assembly set aside 50 acres of land around the Albemarle County Courthouse. Called Charlottesville, the fledgling city was named in honor of Queen Charlotte Sophia of Mecklenburg-Strelitz, the wife of King George the III of England. The original city was laid out in half acre lots on four east-west and five northsouth streets that today form the heart of downtown. In 1982, Charlottesville’s entire Historic District—88 structures—was added to the National Register of Historic Places, an official list of properties considered worthy of preservation and administered by the National Park Service. The City also recognizes these properties and requires their owners to seek approval from a Board of Architectural Review before making changes to their exteriors. These carefully preserved historic structures offer Charlottesville residents a continuing connection to the past, while at the same time, a growing tech sector is moving our city firmly into the future. Individuals and families who live near downtown enjoy a contemporary lifestyle in a walkable, urban setting that offers a range of prices plus housing styles that include condos, cottages, and historic homes. Downtown truly has something for everyone.

The Downtown Real Estate Market There is no question that the downtown market is doing well, although it is limited by a lack of inventory. Robert Ramsey with Roy Wheeler Realty Co. portrayed it as “strong,” and a place where bidding wars are increasingly common. He described a recent sale of a 1920s two-story brick colonial north of downtown and five blocks from the mall. The home was next to an adja-

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

Superior craftsmanship that stands the test of time. For more information visit www.dominioncustomhomes.com or call us at 434-975-1166.

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FEATURE

D I S C O V E R

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FEATURE

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

cent, vacant lot that was also for sale and could have gone to a separate buyer. The house had not been renovated since the 1960s and although it had a modern electric panel box, there were no grounded outlets and the plumbing was original. Ramsey described its overall condition as “deplorable.” The house listed for $640,000, the extra lot for an additional $225,000. Both sold the first day to the same family who wanted the vacant lot as play space for their children.

While downtown primarily offers older homes, buyers that want the benefits of new construction have a few alternatives. Rob Alley with RE/MAX Realty Specialists said the market is the best it’s been in the last ten years. He told of a recent listing near downtown on Druid Avenue that was “aggressively priced at $249,000” and sold in less than 30 days. “Four years ago that would not have happened,” he said. This kind of demand for homes can only be good news for sellers. Inessa Telefus with Loring Woodriff Real Estate Associates recently had 40 different parties show up at an open house in Belmont. The home received multiple offers and ultimately sold for significantly more than the asking price. She attributed this in part to the lack of inventory, and in part to the fact that the home was in good shape with “a lot of character.” Earlier in the year she took a listing in the neighborhood near the old Martha Jefferson Hospital. A small brick ranch, it sold as soon as she put the sign in the yard. Cynthia Viejo, with Nest Realty Group is also enthusiastic about the current downtown market that she said “continues to be very strong.” She added that, at the same time, “prices are going up,” and often buyers are forced to compromise on the amenities they want in a home or must be willing to do serious renovations.

While downtown primarily offers older homes, buyers that want the benefits of new construction have a few alternatives. Charif Soubra is the Sales Manager for Southern Development Homes’ Burnet Commons, a neighborhood of new homes and town homes just eight minutes from downtown. In reference to the market he declared that “everything is hot,” and while buyers are snapping up resale homes, many see the value in new construction

where they can enjoy more amenities. He gave as examples the contemporary design his company offers along with roof top decks. Watch for two new developments coming soon from Southern Development Homes, Belmont Station and Belmont Point.

Downtown Lifestyle A big part of the appeal of living downtown is walkability. For families that live very close-in some even give

up one of their cars while others use them less, preferring to walk or bike to work, to shop, or to meet a friend for lunch. In addition to convenience, walkability makes economic sense. A 2015 study conducted in Austin, Texas— home to the University of Texas—found that a one percent increase in a neighborhood’s walkability score was associated with a $1,329 increase in property values. Less walkable, but close-in, ar-

House Hunt With A Native

MCFarm, LEAN FAULCONER INC. Estate and Residential Brokers

EMPTY

NEST?

Have the kids flown the coop? Is it time to downsize into a smaller dwelling? Use the Real Estate Weekly to find your new home.

DOWNTOWN LIVING - Move into this beautifully updated and sunny endunit townhouse with 3 bedrooms, 3.5 baths, living room with fireplace, den, new kitchen, top-of-the-line appliances, front and rear walled gardens. Very generous storage, sound studio/media room in lower level, two off-street parking spaces on private lot and much more. Just four blocks north of the Mall in sought-after residential North Downtown. MLS#552031 $759,000

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Courtney Sargeant 434.293.4319 office

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Tim Michel| 434.960.1124 | email: tim.m.michel@gmail.com McLean Faulconer Inc. 503 Faulconer Drive, Charlottesville VA 22903 www.mcleanfaulconer.com WWW.LORINGWOODRIFF.COM

FEATURE

Real Estate Weekly

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

Incen

offere

tives

dN Sprin OW g 201 7 Listin gs! Call T oday!

for

Best of Cville Real Estate Agents in 2016

Charlottesville - Belmont

Belmont beauty! Completely remodeled home within walking distance to downtown. 4 beds/2 baths with original hardwood throughout main level. Beautiful upgraded kitchen with granite. Walkout basement provides a large family room and guest suite. Deck overlooks large yard with year round mountain views! Brand new roof, HVAC and appliances. $320,000 paulmcartor.montaguemiller.com/mls=553671

Finalist for VA Small Business Veteran of the Year!

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N e w P r ic e !! ! Earlysville - Markwood Rd

Civil War era 37+/- acre farm. Traditional farmhouse with 5 BR, 2.5 BA. Fully fenced, gently rolling land has perfect pastures and addâ&#x20AC;&#x2122;l home sites. Century old boxwoods surround front porch. Back screened porch with mtn views. XLG 2 car garage, 3-bay pole barn for vehicles & equipment. Stream. Division rights & road frontage w/flexibility of land. NEW PRICE! $700,000 paulmcartor.montaguemiller.com/mls=551081

Lake Monticello

Like new home just inside main gate. Walking distance to pool, clubhouse & tennis courts. Main floor LR w/gas FP, DR. Kitchen opens to eat in/brkfst nook & back deck. Laundry room. Upstairs has MBR suite, walk-in closet, en suite BA. 4 BRs upstairs or use over-sized BR as a bonus/family rm. Walk-up attic provides storage. $2500 for closing costs! $220,000/For Lease at $1500 paulmcartor.montaguemiller.com/mls=541905

Ruckersville

Country oasis minutes from town! Private pond w/fountain & private 1.5 acres. Deck off kitchen overlooks fully fenced backyard. Large LR with FP is perfect for entertaining. Basement family room with full BA gives tons of flexibility to suit any buyer. Huge 2 car garage & out building provides storage. $240,000 paulmcartor.montaguemiller.com/MLS=553674

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eas benefited as well although to a lesser extent. And a May 15, 2015 Press Release from the National Association of REALTORS® stated that walkable areas are “inherently more affordable” since individuals living that close-in usually spend only 43 percent of their income on housing and transportation, compared to those living in non-walkable areas, who spend nearer 48 percent. The centerpiece of downtown Charlottesville is the pedestrian mall, the first phase of which was completed in 1976. Clearly the planners deserve congratulations as our mall is one of just a few such attempts at this model of downtown renewal that have survived. Charlottesville’s mall is longer than most, comprising seven blocks closed to traffic with over 30 restaurants and 120 shops and boutiques of all varieties.

Downtown draws the “full gamut” of buyers attracted by popular downtown features such as the Ix Art Park just south of the mall.

curred there over the last 60+ years. His family’s home on Park Street where he grew up was just three houses from the country long before the bypass or the Downtown Mall. Today he offices on 8th Street in the same building where his mother once went for appointments with her obstetrician. Ramsey described some of the people who today call the downtown area home. Prominent among them are downsizing Boomers. These are folks who once moved out to Ivy and other outlying areas when they had families, but now are ready to give up a car. “Cutting down on drive time saves on gas, mind and soul,” Ramsey said. Others relocate to be free of taking care of a home and yard choosing a condo, while still others prefer the reduced maintenance of a small house and yard. Some who choose the downtown area love the prospect of renovating

FEATURE

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

tracted by popular downtown features such as the Ix Art Park just south of the mall. The Art Park offers many free cultural and civic activities such as outdoor concerts and an artists’ showcase, and visitors can also enjoy a variety of eating establishments without leaving the property. Ix property manager Erin Hall encourages everyone to come join the festivities stating that “the Art Park is busy every day.” Downtown neighborhoods can also be a good source of rental properties for investors, Soubra said. The area’s easy access to the local hospitals makes it a popular place for medical residents along with other young professionals needing to rent a home in a convenient location. Alley called the Belmont area “investor friendly” since landlords can expect rent payments to cover their monthly mortgage obligation. While downtown can be pricey, it still attracts first-timers. Telefus worked with a couple, both with jobs at the medical center, who were able to afford a first home in the mid-$300,000 range and chose to locate near downtown. She said that a lot of buyers in the market now understand the advantage of the current low interest rates, though she warned they should act now since things could look very different come spring.

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Urban Community

“When you live downtown you can walk to restaurants and entertainment,” Telefus said. Viejo described the downtown area as a “happening” place where people enjoy walking around and eating in the many local restaurants. Another downtown feature that she says adds “vibrancy” to the area is the Charlottesville City Market, open Saturdays from 7 a.m. until noon from April through December. “Walkability is the number one desire” of buyers that come to Burnet Commons looking for their next place to live, Soubra said, referencing clients who walk to work downtown and a

professor who bikes to UVA. Downtown buyers also appreciate “being part of Charlottesville instead of just living in it,” he continued. Living downtown also appeals to home buyers for whom green values are important. This could be expressed as making an older home more energy efficient or buying a new one. “However,” Soubra said, “while sustainability and walkability both add value to a home, walkability trumps it all.”

Downtown Buyers Robert Ramsey with Roy Wheeler Realty Co. is very familiar with downtown and all the changes that have oc-

older homes, Ramsey explained. They take homes built between the 20s and the 50s and modernize them keeping what’s good. For this group, starting over with a new house is less appealing, in part because they often sit on small lots that are “a deterrent to Boomers, especially if they come from two to twenty acres out in the country.” While these buyers no longer want the acreage they still like the idea of a yard with a garden, Ramsey explained. Downtown draws the “full gamut” of buyers, Viejo said. She has worked with young people, both single and married, young families and retirees at-

Families who love living in town are willing to pay higher prices and possibly compromise on amenities to be as close as possible to downtown. They come from out of the area, from out of state, and even from out of the country, but many come from as close as Albemarle County or the Route 29 corridor. These are people who are looking for an “urban community,” Ramsey said. Charlottesville’s many cultural activities are very attractive Telefus explained, but a huge benefit of Charlottesville is the nice views. She has sold property to clients who looked at a variety of homes and locations and ultimately bought downtown for the convenience and walkability, but it was often the beautiful view that finally clinched the sale. If you want to live where you can walk to the Downtown Mall, ask your agent about moving to one of the close-in neighborhoods where you can be part of a vibrant local music and restaurant scene, buy vegetables at the City Market and most of the time, leave your car at home. n Celeste Smucker is a writer, blogger and author who lives near Charlottesville.

With over 20 years of experience, David James Homes will custom-build your dream home on your land. • 5 YEAR WORKMANSHIP WARRANTY • 10 YEAR STRUCTURAL WARRANTY • 15 YEAR DRY BASEMENT WARRANTY

CULPEPER - 540-727-0361

WINCHESTER - 540-665-1827

Call Grier today at 434.466.5850 to discuss the local Belmont Market. GRIER MURPHY

Real Estate Weekly

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Real Estate Broker, GRI

434.466.5850 griermurphy@nestrealty.com NestRealty.com/GrierMurphy 126 Garrett Street, Suite D • Charlottesville, VA 22902 • 800-325-6378 (NEST)

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LYNCHBURG - 434-239-5077

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

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

NE W

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

E IC D PR UCE ED R Keswick Estates

W. Albemarle Co - Spring Hill

TO BE BUILT-Gorgeous 3.25 acre GOLF FRONT lot. Great views and close to all amenities! Other plans available and custom home design/build services. www.montaguemiller.com/MLS=546253 • $1,245,525 Co-listed by Sasha Farmer Team: 434.260.1435

Rare opportunity to own this finely constructed residence with timeless design in W. Albemarle school district. Mostly level & very private 6.5 acres setting. Open, light & bright brick residence crafted by an award winning builder. Convenient setting between Rt 250 & I-64 Ivy exit. $710,000 afitch.montaguemiller.com/mls=553797 • Alice Nye Fitch: 434.981.4562

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W N. Albemarle Co

Charlottesville

Gordonsville - Cameron

4 BR, 3.5 BA in Charlottesville. Open floor plan, formal DR. Move in ready, fresh paint, new carpet, refrigerator & stove. New 1st floor heat pump. Fin. lower level, 3rd full BA. Deck.

Corner lot in Woolen Mills within walking distance to Historic Downtown Cville. Great opportunity to update or to build your dream home! Mountain views.

Stylish & artsy one-level-living. 3.8 landscaped acres, 3BR, 2BA, set on a knoll w/winter views of the SW mtns. Recent upgrades, lg detached shop. One-of-kind place!

swhited.montaguemiller.com/mls=553931 $375,000 • Shann Whited: 434.962.4741

estrose.montaguemiller.com/mls=545403 $249,900 • Edwina St. Rose: 434.284.0094

jporterfield.montaguemiller.com/mls=547844 $389,000 • Joe Porterfield: 434.906.1616

Ednam Forest

Near Wintergreen

Cville - Langford Farms

Recently renovated with top of the line finishes & new roof. Skylights, vaulted ceiling. Picture windows with breathtaking views of the reservoir. New kit cabinets, Bosch SS appliances.

Intriguing mtn home in Nelson w/48 plus acres. Year-round spring-fed stream, mature forest, nature & privacy. Expansive glass. Gracious indoor living spaces, decks, screen porch, pool.

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.

www.montaguemiller.com/mls=552985 $800,000 • Sasha Farmer Team: 434.260.1435

adunbar.montaguemiller.com/mls=552120 $555,000 • Anita Dunbar: 434.760.2160

www.montaguemiller.com/mls=550818 $649,000 • Jamie White: 434.906.3944

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

Keswick - Clarks Tract

Cville - Ashcroft

Nelson County - Faber

Within 3 miles of Keswick Hall & the Hunt Club, 3 parcels, fenced into 3 paddocks (1 a possible horse ring). 2 autowatering stations. The house & former home site fenced.

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.

Enjoy living in Central VA's wine country in a unique historic colonial home. A private oasis w/2+ acres of rolling land, gardens, & mature trees. Quick access to 29, perfect for B&B.

bwilliams.montaguemiller.com/MLS=554010 $325,000 • Brad Williams: 434.989.7721

carolcostanzo.montaguemiller.com/MLS=549355 $689,500 • Carol Costanzo: 434.962.1419

adunbar.montaguemiller.com/mls=547839 $299,900 • Anita Dunbar: 434.981.1421

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

Land For Sale NELSON - 29.1 Acres - Nice parcel with mature trees. Long road frontage on Route 6. Easy commute to Charlottesville, Waynesboro, Lynchburg and points between. kolson.montaguemiller.com/MLS=551325 $99,900 • Kyle Olson: 540.649.4131

Southern Albemarle

NEW sunroom & outdoor kitchen.Landscaped, private back yard. Hardwood floors, grand foyer, formal LR, elegant DR. Granite Kit counters, cherry cabinets. Family room w/gas FP.

8 acres at the end of a quiet country lane, private one-owner custom Colonial. 4700 sq ft, 4BR, 3.5BAs, lux MBR suite. Full bsmnt. Outbuilding for guest quarters or rental.

carolcostanzo.montaguemiller.com/mls=549159 $699,900 • Carol Costanzo: 434.962.1419

cmontague.montaguemiller.com/mls=545966 $479,000 • Carter Montague: 434.962.3419

NEW PRICE! ALBEMARLE - 2 buildable lots in Schuyler. Several house sites on 23+ acres. Wooded with stream. www.montaguemiller.com/mls=535252 $90,000 • Carol Costanzo: 434.962.1419

NE LAKE MONTICELLO-3BR, 2 BA outside main gate offers private setting on wooded, corner lot. www.montaguemiller.com/MLS=548683 $144,000 • Jamie White: 434.906.3944

AFTON-Mountain Paradise! 2 spacious decks. New gas log FP. Glass study/office, 2 large BRs. www.montaguemiller.com/MLS=548427 $165,000 • Carol Costanzo: 434.962.1419

CVILLE-2 BR, 2.5 BA, open floor plan, wood floors, gas FPs. Full unfin. bsmnt, rough-in BA. mikegaffney.montaguemiller.com/MLS=553948 $199,900 • co-list Mike Gaffney: 434.760.2160

garage/workshop. 2,016 SF! Completely fenced. smilione.montaguemiller.com/mls=554677 $198,900 • Sal Milione: 434.882.4000

W'BORO-1st floor living, open plan, fresh paint inside, vaulted ceilings. Gas FP. Patio off DR, deck. www.montaguemiller.com/mls=553574 $196,000 • Carol Costanzo: 434.962.1419

E IC D PR UCE D RE

E IC D PR UCE ED CVILLE-3BR ranch w/bsmntRapt & det. 2 car

GREENWOOD-100 year old cottage, level 3.2 acres across from horse farmon private road. www.montaguemiller.com/MLS=546438 $189,900 • Anita Dunbar: 434-981-1421

CVILLE-Eat-in kitchen& family room, wood FP downstairs, 3 BRs & master BA upstairs. www.montaguemiller.com/MLS=547680 $149,900 • Anita Dunbar: 434-981-1421

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

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Cville-Mosby Mountain

N. ALBEMARLE - 3.01 acres in Dyke. Gently rolling wood lot with good road frontage & views, minutes to NGIC, Hollymead Town Center, airport and RT 29. Owner is licensed REALTOR® in the state of VA. 3.01 acres. dburke.montaguemiller.com/MLS=545471 $129,900 • Doug Burke: 434.996.6791

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COMMUNITY

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

Charlottesville’s Popular

Belmont

Neighborhood

WALK TO THE DOWNTOWN MALL, enjoy a leisurely cup of coffee with friends and family without leaving your neighborhood, and maybe even let go of a car. If all of this appeals, consider the popular walkable community of Belmont offering a downtown lifestyle that is still affordable, though agents warn, “not for long.” The Belmont neighborhood dates back to Charlottesville’s earliest days when a combination of factors made it a popular and convenient place to live. Today it attracts a diverse population of residents from first-timers to downsizers who are ready to leave suburbia behind to enjoy a walkable, downtown lifestyle. Working Belmonters, whose jobs are downtown, may walk or ride their bikes to work, while those whose employment is elsewhere appreciate short commutes to places like UVA and the medical center. Belmont is also popular with investors and those who relish the challenge of updating and renovating a home. While Belmont’s real estate market has experienced some ups and downs, now is a good time for sellers thinking about a move, to give their agent a call and learn what their house will bring in today’s market that is full of ready and willing buyers.

Historic Belmont The Belmont lifestyle has roots in Charlottesville’s very early history when much of its popularity was due to its prime location at the intersection of two major routes (paths by today’s standards), Three Notched Road—a reference to distinctive marks placed on trees marking the route to and from Richmond—and Old Scottsville Road— connecting Charlottesville to the site of Albemarle County’s first courthouse in Scottsville. The neighborhood grew in size in the late 1800s when the Belmont

is Close-In and Walkable BY CELESTE M. SMUCKER

Cynthia Viejo with Nest Realty Group, a 35-year veteran of the real estate business, has been keeping an eye on the Belmont market since the 1980s when she recognized its potential as an up-and-coming neighborhood. However it wasn’t until the year 2000, when investors began buying and flipping homes and buyers who couldn’t afford

resale potential. She added that they should choose an agent well-versed in the area’s homes and market for the best advice on these issues. Belmont also attracts investors explained Rob Alley with RE/MAX Realty Specialists who described the market there as “investor friendly,” because rents are high enough to cover their mortgage payment. Alley added that many first-timers can still buy a home in Belmont where prices less than the FHA maximum are available.

Play Close to Home While walkability and the nearness of the downtown mall are big plusses for Belmonters, often they can find the amenities they want right in their own neighborhood. Viejo explained that Belmont’s downtown also has a number of trendy spots that keep people on that side of the bridge describing it as “an extension” of what is attractive about the downtown mall. “People can walk out their front doors, walk to downtown Belmont and enjoy wonderful, delightful restaurants that are fun and vibrant.” She recently enjoyed a friend’s birthday party there and said, “it was nice seeing the vibrancy of the area.”

Belmont Buyers

Land Company purchased an estate called Belle-mont and divided it into building lots. In a description of this rapidly growing area, local historian James Buck described it as a “quaint country suburb of a rapidly expanding Charlottesville.” In the early 1900s, Belmont’s nearness to the railroad contributed to its prominence as did the demand for housing amongst its employees who wanted the convenience of living near their jobs.

Belmont’s Real Estate Market Today Belmont attracts a wide range of buyers from Millennials working downtown to retirees and pre-retirees ready to give up the headaches of maintaining a large house and lot in the suburbs.

property north of downtown began looking in Belmont, that things really started to change. Viejo described the current market there as “very strong,” warning that prices are climbing. One result is that often buyers are forced to compromise on the amenities they want, which could mean living with less square footage, only one bathroom, or a smaller than desirable yard. She described one of her recent Belmont listings priced at the low end of the market at $249,000. The size was “just shy of 800 square feet, with expansion possible,” she said. She advises buyers to look for a home with “good bones” that can be renovated taking care not to overdo. It’s alright to “personalize,” she said but cautions buyers not to lose sight of

Belmont appeals to people looking for a place with a community feel. Its walkability contributes to this feeling as the more people are out and about on foot, the more they see and meet their neighbors compared to places where most people walk only as far as their car prior to driving somewhere else. Often Belmont buyers are people who don’t like the suburbs but “march to a different drummer,” explained Robert Ramsey with Roy Wheeler Realty Co. While some could afford to live elsewhere, they choose to stay for all of Belmont’s benefits. Others are people with grown kids who decide to move back to town after a time in the suburbs and want to downsize their space but still live in a single family, detached home. Are you in the market for a home? If you like the charm of an older home and neighborhood, want to live near the downtown mall and enjoy leaving your car behind when you meet friends for brunch, ask your agent about Belmont. n Celeste Smucker is a writer, blogger and author who lives near Charlottesville.

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

NORTH RIDGE WAY

Elevated lot with distant water view. 3 bedrooms and 3 full baths. Home features; hardwood floors, vaulted ceilings, granite countertops and an oversized 2 car garage. Lovely garden spot. $248,900

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

SOLARIS DRIVE

Call Grier today at 434.466.5850 to discuss the local Belmont Market. GRIER MURPHY Real Estate Broker, GRI

434.466.5850 griermurphy@nestrealty.com NestRealty.com/GrierMurphy

CALL SHARON

126 Garrett Street, Suite D • Charlottesville, VA 22902 • 800-325-6378 (NEST)

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

MCFarm, LEAN FAULCONER INC. Estate and Residential Brokers

ONE LEVEL LIVING

SOLD

Tim Michel| 434.960.1124 | email: tim.m.michel@gmail.com McLean Faulconer Inc. 503 Faulconer Drive, Charlottesville VA 22903 www.mcleanfaulconer.com

SONJA CASERO

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

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FRY SPRINGS NEIGHBORHOOD

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

Greene: 434-985-2348

Zion Crossroads: 434-589-2611

Downtown: 434-296-7171

Wintergreen: 434-325-8018

Western Albemarle: 434-205-4355

Ednam Hall • Dryden Lane • Charlottesville, VA 22903

Homes@RoyWheeler.com • www.RoyWheeler.com

SQ CA UAMO RE RE

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

WINDWARD POINTE SUBDIVISION, corner lot with mountain views! Move-in ready residence w/over 2800 sq. ft., hardwood floors, large great room with vaulted ceilings, gas FP and a gorgeous inlay wood floor design. The kitchen boasts granite counters, breakfast bar and access to nice deck and patio. First floor master, 3 additional BR on 2nd floor. 2 car attached garage. $315,000. Steve White, 242-8355. (554117)

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 mature landscaping, newly painted front porch, beautiful brick walkway. $239,000. Ted Brame, 540-748-6386. (539335)

ELEGANT AND COMFORTABLE ENGLISH TUDOR style home located 30 minutes to Charlottesville on 6+ manicured acres with frontage on the South River. Meticulously landscaped with large garden spot. Gourmet kitchen, 2 large sunrooms, new master closet and bathroom, refinished hardwood floors. Detached garage with a bonus room and 1/2 bath above. $820,000. www.GerriRussell.com 531-9581. (550613)

IMMEDIATE OCCUPANCY! Rent to Own or Lease Purchase! 3 or 4 bedroom home with hardwood floors throughout the main level, gas FP, gourmet kitchen, granite counters. Large master, 2 bedrooms and laundry upstairs. Family room or bedroom in basement with full bath. Enjoy walking trails, play area, fitness center & close proximity to shopping and restaurants. $227,900. Susan Stewart 434-242-3550. (551339)

BRICK RANCH situated on over 2 acres in Greene County. This home offers 3 bedrooms/2 baths with formal rooms. Two wood burning fireplaces, partially finished basement and just over the Albemarle County line and so convenient to shopping and NGIC. $198,000. MatthewWoodsonProperties.com 960-5187. (548558)

VIEWS OF MOUNTAINS and pastures on over 8.5 acres. Wonderful open floor plan w/spaces for everyone. This custom home has it all: hardwood floors, 1st floor master, generous kitchen, 2 fireplaces, 2nd level has 3BR/2BA. Full basement with huge family rom & office, 2 car garage and so much more. $649,000. MatthewWoodsonProperties.com 960-5187. (543197)

CHARMING ARTS AND CRAFT STYLE home on nearly 1.5 acres. Multiple outbuildings for storage. 1950’s home offers 3BR/2BA, living room, basement family room and spaces for a home office. Imagine bringing your updating ideas or enjoy it the way it is. Convenient to town of Stanardsville, schools. $139,000. MatthewWoodsonProperties.com 9605187. (544067)

CHARMING 2BR TOWNHOME-STYLE CONDO w/custom remodeling including new appliances, cabinets, countertops, hardwood floors & carpet. Eat-in kitchen, half bath on 1st level. Family room w/wood-burning FP. 2 large BR upstairs w/full hall bath. Lots of storage and ample closet space. Privacy in back, mature landscaping. Playground, dog park, miles of walking trails. $143,000. Jan Shiflett, 242-6057. (550310)

HOME IS LOVED FOR: it’s one level living plus enclosed porch with wood stove. Privacy, wide open lawns with pretty landscaping and flowering trees convenient drive to Pantops and downtown. Whether you are a first time buyer or looking to downsize, this home will fit your needs. Generator, new heat pump, hardwood floors and much more. $239,900. Fiona Tustian, 540-661-9089. (550920)

IMMACULATE WILLOW GLEN TOWN HOME located in the Hollymead Town Center. Quality finishes throughout featuring granite counters, hardwood flooring and complete with all kitchen appliances. Walk to Target, Harris Teeter, restaurants and so much more! $243,000. JimBonner.com 951-5102. jim@jimbonner. com (553266)

SELLER SAYS BRING OFFERS!! Minutes to EVERYTHING, discover this beautiful home in Ivy Farm. Stunning gourmet kitchen with 10’ granite island, Wolf, Bosch, Sub-Zero appliances. Terrace level opens to pool, hot tub, and pool house. 100-year metal roof, 3-car detached garage, and whole house generator -this home has it all! On 3 acre elevated parcel. Buyer’s Warranty! $874,000. Sandra Collins, 222-6645. (530439)

LOCATION LOCATION. Enter your own very private parklike setting with 4 ac. of trees & charming gardens just minutes from town in a fabulous W. Albemarle location. The large light filled rooms in this 3BR/2.5BA home all flow for great family living. The home has been graciously upgraded with new windows, new baths, new HVAC, new roof and much more. $777,000. Jane Porter Fogleman 981-1274. (552926)

: JUST REDUCED AND PRICED TO SELL! Just over 4 acres, wooded with many tall hardwoods. Located on culde-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. $167,000. Byrd@ByrdAbbott.com 242-9600. (535971)

ESCAPE TO THIS MAGICAL, 21 ACRE mostly wooded sanctuary in southern Albemarle. Private and secluded spring fed pond, pavilion for camping, dramatic rock outcrops and circular drive for easy access. $157,500. Jim Bonner, 951-5102 and Gerri Russell, 531-9581. (551091)

7.28 ACRES OF PRIME RESIDENTIAL LAND only minutes from Keswick and Glenmore Country Clubs. Road frontage on Black Cat Road, producing well and relocation option for power line make this a Prime building site. $165,000. Karen S. Dowell, 531-6948. (543774)

CORNER LOT JUST WAITING FOR YOU to build your home. Located in Greene Acres just minutes away from Ruckersville and shopping. Take advantage of the beach and lake that the community offers. Drive out today. $23,000. www.KathyMarkwood.com 985-6454. (552312)

Celebrating Over Eighty-Five Years Trust, Tradition & Market Leadership

A Virginia Tradition Since 1927 Greene: 434-985-2348

Zion Crossroads: 434-589-2611

Downtown: 434-296-7171

Wintergreen: 434-325-8018

Western Albemarle: 434-205-4355

Homes@RoyWheeler.com • www.RoyWheeler.com

MAPLE GLEN. Come and enjoy the history of this grand property which originally held the Walnut Grove Mill. The main house was built in 1880 and was remodeled over the years. Enjoy the Rapidan River that winds through the property. There are 2 additional homes on the property and many outbldgs. Perfect for those looking for vineyard land. $2,275,000. www.GerriRussell.com 531-9581. (541182)

KESWICK FARMS. 21-acre estate with beautiful ponds, custom timber-frame residence, open floor plan with stunning architectural display of timber & stone. 3 large bedrooms en suite, gourmet kitchen, covered patio & expansive terrace with outdoor kitchen and artistic water feature. Exceptional quality & detailed craftsmanship. $1,450,000. Duke Merrick, 962-5658. (553149)

CUSTOM STONE, BOARD AND BATTEN round house in an idyllic private country setting with mountain views. Home enjoys custom cabinetry, large gourmet kitchen, several living areas and more. 3-4 car garage, plenty of storage in the finished space above the garage or large outbuildings. Two tiered koi pond, tennis court, in-ground pool. $1,100,000. www.GerriRussell.com 531-9581. (553087)

GREENE COUNTY HOME on over 4.5 acres & adjoins small horse farm. Offers formal rooms, kitchen with breakfast nook, 4 beds and 4.5 baths, finished basement to include bar in rec room and office, and close to schools and shopping. $449,000. MatthewWoodsonProperties.com 960-5187. (549416)

LOVELY HOME WITH GENEROUS ROOMS and beautiful hardwood floors. Freshly painted and waiting for its next owner. There is a lot of light throughout. Enjoy the private setting as you wind your way up the drive. Your animals are welcome and this farm offers run in sheds, board fencing, a large equipment barn and much more. $392,500. www. GerriRussell.com 531-9581. (543782)

WATERFRONT 10 ACRE PARCEL on Rt. 6 with approximately 370’ of frontage on the Rivanna River. Property sits on both sides of Rt. 6 with approx. 2.5 to 3 acres on the north side elevated with a building site and on the south side is the Rivanna River frontage. Convenient to Charlottesville or Richmond area. (another 10 acres is available for $70,000 see mls 550626). $65,000. June Seay, 981-9038. (550625)

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! From $21,900 to $46,900. June Seay, 981-9038. (550627-630)

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)

687 Adial Road

What is on your wish list? Water, views, acreage, proximity to Charlottesville? Look no further! Own 51 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

Bear Creek Manor— 16275 Patrick Henry Highway

Amazing opportunity to own a 116-acre farm just minutes from Nelson County attractions, Wintergreen Resort, and Nellysford. Post-and-beam home with rock chimney, 2 stone fireplaces, renovated kitchen, hardwood floors on the main floor, 4 BR and 3.5 BA. New 2-car garage, 1 BR, 1 BA log cabin, large shop/storage building, barn, shed, 2 stocked ponds, streams and mountain views. Lots of privacy. Only 35 to 40 minutes to C-ville without a single stoplight! Reduced price! $775,000

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

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Charlottesville: 434-951-5155

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

20 Charlottesville

broken island

1603 INGLEWOOD DRive

71 BLUE BELL LANE

2700 SF - UP TO 5 BR - 3 BA - ON .44/AC

5076 SF - 5 BR - 4.5 BA - ON 2.48 AC - 3 CAR GARAGE

Patsy Strong BROKER, ABR, SRES, SRS

434-996-4606

Kari Rothamel ABR, SRES, SRS

434-962-7265

Daniel Rothamel ABR, SRES, SRS

434-962-7305

Taylor Jobes REALTOR®

434-964-7971

Patsy@StrongTeamRealtors.com

Kari@StrongTeamRealtors.com

Daniel@StrongTeamRealtors.com

Taylor@StrongTeamRealtors.com

Residential Marketing & Listing Specialist

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Top-Producing Buyer’s Agent

Buyer’s Agent

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

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OFFICES: Charlottesville Pantops Office 434-234-3601 Fluvanna County 434-589-5800

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Your Builder of Choice

MODEL HOMES OPEN DAILY 12-5 CRAIGBUILDERS.NET

434 .973.3362

Early 1800â&#x20AC;&#x2122;s farm house, 55+ acres overlooking rich land with flourishing soybean, and long accessible frontage on the James River. MLS #539108

LOCKWOOD FARM Prime, and gently rolling farmland compromising of 202+ acres near Scottsville. Including (3) ponds and more springs! Old, serviceable barns & (5) bay equipment shed.

$243,000.

$650,000.

MLS 553266

MLS #550478

$1,250,000.

MLS#550309

SO LD

$395,000.

WILLOW GLEN TOWNHOME Immaculate Willow Glen town home located in the Hollymead Town Center. Quality finishes throughout featuring granite counters, hardwood flooring and complete with all kitchen appliances. Walk to Target, Harris Teeter, restaurants and so much more!

P D RI U CE CT IO N

JAMES RIVER FARM

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

SO LD

C O UN N DE TR R AC T

$3,950,000.

MLS#513246

MLS#509871

$499,000.

MLS#530063

$665,000.

MLS#548115

$749,000.

MLS#547195

$1,195,000.

MLS#545248

$995,000.

MLS#530112

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

$2,200,000.

C O UN N DE TR R AC T

MLS#550247

P D RI U CE CT IO N

$1,150,000.

P D RI U CE CT IO N

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

HOME SALES STATS ENDING THE WEEK OF NOVEMBER 18, 2016

There were 86 homes sold in the seven-county area n 42 were in Albemarle with an average price of $374,052 n 9 were in Charlottesville with an average price of $263,056 n 12 were in Fluvanna with an average price of $231,367 n 7 were in Greene for an average price of $267,921 n 7 were in Louisa with an average price of $255,000 n 1 was in Madison with a price of $422,000 n 2 were in Nelson with an average price of $254,950 n 6 were in Orange with an average price of $292,367

THE

Staff:

PUBLISHER Aimee Atteberry

aimee@c-ville.com

ADVERTISING Beth Wood 434.817.9330

beth@caarrew.com

EDITORIAL COORDINATOR Celeste Smucker

editor@caarrew.com

DESIGN Tracy Federico Henry Jones

designer@c-ville.com rewdesigner@c-ville.com

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

1741 ALBEMARLE PIPPIN CT 325 FOREST RIDGE ROAD BARGAMIN PARK EARLYSVILLE

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

763 JEFFERSON DRIVE LAKE MONTICELLO

323 HOLLY HILL DRIVE RUCKERSVILLE

1815 YORKTOWN DRIVE RUTLEDGE

143 CUCKOOS NEST DR LOUISA

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: $.839 per $100 www.co.fluvanna.va.us Real estate tax rate: $.917 per $100

GREENE COUNTY

www.gcva.us Real estate tax rate: $.775 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

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CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

DECEMBER 1 - DECEMBER 7, 2016 ISSUE 25-48

505 Rocks Farm Drive

E PR D I U C C E E D

Introducing ELK ROCK MEADOW!

Sitting several hundred feet above the Blue Ridge Parkway between milepost 1 & 2, Elk Rock Meadow has 16 lots varying in size. Easy access to I-64 and surrounded by green spaces, every lot in this new development has divine views. Prices start in the $190â&#x20AC;&#x2122;s.

Set in the bucolic Ivy Area, this custom built home reflects the finest in high end home construction. With two master suites, both with walk-in closets, a gourmet kitchen, several family/living rooms, a unique boathouse bedroom, screened in porch, large patio area and so much more, this is a MUST SEE!

mls. 554088 64 Toby Way

0 Cathaross Lane

Former home of the ABC Preschool, this one level free-standing brick building offers just over 10,000 sq ft of flex space. Located just outside of Lake Monticello, zoned B-1 with 30 dedicated parking spaces plus an outdoor play area, possibilities include medical, therapy, day care, assisted living and office uses!

mls. 552536

27.49 acres adjacent to Old Trail in Crozet with private gated access from Route 240. Spectacular Blue Ridge mountain views. Zoned R-2 Residential and a strong candidate for conservation easement.

$1,395,000 mls. 551108

466 Walnut View Drive

$1,995,000

612 W Rio Road

FANTASTIC Craftsman style home set on 5.66 acres, just over the Louisa County line, with an easy 25-minute commute to Charlottesville! This 5 BD, 4.5 BA home has an open floor plan, abundant natural light as well as a cookâ&#x20AC;&#x2122;s delight gourmet kitchen. Work from home in the first floor office and enjoy warm evenings on the summer deck!

mls. 549450

$1,195,000

Solid brick office building with road frontage on West Rio Road. Ample parking and great visibility! With over 3000 sq f t over two floors, this building could be used for a variety of commercial uses.

$550,000 mls. 532089

434.220.5656 | sloanmanis.com

$850,000