The Real Estate Weekly 1.30.2019

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VOL. 28 NO. 5 n JANUARY 30 - FEBRUARY 5, 2019

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, Augusta

GREATER CHARLOTTESVILLE AREA

GUIDE

ALSO: TO THE

RESIDENTIAL

MARKET PLACE

SOUTHSIDE

HOME OWNERS LOVE THEIR AMENITY-RICH, CLOSE-IN LIFESTYLE

DO FENCES

MAKE GOOD NEIGHBORS?

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JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

2

A Virginia Country Life

FAIR VIEW - c. 1856 brick Georgian manor home encompasses four levels of living space totaling 9,000 s.f. with 10’ ceilings and heart pine floors throughout as well as numerous fireplaces and original moldings and woodwork. 5 bedrooms or more possible with a delightful guest cottage next to existing period ice house. Formal gardens and rose garden, Farm managers house and horse facilities and equipment barns. This Farm is the complete package, located in beautiful Somerset VA.

HIGHLAND ORCHARD - Nearly 1,000-acres in Albemarle County, Virginia -20 min from Charlottesville and UVA. Situated among the headwaters of the Hardware River, Highland Orchard features a rolling pasture and woodland with a stylish contemporary residence situated to enjoy the spectacular views. The Main residence, guest house, farm managers cottage, formal greens pool and host of complimentary farm buildings make this one of the most extraordinary farm offering in Virginia. MLS 580935

EXCELLENT PROXIMITY TO THE DOWNTOWN MALL - located on one of Charlottesville’s best streets. This stucco Victiorian house offers generous ceiling hight and room proportions with 4-bedrooms and 2.5 bathrooms and outdoor space for private intimate gardens. This is a wonderful way to live downtown in the city. MLS 581322

WHITE HART - c. 1998 Shelter and Associates English manor sited in the center of a 350-acre expanse of rolling northern Albemarle County farmland. Expansive views of the Southwest and Blue Ridge Mountain ranges, over 8,000 s.f. the 4 bedroom home, extraordinary setting and 20 min to Charlottesville. MLS 573304

BARTERBROOK - Extraordinary country property 10 minutes north of Charlottesville set on 33 private acres. Renovated turn of the century weatherboard farm house 3-bedrooms 3 bathrooms and over 3,151 square feet. Additional timber frame workshop/barn and barn renovation with loft bedroom and full kitchen and bathroom that has to be seen to be believed. This building is a masterpiece of rustic charm and historic aesthetic that one only dreams about.

KESWICK ESTATE - Located only 5 miles east of Charlottesville Keswick Estate offers the best building opportunities in the area. Adjoining the Keswick Hall and Golf Club with current renovations underway at the Hotel and and newly designed Pete Dye Golf Course, “Full Cry”, the chance to build your own signature custom home awaits.

Fulfill the dream and choose a homesite; golf views, water views or tranquil wooded views there is potential with myriad of options to select on homesite or house design.

Murdoch Matheson

434.981.7439

murdoch.matheson@sothebysrealty.com

murdoch-matheson.com

Justin H. Wiley

Peter A. Wiley

434.981.5528 justin@wileyproperty.com

434.422.2090 peter@wileyproperty.com

132A East Main Street • Orange, VA 22960

503 Faulconer Drive, Suite 6 • Charlottesville, VA 22903

PRIVACY AMONGST LARGE ESTATES

40 ACRES ONLY 6 MILES TO TOWN

LINDEN RIDGE - A private 70 ac estate among other estates in the Keswick Hunt area of Albemarle Cty. The 1920’s home is situated on a knoll in the center of manicured acreage, with dramatic views of the SW Mtns. Though very convenient to C’ville, this 4 BR home is insulated from road noise. The exterior includes a detached garage, formal gardens with irrigation, rear patio, numerous specimen trees, guest cottage, art studio barn, stable, fencing, stream, gated entry. MLS# 574653 • $1,995,000

ROSE HILL CHURCH LANE - 40 acres (3 tax map parcels) of rolling land with hardwood forest and a bold creek, Henderson Creek. This secluded property adjoins lands owned by the Thomas Jefferson Foundation and is only 6 miles from Charlottesville.

MLS# 577670 • $325,000

Justin H. Wiley – 434.981.5528

Peter A. Wiley – 434.422.2090

ESTATE PARCEL IN GREENWOOD

PRIVACY AND VALUE IN FREE UNION

HUNTINGFIELD FARM - Beautiful 305 acres located on Ortman Road in the Greenwood area of Albemarle County. Offered for the first time in over 60 years, this is a perfect estate parcel with numerous streams, open meadows, and wonderful mountain views. Though only 20 minutes to town, the farm is completely free of traffic noise. Situated amongst a block of large estates that are protected by conservation easements, it is protected with a maximum of 4 division rights. MLS# 574548 • $3,495,000

ALLEN FARM - A 121 acre parcel with a good mix of hardwoods and native grasses, teaming with wildlife, in the Catterton area of Free Union. This well-priced land offers unsurpassed privacy and good views of Buck Mountain with some Blue Ridge vistas. Multiple building sites and a good farm road already in place. Adjoins hundreds of acres of protected land. Parcel is not under conservation easement.

MLS# 549637 • $850,000

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CLASSIC CHARM AND MODERN AMENITIES

MERRYMOUNT oneofofthe themost mostdesirable desirable areas of Somerset, is nestled amongst MERRYMOUNT -- Located Located inin one areas of Somerset, is nestled amongst large large estates, with incredible views both the and Bluethe Ridge and the Southwest mountains. estates, with incredible views of both theofBlue Ridge, Southwest mountains.

The 1850’s house The is per1850’s house on acresand could bebebought land ifland, needed.

The 3The bedroom house is is in fectly situated on 35 5 acres, could boughtwith with less additional if needed.

3 bedroom house inneed need of renovations, is structurally sound, could easilyonto. be added Much of the of renovations, but isbut structurally sound, and couldand easily be added Much ofonto. the surrounding land surrounding landeasement, is in a conservation and the from this property will• not change. is in conservation and the view easement, from this property willview not change.

MLS# 566744 $475,000 MLS# 585175 • $715,000 Justin H.H.Wiley – 434.981.5528 Justin Wiley – 434.981.5528

GREEN MOUNTAIN CONSTRUCTION HOME - Transitional home packed w/ modern amenities, exudes classic charm. Includes: a modern kitchen w/ all amenities, separate mudroom & laundry areas. 1st floor master suite is spacious & private. Open concept family room & flex spaces on the 1st floor allow the floor plan to be tailored to the purchaser’s specific needs. Large bedrooms & ample closet space on the 2nd floor make this home ideal for family life. MLS# 573849 • $1,179,000

N EW

O FF ER IN G

STUNNING MOUNTAIN VIEWS

W W W.W I L E Y P R O P E R T Y.C O M

Peter A. Wiley – 434.422.2090

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Peter A. Wiley – 434.422.2090

Justin H. Wiley – 434.981.5528

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

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What’s

Inside: JANUARY 30- FEBRUARY 5, 2019

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VOL. 28 NO. 5 n JANUARY 30 - FEBRUARY 5, 2019

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, Augusta

GREATER CHARLOTTESVILLE AREA

ALSO:

GUIDE

TO THE

RESIDENTIAL

MARKET PLACE

SOUTHSIDE

HOME OWNERS LOVE THEIR AMENITY-RICH, CLOSE-IN LIFESTYLE

DO FENCES

MAKE GOOD NEIGHBORS?

10 GREATER CHARLOTTESVILLE AREA

GUIDE

TO THE

RESIDENTIAL

MARKET PLACE

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

22

Issue: IN EVERY

SOUTHSIDE

Home Owners Love Their Amenity-Rich, Close-In Lifestyle

BY CELESTE M. SMUCKER

26

News & Views ............................ 5

FEATURE

Greater Charlottesville Area Guide to the Residential Market Place ....................................... 10

BY KEN WILSON

COMMUNITY FOCUS Southside Home Owners Love Their Amenity-Rich, Close-In Lifestyle ..................... 22

BY CELESTE M. SMUCKER

HOUSE & HOME Do Fences Make Good Neighbors?

BY MARILYN PRIBUS

Do Fences Make Good Neighbors? ..................... 26

BY MARILYN PRIBUS

Home Sales Stats .................... 30

NEWS & VIEWS Local Real Estate Related News The 2018 Real Estate Market and Thoughts on 2019

Followers of my quarterly reviews aren’t surprised by what they learned from CAAR’s (Charlottesville Area Association of Realtors) 2018 year-end market report.

The good news is 2018 finished a bit better than 2017. The bad news is, it did so even though the last few months of the year were a bit sluggish. The strong start to the year, especially the first five months, made this positive outcome possible.

The number of sold properties in October-December actually decreased compared to the last quarter of 2017.

The other troubling 2018 statistic is that the number of fourth quarter pending sales (homes under contract but not closed) were off compared to the same time period in 2017.

This does not bode well if you hope for a positive housing report at the end of March, 2019.

A segment of the market that could offset this decline is the many new homes that went under contract in 2018 but won’t close until sometime later this year.

I have heard from builders who have as many homes as they can build in 2019 already under contract. Many others project closings in the second half of the year. This shows new construction—which made up approximately 15 percent of total homes sold last year compared to 12.7 percent in 2017—is still very active.

Farm, Estate and Residential Brokers 503 Faulconer Drive ∙ Charlottesville ∙ VA ∙ 22903

EARLYSVILLE FOREST DRIVE

Gracious family living with finished dependency. Terrific location!

Large lot with paved access to garage and lower level. Home offers first floor master. Great room has access to walk-out deck with spa.

Second level features two bedrooms, bonus room and full bath.

Lower level dependency is complete with master, full kitchen with island and family room with gas fireplace. $674,900

LYONS COURT LANE

Two story, stately brick home in North Downtown. In immaculate condition. Set on a quiet street and an easy walk to downtown. Features include; hardwood floors, recently updated kitchen, sun room and full unfinished basement. Gracious living room with masonry fireplace and built-in bookcases. Terrific backyard with small detached garage/ storage shed. $699,900

CALL SHARON

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

titude amongst many who are thinking of buying a home.

Waiting may not be the answer, though, as right now buyers have a better chance of finding a home than a year ago without the pressure to make a hasty decision or paying too much for the property.

What’s Happening Around Town?

Silver Lining Blood Drive at St. Anne’s-Belfield School on Sunday, February 17 Mark your calendar for the next Silver Lining Blood Drive on Sunday February 17! This will be the first such blood drive with the American Red Cross following its purchase of Virginia Blood Services, and will take place in the St. Anne’s-Belfield School Student Activities Center (2132 Ivy Road) from 9:00 a.m.-5:00 p.m.

Participants will be treated to delicious food from local vendors, select

spa services, and of course fun and games for the whole family.

This year, donations of whole blood and double reds (now called power red) will be possible but there will be no access to platelet machines. Instead, platelet donors are encouraged to donate whole blood instead.

More than four million Americans require blood transfusions each year, with one pint of donated blood potentially saving up to three lives, and there is currently no substitute for human blood.

In preparation for their donation, donors are asked to eat well, stay hydrated, and arrive with proper identification. Using the American Red Cross scheduling system, available at www. redcrossblood.org with the sponsor code SilverLining, will ensure an appointment with minimal wait time.

Appointments are suggested but walk-ins are always welcome. Donor eligibility requirements are also detailed on the American Red Cross website.

St. Anne’s-Belfield School is a co-educational preschool through grade 12 day school of approximately 900 students and 150 faculty and staff, with a boarding program in grades nine through twelve. Fifteen countries are represented in the student body, with 40 percent of students receiving financial aid. More information may be found at www.stab.org. n

NEWS & VIEWS

By Michael Guthrie, CEO and Principal Broker of Roy Wheeler Realty, Co.

At the same time, there are indications that new home prices are starting to peak and that traffic through some new home models has diminished.

These trends will be something to watch as we head into the spring market.

These shifts in the new construction market could be a good sign for existing resale home inventory as buyers may choose to purchase an older home to get a better price and not have to wait months for a new one to be built.

Rising rental prices in our local market are also noteworthy. A recent article at mansionglobal.com states: “Rental prices move more quickly than sales prices, so they can be a better way to gauge the health of a market.”

The article observes that when rent prices go up, tenants may be more likely to consider buying a home. If this is true, Charlottesville should see more renters wanting to become homeowners.

According to Michael Johnson from PMI-Charlottesville: “As of December 2018, average rent for an apartment in Charlottesville, VA is $1,545, which is a 16.96 percent increase from last year when the average rent was $1,283, and a 1.29 percent decrease from last month when the average rent was $1,565.

“One bedroom apartments in Charlottesville rent for $994 a month on average (a 5.43 percent decrease from last year) and two bedroom apartment rents average $1,362 (a 3.45 percent increase from last year). The average apartment rent over the prior six months in Charlottesville has increased by $249 (19.2percent)” Another sign that home prices have hit their peak in the Charlottesville/ Albemarle County Area is the greater number of homes sold along with higher prices in Greene, Louisa and Nelson Counties suggesting buyers are willing to travel a bit to get more home for what they want to pay. The significant reduction in gas prices may be playing a role in that decision as well.

As long as interest rates don’t rise much more, I don’t think the five percent rate will curtail buyer activity, especially with the attractive financing options available for first and second-time home buyers.

The wild card for projecting whether we will see a downturn in 2019 is the economy. Uncertainty about the stock market has caused a “wait and see” at-

EAN FAULCONER INC. MCLFarm, Estate and Residential Brokers

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CAAR REAL ESTATE WEEKLY

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

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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 THE CHIMNEYS

GLENDOWER

circa 1808 manor home built on a lovely knoll surrounded by stately mature trees and 423+ acres of rolling Virginia countryside. The property also contains a circa 1776 cottage, a schoolhouse, and a barn. MLS#582621 $3,250,000 Steve McLean 434.981.1863

SPRING CREEK

GOLF COMMUNITY-Like-new 4 bedroom home features great quality throughout, energy efficient, open floor plan, full basement, 2-car garage.

MLS#583353 $397,000 Jim Faulconer, 434.981.0076

1930 THOMSON ROAD

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

One block to UVA, completely renovated c. 1928, 4 bedroom residence. New kitchen, bathrooms, floors and porches. Charm and character of antique home with modern amenities. $1,195,000 Jim Faulconer 434.981.0076

Fabulous 273-acre country estate, at the base of Blue Ridge Mountains, in Madison County with magnificent views in all directions. 9000 sq./ft. restored residence, circa 1803, 2 guest homes, 2 barns. Amazing rooms, award-winning gourmet kitchen, completely renovated and enlarged.

The farm is in excellent condition, fenced, with 2 lakes and many creeks. MLS#584956 $3,300,000 Jim Faulconer 434.981.0076 Visit: www.thechimneysfarm.com

EDNAM

PRICED 40K BELOW TAX ASSESSMENT! 3 bedroom, 2.5 bath, Cape well maintained, hardwood floors throughout first level, main level master, walk to Boar’s Head. MLS#583351 $619,000 Jim Faulconer, 434.981.0076

OAKLAND

Historic, circa 1767 property on 663± acres in Deep Run Hunt Country fronts the Willis River. Brick manor house with 5 bedrooms, circa 1740 guest cottage, 4 barns, and more. MLS#549952 $2,595,000 Steve McLean 434.981.1863

SELMA

Historic plantation with a meticulously restored and updated Federal era house built in the 1830s, much of the original woodwork and paneling is intact and sited on a 50 acre property looking south over rolling fields. Philip Reed, 804.833.8325

LAFAYETTE

Tucked in a quiet and peaceful setting down a delightfully tree-lined lane is this attractive, three story clapboard house on 91 acres, great views, stream. MLS#574119 $2,395,000 Steve McLean, 434.981.1863

SUMMIT RIDGE TRAIL

Expansive city and mountain views from this custom residence privately situated on 1.4 acres. Main living area has vaulted ceiling, stunning architectural details, impressive stone fireplace and chef ’s kitchen. First floor master and 3 upstairs bedrooms each with private bath. Bright, spacious lower level. Walk out to patio with stone fire pit. Convenient to Pantops, Downtown and UVA. MLS#585011 $1,495,000 Charlotte Dammann 434.981.1250 or Steve McLean 434.981.1863

TOTIER HILLS FARM

Exquisite brick mansion, superb quality construction and features, 98 gently rolling acres, total privacy, stream, pond. 5 minutes to shops, 15 miles to UVA. $2,975,000 Jim Faulconer 434.981.0076 www.totierhillsfarm.com

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MCL EAN FAULCONER INC. Farm, Estate and Residential Brokers

OXFORD ROAD

NEW CITY LISTING - 4 Bedroom, 2 baths, living room with fireplace, dining room, eat-in kitchen, lower level family room, private rear deck and fenced yard. In the Venable school district. $435,000 Tim Michel 434.960.1124

BLUE RIDGE MOUNTAIN VIEWS

250 acre property convenient to Charlottesville. Gently rolling land with streams, pasture,woods and immense privacy. Numerous building sites, a charming, c.

1860, 3 bedroom 2 full bath farmhouse. MLS#584740 $1,850,000 Steve McLean, 434.981.1863

COMMONWEALTH DRIVE

1-story, 2,147 square foot commercial office building at corner of Westfield Road just off Rt. 29S. Zoned Commercial Office (CO) use includes administrative and business offices, medical, dental and more. Mark Mascotte (434) 825-8610 CVCMLS#30317750

HIGHTOP

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

ESMONT ROAD

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 $437,600 Steve McLean 434.981.1863

TWIN CREEKS

176 acre sanctuary, near Ivy, dramatic residence and guest cottage by Shelter Associates. Big Blue Ridge views, pastures, river frontage, trails, excellent building sites for new home. $2,595,000 Jim Faulconer 434.981.0076

IVY AREA

Exceptional, European-style manor home with guest cottage, garage with office, on a 22-acre private setting with panoramic Blue Ridge views, river frontage, and pond. Only 10 miles out. $1,575,000 Jim Faulconer 434.981.0076

GRASSMERE- IVY

Six and a half acre lot at the end of cul-de-sac in desirable neighborhood. Well located with easy access to Charlottesville, UVA and Crozet. Wooded lot with privacy but in a neighborhood. Western schools!

MLS#574585 $219,000 Tim Michel, 434.960.1124

HEWITT ROAD

73.9 acre farm on a knoll is the perfect horse or cattle farm. The 3 bedroom residence has a large porch, full unfinished basement, and 2-car garage. Priced below tax assessment! $649,000 Will Faulconer 434.987.9455

NARAMATA

Splendid private sanctuary in Madison County on 36 acres, magnificent landscaped grounds private rural setting. Residence has large comfortable rooms,floor to ceiling French doors, three covered porches.

MLS#581174 $699,000 Jim Faulconer 434.981.0076

STONY POINT ROAD

Private 5 acre estate parcel with beautiful level home site among mature hardwoods. Conveniently located to Downtown Charlottesville & UVA. Purchase price includes clearing of house site and septic field.

MLS#565885 $250,000 C. Dammann 434.981.1250

JACKS SHOP ROAD

155+ acres, level to gently rolling mature pine forest with long frontage on the Rapidan River. Excellent for retreat or permanent residence. Convenient to Madison, Ruckersville and Charlottesville. MLS#572541 $1,068,600 Steve McLean 434.981.1863

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

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

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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

Western Albemarle: 434-205-4355

Homes@RoyWheeler.com • www.RoyWheeler.com

S CRPRI EE NG K

®

QUALITY BUILT HOME on 5.82 acres. Dream away on the 2-level covered front porches or on the covered rear porch. Upgrades include hardwood floors on the 1st and 2nd levels, granite counters, built-ins, large master bed/bath, 2 more bedrooms, basement finished with rec room, wet bar, full bath and workout room. $459,900. MatthewWoodsonProperties.com 434-960-5187.

(584640)

RUCKERSVILLE BEAUTY. Main level offers master bedroom & laundry, along with kitchen, dining & living rooms. Two additional bedrooms and bonus room on 2nd level. Rec room & full bath in the basement with more room to expand. Oversized garage and concrete driveway!

Close to shopping, restaurants & everyday jaunts. $419,000.

MatthewWoodsonProperties.com 434-960-5187. (584901)

MILL CREEK SOUTH. Move-in ready w/'nosteps' access. Wooded views/seasonal Carter's Mountain views. 3BR/2.5BA '93 Craig-built home w/oversize 1-car garage & attic storage.

Living room/dining room/family room w/wood burning FP. Owner's suite w/large flex space.

Freshly painted interior. 12' x 16' screened porch + 2 large decks. $356,000. Dan Conquest 434242-8573 dconquest70@gmail.com (578779)

TO BE BUILT MONTVALE PLAN by Atlantic Builders. 4BR/3.5BA w/2392 fin. sq. ft. on full basement. Hardwood in foyer, tile surrounds in all baths, 42” maple cabinets, granite, SS appliances and 9 foot ceilings. Spring Creek features a top ranked golf course, clubhouse w/bar & restaurant, sports club with pool, fitness center, tennis, basketball and walking trails. $334,900.

Bevin Cetta Boisvert, 434-996-8633. (564265)

MOUNTAIN VALLEY. 184 acs. surrounded by Blue Ridge Mountain views yet convenient to amenities in Ruckersville and Charlottesville. Traditional Farm House with original wood floors, 4 FP, high ceilings. Charming cabin with FP and loft bedroom. Many outbuildings. Fenced pastures for horses or livestock. Stone walls and creeks traverse the property. $1,200,000. Duke Merrick, 434-962-5658. (584816)

RIDGEVIEW. Custom-built country house on 15 acres. Main house of 5000+ sf features: 4BR/3.

5BA, 2 FP, open floor plan, gourmet kitchen: granite & stainless, large master suite w/marble bath, family, dining & living areas, exercise room, game room, wood floors. Cottage w/1600 sf for workshop, guest house or studio. Planned 8-stall stable. Peaceful country setting. $980,000. Duke Merrick, 434-962-5658. (584839)

OWN YOUR VIEWS! Just north of Earlysville, this 237 acres of protected countryside provides breathtaking views of lush open pastures, your historic ca.

1880 home, 18 stall barn and more. Miles of riding trails – a horse lover’s dream! $1,590,000. Maury Atkins 540-2232719. (573158)

SEEING REALLY IS BELIEVING. Perhaps the most delightful home in Western Ridge; well situated on a premium, oversized lot and surrounded on 3 sides by trees and plantings.

The light filled main floor has the contemporary feel, 4/5 bedrooms on the 2nd level, full finished basement. Large fenced back yard! Two car garage. $510,000. Ginny Barefoot, 434-531-7864.

(582478)

HERE IS YOUR CHANCE to live on Greene Mountain Lake and enjoy the private beach. Build your permanent or vacation home. This lot has been recently cleared and is ready for you and your builder and your dreams. $40,000. www.GerriRussell.com 434-531-9581.

(509678)

CONVENIENTLY LOCATED in Albemarle County you will find this recently timbered land waiting for you to build your new home. 36.3+/- acres with 5 division rights and some mountain views. This is an amazing opportunity. $160,000. Betsy M. Watson, 434-249-5995 and Gerri Russell, 434-531-9581. (551634)

SPECTACULAR DIVIDABLE 22+-ACRE PARCEL located within 2 miles of the historic and quaint village of Batesville in Western Albemarle County. Parcel comprises 2 tax map parcels and offers gorgeous Blue Ridge Mountain views, open pasture, mature hardwoods, and frontage along a year-round bold stream. $584,500. info@ stevewhiterealtor.com Steve White, 434-2428355. (582185)

VISIBLE BUSINESS LOCATION on Route 15 just South of Zion Crossroads! Over 4 open acres with level topography and great road frontage.

Zoning offers multiple commercial or industrial uses. $489,000. Maury Atkins 540-223-2719. (582006)

N IO IS TS IV H D G 5 RI

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Wintergreen: 434-325-8018

Ednam Hall • Dryden Lane • Charlottesville, VA 22903

®

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JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

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Celebrating Over Ninety Years Trust, Tradition & Market Leadership

Open Houses - February 3rd

New to Market Mortgage Partners Ben Aliff 434-996-0016 NMLS #202242

2419 Wakefield Road

2-4

$412,500 - #580569- Northfields 4 BR, 3 BA, great neighborhood Kris Jensen, 434-566-1738 DIR: Rio Road to Wakefield. Home on L.

2122 Sundown Place

1-3

$319,000 - #580028 – Pavilions at Pantops Parade of Homes “Best Kitchen” winner Sabina Martin, 434-981-1147 DIR: From Downtown, 250 E to Pantops, L on Rolkin Road. Continue to 2nd roundabout to 1st R on Verona Dr, 2nd L on Sundown Place to home on R.

Recently Refurbished Home Woodbrook, Albemarle Co. $319,000 – MLS #585179 Multi-level, new flooring & more Tim Carson, 434-465-0846

Movement Mortgage, LLC is an Equal Housing Lender. NMLS # 39179 (www.nmlsconsumeraccess. org) | 877-314-1499. Movement Mortgage, LLC is licensed by the "Virginia Bureau of Financial Institutions" #: MC-5112. Interest rates and products are subject to change without notice and may or may not be available at the time of loan commitment or lock-in.

Borrowers must qualify at closing for all benefits. “Movement Mortgage” is a registered trademark of the Movement Mortgage, LLC, a Delaware limited liability company.

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

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Feature Properties

Custom Built Georgian

Glenmore, Albemarle Co. $839,000 – MLS #570319 Open plan, renovated kitchen, privacy Jeff Gaffney, 434-981-1882 www.2108PiperWay.com

Beautifully Appointed Town Home Old Trail, Albemarle Co. $379,900 – MLS #581599 Backs to park, meticulously maintained Justin Kent, 434-951-7052 Wes Kent, 434-951-7008

Dignified Colonial

Commercial Zoned – 4.15 Acres

Priced Almost $5K Below Assmt.

Amazing Renovation!

Completely Remodeled Home

Condo Overlooking Blue Ridge Mtns.

Attached 3 BR Home w/Deck

The Rocks, Albemarle Co. $1,595,000 – MLS #580808 40 ft. screened porch, 2-story entry Len Mailloux, 434-981-1972

Buck Mountain, Albemarle Co. $489,500 – MLS #580678 Excellent condition, main level master suite Keith Knight, 434-981-3919

Fantastic Home on 10 Acres Rivanna Woods, Fluvanna Co. $289,000 – MLS #572067 On the Rivanna River, 3 BR/2 BA Christopher Eagle, 434-284-0425

Earlysville, Albemarle Co. $1,100,000 – MLS #30283541 Plenty of parking/many possibilities Tim Carson, 434-465-0846 Jeff Gaffney, 434-981-1882

Forest Lakes, Albemarle Co. $399,000 – MLS #576291 Upgraded appliances, finished bsmt Tim Carson, 434-465-0846

University Village, Albemarle Co. $270,000 – MLS #581962 The Best in Senior Living! Spacious 1 BR Julie Gee, 434-981-1212

www.RealEstateIII.com FindHome@RealEstateIII.com

Exceptional Custom Home

Glenmore, Albemarle Co. $949,000 – MLS #578572 Stone FP, wall of windows on golf course Alyson Maupin, 434-953-6112

Earlysville, Albemarle Co. $392,500 – MLS #582247 Peaceful setting, 3.41 ac, 3-car garage Sylvia Guengerich, 434-981-2230

Forest Lakes, Albemarle Co. $255,000 – MLS #582499 Popular neighborhood w/amenities Jim Pippin, 434-996-1621

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Exquisite Estate Home

Keswick Estate, Albemarle Co. $2,650,000 – MLS #561427 Formal gardens & greenhouse, 5 BR Bob/Tricia Traugott, 434-882-0824

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10

GREATER CHARLOTTESVILLE AREA

GUIDE

TO THE

RESIDENTIAL

MARKET PLACE

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

FEATURE

Learn About 2018’s Hottest Areas and Where to Get the Most Bang for Your Buck in 2019

Homebuyers Take Note: CAAR’s (Charlottesville Area Association of REALTORS®) recent year-end market report shows a 5.7 percent gain in home sales in 2018. However, a decrease in year-over-year sales during the fourth quarter indicates a market in transition to one that is more balanced, which is good news for buyers.

The year-end report also highlights three areas of impressive sales within our region.

BEAUTIFUL AND ON 4.5 ACRES IN EARLYSVILLE

NEW HOME ON 5 ACRES IN ALBEMARLE

CAREFREE LIVING 5 MINUTES FROM UVA GROUNDS.

Beautifully upgraded specs. Grand open family room/eat-in kitchen. 1st floor master suite. Walk- out terrace level is finished and naturally well lit. Enjoy nearby golf, tennis, swimming and more. $829,000.

Quietly tucked away north of town, yet in a nice neighborhood.

High ceilings and lots of windows. Spacious eat-in kitchen/ family room. Finished walk-out terrace level. Covered porches and open deck for outdoor pleasure anytime. $629,000

Charm galore in this 6 bedroom home, one of which is the 1st floor master suite with two large bathrooms. Kitchen is open to the family room. Level yard is surrounded by your wooded sanctuary. $750,000

FEATURE

NEARLY NEW ON PREMIER GLENMORE LOT

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

11

3 bedroom condo with amenities like heated indoor pool, fine dining, library, game and craft rooms. Watch the sunrise over Monticello. Reserved garage parking. $375,000.

COMING SOON

UNDER CONTRACT

21 FREE UNION ACRES WITH GORGEOUS VIEWS AND COTTAGE.

Build your dream home with a view while living in the charming cottage or just use as wonderful get away. Interesting man cave/ she shed outbuilding. Some pasture. $995,000.

City Home with 2 Bedroom Apartment. Charming brick one- level home has open floor plan. Beautiful, mature landscaping. Basement apartment with separate entrance and its own driveway and parking. Convenient to downtown, yet quiet area. $350,000.

Jim McVay

Roy Wheeler Realty Associate of the Year 2017 Associate Broker • Charlottesville Realtor since 1978 434-962-3420 • jim@jimmcvay.com Roy Wheeler Realty Co. 1100 Dryden Ln. Charlottesville, VA 22903

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

27 Acres in Earlysville with New Guest House. Gorgeous building site for your dream home construction.

Use the 1700 sq ft guest house as a country get-away or where you live while your main home is being built.

Portion of land is in pasture. 1500 sq ft storage building. $995,000.

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

12

RUGBY AREA

he City of Charlottesville with its walkable Downtown Mall and host of other amenities continues to attract buyers.

Inessa Telefus with Loring Woodriff Real Estate Associates says the downtown market is busy adding that “If it’s priced well it will sell.” Roy Wheeler’s Alex IX agrees describing the close-in Belmont neighborhood as “hot,” stating there have been some big sales in north downtown along with activity in other close-in areas as well.

Cute bungalow in the Belmont area of Charlottesville. This home has lots of charm and character. It features hardwood flooring throughout, new windows, gas range, enclosed rear porch/ sunroom, and partial unfinished basement for storage! The upstairs master bedroom is large and bright and has two attic spaces that have been converted into large closets. The large storage shed also has a screened porch that overlooks Rives Park.

Rachel Burns

943 Glenwood Station Ln. Suite 203 Charlottesville, VA 22901 rachelmburns@gmail.com

www.BillMayRealty.com 390 Hillsdale Drive, Charlottesville, VA 22901 434-978-7355

ED

MCFarm, LEAN FAULCONER INC. Estate and Residential Brokers C

While home sales decreased 5.1 percent (112) in the fourth quarter compared to 2017 (118), there was a nice year end gain of 7 percent. The year-over-year median sales price increased 9.9 percent ($344,500) compared to fourth quarter 2017. Over the year it increased 11 percent indicating continuing strong demand for City properties.

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

434 293 3766 434 981 0070 gabyhall@comcast.net

U

T

Gaby Hall

R ED

FEATURE

City of Charlottesville

Classic brick Georgian, easy walking distance to UVA, yet serene setting with deep back yard including small greenhouse, extensive perennial beds, flowering trees & shrubs. Solid construction in excellent condition with slate/copper roofing & copper gutters.

Kitchen butcher block counter Wolf cooktop, has newly installed Bosch dishwasher, Thermador double, multi-use (standard /convection/ microwave) oven. Kitchen opens into family room/eating area & further by French doors to covered porch with swing. Use walk-through butler’s pantry with additional sink & staging area to serve in formal dining. Laundry area and mudroom segue into front rooms. A 1 year home warranty is included. MLS#579235, $899,500

HESSIAN ROAD

Built by renowned architect Milton Grigg as his personal residence, owner has recently completed a stunning state of the art restoration and enlargement. Original architectural details were preserved and replicated in the new spaces. Sited on almost an acre, the gardens and patios create a private oasis in a coveted City neighborhood. MLS#577617 $2,399,000 Charlotte Dammann| 434.981.1250|email: cdammann@aol.com 503 Faulconer Drive, Charlottesville VA 22903 www.mcleanfaulconer.com

1128 Leonard St. Charlottesville VA. 22902

Completely Remodeled Belmont Home w/ Updated Open Floor Plan & Main level living. Quiet & Impressive Inside this modest Ranch w/ 2 Full Baths & 3 generous bedrooms. NEW: Metal Roof, Hardiplank Siding, Custom Windows, Granite Counters & Stainless Appliances w Gas Range. Hardwood & Ceramic Flooring. NEW: HVAC, Deck, Basement Finished w/ Waterproof Flooring. NEW: French Drain, Plumbing, Gutters, Downspouts & Insulation.

Main Level Visuals by:

3 Options: (1) Buy “NEW” house Listed Price $369k (2) Buy Lot X Listed $180k (3) Buy BOTH! Both Lots R1S = Main Home + Apartment. MUST SEE!

Sold in Downtown Charlottesville

943 Glenwood Station Ln. Suite 203, Charlottesville, VA 22901

Avon Street

Rugby

Commercial Properties FOR LEASE

FOR SALE

320

West Main Street

PRICE REDUCED! $100K Great 2,800 SF Downtown Office Building includes 8 plus parking spaces. 9 ft., ceiling, Interior in excellent shape and Ready for the next owner /user. $875,000 For Additional Information go to:

www.DownerandAssociates.com Bill 434-825-7126 Benton 434-531-7485

FEATURE

Belmont

I Can Help You Get the MOST For Your Home!

122

Main Street Best Space Downtown!!

Downtown Mall, 2nd Floor, corner building w/lots of Windows and light.. Has Mall front Entrance Above Oyster House Antiques. Beautifully appointed and tastefully renovated with lots of exposed brick and modern Kitchen. Hardwood Floors throughout.

Large Front area of almost 800 sf. offices and 2.5 baths.

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

434-981-8730

Candice@buyandsellcville.com www.BuyandSellCville.com Candice van der Linde, Realtor @Candice_Realtor

Basement All details and dimensions are approximate and subject to variation. Drawing for reference only.

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

Let my Expertise Help You Find the perfect Home in and around Charlottesville Belmont: Walk to Downtown!

13

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

FEATURE

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

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316 KENT ROAD In Lewis Mountain

MCFarm, LEAN FAULCONER INC. Estate and Residential Brokers

Thoughtful design and quality craftsmanship throughout this completely renovated modern ranch home. Walking distance to UVA Grounds, Scott Stadium and Ivy road shopping, this home’s sophisticated interior is laid out over an amazingly livable floor plan. The beautiful living/ dining room opens to a stunning kitchen and bar with access to a screen porch and book-ended by the sun-room. First floor master features vaulted ceilings and perfectly positioned soaking tub in the elegant en suite bath. Two huge guest beds upstairs, each with walk-in closets and private baths. Cozy finished lower level with wood burning stone fireplace in family room and access to the terrace patio. Additional bedroom/office, full bath, and storage space. A must see! MLS# 582337 $1,375,000

1868 FIELD ROAD In Rugby

Exceptional Rugby residence situated on an idyllic road with no through traffic and within walking distance to UVA. This home’s superb floor-plan includes an elegant first-floor master, generous-sized bedrooms, rear deck with screen porch and a finished walk out basement. The custom kitchen equipped with Wolf/ Sub-Zero appliances and open to the living room provides a focal point of the main level. Four wood burning fireplaces throughout the house make for unique gathering and entertaining options. Heated tile floors in the master bathroom, integrated burglary/fire protection, Lutron automated lighting, and whole home speaker system highlight some of the countless features of this beautifully renovated home.

MLS# 584758 $1,495,000

Yates McCallum 415.994.2464 ymccallum@frankhardy.com www.frankhardy.com

ROBINSON WOODS

Bright, comfortable and well-appointed house with wood floors built by R.L. Beyer Custom Homes as a model home. Spacious living room with fireplace adjacent to kitchen/dining area, master and two additional bedrooms on second floor. Third floor with flexible space for a 4th bedroom or home office and full bath. Neighborhood common areas. A bit of country in the City yet just minutes from Downtown and UVA. MLS#584695 $544,000 Charlotte Dammann| 434.981.1250|email: cdammann@aol.com 503 Faulconer Drive, Charlottesville VA 22903 www.mcleanfaulconer.com

ELEVEN:30 CONDOMINIUMS www.eleven-30.com

CONTEMPORARY, ONE-FLOOR LIVING IN DOWNTOWN CHARLOTTESVILLE Available now, late 2019 occupancy

For information: Roger Voisinet RE/MAX Realty Specialists 434.981.1076 roger@cvilleproperties.com

C

Fourth quarter home sales increased 25 percent (80) compared to the same time in 2017 (64). The County also posted an impressive 13.2 percent gain for the year.

There was a fourth quarter year-over-year increase in the median sales price of 6.7 percent ($253,493) and a slight increase (1.5 percent) for the entire year.

“When comparing the six localities at the end of the year, Greene County saw the largest increase for both new listings (20.4 percent) and pending sales (29.3 percent),” said CAAR 2019 President Tele Jenifer. “These figures could indicate that residents recognized an opportunity to use the low inventory to their advantage.”

15 JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

Greene County

lose-in Greene County with its growing commercial sector and great views has a lot to offer buyers at all price ranges as reflected in the number of homes sales there in 2018.

One seller benefitting from Greene’s low inventory is Ryan Homes, which opened Oxford Hills, a new home community featuring open concept floor plans starting at $259 thousand.

315 WHITETHORN COURT

MCFarm, LEAN FAULCONER INC. Estate and Residential Brokers

FEATURE

“There is an unbelievable amount of interest [in Oxford Hills],” says Matthew Woodson, with Roy Wheeler Realty, Co. explaining that the first section sold out quickly, and he looks forward to the next phase set to open in April.

Close to DIA/NGIC , UVA Research Park, GE, & shopping. Charming & renovated w/4BRs & 2BAs and perfect for the 1st. time home buyer. Renovations: fresh paint, new water proof vinyl plank flooring on main level(incl laundry & multi purpose mud room). Kitchen has new granite counters, GE stainless appl. & custom wood cabinets. Baths have new vanities.

Upper level BRs & stairs have new carpet.

New siding in ‘16, new roof in ‘06, & new dual HVAC units ‘06 & ‘16. MLS#581667

$232,900

Anne L. Lohr • Cell (434) 987-2740 • alohr456@gmail.com

WILLIAM COX HOME

HISTORIC, circa 1770, new additions on 28 beautiful, mostly open acres, with great Blue Ridge Mt. views, and river frontage.

Home has large public rooms, several covered porches, inground pool, guest cottage, and a complement of useful farm buildings and sheds, including a restored 2-story bank barn, fantastic spot for parties as well as storage. A magnificent tract of land and private setting. MLS#581306 $1,200,000 Jim Faulconer| 434.981.0076|email: jfaulconer@mcleanfaulconer.com 503 Faulconer Drive, Charlottesville VA 22903 www.mcleanfaulconer.com

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Real Estate III • 2271 Seminole Trail • Charlottesville, Virginia 22901

8655 MISSION HOME RD

FREE UNION, VA

$699,000

FEATURE

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

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You’re going to love all that this property has to offer! The main home is 4BR/2.5BA with home office and full, unfinished basement. The metal roof is only 4 years old and the HVAC is brand new! There is also a 3BR/2 BA log cabin with a full, unfinished basement that overlooks the pond. This is perfect for guests, Air BNB or a long term rental. There are open pastures that would be perfect for your animals or growing grapes! Land has the potential for renting to a farmer and generating income for the owner. There is so much potential for this property to be income producing immediately! Enjoy all that the Free Union area has to offer with the taxes of Greene County!

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Angie Shupe, Sales Associate Licensed to sell real estate in Virginia Dedicated to providing customer excellence Military Relocation Professional Designation Military wife Proud resident of Greene County Devoted to family and profession

angie@pace-homes.com 434/942-9249 cell

Small enough to know you, big enough to serve you.

PACE Real Estate Associates, LLC I 660 Hunters Place, Suite 101 I Charlottesville, VA 22911 I 434-817-PACE I office@pace-homes.com

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

EARLYSVILLE FOREST DRIVE

Gracious family living with finished dependency. Terrific location!

Large lot with paved access to garage and lower level. Home offers first floor master. Great room has access to walk-out deck with spa.

Second level features two bedrooms, bonus room and full bath.

Lower level dependency is complete with master, full kitchen with island and family room with gas fireplace. $674,900

LYONS COURT LANE

GREENE MOUNTAIN LAKE, First floor master bedroom, 3 bedrooms, 3 full baths,hardwood floors,great room with fireplace and vaulted ceiling, upgraded kitchen with granite counter tops large dining room and stainless steel appliances, maters bedroom has large walk-in closet and large bath, large deck off kitchen and full covered front porch, basement has full bath, family room, laundry and storage, 2 car oversized garage, new paved driveway. MLS# 582595 $299,900

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

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Two story, stately brick home in North Downtown. In immaculate condition. Set on a quiet street and an easy walk to downtown. Features include; hardwood floors, recently updated kitchen, sun room and full unfinished basement. Gracious living room with masonry fireplace and built-in bookcases. Terrific backyard with small detached garage/ storage shed. $699,900

CALL SHARON

passion. experience. innovation

WWW.MCLEANFAULCONER.COM

402 GREENWOOD FARMS ROAD

FEATURE

Doug Burke 434.906.6791 burke99@aol.com www.montaguemiller.com

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

BARBOURSVILLE! Beautiful and spacious home situated on 5.0 acres. Home features an open floor plan, updated kitchen with granite counter top, porcelain floor and refinished cabinets. Beautiful hardwood throughout most of the house. 4 bedrooms and 3 full bathrooms. The downstairs bedroom has full bathroom, and, bonus RM that can be used as a setting room or home office. There are recess lights through out the down stairs area. Large back yards offers lots of privacy. Large garage that doubles as a work shop. Perfect location, minutes from shopping, and the area beautiful vineyards and wineries. Easy access to all major highways and I 64.

Very easy commute to C’VILLE, Orange, Gordonsville, and Zion Cross Roads. Home is price $25,500 below Appraisal value. MLS# 579348 $320,000

HANCOCK FARMS - RUCKERSVILLE

Last remaining large 5-6 acre lots available.

Price for the individual lot you’re interested in based on exact size of the lot will be given upon request. MLS#577290

Rob Nigmond

Joe Griffin

434.327.2554 joegriffin@realestateiii.com

When the owner of a custom home builder company, constructs for himself to live in and enjoy, something special happens.The final luxury home ends up with finer details, materials, quality construction+oversight of all the subcontractors.

You can just tell that this home has features that none of the other homes in the neighborhood equal the level of the extensive collection of upgrades in this home.The elegance is apparent when walking in, w/formal rooms at the front of the house and a more open layout in the rear. Highlights are a very functional kitchen with Wolf gas range and a master bedroom suite all on the 1st level with large porches on both sides.”Magnificent!” is the word that comes to my mind.

The vast collector car spaces?Amazing! MLS#583249 $598,000

540.406.0106 | robertnigmond@aol.com 10046 Three Notch Road, Troy VA, 22974

105 East Main Street • Orange,VA 22960 540 672 7373 (office) • 540 672 5006 (Fax)

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

147 LYON LANE - RUCKERSVILLE

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

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Nelson County

Nelson County

5079 Taylor Creek Road Taylor Creek Road is one of the

S

pectacular views, a host of outdoor opportunities and great prices all contributed to Nelson County’s remarkable year in 2018.

Home sales increased 48.2 percent (83) compared to the fourth quarter of 2017 (56), while the year-end gain was 23.4 percent, the highest in the area. And although the fourth quarter year-over-year median sales price increased 10.9 percent ($239,500), it remained unchanged at $235,000 for the year.

FEATURE

Nelson also continues to be good for first time buyers who can find affordable properties there states Marlo Allen with Mountain Area Realty in Nellysford.

CAAR 2019 President-Elect Tom Woolfolk highlights the importance of the unchanged median sales price stating: “At year-end Nelson County saw the largest gain for closed sales (23.4 percent). One reason for this growth could be the median sales price—it remained unchanged compared to 2017 ($235,000).”

most scenic in Nelson County, characterized by horse farms, mountain views, and Taylor Creek, offering privacy for a getaway or permanent living. This is an old homestead on 159 acres with frontage on Taylor Creek, an interior creek, a mountain gorge, and hiking/four wheel/biking trails in place. Multiple building sites offer views and a location near a creek. Improvements include a restored barn with a stone foundation and metal roof with original 24-foot side beams and shed roof on one side, a new bath house with metal roof, sink, shower, commode, hookup for washer and dryer, closet for w/d and well/septic.

There is a 27-foot Coachman Catalina trailer (also hooked up to well/septic). All this close to all the Nelson breweries, wineries, cideries, the Farmers Market and Wintergreen Resort.

Price reduced! $540,000

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

NELSON29.COM NELSON29.COM

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

HAVE AN ADVENTURE HAVE AN ADVENTURE ON NELSON 29 ON NELSON 29 A VIRGINIA CRAFT BEVERAGE TRAIL FEATURING 4 wineries 2 breweries +TRAIL 1 distillery A VIRGINIA CRAFT+ BEVERAGE FEATURING 4 wineries + 2 breweries + 1 distillery

CALL 800-282-8223 TO ENTER TO WIN A E T A W A Y T RTO I P ENTER F O R TTO W WIN O CALLG800-282-8223 A GETAWAY TRIP FOR TWO

G VI R E EW A T S!

67 Squirrel Tree Lane 179 MOUNTAIN INN CONDOS

our Season Resort. Stone Beautifully decorated Ski Chalet This beautifully decorated slope&sideupgraded condo is located at cathedral ceilings which justofa the short walk to village; the slopes comes turnkey the heart mountain The & Mountain Inn. m, & loft. Large windows furnished; ready your family!Picturesque This rare offering has beenfor completely remodeled and provide so much natural views from your master BR,from LR, dining & expansive is conveniently close to everything and pl, granite counters, & gas decking.

1st floor has 2 BR & 2 Baths$137,500 + loft area snow sports to shopping and spa treatments. $438,000 Contact Gavin upstairs. $259,000.

Call Tim Craig – 540-416-8498 vin@sherwoodteam.com Call Charles Bindig (571) 209-7306 (555001)

Private & secluded, this 4 BR 4 1/2 BA furnished home w/att. garage, screened porch, lots of deck space + bright & open layout. Vaulted ceilings, central air, FP in FR & master BR & more! New 40 yr. roof ’16, furnace in ’14. Each BR has a bath, 2 are masters. Offered at $399,000. Contact Steve Marianella at 434-566-1293 or smsales1@aol.com.

106 Oak Lane LANE 76 CRAB ORCHARD

Beautifully in ‘15home - takenhas to the frame & rebuilt a Custom builtrenovated 5 bedroom many upgrades, from scratch - walls, floors, counters, appl., paint, fixtures, 2 car garage, soaring great room with cathedral ceiling, lighting, exterior, & chef ’s kitchen w/ pot filler. Large dendeck andoffmore.

Gourmet kitchen with countthe front w/ seasonal views & new plentyquartz of space for ers.you Open dining area. entertaining guests and & your friends & Great family.for Short walk to Mtn Village, slopes,Lots & resort amenities. the woods on a cul-de-sac. family. of deck space,In stone fireplace. $725,500 $340,000 Contact Gavin Sherwood –(580837) 434-962-0226 or Call Steve Marianella (434)566-1293 gavin@sherwoodteam.com (568591)

1513 CLIFFS CONDOS

40 TIMBER RIDGE LANE

The views & central location of this condo along the view ridge at Wintergreen Resort are sure to impress!

Current owner has upgraded so many features of this condo including furniture, flooring, & appliances.

Walking distance of The Wintergarden Spa. $122,900 Call Gavin Sherwood (434)962-0226 (581256)

Extraordinary mountain views from this unique 5 bedroom house. Designer furnishings, cabinetry, high end appliances. Gourmet kitchen to please any chef. Open floor plan with beautiful views from kitchen, dining room, living room, opens to 2 story deck. arge master suite 2nd floor, master bath with soaking tub. $1,400,000 Call Lauri Powell (540) 718-1470 (580868)

1810 HIGH CONDOS 204RIDGE TimberCT Camp Drive

16 BUCKHORN 281 Wood HouseLANE Lane

141 HEMLOCK DRIVE

RAGGED MOUNTAIN DRIVE Opportunity to custom build your home in the sought after Ragged Mountain Farm subdivision with one of the most respected and experienced builders in the region. Minutes from town and access to I-64. Located near all Charlottesville’s amenities but situated on over 3 acres of gently rolling land. $282,000 Call Marjolaine Marianella (434) 361-1490 (580314)

Beautifully furnished and decorated in mountain decor, this 5 bedroom home has been well cared for and in great condition. Two family rooms, main level master, hardwood floors, central air and heat, sparkling kitchen with granite counters and custom cabinets. Seasonal views of the Shenandoah Valley and fibercement exterior siding. $499,000 Call Steve Marianella (434)566-1293 (583638)

M O VI U N EW TA S! IN

A truly elegant home. Stone fireplace leads your attention Remarkable oversized elevated lot located at the all the way up to the gorgeous pine cathedral ceilings which end of a quiet cul-de-sac street in Stoney Creek. run thruout the foyer, great room, & gaming loft. Large Stunning seasonal views of the mountains. Build windows in the great room enhance the open floor plan & your dream home - enjoy the close proximity of all provide natural light. Chef’s kitchen invites you to gather Stoney Creek’s many amenities. $79,000 Contact here & spend time w/ your friends & family. $415,000 Steve Marianella 434-566-1293 smsales1@aol.com Call Gavin Sherwood (434)962-0226 (576460)

1596 Vistas Condo

99 DEERBERRY LANE

Spectacular 2 BR, 2 BA condo in Vistas w/sweeping esign 3 BR golf front.

Nice furnished bedroom home thatUpdates could beincl. yourgranite vaviews of 5mountains & valleys. om glass & window cation getaway investment rental.

Annual revenue al- to & appl. or Great social floor plan w/kitchen open reas, 1 w/FP. Seasonal most $30,000 much of the ski season pre FP. booked. living &with dining areas.

Wood burning Across y & Devils Knob GC. garage, quietKnob and secluded on cul Walk de Devils Tennis &location Golf centers. s. Stainless appl. One in carfrom sac, andtoopen layout perfect entertaining.

Fireplace Wintergarden Spa for & Fitness Center. $229,000. ine cooler. $299,000. room, Brian graniteChase counterswww.goWintergreen.com in kitchen, nice deck Contact at 434-566-1293 in orfamily with screened porch. (570077) $364,900 Call Steve Marianella 434-296-9860

BR, 2 BA condo in one Wintergreen! Next to uatics Ctr, convenient Tennis. Wood burning AC/heat, sep. dining ool summer breezes. anella 434-566-1293

AM VA AZ LU IN E! G

(434)566-1293 (584122)

1438 HIGHLANDS CONDOS

Enjoy easy living in this beautiful one-bedroom condo with spectacular views of the mountains and ski slopes.

Full kitchen with granite counters and bath vanity, washer and dryer in unit, wood burning fireplace in family room. New decks and see through railings to enjoy the panoramic views. ully furnished and part of the Wintergreen Seasonal rental program. $137,500 Call Steve Marianella (434)566-1293 (584536)

CU B U ST IL OM T!

nob Loop

Steve Marianella

SMSales1@aol.com (434) 566-1293

2247 Tanners Ridge Condos

Amazing Value! Come see this 2 BR / 1.5 BA condo in Tanners Ridge! Enjoy quiet & relaxing Blue Ridge views from your Deck.

Located close to Wintergarden pool and spa, golfing, & tennis. Shuttle Bus available in Ski season. Offered at only $74,000!

Call Tim Craig – 540-416- 8498 (564822)

354 LAUREL SPRINGS DRIVE

Fully furnished 4 bedroom home with detached garage. Level lot with plenty of privacy, hot tub on rear deck. This home has rental history with good revenue until this year when removed from rental. Beautiful floor to ceiling stone fireplace, high ceilings and open layout. Two master suites. Great “game loft” for recreation or reading. $379,000 Call Steve Marianella (434)566-1293 (574289)

10 MULLIGAN LANE

RoseWood Village is a 55+ community in Stoney Creek with plans for adjoining assisted living facility.

RoseWood Village HOA dues cover exterior maintenance, lawn care, trash service, snow removal, etc.

This unique double lot offers you the ability to build detached home. Property offers views of surrounding mountains and golf course. $90,000 Call Lauri Powell (540) 718-1470 (529607)

Marjolaine Marianella

Gavin Sherwood

725 Beech Grove Rd Roseland Va 22967 434-361-1490 WintergreenMVP.com

Marjolaine.marianella@gmail.com

Gavin@sherwoodteam.com (434) 962-0226

39 Pitcher Plant Lane

Lauri Powell

On 1.4 ac lot overlooking Shamokin Gorge & stream.

Great room has post & beam cathedral ceiling, ceramic LPowell@TheChaseTeam.com tile floors, built ins & massive stone FP. Paved drive, (540) 718-1470 fiber cement siding, large hot tub & trex deck. Open gourmet kitchen, marble counters & glass front custom cabinets, gas range, kitchen island w/breakfast bar. $645,000 Contact Steve Marianella at 434-566-1293 or smsales1@aol.com. (566525)

725 Beech Grove Rd Roseland Va 22967 434-361-1490 WintergreenMVP.com

FEATURE

Blue Ridge Mountain views for as farw/luxurious as the eye cangranite see Like-new mountain home do in the Mountain & this loads of natural light.

Vaulted Room come w/ condo located on the 3rd floor ofGreat the High y remodeled! Close connects seamlessly to the kitchen, dining room, & Ridge Court Condos.

Only one of two condos at Winterning to shopping. expansive deck where you canmaking enjoy Wintergreen’s green Resort which offer an elevator this condo Gold Rated Rental outdoor into wooded accessible w/outliving havingnestled to walk upaahalf-acre single step.

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Spacious Loft provides extra space. $285,000. kitchen, great room w/ wood-burning fireplace. $185,000 416-8498 or email Contact Brian Chase www.goWintergreen.com Call Gavin Sherwood (570640) (434)962-0226 (584147) 555001) 877-296-9860

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19 JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

Spacious 4 BR, 3.5 bath townhome w/deck overlooking 1 ac Trillium nature preserve. Space for all the gear you use, Immediately across from Wintergarden Spa & Fitness, the Trillium neighborhood is uniquely situated for walking convenience to the spa, Nature Foundation, & ski shuttle. 2 min. to golf & tennis. $224,000 Contact Brian Chase Contact Brian Chase

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The Big Picture

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

20

Home sales for the entire area increased 5.7 percent during 2018.

Year-over-year fourth quarter sales, however, were down 3.2 percent, indicating a market that is transitioning to one that is more balanced towards buyers than in recent years.

The fourth quarter median sales price for our area remained steady at $300,000 compared to 2017, while over the year it increased 4.6 percent.

FEATURE

According to Michael Guthrie, CEO and Principal Broker of Roy Wheeler Realty, Co., a more balanced market is good news for buyers allowing them to make more educated decisions about their home purchase rather than rushing to beat the competition.

Guthrie predicts that closed sales will be less in the first quarter of 2019 than those in the first quarter of 2018. This reflects fewer pending sales (homes sold but not closed) at the end of last year. However, he also anticipates that new homes sold as part of last year's construction boom will begin to close starting in the second quarter. These figures will help push up sales overall.

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21

Southside

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COMMUNITY

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

22

Home Owners Love Their Amenity-Rich, Close-In Lifestyle

BY CELESTE M. SMUCKER

I

f you are a homebuyer who wants to avoid the traffic on 29 North and still live close-in to Downtown, the Southside neighborhoods near 5th Street Station may be a great choice.

While once Southsiders drove to Waynesboro or Zion Crossroads to shop and find essential services, all of that changed with the opening of 5th Street Station. The big draw from the beginning was the upscale grocery store, Wegmans, which agents report influenced buyers’ decisions and impacted the Southside real estate market long before it opened.

Today shoppers flock to 5th Street Station to enjoy a growing number of amenities including restaurants, the Alamo Drafthouse Cinema, and a host of stores selling everything from arts and crafts and sporting goods to pet supplies, furniture and Krispy Kreme Doughnuts. Services are available as well including banking, medical care and haircuts.

Several fast-growing new home communities are a testament to the im-

pact of 5th Street Station. They join established neighborhoods such as Mill Creek, Lake Reynovia and Redfields, all of which have had their followings over the years and are now more popular than ever.

If living near 5th Street Station appeals to you, call your REALTOR® today about options in both new and resale homes. Everything from condos to townhomes, to villas (duplexes with garages sandwiched in between) and single family residences are available in a range of prices from affordable to upscale.

Don’t wait, however. Southside Charlottesville has always been a favorite of medical residents who will be house hunting come March when they receive confirmation of their upcoming postings. Their enthusiasm will only increase the competition for the already limited number of listings in these desirable communities.

What Home Buyers Want A combination of mountain views, short commutes to work and easy access to shopping, cultural and sporting events, the University and the Down-

town Mall brings homebuyers of all ages to our area and keeps them here.

This list of benefits is also what makes the Southside increasingly attractive as a place to live.

The schools have always been part of the attraction as well and “early on families were drawn [to areas south of town] by a desire to put their kids in County schools,” says Tom Raney with Nest Realty Group. When they first opened, large developments such as Redfields and Mill Creek featured starter homes with mid-range price points in order to attract families with kids.

Today the schools continue to add value to the area.

Paul McArtor with Avenue Realty, LLC, lives in the Southside Avinity community and is especially enthusiastic about Cale Elementary, which serves the area and where his daughter is a pupil.

The school’s diversity and the language learning opportunity are two of many reasons. His daughter spends half her day in classes taught in English. The rest of the time she is im-

mersed in Spanish. Another plus is the school’s ongoing efforts to build community, McArtor says.

Private schools such as Tandem Friends School, serving children in Grades 5 through 12, and The Covenant School for Pre-Kindergarten through Grade 12 are also popular with families who make their homes in this area.

And there are plenty of other reasons homebuyers look south when they start their search.

While living in a home that is walking distance from the Mall is popular, many buyers are not happy about the rising prices on older homes that often need renovation to make them livable. Year-end figures for 2018 showed the median price of homes in Charlottesville City increased 11 percent compared to 2017.

Further, Southside is within the magic three-mile radius of Downtown providing another big reason McArtor and his clients like living there.

On one occasion when his family first moved to Charlottesville, he and his wife decided to attend a concert at

South Side Real Estate

Southside Buyers Established neighborhoods like Redfields and Mill Creek have always attracted a combination of singles, young families, and retirees in ages that range across the board.

New construction buyers are often well-off professionals who work at the University or at one of the multi-national corporations that have local offices, Russo says. A fair number of them are move-up buyers who just sold a $400 thousand home and are ready for a community like Oak Hill Farm where prices range from $599,900 to the mid-to-upper $800 thousands.

Homebuyers who move to Southside will be surrounded by neighbors who have relocated from as close as 29 North to as far away as California or the Northeast.

Southmayd says, “We have experienced a fairly even split between local and out-of-town purchasers in Oak Hill Farm. Both sets of buyers, frustrated with low inventory in the City, have been thrilled to find quality built, new homes on half-acre home sites in a location that rivals any in the City.”

Of course with 5th Street Station nearby, “residents of the Southside of town no longer need to rely so heavily on Barracks and 29N for grocery shopping and everyday conveniences. The additional convenience this offers has certainly been a driver of activity on the Southside,” Southmayd notes.

To take advantage of all that Charlottesville’s Southside area has to offer, contact your REALTOR® today.

If a resale home is what you want, be prepared to make a quick decision since, when these homes come on the market, they will not be available long, especially once the spring market is in full swing.

This means the lucky buyers will have sold their previous home and have cash or a strong pre-qualification letter in hand.

Your REALTOR® will also be an essential partner if what you want is to start from scratch and build a new home. Rely on them to represent you in everything from writing and negotiating your purchase contract to selecting upgrades that will help your home sell faster when you are ready to make your next move. n Celeste Smucker is a writer and blogger who lives near Charlottesville.

With 5th Street Station nearby, residents of the Southside of town no longer need to rely so heavily on Barracks and 29N for grocery shopping and everyday conveniences.

23 JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

Meeting the high demand for affordability is a big reason for his company’s success on Southside, Sylves says. Both first timers and downsizers favor townhomes he observes, which are selling in the $300 thousand range. One of their townhome projects, Avinity, has recently built out but lucky buyers may find a resale or two for sale there.

Stanley Martin villa homes will be available soon when the new neighborhoods open up. Built to appeal to both families and downsizers, they will offer 2,300 square feet of living space and two-car garages starting at a modest $370 thousand.

Sylves describes December as “very busy,” adding that the beginning of the year has also been strong, thanks in part to the recent dip in interest rates.

Nest Realty’s T.J. Southmayd, Craig Builders Customer Representative at Oak Hill Farm is also enthusiastic about sales stating: “Since its inception, the market activity in Oak Hill Farm has outpaced similar new home communities based on its convenient location and competitive price point.”

He adds that there are “just four home sites remaining in the community, with only one delivery date still available in 2019. The balance of those homes/home sites will likely be completed in early 2020.”

Russo agrees describing sales in Oak Hill Farm as “moving along at a breakneck pace.”

The Southside’s resale market is also strong, Russo continues, with most homes selling in the $300-$500 thousand price range.

COMMUNITY

Back when the area south of downtown, and especially the part south of the Interstate, was less developed, there weren’t a lot of amenities except for the open country and some terrific views.

Today all of that has changed.

The boom in construction on Southside—everything from commercial establishments like 5th Street Station to apartment complexes, to new home communities—is a strong indication that developers and builders have confidence in the area and are willing to invest there, Russo says.

He notes that the Southside real estate market is “moving along nicely,” and explains that all eyes are on interest rates. This is especially the case lately since they have just ticked down a bit.

Most predictions say, however, that they will be going up this year and buyers are now active, mindful of how an increase in interest rates will add to their mortgage payments over the years.

A total of 313 properties sold in the Southside area during 2018. Prices ranged from $102 thousand for a one bedroom condo in Eagles Landing, to over $1.3 million for a large custom home in Ambrose Commons, Kehoe

says. The year-end median sales price for the area was $336 thousand, significantly higher than the Albemarle County median of $307 thousand reflecting the area’s popularity.

Kehoe offered several examples of rapid increases in home values in the area. For example, a listing in Sunset Overlook that was purchased for $250 thousand sold just six months later for $265 thousand.

A resident of Southside, Kehoe purchased her home five years ago for $290 thousand and reports she could sell it now for over $400 thousand.

However, she has no plans to sell what she calls her “goldmine,” in the Courtyard Section of Redfields, which features first floor bedrooms and garages, and where “everything is taken care of from mowing the yard to snow removal from the walk and the drive.”

HOA fees for that section also cover exterior maintenance except the roof and trim.

The spring market has begun and is off to a good start, McArtor says. The “buyers are out there,” he states, adding that “correctly priced homes are moving really well.”

He appreciates the many options he can offer his clients—from townhomes to new construction to a community like Mill Creek where there are plenty of trees and homesites with wooded lots—and looks forward to more inventory coming on the market soon.

Avon Street is “very active,” Sylves says adding that his company plans to open two new neighborhoods there later this year where buyers can choose between townhomes and villas.

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Fridays After Five. They were parked in the Market Street garage 18 minutes later, including, he says, the time it took to round up and organize two young kids.

Easy access to Interstate 64 and a quick commute to UVA, Martha Jefferson Hospital and the Medical Center are other reasons for this area’s popularity says Chris Sylves with Nest Realty and Stanley Martin Homes.

Many folks also appreciate the Southside’s small town atmosphere.

This part of town has “a rural community feel to it,” says Robert Russo with Nest Realty, “but it’s close to all the major amenities.” For many of his clients, the quick commute to hospitals and the University is critical.

Being near medical services is important for other homebuyers as well.

Karen Kehoe with RE/MAX Regency lives in Redfields and says, “I love being seven minutes from two hospitals. As we get older it can be life or death getting to a hospital quickly.”

24 JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

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•

•

•

HOUSE & HOME

•

Do Fences Make Good Neighbors?

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

BY MARILYN PRIBUS

No, we’re not going to examine poetry by Robert Frost here, but we will take a look at fencing. Some fences provide privacy, others keep children and pets safe. Fences can also protect property from animals, whether wildlife or neighborhood pets. (But maybe not deer, possum, raccoons or cats.)

Many homeowners wonder whether fences add value to a property when it’s time to sell. Well, yes and no.

Fences seldom recoup their entire cost and a dilapidated fence is a definite negative. Front-yard fencing can be particularly iffy, especially if it detracts from the curb appeal of the property.

On the other hand, back-yard fencing is a definite plus for many buyers, especially if they have pets (or small children).

Check the Rules First Before you start shopping for a fence, check with your Homeowners Association (HOA) as well as your city or county zoning agency to explore regulations concerning height, materials, and locations.

For example, if you’re close to a road, especially on a corner, you may not build a solid fence that would hide traffic. HOAs may restrict fences to back yards or require use of specific materials and often mandate approval from a landscaping or building committee.

In addition, you may never build anything on an easement.

Ask Next Door Being a good neighbor means consulting with the owners of any properties adjacent to lot lines where you are planning to build a fence. Would they welcome a fence? If so, will they chip in on the cost? Do they have any preferences for the type of fence?

Also, you want to ensure any fence will be entirely on your property unless you have a clear written agreement with the owners of the one next door.

In fact, it’s a good idea to have a written agreement in case there is any property damage—to trees or landscaping, for example—when the fence is being built.

The best way to know you’re entirely on your property is to order a

survey, which will also identify utility easements where you aren’t allowed to build anything. For a further check on easements call 811—a service in Virginia for identifying utility locations.

Local utilities will come mark where water, electric and other service lines are located.

Best Fencing Materials Once you’ve decided to go ahead, consider the kind of fencing you want. Nowadays fences are made from many materials and can be installed at any height, although four to six feet is pretty standard. Your choices will depend both on your preference and the fence’s purpose.

• Wood is classic as a decorative picket fence, post-and-rail installation, or solid construction for privacy. A handy homeowner can usually install a wooden fence which can then be stained or painted to compliment the property. For keeping out deer, a six-foot wooden stockade fence that deer cannot see through or over may work since deer want to look before leaping.

• Vinyl fencing comes in a variety of

•

colors and in styles similar to wood in appearance including pickets, panels, or rails. While it’s more expensive than wood, it’s durable and maintenance free.

Aluminum can look like traditional wrought-iron fencing complete with ornamental gates. It comes in a variety of colors, is low maintenance and durable. The cost is comparable to vinyl.

Chain link is durable and provides security for keeping animals and children in. (Or possibly keeping them out.) It can be vinyl coated and slats can add privacy. While chain link is cost-effective, many people find it institutional in appearance and prefer more attractive boundaries around their homes.

Post and wire is probably the lowest cost, but is strictly utilitarian. Such fencing may be hidden by a hedge or other vegetation, but this will take time to grow.

Invisible fences keep pets at home.

While not inexpensive, these underground “fences” are especially popular with dog owners in neighborhoods where conventional fences aren’t permitted. With their electrical deterrence, they keep dogs from wandering.

Hedges can provide privacy or block unwanted views and will often attract birds, butterflies and other beneficial insects. While they have care-andfeeding requirements, choosing native shrubs or trees will minimize their needs. Local nurseries can provide guidance.

When Must I Install a Fence?

Pool and spa owners are required by law to install a childproof barrier for any in-ground or above-ground pool or hot tub that can hold water more than two feet deep. Generally such barriers must be at least five feet from the edge of the water and no more than two inches from the ground. Openings must be small enough that a four inch sphere cannot pass through while the maximum mesh for a chain-link fence is one-and-a-quarter inches.

The fence may have no decoration or vegetation on or nearby that could be used to climb over it. Some jurisdictions may have additional specific requirements regarding pool alarms, self-latching gates, and other safety features.

The bottom line is that there are many uses, styles, and materials for fences. Take time to plan the best one for your property. n Marilyn Pribus and her husband live in Albemarle County near Charlottesville. They are fenceless, so deer, raccoons, and the occasional bear are free to wander onto the property.

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

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AskLandis is your full turn-key solution for all of your downsizing, decluttering and moving needs. With an emphasis on customer service – the AskLandis team comprised of Stephen Landis and Brandon Lloyd, are here for all generations but have developed a niche working with seniors. From downsizing, staging your house to sell, moving and cleaning the house for the new owner, AskLandis is a one-stop shop during one of the most stressful times of your life. Need other projects done such as power washing, carpet cleaning or other handyman services? AskLandis will coordinate and complete

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those jobs as well.

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

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When it comes to housing, little things shouldn’t make a difference.

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

If you have children or are pregnant and a landlord refuses to rent to you, requires a higher security deposit, limits the use of facilities, or says you can only live in certain areas of a housing complex ... that could be discrimination. And housing discrimination because of familial status is against the law.

If you believe you may be a victim of housing discrimination, contact HUD or your local Fair Housing Center:

Visit www.hud.gov/fairhousing or call the HUD Hotline 1-800-669-9777 (voice) 1-800-927-9275 (TTY)

Your Choice. Your Right. Your Home.

A public service message from the U.S. Department of Housing and Urban Development in partnership with the National Fair Housing Alliance. The federal Fair Housing Act prohibits discrimination because of race, color, religion, national origin, sex, familial status or disability. For more information, visit www.hud.gov/fairhousing.

not safe or healthy for me or anyone else.

I don’t know where I would be living today if it weren’t for AHIP.” —Seniors Safe at Home client

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EDITORIAL COORDINATOR Celeste Smucker editor@caarrew.com

DESIGN Tracy Federico designer@c-ville.com Lorena Perez designer2@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®.

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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.

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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).

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JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

“I had been living in a home that was

29

JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

30

HOME SALES HOME SALES STATS STATS ENDING THE WEEK OF JANUARY 13, 2019

ENDING THE WEEK OF JANUARY 20, 2019

There were 48 sales in the 11 county and city areas

There were 47 sales in the 11 county and city areas

n 18 were in Albemarle with an average price of $429,108 n 7 were in Charlottesville with an average price of $331,072 n 5 were in Fluvanna with an average price of $234,136 n 2 were in Greene with an average price of $307,893 n 3 were in Louisa with an average price of $243,300 n 1 was in Madison with a price of $195,000 n 4 were in Nelson with an average price of $291,125 n 2 were in Orange with an average price of $437,500 n 4 were in Staunton with an average price of $148,250 n 2 were in Waynesboro with an average price of $197,000

HOMES SOLD

n 20 were in Albemarle with an average price of $885,221 n 6 were in Charlottesville with an average price of $690,440 n 4 were in Fluvanna with an average price of $282,715 n 5 were in Greene with an average price of $305,800 n 2 were in Louisa with an average price of $229,628 n 1 was in Nelson with a price of $100,000 n 1 was in Orange with a price of $169,900 n 1 was in Staunton with a price of $234,000 n 7 were in Waynesboro with an average price of $231,743

HOMES SOLD

1527 BALLARD DRIVE LAUREL HILLS

403 VALLEY ROAD EXT FRY’S SPRING

63 SHIFFLETT ROAD FREE UNION

1303 AUBURN DRIVE AUBURN HILLS

314 HUNTLEY AVENUE CHARLOTTESVILLE

57 AMETHYST ROAD LAKE MONTICELLO

319 N MAIN STREET MADISON

19 SHAMOKIN CIRCLE WINTERGREEN

630 PARKVIEW AVENUE STAUNTON

174 LUMBER LANE COUNTRY MEADOWS

212 SPICERS MILL RD ORANGE

607 WOODMONT DRIVE STAUNTON

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

LOCAL LOCAL GOVERNMENT 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.)

(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

GREENE COUNTY

CITY OF CHARLOTTESVILLE

GREENE COUNTY

CITY OF STAUNTON

LOUISA COUNTY

CITY OF STAUNTON

LOUISA COUNTY

CITY OF WAYNESBORO

MADISON COUNTY

CITY OF WAYNESBORO

MADISON COUNTY

ALBEMARLE COUNTY

NELSON COUNTY

ALBEMARLE COUNTY

NELSON COUNTY

FLUVANNA COUNTY

ORANGE COUNTY

FLUVANNA COUNTY

ORANGE COUNTY

www.charlottesville.org Real estate tax rate: $.95 per $100 www.staunton.va.us Real estate tax rate: $.97 per $100 www.waynesboro.va.us Real estate tax rate: $.87 per $100 www.albemarle.org Real estate tax rate: $.839 per $100 www.co.fluvanna.va.us Real estate tax rate: $.935 per $100

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

www.charlottesville.org Real estate tax rate: $.95 per $100 www.staunton.va.us Real estate tax rate: $.97 per $100 www.waynesboro.va.us Real estate tax rate: $.87 per $100 www.albemarle.org Real estate tax rate: $.839 per $100 www.co.fluvanna.va.us Real estate tax rate: $.935 per $100

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

Meticulous Craftsmanship and Timeless Finishes

31 JANUARY 30 - FEBRUARY 5, 2019 ISSUE 2805

WHERE IS EVERGREEN HOME BUILDERS?

434.220.1467 www.evergreenhomebuilders.com

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

New Homes in the Charlottesville / Albemarle area from the $400s

401 Park Street Charlottesville, VA 22902

HISTORIC HOME IN THE HEART OF GREENWOOD

434.977.4005 lwoodriff@loringwoodriff.com

7512 GREENWOOD STATION ROAD $910,000 This spacious and charming c. 1895 home has been tastefully renovated and features 10 ft. ceilings, 5 beds / 3.5 baths, 3 decorative fireplaces, transom windows and beautiful hardwood floors. Continue your entertaining outside and enjoy the 360 degrees of mountain views from a spectacular stone porch off of the dining room. 5 level acres including a 1 acre fenced yard off of a large deck. 2-car detached stone garage with a generator hook-up. Comcast Internet. Liz Raney (434) 242-3889. MLS# 584970

MOV E-IN R EADY IN RIV ERWOOD

4525 SUNSET DRIVE • $483,900 Located on a premium level lot that backs up to the Rivanna River, this 5 bed, 3.5 bath home with Venice floor plan boasts high-end upgrades: stunning white kitchen w/ gourmet island, light-filled morning room, gas fireplace, handscraped hardwood floors & a fully finished terrace level. Kathy Hall (434) 987-6917. MLS# 584877

RARE CONDO IN CLAREMONT AT CARRIAGE HILL

EXCEPTIONALLY PRIVATE FREE UNION PARCEL

WA LK TO DOW NTOW N

925 DORCHESTER PLACE #301 • $166,900 Great investment opportunity! 1 BR “Monroe” w/ attached direct access garage & vaulted ceilings. Enjoy all of the luxury amenities within the Claremont at Carriage Hill community included w/ HOA dues. Club House, pool, game room, fitness center, & business center. Inessa Telefus (434) 989-1559. MLS# 585145

SHIFFLETTS MILL ROAD • $295,000 The approach to this remarkable 31 acre parcel is via a lovely country road that meanders along the banks of Buck Mountain Creek. The parcel itself includes bottom land on both sides of this creek as well as a tributary.

Magnificent, elevated, protected & private building site overlooks pristine farmland & incredible Blue Ridge views. MLS# 558513

726 CARGIL LANE • $569,000 Classic brick home located Downtown off of Park Street is situated on a spectacular lot with rock walls and an attractive creek. Hardwood floors and architectural details throughout the home. Walk Downtown or utilize quick access to the Route 250 By-pass. Tommy Brannock (434) 981-1486. MLS# 584549

23 ACRES IN FREE UNION HUNT COUNTRY

SPECTACULAR BROWNSTONES DOWNTOWN

STUNNING FREE UNION PARCEL - REDUCED

2437 CHAPEL SPRING LANE • $1,595,000 Set in absolute tranquility and privacy yet with panoramic Blue Ridge views, this dramatic Georgian has been updated and expanded brilliantly. Russell Skinner designed the stunning great room addition & Charles Stick, the arresting landscape design. 2 large covered porches. Formal gardens, tennis court. MLS# 567008

25 EAST WATER STREET • $1,195,000 C&O Row Phase III offers open concept smart design, private elevator, rooftop terrace w/ half bath, pergola & 360 degree views.

All brick exterior & 2-car garage. Gourmet kitchen w/ 9’ island & great room w/ gas fireplace. Full floor master suite w/ walk-in closets, spa-like baths. Lindsay Milby (434) 962-9148. MLS# 582842

1 NW WESLEY CHAPEL ROAD • $1,645,000 47 acres of open, gently rolling fields are embraced by staggering Blue Ridge views, bordered by privacy-enhancing woodlands, and traversed by a year-round stream. Under conservation easement with no further divisions. An opportunity to create a jaw dropping country estate 15 minutes to town via paved roads. MLS# 582710

PRIME BUILDING PARCEL IN IV Y

LOT 3 REIVERS RUN • $299,000 Just moments from Meriwether Lewis, this elevated, open and gently rolling building lot offers Blue Ridge views and potential for a level rear lawn. Under 10 minutes to town, in a highly desirable area where property values range from $700,000 in to the millions. Bring your own builder! MLS# 574010

98 WENDOVER LANE $545,000 Located in the popular Key West neighborhood & set on just under 4.0 acres w/ stream & parkland where horses are welcome. The modern, open interior w/ over 3,200 fin sq ft enjoys cathedral ceilings, custom builtins & abundant windows. Custom cherry cabinets, granite center island & high-end appliances in the kitchen. Additional features include detached 420 sq ft studio w/ new full bath, mini split & kitchenette, 700 sq ft 2-car garage, woodworking shop & fenced area. Lindsay Milby (434) 962-9148. MLS# 584883

WWW.LORINGWOODRIFF.COM

4 ACRES IN KEY WEST - MINUTES TO DOWNTOWN