The Real Estate Weekly 5.8.2019

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VOL. 28 NO. 19 n MAY 8 - MAY 14, 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 ®

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

Live in

PANTOPS

for Convenience and Spectacular Views

BY CELESTE M. SMUCKER

Extra Building, Extra Space

CAAR’s 1st Quarter

MARKET REPORT

FREE

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

G 3C AR A AG R E

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JUST OVER THE GREENE COUNTY LINE on over 3.5 acres, this Orange County home offers large formal rooms, family room, eat-in kitchen, screen porch, total of 4 bedrooms, 3.5 baths, rec room, covered patio and oversized, side load garage. $450,000. www.KathyMarkwood. com 434-985-6454. (589479)

BLUE RIDGE MOUNTAIN VIEWS for as far as the eye can see! Only one of two condos at Wintergreen Resort which offer an elevator Open floor plan, galley kitchen, spectacular views, great room w/ wood-burning fireplace, large master bedroom w/ deck access, ceramic tile in both bathrooms, covered parking, & fully furnished. $175,000. Gavin Sherwood, 434-962-0226.

(584147)

THE STONELEIGH - TO BE BUILT. Great floor plan designed for easy living. Quality craftsmanship from local builder - Echelon Homes. Perfect location and neighborhood in the heart of Crozet. Enjoy local restaurants, wineries, and breweries. Easy commute to Charlottesville. $549,900. The “YES” Team, Yonna & Keith Smith. 434-531-0817/434-531-0795. (581447)

GLENMORE. Wonderful all brick home on a partially wooded 3/4 acre lot in Glenmore. 4 bedrooms, 4.5 baths with over 4300 finished square feet.

Thoughtfully-designed large kitchen and adjacent breakfast room; screened porch & deck. Terrace level family-multi-purpose room + 3 car garage. $632,900.

Dan Conquest 434-242-8573, dconquest70@gmail. com (589275)

LIKE NEW on a Premier Glenmore Lot. Elevated for BROAD SEASONAL MOUNTAIN VIEWS. Raised deck and expansive patio overlook level backyard with pond beyond. Light-filled family room/deluxe kitchen combination. First floor master suite. High ceilings and large windows throughout. Enjoy golf, tennis, pools, dining and walking trails. $799,000. Jim@JimMcVay. com 434-962-3420. (584967)

OPEN & AIRY living spaces, spacious rooms, 5 bedrooms, 3.5 baths, finished basement with media room, screened in porch with rear deck overlooking the level backyard! 3500 finished square feet, 2 car side load garage. $359,900. susanstewart76@gmail.com Susan Stewart 434-242-3550.

(587455)

O W D 9 IMMEDIATE OCCUPANCY! The Catalina on a corner lot, with a spacious great room, stainless steel appliances, upgraded cabinets and island in the gourmet kitchen, first floor master, 3 bedrooms and laundry upstairs. LOW HOA in Sycamore Landing, easy access to 64 & 250. $246,990. susanstewart76@gmail.com Susan Stewart 434-242-3550. (584649)

IC N ED O AT W $4 0

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OPEN HOUSE Saturday, May 11th

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NOW PRICED BELOW ASSESSMENT! Pick one of 3 half acre lots on Meadow Brook Lane and build your dream home just FIVE minutes to Zion Crossroads. Peaceful neighborhood with pavilion for gatherings and low HOA fees. Purchase all three lots and receive a discount! $40,000. susanstewart76@gmail. com Susan Stewart 434-242-3550. (576903, 04, 05)

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EASY LIVING one level home with open floor plan, cathedral ceilings, hardwood & ceramic flooring, large master bedroom w/walk-in closet, oversized master bath w/separate tiled shower, granite counters & SS appliances. Rear deck & covered sitting porch. 5 minutes to schools, 13 minutes to shopping & restaurants, 20 minutes to NGIC & UVA Research Park. To be built. $299,900. MatthewWoodsonProperties.com 434-960-5187. (589669)

THIS PROPERTY is in phase 4 of South Fork Farms along the highest point of the development. It offers a broad panoramic view of southern Albemarle County, and the drive down 29 South with no stop lights takes less than 15 minutes from Charlottesville. The roads within the development are maintained by the state highway system, and there are no HOA fees. $255,000.

Sandy Stuart, 434-872-3435. (573185)

KESWICK ESTATES. Incredible 2 acres of beautiful elevated, hardwood forest privately situated and quietly tucked at the end of a culde-sac on the grounds of the grand Keswick Estate. Priced under cost and under assessment. $265,000. JimBonner.com 434-951-5102. jim@ jimbonner.com (496155)

1730 LAMBS ROAD Time: 1-3 pm Hosting Agent: Mike Plecker

WE'VE SAVED the best for last! This is the last remaining lot to be offered for sale at Willow Lake View. The lake and mountain view is truly extraordinary, the lot has direct access to the walking trail around the lake and it adjoins the preservation tract, also overlooking the lake.

Walk to PVCC and Monticello High School. All utilities onsite. $89,500. JimBonner.com 434-951-5102. jim@ jimbonner.com (568185)

COME BUILD YOUR HOME in Greene Acres.

This community offers a beach for your entertainment. The lot is elevated and wooded. No survey on file nor perk. Community does not allow mobile homes and has restrictions on modulars. $11,000. www.KathyMarkwood.com 434-9856454. (581658)

MOUNTAIN RETREAT or perm residence! Bring your builder or we can refer. 5+ ac with total privacy and abundant wildlife. It is perked for a 3 bedroom home and ready for your building plan. Well is already installed making this a great value. High elevation, wooded and some cleared. $49,500. Fiona Tustian, 540-661-9089.

FionaTustian1@gmail.com (530182)

PRIVACY GALORE Within CITY Reach! Enjoy The Best Of Many Worlds - Custom, High Quality Home Construction, Blend of Formal & Casual Living Spaces, On-Site Luxury Amenities, Plenty Room To Spread out AND All Mother Nature's Offerings on elegantly groomed 4 Acre Grounds Overlooking Ivy Creek River! $885,000. Mike Plecker, 434-566-3372 and Yonna Smith, 434-531-0817. (589453) Directions: From Hydraulic Rd turn onto Lambs Rd. Take Lambs Rd West and follow into Ivy Farms. Continue almost to end to 1730 Lambs Rd on the right.

Celebrating Over Ninety Years Trust, Tradition & Market Leadership

EAN FAULCONER INC. MCLFarm, Estate and Residential Brokers

OLD TRAIL DRIVE

LYONS COURT LANE

Exceptional 1 story brick home with a deep sitting porch and lovely back patio. 3 bedrooms with optional 4th(could be living room or a library) on main level. A light-filled, eat in kitchen opens to a large, gracious family room with gas fireplace and crown molding. Beautiful 6 ‘ Castilian walnut floors. Large master suite with walk in closet and tray ceiling. An open staircase leads to the full, walk out terrace level which includes: family room, full bath, guest quarters, exercise room/meditation room, as well as a huge unfinished room for storage. Multiple green features. $659,900

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

WATTS PASSAGE

RIVANNA FARM

Unique, custom designed brick home. Set on 80 Park-like acres. The large screened porch with vaulted ceilings is perfect for outdoor entertaining.

Custom kitchen cabinets and beautiful hardwood floors. First floor master suite. Attached 3 car garage. 884 sq. ft.detached garage/multi-purpose building/barn. Property also offers a one and a half story cottage with vaulted ceiling and screened porch. Multiple division rights and several great building sites with mountain views. $995,000

Riverfront country estate with sweeping Blue Ridge Mountain views.

Surrounded by 320 acres of farm land in easement. A gracious Georgian manor with slate roof and a cobblestone courtyard. 12’ ceilings on main floor. Two large, elegant suites on the second floor with a great walk -in closet and dressing room. The Rivanna River flows along the farm to the west. 2 bedroom Gardener’s house. Pool & pool house. Lovely Gillette Gardens and terraces. $3,500,000

CALL SHARON

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

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503 Faulconer Drive Charlottesville ∙ VA ∙ 22903 p: 434.295.1131 f: 434293.7377 e: homes@mcleanfaulconer.com

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What’s Inside:

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VOL. 28 NO. 19 n MAY 8 - MAY 14, 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

M AY 8 - M AY 1 4 , 2 0 1 9

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Live in

PANTOPS for Convenience and Spectacular Views

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

BY CELESTE M. SMUCKER

IN EVERY

Issue:

18 Live in

PANTOPS

for Convenience and Spectacular Views

BY CELESTE M. SMUCKER

Extra Building, Extra Space

CAAR’s 1st Quarter

MARKET REPORT

CAAR 1st Quarter Market Report ................................ 5

FEATURE

Live in Pantops for Convenience and Spectacular Views ................................ 10

BY CELESTE M. SMUCKER

HOUSE & HOME

Extra Building, Extra Space ... 18

BY MARILYN PRIBUS

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

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BY MARILYN PRIBUS

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1st Quarter 2019 Economic Conditions • Notwithstanding a modest employment decline in the most recent months of data, the Charlottesville regional economy is stable and provides a steady bedrock for the local housing market, though there may be early signs of softening demand.

• Mortgage interest rates remain at historically low levels. Potential homebuyers and sellers should expect rates to remain low, at least through the spring and into the summer.

Housing Market Conditions • Sales declined or remained flat in most jurisdictions in the CAAR footprint in the 1st quarter compared to last year. The moderating sales activity began in the 4th quarter of 2018 after several years of growth at the region-level.

• The regional inventory of active listings is not shrinking at the same rate as the past few years and has remained flat for several quarters, which could reflect a stabilization of the supply in the coming months. Similar trends are occuring in other housing markets in the state.

• Homes are taking slightly longer to sell relative to last year in many parts of the CAAR footprint.

• The median sales price in the region continues to climb relative to last year, albeit more slowly than in prior

quarters. Several local markets within the CAAR footprint have had declines in the median sales price over the past few quarters.

Economic Overview The strength of the local economy and the pace of job and income growth in the region are critical determinants of the health of the housing market.

While there was a slight decline in the number of jobs in the Charlottesville region in September 2018 (the latest data available), overall the region’s economy has been relatively strong since the economic recovery began.

Since 2013, the Charlottesville region (defined as the City of Charlottesville, and the counties of Albemarle, Flu-

The labor market in the Charlottesville region remains very tight. The regional unemployment rate was just 2.8% in February 2019, lower than the statewide unemployment rate of 3.2%. While the region’s unemployment rate edged up very slightly in early 2019, the primary reason is more

Interest rates have fallen in the 1st quarter of 2019 and stand at historically low levels. Late last year, there were concerns that interest rates were poised to rise in 2019. However, the Federal Reserve Board has given indications that rate increases will be unlikely, at least in the 1st half of the year. As a result, homebuyers and sellers should expect mortgage rates to remain low throughout the spring market.

Nationally, homes sales have been up for both new and existing homes, with notable increases at the end of last year. At the same time, while home prices continue to rise nationally, the pace of price increases has slowed recently. Despite this more moderate price growth, economic fundamentals at the national level, including strong job growth, steady wage growth and low interest rates, suggest that housing market conditions nationally will

MAY 8 -MAY 14, 2019 ISSUE 2819

people entering the labor force rather than a slowdown in the local economy.

Consumer confidence remains strong. People feel positive about their present economic situations, though there was a drop in that measure in March. In addition, late last year and early this year, there was a slight drop in the measure of confidence about future economic conditions, likely a reaction to the federal government shutdown and uncertainties around the prospects for longer-term shutdowns.

The future expectations measure rebounded in February and remained above 100 in March, indicating that households tend to feel relatively optimistic as they look ahead.

REAL ESTATE NEWS

Market Report Key Takeaways

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CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

CAAR Homes Sales Report

vanna, Greene, Nelson and Louisa) has added an average of 2,335 new jobs annually. Between September 2017 and September 2018, the region lost 172 jobs, though this is likely an anomoly.

In the most recent 12-month period for which data are available (September 2017 to September 2018), the region experienced job losses in several sectors of the economy, including Administrative and Building Support Services, Construction, Professional and Technical Services and Retail Trade. The region gained jobs in the Educational Services sector (+600 jobs) and Health Care and Social Assistance Services sector (+172 jobs).

Given the longer-term patterns of employment growth, it is very likely that the job loss in September 2018 is a “one-off” decline and not the beginning of a trend of significantly slower growth.

million below the level sold in the 1st quarter of 2018, or a 6% drop. The declining volume is attributed to the recent slowdown in sales through much of the region, particularly in Albemarle County, which generally accounts for more than half of the CAAR sold dollar volume each quarter. The increasing sales prices in many parts of the footprint offset the impact of fewer overall sales on this metric. While the sold dollar volume in the CAAR footprint has been declining recently, it remains nearly $68 million higher than the 1st quarter 4 years ago.

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Days on Market For the 1st time in over 4 years, the average days on market in the CAAR footprint rose compared to last year.

On average, homes sold in 85 days in the CAAR region, which is 7 days slower than the 1st quarter of 2018. While it is too early to determine an emerging trend, the declining sales and sold volume, along with rising days-onmarket can reflect softening for future

remain stable. A lack of inventory and insuffucient new housing supply continue to be constraints on the market nationally, as well as in Virginia.

REAL ESTATE NEWS

Housing Market Overview The housing market in the CAAR footprint is showing signs of softening demand, though the tight inventory of homes available for sale is keeping upward pressure on prices in some local markets. Except for Greene County, most jurisdictions in the CAAR region had flat or declining sales relative to last year, a trend that began to emerge in several of the local markets towards the end of 2018. While sales and sold dollar volume fell, sales prices rose modestly at the region-level. On average, it took a week longer to sell a home in the CAAR region compared to last year, which is the first increase in this metric in several years. The inventory of active listings remained essentially flat in the region compared to this time last year. Despite the stabilizing level of listings, the overall supply of homes available for sale remains low compared to historical averages.

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Sales The pace of sales in the CAAR footprint continued to be sluggish in the 1st quarter of 2019 after slowing in late 2018. There were 765 sales in the region, down 6% from this time last year, a decline of 48 sales. After more than 4 years of consecutive sales growth, this

CAAR region. For example, the median sales price in the CAAR footprint has increased nearly $42,000 since the 1st quarter of 2015, while the months of supply of active listings has fallen from 8.2 to 4.9 during this same time period.

Sold Volume is the 2nd quarter in a row for declining sales in the CAAR region. Similar trends are occurring in other local housing markets across the state.

Sales Price While the pace of sales has slowed, home prices continue to climb in the CAAR region, albeit modestly. The median sales price in the region was $285,750 in the 1st quarter of 2019, up 1% from this time last year, an increase of over $2,000. Sales prices have been rising steadily each quarter in much of the region over the past 2 years. The rising prices are reflective of the historically low level of active listings, which is putting upward pressure on price points through much of the

For the 2nd quarter in a row, the total sold dollar volume in the CAAR footprint has declined relative to last year. There was approximately $270 million in sold volume during the 1st quarter of 2019, more than $17.5

demand. In recent months, similar market trends have occurred in other regions of the Commonwealth.

Inventory There were 1,754 active listings at the end of the 1st quarter of 2019 in the CAAR region, down a modest 1% from last year, a drop of 18 active listings. The declining supply of active listings has been moderating. The inventory of active listings in the CAAR footprint has remained essentially flat over the past few quarters relative to

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

LACKEY LANE

Custom designed and built using the slope of the hillside to capture the mountain view. Open floor plan on the main living area. Light-filled, comfortable living areas with unique uses of space. An extremely well built, well thought out home. Immaculate condition. Interior and exterior man made waterfalls. Large boxwoods, stunning trees and shrubs make the property delightful. Large workshop, studio, storage room on walk-in terrace level. $325,000

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EARLYSVILLE FOREST DRIVE

CALL SHARON

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

We’re looking for a Freelance Writer to join our team.

Real estate experience desirable but not required.

If you are familiar with the Charlottesville area, and want to work in a fun, fast-paced environment, send us some of your writing samples!

About VR The Virginia REALTORS® (VR) association is the largest professional trade association in Virginia, representing nearly 34,000 REALTORS® engaged in the residential and commercial real estate business. The Virginia REALTORS® association serves as the advocate for homeownership and private property rights and represents the interests of real estate professionals and property owners in the Commonwealth of Virginia.

About CAAR The Charlottesville Area Association of REALTORS® (CAAR) represents

Real Estate Weekly

more than 1,300 real estate professionals in Charlottesville and Albemarle and the surrounding areas of Fluvanna, Greene, Louisa, and Nelson counties. If you have a question about today’s market, contact a REALTOR® today using mycaar.com for residential properties and cvcmls.com for commercial properties.

NOTE: The term REALTOR® is a registered collective membership mark that identifies a real estate professional who is a member of the National Association of REALTORS® and subscribes to its strict Code of Ethics. n

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Submit to writer@caarrew.com

REAL ESTATE NEWS

last year, which could signal a changing pattern in the coming months. At the end of the 1st quarter, there were approximately 4.9 months of supply in the region, slightly more than a year ago. Despite the stabilizing inventory, the level of listings remains low in the region relative to historical averages.

The tight supply continues to put upward pressure on home prices in many parts of the region.

Over the past 5 years, new home construction in the Charlottesville Metropolitan Statistical Area (MSA) has been constant, at about 67 permits for new homes issued each month, or slightly more than 800 new homes each year.

In recent years, the pace of new construction has increased modestly. In 2018, for example, there was a total of 1,027 permits issued for new housing units in the Charlottesville MSA. The new units permitted in the Charlottesville MSA are primarily single-family detached units. Since 2013, about three-quarters of new units (73.3%) were single-family units. However, there have been years in which multifamily construction has surpassed single-family construction. In addition, in more recent years, there has been an increase in the share of permitted units that are in multifamily buildings. In 2018, for example, 69% of new units were single-family and 31% were multifamily.

CAAR

Building Permits

Gracious family living includes finished dependency. Terrific location. Large lot with paved access to garage and lower level, pad site with 30-amps. First floor master. Great room has access to a walk-out deck with spa. Kitchen with eat-in breakfast nook. Second level has 2 bedrooms with full bath and a finished bonus room. Lower level has master bedroom and bath, full kitchen with island, and large family room with gas fireplace and access to back patio and backyard. $649,750

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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 RUGBY ROAD

STONY POINT ROAD

Classic Georgian residence 8 miles from Charlottesville.

72 acres featuring breathtaking mountain views, pastures, and trails. The home includes a gourmet kitchen and luxurious master suite. MLS#588971 $1,975,000 Jim Faulconer, 434.981.0076

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, in a coveted City neighborhood. MLS#577617 $2,399,000 Charlotte Dammann, 434.981.1250

EDNAM FOREST

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Immaculate and tastefully renovated 4-bedroom home on one of the largest lots in Ednam. Highlights include 1st-floor master suite and striking stone fireplace in great room. MLS#586335 $1,285,000 Steve McLean, 434.981.1863

Great University Neighborhood!

Attractive 5-BR, 4 full and 2 half bath home on a .53 acre lot. Convenient to UVA, Downtown, and the 250 bypass.

This home is loaded with character throughout. Gorgeous kitchen with soapstone counters, spacious family room with fireplace, hardwood flooring, finished attic, apartment or in-law suite in basement. 1 BR, 1 BA cottage. Level yard with garden space.

MLS#589351 $1,285,000 Steve McLean, 434.981.1863

RAPIDAN FARM

1,674-acre farm/estate in the Piedmont Hills of Orange County, Virginia! Set in total privacy and borders the clear waters of the Rapidan River for almost 4 miles. Additional offerings available. MLS#575383 $11,600,000 Steve McLean, 434.981.1863

NARAMATA

Splendid private sanctuary in Madison County on 35± 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

HESSIAN ROAD

Milton L. Grigg c. 1941 has historical integrity and 2005 addition. 4 Bedrooms, 3.5 baths, open kitchen with breakfast nook, family room with fireplace and master suite. MLS #585792 $985,000 Steve McLean, 434.981.1863

LAFAYETTE

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

CHURCH POINT FARM

A once-in-a-lifetime opportunity to own an entire “Neck” of land along the lower Chickahominy River within 50 minutes of downtown Richmond. The property includes nearly eight miles of tidal shoreline and an attractive brick dwelling with three bedrooms, numerous fireplaces, and several porches. The property is managed for wildlife, with significant populations of migratory waterfowl utilizing the wetland habitat. $4,475,000 Philip Reed, 804.833.8325

WALNUT HILLS

HISTORICAL Georgian Revival mansion built c.1878 by Gov. James Kemper on 373 splendid acres offering guest cottage and a complement of farm buildings. Long frontage on Rapidan River. $3,900,000 MLS#574009 Will Faulconer, 434.987.9455

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MCL EAN FAULCONER INC. Farm, Estate and Residential Brokers

CARAPAN

2.5 private acres in Keswick Estates. Private with lovely views of the golf course and distant mountains.

Architecturally designed, 7,000+ square foot residence with 5 bedrooms. MLS#451592 $1,650,000 Charlotte Dammann, 434.981.1250

PLEASANT HILL

STONY POINT

Charming, circa 1850 beautifully restored, 3- bedroom and 2 bath farm house on 77 acres surrounded by pasture and forest providing a private setting on a lovely knoll close to the James River. MLS#585271 $585,000 Steve McLean, 434. 981.1863

1-level cottage on 12.7 mostly wooded acres near a beautiful creek. Home is surrounded by terraces. The rooms include a great room for living/dining, master bedroom, kitchen with gas stove and sun porch.

MLS#587733 $435,000 Jim Faulconer, 434.981.0076

DAVIS SHOP ROAD

This great home on 5.5 acres is the perfect country property, privately situated near Free Union in the Western Albemarle school districts. Beautiful setting with winter Blue Ridge Mountain views.

MLS#586050 $449,000 Jim Faulconer, 434.981.0076

GILBERT STATION ROAD

BLACKWELLS HOLLOW

Stunning 360 degree mountain views on this wonderful rural property in Browns Cove, just N of White Hall. Multitude of options. Made up of 4 parcels totaling 91.53 acres. $599,000 MLS#588437 Will Faulconer, 434.987.9455

Wonderfully private, 67-acre tract of land approximately 11 miles north of Charlottesville in Barboursville. Mostly wooded with a creek and road frontage. Tremendous views. MLS#552156 $565,000 Steve McLean, 434.981.1863

OLD MANSE

1868 farm house on the National Register of Historic Places. Greek Revival home surrounded by ancient boxwoods, mature trees and gardens. 46 acres in the city of Orange, with easement possibilities. MLS#585098 $595,000 Steve McLean, 434.981.1863

GARTH RUN ROAD

20± acre country property with stream running through the land. Tucked in the mountains with stone ruins of a mountain cabin evident on the property. Private & remote yet only 10 minutes to numerous conveniences.

MLS#585226 $110,000 Steve McLean, 434.981.1863

OXFORD ROAD

4 Bedrooms, 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. MLS#585224 $409,900 Tim Michel, 434.960.1124

MEADOWBROOK HILLS

4BR/4BA Colonial home in heart of the City.

Beautifully upgraded & renovated, situated in one of the top neighborhoods-convenient to UVA & Downtown! Traditional floor plan, over 3 levels. $769,000 MLS#589158 Will Faulconer, 434.987.9455

MOSBY MOUNTAIN

Set on a quiet street, this home offers 5 bedrooms, 4.5 baths, 2-car garage. Open kitchen design, large bay window in dining room, masters on first and second floor. Lovely sun room. Full basement partially finished.

MLS#586144 $549,000 Jim Faulconer,434.981.0076

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

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

MAY 8 -MAY 14, 2019 ISSUE 2819

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Live in

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PANTOPS

for Convenience and Spectacular Views

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

FEATURE

BY CELESTE M. SMUCKER

S

ome say the Pantops area, just east of Charlottesville City, has it all. And they may have a point. Home buyers can choose from condos to townhomes to single family dwellings and villas in a range of prices. Once settled they can enjoy the gorgeous views and the convenience of shopping, dining or working out very close to home.

Alternatively, they can take a short drive down Route 250 to the 29 North corridor or hop on the interstate to enjoy all that 5th Street Station has to offer. The Downtown Mall is just ten minutes away and grabbing an Uber to get there keeps it simple. Some days it must be hard for these homeowners to choose which direction to go.

Martha Jefferson Hospital featuring single rooms, free parking and a host of employment opportunities is a plus for the neighborhood as well, as are the many other nearby health, medical and professional offices.

It is believed that Pantops got its name from Thomas Jefferson, an early landowner, who called it Pant-Ops, Greek for “all seeing.� We can speculate that this was a reference to the gorgeous views in all directions that still attract prospective home buyers today.

And (just in case you were wondering) the odd street name Spotnap, where many doctors and other professionals have their offices, is Pantops spelled backwards.

The real estate market in Pantops is active with limited inventory. Buyers

MCFarm, LEAN FAULCONER INC. Estate and Residential Brokers

Perfect location for this better than new luxury end unit home in sought after Cascadia community loaded with upgrades.

Amazing mountain and sunset views. Main level features beautiful hardwood floors, large spacious kitchen with granite counter tops, stainless steel appliances and gorgeous white cabinets. Large master suite with en-suite bath. Extra finished attic space with Blue Ridge Mountain Views and balcony. Basement is finished with bedroom and bath. Community amenities include pool, clubhouse, playgrounds and lawn maintenance. Convenient to downtown, Interstate 64, UVA, Darden Towe and shopping.

MLS# 589333

STONY POINT ROAD

Breathtaking mountain views from a classic Georgian residence, just 8 miles from Charlottesville. 72 private acres featuring pastures, trails, and a 3-stall stable. The spacious home is in excellent condition and boasts a contemporary flair. Amenities include a gourmet kitchen, luxurious master suite and beautiful guest home. MLS#588971 $1,975,000 Jim Faulconer| 434.981.0076|email: jfaulconer@mcleanfaulconer.com 503 Faulconer Drive, Charlottesville VA 22903 www.mcleanfaulconer.com

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826 OVAL PARK LN CASCADIA

$389,900

Janet Bradley HomeSell Realty 2019 Woodbrook Ct Charlottesville, Va 22901

FEATURE

janet@janetsellshomes.net 434-996-0303

C L A R E M O N TAT C A R R I A G E H I L L . C O M

within 5 minutes to Downtown! . Beautiful views . Terrific amenities . Convenient location . Garage options

Inessa Telefus GRI, REALTOR

(434) 989-1559 inessatelefus@gmail.com W W W. L O R I N G W O O D R I F F. C O M

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

CONDO LIVING

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

FEATURE

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can still find a variety of resale options and if they hurry, can still purchase a lot in one of the new home communities. However, if that is what you want, don’t wait. These developments will soon be offering resale homes only as these projects are mostly built out.

Conveniently Located The “ease of getting around town” was a key factor in her family’s decision to move to Cascadia, a popular new home community in Pantops, says Simone Alley with Roy Wheeler Realty Co. It wasn’t until they got settled in, though, that they realized just how centrally and conveniently located their new home is compared to their previous location, also in Albemarle County, but further out.

The closeness of the Downtown Mall is a real plus as well for the whole family, and Alley notes the ease of getting to PVCC as a future benefit for her two teenaged children and others seeking higher education and to improve their skills.

Being close to downtown is a definite advantage, agrees Jodi Mills with Nest Realty Group. The approximately 1.5 miles to the Mall are an easy drive, and she recommends Uber as a convenient way to get there to avoid parking headaches.

Mills is a good advertisement for the many benefits of a Pantops lifestyle.

After representing Stony Point Design/ Build—developer of Riverside Village, a new home community in Pantops—she fell in love with all the area has to offer and now resides in that neighborhood.

Living near the interstate can be a big plus for two career households with one spouse working in Richmond, the other in Charlottesville. And it’s a breeze to hop on I-64 and shop at 5th Street Station, which Alley says “definitely impacts” the desirability of Pantops and is part of what “keeps this area hopping.”

Many Pantops residents also take advantage of nearby Zion Crossroads when they need something at Lowe’s or Walmart. Going east to shop is a good way to avoid the traffic and congestion on Route 29.

Mike Plecker with Roy Wheeler Realty Co., another Pantops resident, notes the convenience of I-64 and is grateful the highway noise is minimal thanks to the mountain that keeps neighborhoods safe and quiet.

Employees of Martha Jefferson Hospital or one of the area medical offices, love living so close to their jobs, says Suzie Pace, Broker with Pace Real Estate Associates, LLC. The Pantops area is also a favorite of many of her clients who work at UVA Hospital.

EXCEPTIONAL RENTALS! PAVILIONS AT PANTOPS 1575 NEWCASTLE CT

Beautiful town home with mountain and wooded views. Private end unit with granite counter tops, stainless steel appliances, pristine hardwood floors. Private balcony off living room and Master bedroom. Private deck for relaxing or entertaining. Close to local conveniences, coffee, shopping, etc. Ten to 15 minutes to UVA and downtown. No pets or smoking.

MLS#589339, $1,900/mo

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2151 WHISPERING HOLLOW LN

Mozart Model with 1 Car Garage, 3 Bedrooms and 2 Baths. Finished Rec Room plus Large Owners Suite with Walk-in Closet/Bedroom Level Laundry and much more! Enjoy Mountain/ Water views & live moments from Downtown, I-64 & STEPS from all Conveniences.

3510 WEDGEWOOD CT • KESWICK

Beautifully maintained Glenmore Cottage on a quiet cul-de-sac. 1st floor offers welcoming Foyer, spacious Living Room w/ built-ins, fireplace, Formal Dining Room, Eat-in Kitchen w/ bay window, Laundry Room, Screen Porch off of Living Room plus 2-car garage. 2nd floor offers a large 3rd Bedroom Suite and 344 U/F attic storage! Hardwood in Foyer, Living Rm, Dining Rm, Kitchen. Plantation Shutters or custom blinds throughout. New Trane Heat Pump 2016, New Roof/ exhaust fans & venting 2017, New duct work throughout, crawl space encapsulated w/dehumidifier 2018, New ceramic tile in Hall Bath & 3rd BR Bath. PLUS GLENMORE LIFESTYLE! MLS# 582663 $494,900

GINGER SLAVIC

MLS#588238, $1,795/mo

ANNE OLIVER

350 Old Ivy Rd #200, Charlottesville • (434) 260-5355)

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

REALTOR®

Licensed to Sell Real Estate in the Commonwealth of Virginia

www.RoyWheeler.com

FEATURE

Office: (434) 825-8174 Mobile: (434) 825-8174 AnneOliverrealtor@gmail.com

Golf and Blue Ridge Views in Old T Golf and Blue Ridge Views inTrail!

Old Golf and Blue Ridge Views Old Trail! Trail!

Golf and Blue Ridge Views in in Old

winning schools!

winning schools!

646

Spacious, former model home with room for everyone,

For all your estate all your realreal estate needs... perfect forneeds... multi-generational livingestate on 3 levels!The For all your real needs...

BaywickFor Circle 2013 CAAR Salesperson of the Year, 2015 CAAR REALTOR© of the Year

CAAR Salesperson of the Year, 2015 CAAR REALTOR© of the Year essence of easy2013 living with maintenance free exterior!

Tucked away in developed area just a hop to the golf (434) 960-4333 (434) 960-4333 (434) 960-43 deniserameyrealtor@gmail.com course. You’ll love the sophisticated finishes, open, large deniserameyrealtor@gmail.com www.deniseramey.com deniserameyrealtor@gmail. www.deniseramey.com www.deniseramey. light filled living spaces and beautiful millwork! Great outdoor spaces for entertaining. Walk/bike to award winning schools!

2013 CAAR Salesperson of the Year, 2015 CAAR REALTOR© of the Year

Old Trail • Crozet • $725,000 4 bedrooms • 4 full baths www.646BaywickCircle.com

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Spacious, former model home with room for everyone, perfect for multi-generational living on 3 levels! The essence of easy living with maintenance free exterior! Tucked away in developed area just a hop to the golf course. You’ll love the sophisticated finishes, open, large light filled living spaces Spacious, formerand model home with room Spacious, former model for everyone, Spacious, former model homehome with with roomroom for everyone, perfect for millwork! multi-generational living on perfect for Baywick multi-generational living on 3 levels!The beautiful 646 Circle 646 Baywick Circle perfect for multi-generational living on 3 levels!The 646 Baywick Circle essence of easy living with maintenance essence of easy maintenance exterior! of easy livingliving with with maintenance free free exterior!

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4 bedrooms • 4 baths full baths 4 bedrooms • 4and fullbeautiful baths 4 bedrooms • 4 full spaces millwork! light filled living spaces and beautiful m Walk/bike to award light light filled filled livingliving spaces and beautiful millwork!

GreatGreat www.646BaywickCircle.com outdoor outdoor spaces for entertaining.

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Definitely Denise Definitely Denise

350 Old Ivy Way, Suite 200, Charlottesville, Va - 22903 350 Old Ivy Way, Suite 200, Charlottesville, Va - 22903 of Virginia.

Licensed to sell real estate in the Commonwealth Licensed to sell real estate in the Commonwealth of Virginia.

Definitely Denise

350 Old Ivy Way, Suite 200, Charlottesville, Va Licensed to sell real estate in the Commonwealth of V

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

FEATURE

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If air travel is a big part of your lifestyle, you’ll appreciate how easy it is to get from Pantops to the airport using the back way via Stony Point Road, another important reason the area is popular.

And, of course, while Pantops is near the best of what Charlottesville City has to offer, its residents pay the lower County taxes and attend County schools.

Work Out and Eat Out Close to Home Pantops area conveniences reflect the growing influence of Millennials and Boomers in the real estate marketplace. For these and many other buyers, convenience and walkability rank high on the list of desirable attributes when buying a home.

A good example is the soon to open Shops at Riverside Village that will boast retail services just a short walk from the homes there. These will include Grit Coffee and a tap house concept, full-service restaurant with American fare and a great beer selection says Jenny Stoner, Commercial Sales-Leasing Associate with Cushman & Wakefield Thalhimer. A boutique fitness studio is a good bet to join them along with several other retail possibilities.

Fitness is also featured elsewhere in the area. ACAC now has a Pantops location on Martha Jefferson Drive and fitness enthusiasts can also check out Iron Will Gym, a locally owned and operated 24/7 facility at Pantops Shopping Center.

Walking and jogging trails are available at Peter Jefferson Place and if you prefer river views, take advantage of the nearby Rivanna Trail. “Direct connectivity to the Rivanna Trail System is a big selling point” for people considering a move to Pantops, Mills observes.

Or pack a lunch and take a walk to Darden Towe Park for a picnic, she suggests, and while you’re there play some tennis or watch an event at the playing fields.

When you finish working out, Pantops has a growing number of restaurants of all kinds. Everything from Shadwells, a steak and seafood place where Northern Neck crab cakes are popular, to ethnic cuisine from Japanese, to Chinese to Mexican and Italian (pizza delivery available), and featuring the Tip Top, a favorite choice of locals who love American diner comfort food and (according to a Yelp review) where you will find unbeatable “quality and quantity for the price.”

For those not yet ready to buy a home, luxury apartments above the Shops at Riverside Village will help meet their need for nearby housing.

And there are lots of potential renters thanks in part to Martha Jefferson Hospital that employs so many people.

Agents report that often physicians and other hospital employees rent when they first arrive, and then buy one of the nearby homes after they become better acquainted with the area.

Another popular rental option is the apartments that come with some of the homes at Riverside Village, Mills says.

These carriage house garage apartments are just 500 square feet and rent for $1,100 a month. When they come available, they usually go within 24 hours she continues, often to hospital employees, but they also attract renters commuting to NGIC.

Pantops Real Estate Market The Pantops area attracts a “total mix of people,” Alley says. Some, like her family, sold homes that were further out and moved to be closer to town. It’s also not uncommon, she says, for people who live elsewhere, like Northern Virginia or the Northeast and who are anticipating retirement, to buy a home here now with plans to move in when they quit working. Meanwhile they may rent it or use it themselves for vacations and long weekends.

“We’re also seeing lots of families moving to Pantops neighborhoods,” Alley says. In other words, the area attracts a diverse group of homeowners, all of whom are impressed with its many amenities.

With all of these buyers moving in, “the real estate market remains very, very active,” Alley says, adding that new construction has moved very quickly leaving only a few remaining options.

For example, Cascadia, where she lives, has only two lots left.

Resale homes are also in short supply, especially for buyers looking for a home under $550 thousand, she says.

It’s especially tough to find single-level living—which is in demand by Boomers and Millennials alike—at the $350 thousand price point, Plecker says.

However, if you like the idea of a low-maintenance townhouse, there are currently a few on the market, he adds citing Pavilions at Pantops where turnover is “consistent.” A smaller unit can be had for right at $300 thousand, an increase from a year ago when prices started at $270 thousand. Larger models go for a little more at $320 thousand. Their location and price make them attractive to buyers across the board from graduate students to young professionals to retirees.

Of course, these sales at the low end of the market benefit everyone, Plecker adds, as they start a ripple effect allowing sellers to move up to their next home. Often these move-up buyers purchase a house in the immediate area such as in nearby Fontana, which he observes has had a “good run with resale.”

The biggest change over last year’s market, Plecker adds, is that all three of the biggest new home communities in Pantops—Cascadia, Hyland Ridge and Riverside Village—are nearly built out.

Only a handful of lots remain in any of them, which means if you want to buy a new home in this area, the time is now.

At the same time, this could be good news for the resale market, he says, as

very soon current sellers won’t have to compete against new homes. They should also start to see their prices rise (buyers take note) as new home prospects change their focus and consider the benefits of moving into a home that is already built.

If you plan to sell soon, ask your REALTOR® about staging your home to be as competitive as possible in this changing environment.

Great Views Agents cite “gorgeous mountain views,” as a big reason people love Pantops. Some speak from personal experience.

Plecker grew up in the Shenandoah Valley and lived for a few years in Northern Virginia before he and his wife decided to move to Charlottesville.

He appreciates the topography in Pantops because “it’s not all flat,” and he also loves the wealth of trees.

The topography may be especially attractive to the growing number of people who work out of their homes and can live anywhere. For them, this area appeals in part because of the spectacular views they enjoy from their office windows while they work.

If you are a homebuyer and want to live in an active and demographically diverse community and living close to the action at the Downtown Mall is high on your list, Pantops may be the place for you. Call your REALTOR® today about what is available so you too can enjoy the many amenities available in this vibrant part of town.

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

YOUR CREDIT STATUS WILL AFFECT YOUR ABILITY TO BUY A HOUSE.

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

YOUR RACIAL STATUS SHOULD NOT.

YOUR RACIAL STATUS SHOULD NOT.

NEWLY LISTED. One level living with bonus room over garage and screened porch at rear. Open floor plan with granite and stainless steel in kitchen, vaulted ceiling, skylights, hardwood floors and fireplace in living room. Split bedroom design with gorgeous master bathroom. Versatile bonus room could be office, guest bedroom, etc .. Fontana is convenient to shops, Martha Jefferson; UVa and Downtown and has community pool, tennis and clubhouse. MLS# 588235, $449,000

The Federal Fair Housing Act protects your right to live where you want. In fact, in any decision regarding rental, sales, or lending, it is against the law to consider race, color, national origin, religion, sex, disability, or family status.

If you think you’ve been denied housing, please call us. Fa i r H o u s i n g . I t’s n o t a n o p t i o n . I t’s t h e l aw.

www.f a i r h o u s i n g l a w. o r g

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

or lending, it is against the law to consider race, color, national origin, religion, sex, disability, or family status.

If you think you’ve been denied housing, please call us. Fa i r H o u s i n g . I t’s n o t a n o p t i o n . I t’s t h e l aw.

HUD 1-800-669-9777

TDD 1-800-927-9275

www.f a i r h o u s i n g l a w. o r g

3775 E RIVER ROAD COLUMBIA - FLUVANNA

161 CAREBY LANE FORK UNION, VA

NOW ONLY $185,000! 3 Bedroom home situated on 1.996 Acres with 2 fireplaces, Florida Room, lots of windows, plenty of closets, hardtop drive, beautifully landscaped setting.

MLS # 504380

BLUE RIBBON REALTY, INC.

P.O. Box 175 • Fork Union, VA 23055

Ultra-modern pristine home situated on 1.17 Ac. in a secluded landscaped setting has so much to offer

Lewis Johnson 434-842-3556 Cell: 434-607-2948 ForkUnion@embarqmail.com

Walking distance to post office, pharmacy, doctor’s office and churches. Features 3 bedrooms, 2.5 baths, family room w/fireplace, eat-in kitchen, dining room, living room, raised rear deck, attached garage, ornamental fish pond. Everything about this home radiates charm and quality! Call today for more info or to schedule an appointment for a viewing. MLS 588611

$289,500

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

TDD 1-800-927-9275

The Federal Fair Housing Act protects your right to live where you want. In fact, in any decision regarding rental, sales,

SONJA CASERO

FEATURE

HUD 1-800-669-9777

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YOUR CREDIT STATUS WILL AFFECT YOUR ABILITY TO BUY A HOUSE.

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New to Market Open May 12th

1479 Gray Stone Court - Open 1-3

$389,000 - #589753 – Mill Creek Privacy, master BR on first floor Jim Pippin, 434-996-1621 DIR: Avon Street Extended to entrance of Mill Creek to Gray Stone Court to end of the cul-de-sac.

Great Value on 2 Acres

Hancock Farms, Greene Co. $349,900 – MLS #589718 New home by Jameson Homes Jeff Gaffney, 434-981-1882

Brand New Home on 10 Acres Troy, Fluvanna Co. $309,900 – MLS #589940 2 car attached garage, nice features Jeff Gaffney, 434-981-1882

Georgian Custom Home

Glenmore, Albemarle Co. $699,000 – MLS #589775 Attention to detail, 5 BR, 4.5 BA Jeff Gaffney, 434-981-1882 www.1695PaddingtonCircle.com

New Home by Evergreen Builders

5 Bedroom Colonial Home

North Garden, Albemarle Co. $649,900 – MLS #589789 Customize this plan, or choose another Anne Hughes, 434-989-2041

Cory Farms, Albemarle Co. $417,500 – MLS #589903 Spectacular mtn views, great location Cheryl Sprangel, 434-981-6695

Well-Maintained Home

Jameson Homes – The Randolph

Great Location! Immaculate!

Awesome 4 BR Ranch Home

Excellent Location!

Forest Lakes South, Albemarle Co. $312,500 – MLS #589949 1st floor master, lovely screened porch Alyson Maupin, 434-953-6112

Lake Monticello, Fluvanna Co. $240,000 – MLS #589845 2 decks, screened porch w/hot tub Angus Arrington, 434-531-1100

Hancock Farms, Greene Co. $349,900 – MLS #589720 Charming 3 BR, 2.5 BA on 2 acres Jeff Gaffney, 434-981-1882

RiverRun, Albemarle Co. $159,900 – MLS #590031 2 BR, 1.5 BA town house Kris Jensen, 434-566-1738

RiverRun, Albemarle Co. $265,000 – MLS #589724 3 BR, 2.5 BA, & much more Bob Durrer, 434-242-6011

Cute Bungalow

North Garden, Albemarle Co. $145,000 – MLS #590014 4 acres of land, 2 BR, 1 BA Angus Arrington, 434-531-1100

Feature Properties CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

New Price

Mortgage Partners Ben Aliff 434-996-0016 NMLS #202242

Exquisite Estate Home

Keswick Estate, Albemarle Co. $2,585,000 – MLS #561427 Formal gardens & greenhouse, 5 BR Bob/Tricia Traugott, 434-882-0824

Picture Perfect Brick Home

The Rocks, Albemarle Co. $1,599,000 – MLS #587767 Mountain views, privacy and so much more!

Karen Wright, 434-984-7480

Charming Brick Home

Ednam Forest, Albemarle Co. $825,000 – MLS #585508 Spacious living, abundant natural light Len Mailloux, 434-981-1972

www.RealEstateIII.com FindHome@RealEstateIII.com

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.

YOUR PLACE. OUR PURPOSE .

James River Rd | Howardsville Sandersdale c.1749 is a delightfully charming Colonial-era home steeped in history and antiquity, yet comfortably updated and expanded for modern living. You will find wide pine floors, exposed brick walls, fireplaces with original mantels, clapboard siding and a standingseam metal roof. Double-galleried porch faces the river. Located on the confluence of the James and Rockfish rivers, in a small village with a strong sense of history and community. $285,900 | montaguemiller.com/MLS=573578 Carter Montague | 434.962.3419

3988 Mola Ln | Earlysville

835 Broad Axe Rd | Charlottesville

Impeccably maintained spacious home in Western Albemarle County, sited on 2 acres with established fruit trees and blooming bushes! Enjoy the many features of this beautiful almost 4000 sq ft home.

In the country and close to town. Earlysville mini-farm on 6 acres with barn for horses and a pond. The house has 3 bed 2 bath and an apartment in the lower level.

In addition there are two garages and workshops .

Wonderful 4BR, 3 1/2 BA home in the MURRAY School District. Many new features added to spacious kitchen: SS cooktop, oven, dishwasher & GRANITE counters.

Great Room with soaring ceiling & architectural windows.

$530,000 | montaguemiller.com/MLS=584359 Anita Dunbar: 434.981.1421

$480,000 | montaguemiller.com/mls=585865 Doug Burke | 434.996.6791

$595,000 | montaguemiller.com/MLS=588480 Mike Gaffney | 434.760.2160

39 John Blvd 1272 Maple View Dr| Ruckersville | Charlottesville

1055 Weybridge Ct | Charlottesville

2239 Brandywine Dr | Charlottesville

This 3 BR, 2.5 BA townhome has a large kitchen with ample cabinets and counter space, open to eat-in dining area. Living room boasts nice wood floors and fireplace. Master bedroom suite offers mountain views.

Comfortable one-bedroom condo in Carriage Hill Condos.

Convenient to Sentara Martha Jefferson Hospital, I-64 and downtown. Bedroom includes a bay window and upgraded closet. Washer/Dryer. A real gem on Pantops!

Well maintained brick home in desirable Greenbrier neighborhood! Hardwood floors throughout, 2 woodburning fireplaces, finished basement, beautifully landscaped fenced yard with brand new covered porch!

$245,900 | montaguemiller.com/MLS=589978 Kyle Olson | 540.649.4131

$159,900 | montaguemiller.com/mls=589457 Brad Conner | 434.953.8124

$414,500 | montaguemiller.com/mls=589544 Kelly Faillace | 434.227.4449

LOOKING T0 START YOUR CAREER IN REAL ESTATE? Join us!

Learn from Montague Miller’s experienced brokers and teaching staff: Barbara McMurry, Pat Sury, and Rives Bailey Next session of Principles of Real Estate course starts June 4 - June 27, Tuesday & Thursday evenings.

MONTAGUEMILLER.COM/REAL-ESTATE-ACADEMY MONTAGUEMILLER.COM | 800.793.5393 | Serving Central Virginia for over seven decades.

CHARLOTTESVILLE | AMHERST | MADISON | CULPEPER | ORANGE

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

2530 Wyngate Rd | Charlottesville

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HOUSE & HOME

STUFF. BOY DO WE HAVE IT. And with many places being garage-less, homeowners lack significant storage space. This had led to “mini-storage” facilities where people shell out substantial money to store all that stuff.

An alternative is an extra building, and those square metal sheds of the past are being replaced by more attractive designs. They can be as small as 4 x 6 or big enough to stow garden equipment, large seasonal items like lawn furniture, sleds, and even vehicles.

Other outbuildings include play houses which can often be incorporated into a swing set. When the kids outgrow it, it can be converted into storage or deconstructed and sold. Dog kennels, hen houses, horse barns and gazebos are also popular. Some people add insulation and a heat source to a building to use year-round as an office, studio, or workshop.

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Before You Build Remember that many Homeowner Associations (HOAs) have restrictions on outbuildings that may include size, placement, building materials and a requirement to match the house in style and color. In addition, some locales have building codes covering permits, the function of outbuildings—for example, whether a chicken coop is allowed— and particularly the foundation and “anchoring” of an outbuilding.

A great starting point is some online reconnaissance to get on overall idea of sizes and styles. We Googled “sheds Charlottesville” and found a number of companies and dozens of photos to spark the imagination.

Extra Building,

Extra Space

BY MARILYN PRIBUS

Choices range from a 4 x 6 lean-to shed to a 21 x 30 carport. Materials include vinyl, cedar, pine, board-andbatten, or HardiePlank® and there are styles from purely functional to Victorian, Amish, Colonial, Western or Cinderella. (Those last two, of course, are for playhouses.)

Many home supply stores and local shed companies have completed samples customers can walk into and around to get a true idea of the interior size.

How to Build If you are ambitious and skilled, you can purchase a kit or even—like Jim Muehlberg of Albemarle County—design and build it yourself. First, he built a shed which provides both storage and space for a comprehensive, but compact workshop. “With the leftovers,” he says, “I built a small playhouse for our sons.”

The boys, now 9 and 12, have outgrown that first play house and Muehlberg is building a 10 x 12 tree house

“After online research and checking out a couple storage buildings you see built on corner lots around town, I chose a barn style with a loft,” Bill says.

“The loft almost doubles the storage space.” There were options for color and door and window placement and he opted for an unfinished interior which made it simple to add shelves and pound in nails where needed to hang things.

“We had it delivered, complete with the foundation,” he adds. “They have this cool trailer and dropped it right between two trees with about 4-inches clearance on either side.”

CAUTION: Delivery of an already-constructed building requires adequate access if going into the back yard—generally at least 2 feet wider than the building if it’s a “straight-in” shot. Measure carefully. (And then measure again!)

The foundation is critical. If the site is level or has only a slight slope, you can use a pressure-treated wooden flooring system installed atop footers or even cinderblocks. If there’s a drainage problem, a crushed-gravel foundation is often installed with cinderblocks placed on top.

Larger buildings need dug footers with the depth depending on local codes. The most expensive option is a concrete slab, and this is usually a code requirement for any building the size of a two-car garage or larger.

Some people “customize” their buildings with shutters, window boxes, or a weathervane. “Our shed was blah,” declares Val Semer, an R.N. with UVA Healthcare. “I went to the Habitat store and found these two interesting windows that we hung on the side toward the house. They aren’t functional, they’re just for decoration, but it makes it look like a little carriage house.”

How Much Will It Cost?

some 15 feet in the air around a large tree. He explains he is using mostly new materials, but some items have been donated by friends and he rescued two perfectly good “bubble” windows from a dumpster for the loft area.

However, many people lack the time and skill for this sort of DIY project.

Take Bill and Judy (who prefer not to give their last name) who built a Fluvanna County home several years ago.

Even with a large garage, they needed more space to stash the grandkids’ pool items in winter and the riding mower’s snowplow in summer.

Since there is such a wide range of styles, material, and properties, this is difficult to pin down. A quick internet check of “shed prices Charlottesville” showed a 6 x 6 wood building around $1,300, a 10 x 12 “carriage house” about $3,000 and a 10 x 20 wood barn at about $4,200.

Potential additions to these basic prices are building permits, delivery fees, foundation, windows, doors, shelving, wiring for electricity, and flowers for the window boxes. Plus taxes. You mustn’t forget taxes.

An attractive outbuilding is an enhancement to any property and homeowners will find many options to choose from. n Marilyn Pribus and her husband live in Albemarle County near Charlottesville. She hankers for a nice little outbuilding.

Fine Properties showcases Central Virginia’s premier high-end properties.

Look for a copy where you pick up the CAAR Real Estate Weekly.

maintained home nestled in a cove in beautiful Nelson County. This home offers a vaulted ceiling and hardwood in the great room, a nicely designed kitchen, 2 carpeted BR, and a full BA. Living space is extended by a 12x14 covered rear porch. The yard is nearly level with garden space. There’s a perfect location for a campfire at the junction of the creeks. The drainfield was sized for 3 bedrooms in case you add on. Heat pump new in 2018. Refrigerator new in 2017. $225,000

Coffey Hollow Lane Private mountain getaway. These 42.3 acres adjoin the George Washington National Forest. Owners have built a camp which includes a 20' x 24' cabin, all wired (use generator) with kitchen, living/dining, wood stove, bunks in the main room and 2nd room and a smaller 2-room cabin and an outhouse. These are located beside Little Pannell Creek that flows down one side of the property. Above the cabins are very large rock outcroppings and an impressive rock overhang. 4-wheeler trails! $189,900 42 Knoll Lane Handsomely renovated Rodes Farm

“Tobacco Barn” with 3BR, 2BA, a bonus bunk room and established vacation rental history. Open great room with stone fireplace. Downstairs bath with radiant heat, whirlpool tub and separate shower. Private loft bedroom/ bath suite.

A spacious screened porch and deck have been added.

Mature landscaping surrounds home. Walk to Rodes Farm pool, tennis court, pond, archery and stable. 30 minutes to Charlottesville. Sold furnished w/exclusions. Yard maintenance included in Rodes Farm HOA. $299,000

Fine ProPerties 3775 E RIVER ROAD COLUMBIA - FLUVANNA

P.O. Box 175 • Fork Union, VA 23055

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

161 CAREBY LANE FORK UNION, VA

NOW ONLY $185,000! 3 Bedroom home situated on 1.996 Acres with 2 fireplaces, Florida Room, lots of windows, plenty of closets, hardtop drive, beautifully landscaped setting.

MLS # 504380

BLUE RIBBON REALTY, INC.

MAY 8 -MAY 14, 2019 ISSUE 2819

1679 Hill Hollow Road Between the creeks. Well built and

19

Ultra-modern pristine home situated on 1.17 Ac. in a secluded landscaped setting has so much to offer

Lewis Johnson 434-842-3556 Cell: 434-607-2948 ForkUnion@embarqmail.com

Walking distance to post office, pharmacy, doctor’s office and churches. Features 3 bedrooms, 2.5 baths, family room w/fireplace, eat-in kitchen, dining room, living room, raised rear deck, attached garage, ornamental fish pond. Everything about this home radiates charm and quality! Call today for more info or to schedule an appointment for a viewing. MLS 588611

$289,500

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Looking for a farm, estate, or oneof-a-kind home?

Nelson County

MAY 8 -MAY 14, 2019 ISSUE 2819

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WATERFRONT HOMES at LAKE MONTICELLO

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

59 HARDWOOD ROAD

54 MAPLEVALE DRIVE

Gorgeous waterfront home, level living w/ finished terrace level, beautiful views of cove & main body of Lake Monticello. Quality built in 2002, 4000 sq ft w/ 5 bedrooms, 3.5 baths, 2 kitchens, oversized 2 car garage. Gentle slope to waterfront, trex dock on private .63 AC. Grand 2 story entrance w/ Italian floor tile offers immediate views of the lake. An open concept home has living room w/vaulted ceiling, hardwoods, fireplace & deck access. Spacious main floor kitchen w/ maple cabinets, stainless steel appliances, granite countertops, opens to sunroom eat-in area. Master bedroom with 2 large closets, and bath w/heated spa tub & steam shower. Walkout terrace level, has 2nd full kitchen & bath, for possible in-law area. Must see! MLS# 584834 $765,000

Cheryl Sprangel | REALTOR ©

Dreams happen,

Cartus Network Affinity Specialist, Certified Residential Specialist Circle of Excellence 2006,2007,2009-2015 Diamond Club 2009, 2011-2015 Licensed to sell Real Estate in Virginia

WATERFRONT LIVING with outstanding panoramic views from every room! This custom built one owner home boasts 160 feet of main lake waterfront. This home has a dock, relaxing screened porch and full length deck from which to recharge and enjoy nature & water activities.

The sunrises and sunsets are your daily bonus. Enter to light-filled great room with gas fireplace, open concept kitchen & dining area, spacious First Floor Master with own deck access. Walk out terrace level has 2 bedrooms, full bath, family room with wood burning fireplace, office area and plenty of unfinished storage space. Gentle walk down to the dock. You must see to appreciate the water views of this home. Don’t miss this one! MLS# 586623 $579,000

one ho me at a time!

(434) 981-6695

cherylre3@comcast.net • www.charlottesvillehomesbycheryl.com

2271 Seminole Lane Charlottesville, VA 22901

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

Bev Nash • • • • • •

434-981-5560

Custom golf front, 4 BD, 3 BA, 3,352 sq ft On the 9th fairway w/mountain & Club House views HW floors, main level master suite, deck hot tub Spacious family room w/stone, gas log FP Living room, sun room and attached garage w/workshop The landscaped lot is an oasis of privacy with a circular driveway

Ruth Guss

434-531-6155

• • • •

Attractive one level, split bedroom plan Award Winning Local Builder - Features Beautiful Master Suite, Wood Burning F/P 9 Ft Ceilings, Granite Counters, Upgrade fixtures, No Stairs. 1532 Sq Ft • Convenient Riverside Section of Lake Monticello • Your New Home! Available May 2019. MLS# 585991

Fluvanna County - Piney Mountain - NEW

MLS 586996

434-960-0414

• 4 Bedroom, 3 Full Baths, 3,300+ Sq. Ft. • Beautiful Solid Oak Floors on Main Level • Granite Counter Tops & Stainless Appliances • New Master Bath with Tiled Shower • Side Screen Porch, Circular Paved Driveway • Stone Robinson Elementary School District

71 Riverside – NEW CONSTRUCTION $232,000

Dan Corbin

$345,000

2515 Milton Hills Dr

Candice van der Linde • • • • • • •

$545,000

434-981-8730

Contemporary Updated Main Level Home 4 Beds 3.5 baths. 2 Garages Private Wooded Views & Tons of Light High Efficiency, environmentally friendly home BONUS: Loft/Office w Private Entry Extensive Landscaping & Deck, Front Porch & Solarium Live in Privacy w/ Country Club Location

19 Axle Tree Rd

$425,000

133 BLUE RIDGE DR

Shannon G. Hudson

$424,900

540.661.2083

• Classic home in a classy neighborhood • 5 bedrooms w/3 masters, 4.5 baths • Landscaped w/brick courtyard & fountain • Partial basement w/1 car garage • Sunroom, FP, built in bookshelves

812 Spring Road - Fluvanna $179,900

Pat Burns

434-465-4444

• Restored to like new condition!

• Hardie plank siding • New Windows & New Deck • Stainless Appliances • Tiled Bathrooms • Smartcore Waterproof Flooring

COMING SOON Spring Creek Community

TO BE BUILT - Similar to photo

Dan Corbin

434-531-6155

• The Radford, a 2 story with Craftsman flair • Fiber Cement Siding, Stone accents • 9 ft. ceilings, Hardwood floors, crown & chair rail moldings • Granite counters, maple cabinets, gas f/p, upgrade fixtures Opportunity - 11 Lots - Your Choice $99,900

434.985.0021 410 West Main Street Charlottesville, VA 22902 Downtown

Lori Click

434-326-7593

• One story on Waterfront property • 4 bedrooms and 3 baths • 250 ft waterfront in deep water cove • 20 ft dock overlooking the water • Wrap around deck 20 x 17 • Located at end of cul-de-sac

Candice van der Linde 434-981-8730 • Main Level Living • Shows like NEW! • 3 Beds 3 Baths • 2 Stories w/ Loft & Unfinished Basement

434.974.1500 943 Glenwood Station Ln Suite 203 Charlottesville VA 22901

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

ALBEMARLE COUNTY

Stoney Creek/Wintergreen NOW $439,900

MAY 8 -MAY 14, 2019 ISSUE 2819

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MAY 8 -MAY 14, 2019 ISSUE 2819

22

HOME SALES STATS

ENDING THE WEEK OF APRIL 28, 2019

There were 74 sales in the 11 county and city areas n 35 were in Albemarle with an average price of $469,780 n 8 were in Charlottesville with an average price of $489,931 n 11 were in Fluvanna with an average price of $245,611 n 6 were in Greene with an average price of $229,820 n 5 were in Louisa with an average price of $270,100 n 2 were in Nelson with an average price of $344,000 n 1 was in Orange with a price of $227,500 n 4 were in Staunton with an average price of $282,569 n 2 were in Waynesboro with an average price of $259,000

440 CORDELIA DRIVE WETSEL VILLAGE

709 ALTAVISTA AVENUE BELMONT

48 LAKEVIEW DRIVE MINERAL

1166 RIVANNA WOODS DR FORK UNION

24271 INDEPENDENCE RD UNIONVILLE

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

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

GREENE COUNTY

CITY OF STAUNTON

LOUISA COUNTY

CITY OF WAYNESBORO

MADISON COUNTY

ALBEMARLE COUNTY

NELSON 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

FLUVANNA COUNTY

Staff:

PUBLISHER

Aimee Atteberry aimee@c-ville.com

MARKETING SERVICES Beth Wood beth@caarrew.com 434.817.9330

EDITORIAL COORDINATOR Celeste Smucker editor@caarrew.com

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

HOMES SOLD

101 VINCENNES ROAD KEY WEST

THE

www.co.fluvanna.va.us Real estate tax rate: $.939 per $100

www.gcva.us Real estate tax rate: $.775 per $100 www.louisacounty.com Real estate tax rate: $.72 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

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

All advertising published in the REAL ESTATE WEEKLY is believed to be truthful and accurate.

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

This publication will not accept advertising that refers to or attempts to establish fees or rates of commissions charged for services rendered.

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

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

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

CAAR Real Estate Weekly Is printed on 100% recycled paper

308 E. East Main Street • Charlottesville, VA 22902 Tel.: 434-817-9330 • FAX: 434-817-2714 e-mail: ads@caar.com Send your news and/or press releases to editor@caarrew.com

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

MAY 8 -MAY 14, 2019 ISSUE 2819

23

401 Park Street Charlottesville, VA 22902

EXQUISITE DOW NTOW N R ENOVATION

434.977.4005 lwoodriff@loringwoodriff.com

517 LEXINGTON AVENUE $995,000 This charming, light drenched city home is located within easy walking distance of all Downtown attractions, on 1 of the city’s most beloved streets w/ similarly scaled & well cared for vintage homes.

Beautiful marble counters meet crisp white subway tile walls in the renovated kitchen w/ similarly arresting marble selections in the master bath. Builtin bookshelves in almost every room! Dead level, sunny, picket fenced rear yard for gardening & play.

Plenty of on and off street parking. MLS# 590051

SENSATIONA L V IEWS IN IV Y - R EDUCED

121 BLOOMFIELD ROAD • $2,495,000 Sited on 21 acres to enjoy stunning mountain views, this distinguished brick home located in the Western school district features 11 ft ceilings & natural light from French doors & floor-to-ceiling windows. Adj. acreage protected by conservation easements. 3-car garage, herringbone brick rear terrace & screened porch, 3 fireplaces. MLS# 587603

DESIRABLE SCOTTISH HOME IN GLENMORE

MOUNTAIN V IEWS - OLD TR AIL END UNIT

COV ETED UNIV ERSIT Y LOCATION

3345 DARBY ROAD • $659,500 Gracious home allows for 1 floor living w/ 1st fl generous sized mstr bedrm & sitting rm. Inviting family rm w/ stone fireplace opens into the eat-in kitchen w/ cherry cabinets, SS appliances & pantry.

Hardwood floors, high ceilings & extensive moldings complement the home. Billie Magerfield (434) 962-8865. MLS# 587641

393 CLAREMONT LANE • $384,000 Originally Craig Builders model home directly across from community pool & park w/ completely unobstructed view. 3-story brick home offers open living room w/ black hearth fireplace, builtins, spacious dining room, & fantastic kitchen w/ coffered ceiling & custom wet bar. Erin Garcia (434) 981-7245. MLS# 587657

1888 WESTVIEW ROAD • $1,565,000 Character-rich, light-drenched home at the end of a quiet, dead-end street in the Venable school district. Screened porch, covered front porch and private, rear bluestone patio provide abundant outdoor living space. Gourmet chef ’s kitchen with commercial 6-burner range. Reidar Stiernstrand (434) 284-3005. MLS# 587531

R EMODELED DOW NTOW N GEM

MODERN FREE UNION FARMHOUSE - REDUCED

RENOVATED CHARMER IN LOCUST GROVE

501 LEXINGTON AVENUE • $1,195,000 Elegant Downtown home filled w/ sunshine & warmth. Spacious bonus room w/ full bath off the gourmet eat-in kitchen. Stunning master w/ walk-in closet & ensuite w/ shower, soaking tub, his & her sinks. Outdoor entertaining space, stone patio w/ fireplace & fenced yard. Marcela Foshay (540) 314-6550. MLS# 588148

2340 HOMESTEAD FARM ROAD • $1,645,000 5 bed, 4.5 bath home on 5 acres in the Meriwether-Lewis district boasts Pearl Gold Certification w/ Geothermal HVAC, solar panels & other environmentally sensitive features. Blue Ridge views from front porch, rear bluestone terrace & screened porch. 1st/2nd flr masters, 3-car garage & addition by Alexander Nicholson. MLS# 587025

1225 BELLEVIEW AVENUE • $549,000 The perfect blend of 1940s charm & the shine of new house construction offers gorgeous hardwood floors, custom kitchen, top notch appliances, & bathrooms that sparkle. Upstairs offers 2 spacious beds & master suite w/ spa style bathroom & private porch/balcony. Tommy Brannock (434) 981-1486. MLS# 589298

FR EE UNION ESTATE PARCEL - R EDUCED

1 NW WESLEY CHAPEL ROAD • $1,495,000 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

8166 WEST END DRIVE $595,000 Beautiful residence in quiet section of Old Trail on sun-drenched oversized corner lot. Spot-on floor plan with welcoming flow, gourmet kitchen with cherry cabinets & granite counter tops that opens to light-drenched family room. Custom built in 2007 with full brick, metal roof & hardwood floors throughout main level & very spacious master suite with great walk-in closet. Private rear deck with fenced-in backyard & 2-car detached garage. Reidar Stiernstrand (434) 284-3005. MLS# 589606

WWW.LORINGWOODRIFF.COM

COLONIA L BRICK HOME IN OLD TR AIL