The Real Estate Weekly 2.12.2020 by The Real Estate Weekly

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VOL. 29 NO. 6 n FEBRUARY 12 - FEBRUARY 18, 2020

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

Ventures in the Countryside:

A Rural Entrepreneur’s Guidebook

Finding Just the Right

FARM OR ESTATE BY CARLA HUCKABEE

RESIDEN T I A L • FA R M S • LAND ORANGE JUSTIN WILEY

434 981 5528

WILE Y PROPERT Y.COM CHARLOTTESVILLE PETER WILEY

434 422 2090

FEBRUARY 12 - FEBRUARY 18, 2020 ISSUE 2906

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

MCL EAN FAULCONER INC. Farm, Estate and Residential Brokers GLENMORE

BLUE RIDGE MOUNTAIN VIEWS

248-acre Albemarle County property convenient to Charlottesville. Gently rolling land, streams, pasture, woods and privacy. Numerous building sites, c. 1860, 3-BR, 2-BA farmhouse. MLS#584740 $1,850,000 Steve McLean, 434.981.1863434.981.1863

RED FOX LANE

Enjoy mountain views of the historic Southwest Mountains from this livable four-bedroom residence on six private acres. Convenient and quick to Pantops, Historic Downtown Mall and UVA. MLS#594327 $895,000 Charlottte Dammann, 434.981.1250

BRAMBLEWOOD

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522-acre sanctuary with a magnificent manor home, two other residences and a barn, in a beautiful and private setting in the heart of Keswick. MLS#595091 $6,700,000 Jim Faulconer, 434.981.0076 Visit: www.BramblewoodVa.com

Beautifully appointed William E. Poole designed home perched on prominent knoll overlooking Equestrian center in private setting at the end of a cul-de-sac. Situated on one of the largest lots in this gated community. Move-in ready home features 7 BR, 8.5 BA, 5 FP, luxurious master suite, custom kitchen cabinets, spacious family spaces, Sonos home system and pickle ball court. Beautiful views and yard. MLS#599713 $1,495,000 Steve McLean, 434.981.1863

HURSTVILLE

An historic waterfront plantation 10 minutes from Kilmarnock with an original Tidewater-style house built in 1776. On 324 acres with nearly a mile of beach on the Chesapeake Bay. MLS#1902861 $2,390,000 Philip Reed, 804.833.8325

YELLOW MOUNTAIN

Perfect combination of open fields and woodland with expansive long range views from several homesites on this 75+ acre estate parcel. Property shares a common border with Mint Spring Park. MLS#587056 $975,000 Charlotte Dammann, 434.981.1250

QUAKER GLEN FARM

701 magnificent acres at the base of Doubletop Mtn. Featuring 20 acres in apple orchards, perfect for a firstclass vineyard. Convenient to Camp Hoover, Shenandoah National Park, and many fabulous hiking trails. MLS#588709 $2,795,000 Jim Faulconer, 434.981.0076

SOMESET

C. 1856, 4 BR, 3 BA home on 4+ acres fronting on the scenic Rapidan River and adjacent to other large historic farms and estates in Orange County. Strong river and pond views, extensive gardens and lots of charm. MLS#596560 $845,000 Steve McLean, 434.981.1863

WEST LEIGH

Minutes west of town, over 5000 finished square feet, 4 bedroom, 4.5 bath home on elevated, 4.5 acre lot with quiet setting and mountain views. Huge family room with 3 walls of windows, walk-out terrace level with room for inlaw apartment. Main level master suite. Land is mostly open, fields for animals and tennis court. Priced below tax assessment at $895,000. MLS#599691 Jim Faulconer, 434.981.0076.

SPRINGDALE

Historic farm in eastern Goochland, approx. 30 minutes from Richmond and 45 minutes to Charlottesville. Property includes 52 acres, a pond, woodland, and garage apartment. MLS#1930232 Philip Reed, 804.833.8325 or Steve McLean,434.981.1863

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MCL EAN FAULCONER INC. Farm, Estate and Residential Brokers

IVY

Exciting four-bedroom four-and-half-bath residence privately situated on 5.43 acres. Two master suites and spacious flexible main rooms for comfortable living. Quick drive to UVA and town. MLS#595565 $745,000 Charlotte Dammann, 434.981.1250

GLENMORE

0.75 acre lot on a quiet cut-de-sac near lovely Lake Lochen. On an established street surrounded by attractive homes. One of the few exceptional lots left with the location, size and diversity of this lot. MLS#599250 $269,000 Steve McLean, 434.981.1863

LONESOME MOUNTAIN ROAD

5-acre lot that has not been available for many years. This country but close to town location is conveniently located with quick access to Historic Downtown Mall, UVA, NGIC, airport, and North Fork Business Park. MLS#593160 $250,000 C. Dammann, 434.981.1250

MATTHEW MILL ROAD

11.12 acres, ideal tract for development into smaller lots as was done by neighboring property, Oxford Hills. Zoned R-1 by county has indicated lots of 10,000 square feet possible. Public water available. MLS#598558 $498,000 Steve McLean, 434.981.1863

BLANDEMAR FARM ESTATES

25.4 acres with varying topography and amazing rock outcroppings. Unique design opportunities to create a stunning residence with magnificent views. Convenient to Charlottesville & UVA. Fiber optic available. MLS#593358 $554,000 C. Dammann, 434.981.1250

BURNLEY ROAD

Choose your builder and build your dream home on one of 8 private lots in Northern Albemarle. 5+ to 42+ acres. Exceptional Blue Ridge Mtn. views with privacy. Close proximity to NGIC, Airport, shopping, and University Research Park. Steve McLean, 434.981.1863

TILMAN ROAD

Lovely mature 2-acre parcel of land in the Meriwether Lewis Elementary School District. Wonderful views with privacy in beautiful rural setting. Great location just minutes west of Charlottesville and UVA. MLS#585959 $249,000 Steve McLean, 434.981.1863

MILTON VILLAGE

21-acre lot minutes east of Charlottesville. Level building site with well and soils tested for drain field. 4-board fence along road frontage. Creek, small pond and automatic waterers. MLS#586469 $398,000 Mark Mascotte, 434.825.8610

SCUFFLETOWN ROAD

Elegant contemporary house on nearly 6 acres. The home features high ceilings, a luxurious master suite, and a basement with a bath, sauna, and space for a rec room, home theater, or additional bedroom. MLS#588408 $590,000 Steve McLean, 434.981.1863

MEADOWBROOK HILLS

Wonderful 4-bedroom Colonial in the heart of the City, beautifully upgraded & renovated! Features a traditional floor plan with 3,000 finished square feet over 3 levels. MLS#589158 $675,000 Will Faulconer, 434.987.9455

AUTHENTIC LOG CABIN

Wintergreen Mountain private setting near common space, Appalachian Trail, spa, golf, and ski slopes. 4-bedroom, 3-bath, quality features: post and beam interior, stone FP, OFFERED FURNISHED. MLS#591549 $535,000 Jim Faulconer, 434.981.0076

EDNAM FOREST

Large 1.5+ acre building lot in Ednam Forest. Build your dream home on this elevated, wooded lot located in a single family community, minutes from UVA and within walking distance to Boar’s Head Resort. MLS#598537 $289,500 Steve McLean, 434.981.1863

WWW.MCLEANFAULCONER.COM

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

FEBRUARY 12 - FEBRUARY 18, 2020 ISSUE 2906

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CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

CAARMLS: 597843

6094 Blue Run Rd Somerset, VA 22972

An oasis in historical Somerset, fashioned after Monticello & Montpelier architecture this beautiful brick mansion is a sight to behold. Placed privately on nearly 100 acres at the mountain's knoll, there's always a breathtaking view. Safe in a conservation easement, the mile long driveway passes a workshop and farm equipment garage with electricity, pole barns, fenced fields, and paddocks with automatic waterers. The 5 car garage has a framed unfinished apartment above which could expand your living space and would be a perfect addition to your own extraordinary AirBnB to get top dollar! Wellmaintained home with gorgeous marble and hardwood floors, wide hallways, cathedral ceilings, elegant living spaces.

Cynthia Hash

Associate Broker & Team Leader

Integrity & Service is Our Motto! Each office independently owned & operated. Licensed to sell real estate in the Commonwealth of VA. If you have a relationship with another Realtor, this isn't a solicitation.

434-337-3216

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

Inside:

Annie Gould Gallery

Ventures in the Countryside:

A Rural Entrepreneur’s Guidebook

Finding Just the Right

FARM OR ESTATE

FEBRUARY 12 - FEBRUARY 18, 2020

BY CARLA HUCKABEE

R ESIDENTIAL • FARMS • LAND

WILEYPROPERT Y. COM

ORANGE JUSTIN WILEY

434 981 5528

CHARLOTTESVILLE PETER WILEY

434 422 2090

5 FEBRUARY 12 - FEBRUARY 18, 2020 ISSUE 2906

What’s

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VOL. 29 NO. 6 n FEBRUARY 12 - FEBRUARY 18, 2020

A unique art gallery located in the heart of Historic Downtown Gordonsville. Offering an assortment of works by local artists as well those from throughout the country.

109 S. Main Street, Gordonsville, VA

(540) 832-6352

Finding Just the Right

anniegouldgallery

FARM OR ESTATE BY CARLA HUCKABEE

Issue: IN EVERY

Ventures in the Countryside:

Finding Just the Right Farm or Estate ................................ 10 BY CARLA HUCKABEE

A Rural COMMUNITY Entrepreneurs Ventures in the Countryside: A Rural Guidebook Entrepreneurs Guidebook ................. 20 BY EMILY CURRIER

BY EMILY CURRIER

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

NEXT WEEK:

SPRING REAL ESTATE MARKET LOW-MAINTENANCE LANDSCAPING

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!

Submit to writer@caarrew.com

Real Estate Weekly

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FEATURE

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News & Views ....................................7

FEBRUARY 12 - FEBRUARY 18, 2020 ISSUE 2906

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

Bev Nash

Ruth Guss

434-981-5560

• • • • • • • •

• 1,720 sf, 3 bedroom, 2 bathroom, log home • 2.3 level and wooded acres • Built in 1988 • There is a real fireplace in the family room • Covered front porch and a storage shed • Oil furnace and a home Generator

707 Rosewood Dr.

$262,000

434-531-6155

• Beautiful Cul de sac location, Wooded View • No HOA! Well & Septic = No Water Bills • Fluvanna Co, Near Schools, Hi Speed Internet • Many Upgrades, 2 Car Garage, Quality Local Builder • Wood burning F/P - Private Rear Deck • READY NOW - MLS 598132

Dan Corbin

434-960-0414

• 3 bed 2 full bath one level single family home. • Screened porch addition for year round enjoyment. • Private yard. • Split bedroom design with gleaming hardwoods & tons of natural light. • Large garage w workshop space & Extended driveway • Offered at $347k

$360,000

$327,000

434-531-6155

• Log Home on 29 acres near Crabtree Falls • 2 bedroom, 2 bath, Fireplace, Furnished • 400+ ft. on the Beautiful Tye River • Perfect Full Time, Weekend or Vacation Rental Home • Call agent about MLS 595601 Enjoy Nelson Co.!

434.985.0021 410 West Main Street Charlottesville, VA 22902 Downtown

Lori Click • • • • • •

133 BLUE RIDGE DR

Shannon G. Hudson

Fluvanna County

434-326-7593

3 bedrooms, 2 full baths, 1,730 Fin. Sq. Ft. 19 +/- Acres, open & ready to be fenced for animals Quality brick home with “good bones” Needs cosmetic TLC Brick, detached 2 car garage with electric opener In-ground pool, just needs a new liner MLS #594708

$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

LAKE REYNOVIA

Candice van der Linde 434-981-8730

• New 3 Bd, 2 Ba, One Level, 1550 sq ft

Cabin on the Tye

129 BLITHE COURT

2 Bedroom, 2 Full Baths 1,167 Fin Sq Ft One Level End Unit Birnam Wood Townhome New HVAC, Water Heater, Appliances New Laminate Wood Flooring, Fresh Paint Move-in Ready Exterior Maintenance Provided Sun Porch with 3 Sliding Glass Doors

UNDER CONTRACT

OPEN HOUSE SUNDAY* FEB 16 * 1-3 PM

NEW CONSTRUCTION

Dan Corbin

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$239,900

680 BEAVERDAM RD. KESWICK $199,900

7102 Blackwells Hollow Rd

Pat Burns • • • • • • • •

3 bedrooms 3 full baths Massive decking Beautiful stone fireplace Mountain Views Over 5 acres 3248 SF $465,000

COMING SOON

MLS 589947

434-465-4444

901 Rougemont Ave

Candice van der Linde 434-981-8730 • Belmont 2 bedroom 1 bath • Completely remodeled home • Fenced yard, one level living. • Hardwood & tile floors • Must see!

434.974.1500 943 Glenwood Station Ln Suite 203 Charlottesville VA 22901

NEWS & VIEWS Local Real Estate News Piedmont Housing Alliance Welcomes New Deputy Director Charlene Green

What’s Happening Around Town? St. Anne’s-Belfield Upper School Performing Chicago February 27 - March 1 Join the St. Anne’s-Belfield Upper School for Broadway’s Tony Award-winning musical Chicago, which will be performed February 28 March 1 in Grisham Hall on the Greenway Rise Campus (2132 Ivy Road). Chicago (High School Edition) is presented by special arrangement with Samuel French, Inc., a Concord Theatricals Company. It is a story of murder, greed, corruption, violence, exploitation, adultery, and treachery. In preparation for the production, students and faculty worked with Broadway choreographer Debra McWaters to help them master the moves of this iconic show. Tickets can be purchased for each showing performance via event app Passioo (https://passioo.com), which was designed and created by School alumni Branford Rogers ‘12 and Darius Wynn ‘12, or at the door. Purchase your tickets now and prepare to be razzle-dazzled! St. Anne’s-Belfield School is a co-educational Pre-School – Grade 12 day school of nearly 900 students, with an international boarding program in Grades 9 - 12. It holds as its core purpose to inspire and prepare the next generation of exemplary citizens and visionary leaders, and recognizes six core values: integrity, curiosity, diversity, creativity, agency, and impact. Fourteen countries are represented in the student body, with 41 percent of students receiving financial aid. More information may be found at www. stab.org.

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

MILTON HILLS DRIVE

A dramatic, contemporary home, privately set on 3.3 acres at the end of a quiet cul-de-sac. Soaring ceiling in the great room with floor to ceiling stone fireplace. Large kitchen has Viking and Sub Zero appliances. One floor living with a large 2 room loft. Extensive outdoor living spaces include; a covered front porch, screened porch and a deck. Lovely wooded lot. $525,000

CALL SHARON

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

259 4 B RYA N T M O U N TA I N R OA D

This outstanding home has the highest quality construction features and is located close to Wintergreen and all of Nelson County’s offerings. Panoramic views from the rear of the home (and the 1,373 square feet of decking) are to the South, and both sunrise and sunset are spectacular from almost every room of the house. The home, on 21 private mountaintop acres features many quality upgrades. For example, the exterior is constructed of Seneca Buff stonework, each piece 5–7", imported from Pennsylvania, and the result is beautiful and highly energy efficient. The extensive decking is Brazilian Ironwood, screwed in place. Tri-level, 2-car garage with potential for upstairs apartment and for workshop on lower level. ACP potentially routed through back of property. $1,499,000

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

NEWS & VIEWS

Piedmont Housing Alliance (Piedmont Housing) is excited to welcome Charlene Green as our new Deputy Director, effective February 24, 2020. She joins Piedmont Housing from the Charlottesville Office of Human Rights (OHR), where she has served as Manager since 2010. Green is known throughout Charlottesville and the surrounding region for her inspiring dedication to educating the community on the local history of race and institutional power, including the destruction of Vinegar Hill and the role of confederate statues in our parks. She has served as a tour guide and trainer for the Jefferson School African American Heritage Center, the Center for Nonprofit Excellence, and other various organizations. Green has been recognized for her contributions to mission-driven organizations and served as the founding President for the first LGBTQ group for youth in Charlottesville called Out Youth of the Blue Ridge. In 2017 a Dream Project Scholarship was named in her honor. The scholarship is awarded every year to promising low-income immigrant students in their pursuit of higher education. She joins us at a pivotal time, as we prepare to break ground on the Friendship Court redevelopment and further increase its commitment to racial equity work internally and within the broader housing sector. Sunshine Mathon, Executive Director at Piedmont Housing, said, “It is with humility, joy, and hope that I welcome Charlene Green as the Deputy Director at Piedmont Housing. I have found the leadership and wisdom with which Charlene engages the broader community, professionally and personally, is both impactful and inspiring. Charlene’s spirit of hope, her sharp insights, and her commitment to Equity will reinforce and enhance the direction of our work towards sustained, positive impact. I feel profoundly honored to partner with Charlene, co-leading Piedmont Housing as an organiza-

tion committed to justice and equity throughout our community.” As Deputy Director, Green will steward program-related services including rental community management, resident services, housing and financial counseling, and economic opportunity programs; as well as support the advancement of an organizational analysis and framework deeply committed to racial equity and justice.

EAN FAULCONER INC. MCLFarm, Estate and Residential Brokers

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FEBRUARY 12 - FEBRUARY 18, 2020 ISSUE 2906

YOUR PLACE. OUR PURPOSE.

A Virginia C ountry L ife

760 Golf View Dr | Crozet

3425 Loch Brae Ln | Charlottesville

2401 Southside Dr | North Garden

Incredible value in Old Trail. Light filled, energy efficient Peak Construction home w/mountain views. Charm and quality finishes throughout- shiplap, extensive trimwork, quartz, marble and granite! Master suite & finished basement.

Country home on 7 acres with mountain views. Great Room with vaulted ceilings, first floor master, reclaimed heart pine floors, new country kitchen and 2 fireplaces. Additional carport will house your RV and boat. Private setting.

South Fork Farms 15 minutes south on Rt 29. Large Colonial on 4.32 acres. 4 BR, 2.5 BA. Hardwood floors throughout the first floor, large kitchen w/breakfast nook, family room with fireplace, dining room & formal LR.

$575,000 | montaguemiller.com/mls=587366

$411,950 | montaguemiller.com/mls=598376 Doug Burke | 434.951.7122

$650,000 | montaguemiller.com/mls=597845 Laurel Smith | 808.280.6431

Anita Dunbar | 434.981.1421

BRAMBLEWOOD - A 522 acre private sanctuary in the Southwest Mountains and the heart of Keswick. The 2008 manor home, with over 14,000 sq. ft. of living space, showcases the highest quality materials and craftsmanship. Impressive grounds, mature landscaping, ponds, 2 additional homes, and a large barn, complete this stunning estate. The 6-bedroom residence boasts Italian plaster finishes, limestone floors, his/her studies and 6 fireplaces. MLS 595091 $6,700,000

OK 2072 Timber Pointe Rd | Charlottesville

84 Birch Way | Barboursville

222 Old Lynchburg Rd | Charlottesville

Charming home in Forest Lakes community! This home features an extensive open yard, large family room with fireplace, & cabinet-lined kitchen. Second level offers 4 bedrooms including a large master suite.

Renovated 4 BR home in spatial Preddy Creek. No HOA fee, but a very will maintained subdivision with pride of ownership. New roof, carpet, paint & granite counters. granite counters upgrades. Large private back yard.

Attractive cape-cod style home in a great location in Fry’s Spring. 4 BR, 2 BA home with off street parking. Excellent proximity to UVA. Walkable to shops, restaurants, Fry’s Spring Beach Club and Wegmans.

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

$335,000 | montaguemiller.com/mls=59771 New Leaf Team | 434.260.8980

$344,900 | montaguemiller.com/mls=591830 Brad Conner | 434.953.8124

$275,000 | montaguemiller.com/MLS=595427 Carter Montague | 434.962.3419

HIGHLAND ORCHARD - Nearly 1,000-acres in Albemarle County, Virginia less than 20 minutes from Charlottesville and UVA. Situated among the headwaters of the Hardware River, Highland Orchard features a rolling pasture and woodland, and a stylish contemporary residence with spectacular views. The Residence, guest house, farm cottage, formal greens, pool, and a host of complementary farm buildings make this an extraordinary farm offering in Virginia. MLS 580935 $7,750,000

OK Murdoch Matheson 300 Riverbend Dr | Charlottesville Great light filled 2nd floor corner condo in Riverbend. The “Potomac” model features a unique flowing floor plan with 2 large master suites, each with en suite full bath. Community Pool, Fitness Center and Clubhouse.

$215,000 | montaguemiller.com/mls=595698 Trish Owens | 434.825.5393 Each Office is Independently Owned and Operated.

434.981.7439

2448 Abington Dr | Charlottesville murdoch.matheson@sothebysrealty.com This Brick Front Townhome is walking distance to Hollymead Town Center. Beautiful LIGHT-FILLED with 2-car garage attached. Kitchen has an ISLAND & breakfast nook. OPEN CONCEPT LIVING on first floor. $275,000 | montaguemiller.com/MLS=598702 Carol Costanzo | 434.962.1419

murdoch-matheson.com

1701 3rd St | Waynesboro One Story Cape Cod Style 2 BR home with relaxing covered front porch. This charming home features large bedrooms, ample sized closets, and a nice sized KitchenDining combo area. Convenient location for commuting.

$120,000 | montaguemiller.com/mls=598714 Kyle Olson | 540.649.4131

A DREAM HOME IS GREAT, BUT THE RIGHT ONE IS BETTER. A Virginia C ountry L ife

Let an agent who knows guide you.

$325,000

NOW $269,900

WHITE HART - c. 1998 Shelter and Associates English Country Manor Estate hidden amidst 353 acres of rolling countryside in Northern Albemarle County farmland. Over 8,000 s.f. 4-bedroom home with Heart Pine floors, woodwork, and paneling throughout. The property consists of 200 acres of rolling pasture and 153 acres of hardwoods and 2 large ponds, year round creek, and panoramic views of the SW and Blue Ridge Mountain ranges. MLS 573304 $4,995,000

Bev Nash

434-981-5560

WINDERMERE - Built in the 1930’s with only two owners since that time, the 2.3 acres is sited in one of Charlottesville’s most sought after locations. The house built of native fieldstone, and property bounded by towering hedges, the residence is completely unique within Farmington in privacy, size, sighting, and proximity to the Clubhouse. With 6 bedrooms, 2 of them bedroom suites, and 5 baths there is ample room for guest accommodation. $4,250,000

Ruth Guss

• Renovated 3 bedroom, 2 bath, home • One level luxury living • 1350+/- sf on 1.4 acres • Vaulted ceilings, ceramic tile floors • New kitchen and bathrooms • Rear deck, high end appliances

707 Rosewood Dr.

ALBEMARLE COUNTY

$262,000

COMING SOON IN LAKE REYNOVIA

UNDER CONTRACT NEW CONSTRUCTION 434-531-6155

540.661.2083

2 BED 2 BATH W/SO • 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

117-3: $170,000 102-3: 7102 Blackwells Hollow Rd MLS 589947 $163,000

MEADOW HILL FARM - c. 1910 Farm house manor on 14 stunning acres in Greenwood, VA. Perched above Stockton Creek with views of the Blue Ridge Mountains. only 15 minutes to downtown Charlottesville in coveted Western Albemarle County. MLS 595248. $2,300,000

Candice van der Linde 434-981-8730

$360,000

$327,000

FAIRVIEW - 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, Virginia. MLS 585034 $2,975,000

Dan Corbin

Shannon G. Hudson

COMING S

UNDER CONTRACT

• New 3 Bd, 2 Ba, One Level, 1550 sq ft • Beautiful Cul de sac location, Wooded View • No HOA, Well & Septic = No Water Bills • Many Upgrades, 2 Car Garage, Quality Local Builder • Fluvanna Co, Near Schools, Hi Speed Internet • Still time to pick colors. Ready Feb 2020 • MLS 598132

Cabin on the Tye

#COMINGSOON IN TURT 2 UNITS AVAILA

434-960-0414

STONE’S THROW - 42-acre country estate in Keswick, VA. Built in 2005, the main residence has 6 bedrooms, 9 bathrooms, 6 fireplaces, a large 1st floor master, an infinity swimming pool and hot tub, a 7-stall stable and riding ring with surrounding paddocks, 2 detached garages, and 2 guest quarters. Sprawling views to the south and west, this is the place to take in the amazing sunsets. This is an equestrian’s dream property. Charlottesville is less than 12 minutes away. MLS 595734 $2,750,000

$424,900

HIGHBRIGHTON - A 530 acre Estate for the Virginia Sportsman. The manor, a 3-bedroom 9 fireplace main house, is a combination of two Federal style brick houses put together. The original house is believed to be built in the 1830’s with the other half added in 1842. Carriage house/garage, a historic cabin, guest house, pool house, even a wedding venue, all among an equal balance of forest and wooded buffers with a full complement of outbuildings. 15 miles north of Charlottesville. $8,000,000

• 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

BLOOMINGDALE - Built in 1840, Bloomingdale is a noteworthy property located in the heart of Somerset, VA. The Federal manor has a magnificent center hall with grand proportioned rooms and 8 fireplaces. Improvements and renovations: Geothermal heating and air, renovated sun porch roughed in for secondary kitchen, saltwater pool, master bath, foam insulation, windows and screens, plumbing, paint and plaster. House is sited on 14 ac. MLS 567939 $1,275,000

Dan Corbin

133 BLUE RIDGE DR

434-531-6155

434.985.0021 410 West Main Street Charlottesville, VA 22902 Downtown

• • • • • • • •

Fluvanna County

3 bedrooms 3 full baths Massive decking Beautiful stone fireplace Mountain Views Over 5 acres 3248 SF $465,000

MLS# 598510

434-465-4444

TURTLE CREEK

1108 HILLTOP ROAD - Rarely does a property come available with so many excellent qualities. Period Charlottesville Georgian designed by Marshall Wells, built in the late 1930’s. This property is one of the best locations in town. MLS 588265 $2,600,000

Murdoch Matheson 434-326-7593 434.981.7439 • 3 bedrooms, 2 full baths, 1,730 Fin. Sq. Ft. • 19 +/- Acres, open & ready to be fenced for animals murdoch.matheson@sothebysrealty.com Lori Click • • • •

Pat Burns

Quality brick home with “good bones” Needs cosmetic TLC Brick, detached 2 car garage with electric opener In-ground pool, just needs a new liner MLS #594708

murdoch-matheson.com

Candice van der Linde 434-981-8730 • • • • • •

2 UNITS AVAILABLE 2 Bed 2 Bath w/Solarium Superiorly well maintained Tenants until Spring 2020 Keep as an investment or owner occupy May work out a deal for cash buyers obtaining both units • 117-3: $170,000 - 102-3: $163,000!

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

3859 PRESIDENTS ROAD

FEBRUARY 12 - FEBRUARY 18, 2020 ISSUE 2906

Superiorly well maintained Tenants until Spring 2020 434.974.1500 Option to keep as an investmen 943 Glenwood Station Ln Suite 203 May work out a deal for cash bu Charlottesville VA 22901 both units

FEBRUARY 12 - FEBRUARY 18, 2020 ISSUE 2906

FEATURE

Finding Just the Right

FARM OR ESTATE BY CARLA HUCKABEE

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

“I

t’s just a different animal than your typical residential real estate listing.” So claims Maury Atkins, REALTOR® with Roy Wheeler Realty – Zion Crossroads, when referring to farm and estate sales. He should know. Growing up on a farm in Louisa County, he had a front row seat to the real estate transactions that transformed a sleepy little intersection into Zion Crossroads and the Spring Creek gated golf community. “When I was a kid, I never imagined that 60 years later this would be a major thoroughfare and destination, with significant retail, and a nearly 1,000 acre planned community.” But that’s exactly what happened with the sale of nearby farms and estates. These transactions are substantial and can be more complicated than regular home purchases. Sometimes they require different financing mechanisms, may include restrictions, and often use other sales strategies than the Multiple Listing Service (MLS). Interested buyers can best navigate these complications by using an experienced farms and estates REALTOR®.

Farm vs. Estate Though farms and estates are usually lumped together in conversations and in listings, a farm typically has more acres than an estate, and other structures besides the home. Atkins explains, “This is the reason buying a farm may require a different financing mechanism than a regular home mortgage. Much of the value of the

real property is separate from the residence. Whereas, real property labeled as an estate usually implies a residence and acreage, with the value concentrated in the home.” Farms and estates have an ebb and flow to their supply and demand like their residential cousins but may be on a different timeline and spurred by different triggers. In 1938, when U.S.

Route 250 was extended west to Richmond, there was new interest in the land surrounding the intersection of 250 with U.S. Route 15. Then again in the 1970’s, when Interstate 64 was making its way through the region, demand spiked again. “Later,” Atkins says, “when the market crashed in 2007-2011, regionally, developers were buying larger acreage tracts to break up. We are seeing those being built on now.” Sharon Donovan, REALTOR® with McLean Faulconer Inc., agrees. The market for farms and estates can be unpredictable and out of sync with the typical residential market. “Sometimes one farm can sell and that will create a ripple effect in the market. Then you’ll see three or four farms or estates move very quickly, like we saw in 2019.”

Patience is a Virtue Compared to a typical residential market that sometimes resembles a piranha feeding frenzy, John Ince, Associate Broker and specialist in country properties with Wiley Real Estate, says “the time on market for a country property is more often measured in

EXAMPLE OF BUILDER’S WORK

BUILD YOUR DREAM HOME IN IVY 3 acre parcel with winter Blue Ridge views and bold stream in Ragged Mountain neighborhood. Owner/builder has beautiful plans or will build your vision.

WALK TO THE DOWNTOWN MALL Charming home with walk-out basement on a cul de sac 2 blocks off Park St. $425,000

FEBRUARY 12 - FEBRUARY 18, 2020 ISSUE 2906

5 ACRES ON GARTH ROAD WITH PRIVATE POND All brick home with many rooms and spacious deck having BLUE RIDGE views. $825,000

FEATURE

HOME SIMILAR TO PHOTO

12 ACRES WITH LAKE AND PASTURE Custom home overlooking your own lily filled lake. High end finishes and separate apartment. 3 stall barn. $489,000.

MODEL OF WHAT IS BEING BUILT

NEW HOME ON 5.6 ACRES IN WESTERN ALBEMARLE Wonderfully dramatic with broad views! Master suites on both floors. Still time for you to customize. 3 car garage with in-law suite above. $1,600,000

Jim McVay

Roy Wheeler Realty Associate of the Year 2017 & 2018 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

NEW HOME FOR ONLY $329,000 On a half acre lot in a small neighborhood. Walk to schools and shops. Winter views.

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

FEATURE

FEBRUARY 12 - FEBRUARY 18, 2020 ISSUE 2906

WATCH EAGLES SOAR & ENJOY THE SUNSET FROM THIS SECLUDED 100ac ESTATE $1,790,000 • 359 SOUTH RIVER RD

This estate offers long South River frontage and a stocked pond. Peaceful working farm is ready for any livestock operation, well-fenced with 6 pasture water troughs, barns for machine and hay storage and workshops w/water and electric. Pristine, turnkey, family-friendly home is perfect for gracious entertaining. True-stucco siding and metal roof hides interior surprise of 2 complete living quarters thoughtfully connected for privacy and easy access: renovated 1940s 2BR/2BA farmhouse w/dining, EIK, fam room and 3BR/2.5BA addition w/MBRs on both levels, light-filled great room w/vaulted ceiling, EIK w/pantry, finished basement. Quality materials. Perfect B&B, event venue.

$1,300,000 • 6841 SPOTSWOOD TRL

You want Views! This heirloom, 199-acre farm sits right at the base of the Blue Ridge mountains with long, westerly panoramas. Early1800s homestead features a 1920s addition plus a relocated 1700s log cabin with large stone chimney on one end. Beautiful wood paneling and hand-crafted wood beams grace several rooms. Historic property includes a separate restored log cabin cottage, mature plantings, rolling fields, and a paved concrete driveway. Grounds have fenced pasture and many acres of mature hardwoods, as well as many outstanding building sites. Imagine a studio, guest house, vacation rental, or B&B overlooking one of several lakes on the estate. Easy, 30-minute drive to Charlottesville, Harrisonburg, or points north around Culpeper.

$1,700,000 • 4433 RICHMOND RD

Bring the family, bring the animals! This lovely two-dwelling farm has acres of clean pasture mixed with woods and lots of streams. Features a 4BR/3BA home built in 1993 and a 3BR/2BA home built in 1979. Large pole barn with electric and water can be easily adapted to any farm/livestock need. Property has other farm buildings plus a 2-acre lake. Several building sites with soils work done have year-round views of the Southwest mountains, Monticello and Browns Mountain. Just minutes to Pantops and downtown. This property is only limited by your imagination, has division potential, and is good for conservation easement. Great buy in the Keswick area of Albemarle County.

DAVID EDDINS CELL: 434-531-7867 390 Hillsdale Dr • Charlottesville Va

ERA BILL MAY REALTY CO. OFC: 434-978-7355

FEATURE

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

FEBRUARY 12 - FEBRUARY 18, 2020 ISSUE 2906

Listing & Selling Horse Farms | Lifestyle Properties

months than days.” Because the frequency of transactions for farms and estates and the numbers available are significantly fewer than in the residential market, buyers need to be prepared to be patient and maybe even wait for the right property to become available. Then they may need to be even more patient as they wait for that property to reach the right price. Donovan asserts that “there is lots of energy out there in the market when the high-end properties reach a price point at which they are attractive to more than one buyer.” Ince agrees. “We have seen several sales of farm and estate properties that have been on the market for years go under contract. Realistic pricing by sellers has played a big part in those sales.” So, buyers may have an opportunity to negotiate if the original asking price is out of line, and if they are willing to be patient.

maintain some level of privacy. They have no desire to have their property active on the market longer than it needs to be,” says Donovan. They also understand that buyers are more sophisticated and come to the table knowing exactly how long a property has been on the market. To avoid having a high “days on market” statistic hurt them at the negotiation table, owners may let their REALTOR® know they are interested in selling, but not listing the property on the MLS. The agent will make the people in the know aware of the owners’ interest and it will sell quietly, without being listed. What’s a buyer to do if many of these properties aren’t even listed on the MLS? Donovan explains that buyers need to use the same strategy that the owners use and contact a REALTOR® spe-

However, Ince also cautions buyers that in 2019 sales of properties over one million dollars in the CAAR footprint, increased by 25 percent over 2018. Those sales may reduce the inventory available in the over one-million-dollar price range, potentially giving sellers a numbers advantage early in 2020. Overall, the farms and estates market continues to be balanced as buyers have economic indicators in their favor to make such a significant investment. Historically low interest rates, high employment, and low inflation all make it a little easier for buyers to make that offer and sign on the dotted line. Conditions may not be this favorable again!

“We have seen several sales of farm and estate properties that have been on the market for years go under contract.

CharlottesvilleEquestrianProperties.com

VirginiaHistoricEstates.com | CharlottesvilleCountryEstates.com FEATURE

Bridget Archer 434-981-4149 Gayle Harvey Real Estate, Inc.

5845 WESTHALL DRIVE

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

- Crozet -

https://marketing.remaxdesigncenter.com/39/215339/58164434/ Mountain Views and Crozet living. This deceptively Large 2500 sq. Ft. Cottage style home is ideally located in near the shops in Crozet and only 15 minutes to downtown Charlottesville. This 4 bd, 2 1/2 bath home offers comfortable living with ample closet space. The first floor Master and bath flow into a fantastic light filled great room with fireplace. The Dining Room seats 10 and is open and inviting. The fine architectural details are everywhere in this quality Southern Development home. Enjoy sunsets over the Blue Ridge mountains and fireworks from the lighted stone patio by a cozy outdoor fireplace. This home is close to Breweries, Wineries, Library, Orchards, Shopping, Trails. Easy commute and fun in Crozet starts here. MLS# 599334

Barbara Bozsik REALTOR®

917.864.3928 barbara@barbarabozsik.com

$425,000

Communication is Critical Buyers need to be aware that the MLS isn’t the only game in town for high-end properties. “Many multimillion-dollar properties have been transacted without ever coming on the MLS. Sellers in this segment of the market often want to limit their exposure and

Realistic pricing by sellers has played a big part in those sales.”

irginia

The River

New Price - Dairy Road

625+ acres with over 1 mile of frontage on the Rapidan River near Locust Grove. Here, a manor from the best of Southern designs was built in 2007 features nearly 7,000 sq. ft. with great attention to space and materials. $2,750,000 Joe Samuels (434) 981-3322

Near UVA - exceptional size and renovated for the discerning buyer. This lovely all-brick home was built in the 1950’s but the subject of extensive renovation beginning in the mid 2000’s and beyond. There are two master suites. $650,000 Joe Samuels (434) 981-3322

The Tea House

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Laurel Run

Crow Mountain retreat

Cowherd Mountain Farm

This home was built to capture broad views to the Blue Ridge over the Valley below. Off a lightly traveled country lane, there is absolute privacy among neighboring farming estates, many of which are permanently protected. The Great Room with stone fireplace has an 18’ ceiling. There is a first floor master suite plus 4 bedrooms and 3 ½ baths on three levels. $585,000 Joe Samuels (434) 981-3322

232 acres in a private valley of the Madison-Barbour Rural Historic District near Somerset. Cowherd Mtn Farm enjoys fertile soil and abundant water. Approximately 1/2 the farm is established pasture with the balance in mature forest. This is the Keswick Hunt and suitable for horses or other livestock. $1,290,000 Joe Samuels (434) 981-3322

SAMUELS Jos. T.

Over 100 Years Of Virginia Real Estate Service Charlottesville u (434) 295-8540 u www.jtsamuels.com

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

41+ acres of fertile pasture within walking distance of “Montpelier” in the Madison-Barbour Rural Historic District of Orange County. Broad views of the Blue Ridge with private building sites among some of the area’s most historic estates. There are springs, streams & town water available as well. This is horse and wine country and the Laurel Run is suitable for both enterprises and more. $445,000 Joe Samuels (434) 981-3322

FEATURE

Blue Ridge views with 41 acres. Here is the convenience of being just outside of Orange and 30 mins from Charlottesville and UVA. Designed in the Prairie Style including Japanese garden elements and courtyards for indoor & outdoor living. Recently used for hay production but would be excellent pasture for livestock. $650,000 Joe Samuels (434) 981-3322

FEBRUARY 12 - FEBRUARY 18, 2020 ISSUE 2906

cializing in farms and estates. “These agents know what is available and what can be had. The word goes out among all the agents to see what they have in their pocket or what they know about. They will revisit withdrawn and expired listings and what potential farms and estates might be coming on the market soon.” Person to person conversations will often lead to just the right information a buyer wants to hear. When word comes back about an owner willing to sell but not list, Donovan advises buyers to have their agent accompany them to view the unlisted property. That way, a buyer can be assured that the real estate is shown appropriately and includes nuances related to farms and estates.

lar property only to find that a strip mall or compressor station or other unwanted development will be built around the bend, or in the middle of their million-dollar view. Buyers can usually rely on local zoning ordinances to describe how property can be used and subdivided. Ince notes that zoning and regulations are different in each county. “It’s important for buyers to look at zoning maps and regulations to see how the property might be affected by its surroundings. One way to be confident that your surroundings will not change is to find that rare property that is surrounded by others under conservation easement. These easements limit subdivision of properties and building rights in perpetuity in order to maintain the rural nature of the area.”

FEATURE

Easements: Friend or Foe One of those nuances that is mostly associated with large tracts of land is the variety of easements or restrictions that might be on the property of interest. Rex Linville, with the Piedmont Environmental Council (PEC), explains that “a conservation easement is a permanent agreement between a landowner and an easement holder, which allows the landowner to retain ownership of the land but restricts what can be done on the land in order to protect resources on the site.”

Keeping Central Virginia Rural Think Trump Family golf course and Albemarle House; West Virginia Governor Jim Justice and his Presidential Estates; the Foxfield racecourse. These are a few of the high-profile conflicts stemming from, or resulting in, easements on properties in Albemarle County. Buyers must be fully aware how an easement limits what they can do with the property in the future. An experi-

enced farms and estates REALTOR® can help get the deed, land survey, and legal agreement outlining the terms of the easement from the property owner or the state. Almost as important as the restrictions on the property being sold, are what easements exist or don’t exist on adjacent and nearby land. Nobody wants to buy a multimillion-dol-

3470 OLD LYNCHBURG RD

No matter how rapidly development proceeds, Central Virginia will always evoke images of mountain views, horse farms, magnificent estates, and rolling acres. Linville says, “Conservation easements are a major factor in protecting rural Virginia.” In Albemarle County, more than 106,000 acres of land are permanently protected with easements, second highest in Virginia. “Easements provide stability to the real estate mar-

MLS#597752

Patti Rowe

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Cell - 434.531.2214 Office - 434-260-5371 Patti.Rowe@LNF.com

EQUAL HOUSING OPPORTUNITY

Historic property built in 1800 was at one time a civil war general store. Set in privacy & tranquility, this elegant estate is a rare offering w/exquisite details throughout. This classic home was expertly renovated in 1996 & now offers a distinguished residence set in the heart of 52 acres. The interior boasts unparalleled features from the expansive porches, architectural antique beams & vaulted ceilings, 5 stone fireplaces, handsome moldings & 4 floors of finished space. Exterior appointments include an enormous bluestone courtyard, private hot tub & sauna tucked away overlooking a stream. Dependencies include a charming guest house built as a music studio, an indoor tennis facility/gym which could also be used by a car enthusiast.

William Zimmer, REALTOR ® • 804-690-1536

Tom Pace

Cell - 434.953.8865 Office - 434-260-5371 Tom.Pace@LNF.com

FEBRUARY 12 - FEBRUARY 18, 2020 ISSUE 2906

Buy and Sell Cville Team Nominees: Candice & Bert

NOMINATE ME

Candice Van der Linde @Candice_Realtor Buy and Sell Cville Team

Candice van der Linde, Realtor

Passionate about Helping People SELL & BUY Residentia Real Estate in the Charlottesville Area. We can’t wait to connect with you & Share Some of our Best Adventures!

REMAX Realty Specialists

Call: 434-981-8730 Connect: BuyandSellCville.com Come visit: RE/MAX Realty Specialists

NOMINATE ME

3140 TURNER MTN WOOD RD

635 WORTHINGTON DRIVE #100

Turner Mtn Wood II, Albemarle County • 4 BR, 5F/2H Baths, 4948 F/4669 UF, 4.05 Acs

Ednam Condos, Albemarle County • 2 BR, 2.5 Baths, 2638 fsf, One-level living

Private Ivy-area home offers grand 2-story LR w/walls of windows & FP; formal DR; Library w/FP; Home Office; deluxe Master Suite w/sitting area & luxury Bath. Spacious Kitchen w/Breakfast Rm, island & plentiful cabinetry/counter space. Adjoining Laundry Rm has huge walk-in Pantry, 1/2 Bath & access to over-sized 2-car Garage & covered porch to driveway. Two BRs w/walk-in closets & full Baths on 2nd Flr. Enjoy 2 Blue Stone patios w/Koi fishpond provide space for peaceful solitude or entertaining. Basement w/fin Bath & Hallway plus large unfin rooms for future living options

Prime condo location, near UVa, country club environments, medical facilities, historical sites, shopping/dining, and so much more! Spacious condo floor plan offers formal Living & Dining Rms, remodeled eat-in Kitchen w/island & Sitting/Breakfast Rm, huge adjoining walk-in Pantry & Laundry. Master Suite will delight w/multiple walk-in Closets. Both Bathrooms have been beautifully remodeled. Study/Library offers walls of built-in bookshelves & closet. Every room has wide sliding glass doors & most open to a private balconies. Two indoor garage spaces.

MLS# 599815

$1,299,000

MLS# 597300

$895,000

Len Mailloux, CRS Associate Broker

2216 Ivy Road, Suite 210 • Charlottesville, VA 22903

Cell: 434-981-1972 O: 434-984-7404 lenmailloux@earthlink.net • www.LenMailloux.com

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

ndice van der

Passionate about Helping People SELL & Buy BUY and Residential Sell Cville Team For Distinguished Charlottesville Homes and Condominiums: Nominees: Candice & Bert Real Estate in the w w w. L e n M a i l l o u x . co m Passionate about Helping Charlottesville Area. We can’t People SELL & BUY Residential Real with Estate in the wait to connect you Charlottesville Area. We can’t & Share Some our Best wait of to connect with you Linde, Realtor Candice @Candice_Realtor & Share Some of our Best van der Linde, Realtor @Candice_Realtor Adventures! Adventures!

FEATURE

943 Glenwood Station Ln #203 Buy and Sell Cville Team Charlottesville, VA 22901 Nominees: Candice & Bert

Exceptional Western Albemarle Farm

Chiswell ~ 180 acres ~ Greenwood ~ $2,975,000

A stunning estate property located at the base of the Blue Ridge Mountains near Crozet

FEATURE

FEBRUARY 12 - FEBRUARY 18, 2020 ISSUE 2906

ket and protect those resources now, and for future generations.” In Louisa County, near Atkins’ old homestead, 14,000-acre Green Springs is just two miles north of Zion Crossroads and has an historic easement, keeping that land dedicated to farming, much as it was in the 19th century. Atkins claims, “This adds immense value to the Zion Crossroads area, as that bucolic landscape will remain open in perpetuity. Everyone benefits. And buyers can really set themselves up for enduring value if they pay attention to the location of existing easements.”

Who’s Buying? While sellers are typically reacting to economics, buyers are often the dreamers. Atkins finds that farmers who work the land themselves, recognize that “the majority of their asset is actually in the land. At some point they decide to cash out and sell the property.” Fortunately, there is almost always a buyer ready to step in and fulfill their own dream. Those dreams and aspirations come in all shades imaginable. Atkins recently worked with a couple looking to purchase or establish a small horse farm in the $1.5 - $2 million range. Others want a 200-acre tract to host events; others to open a winery or brewery.

Donovan sees fewer foreign buyers than before. She works with many people moving to and from urban areas— including Northern Virginia, D.C., and the Northeast. For working farms and very large estates, Donovan says “it takes a committed buyer prepared to deal with the increased costs to manage and maintain a property. Everything is more professionalized now.” Most buyers are still coming from out of town. Ince sees “couples anticipating retirement. They often start looking for just the right property a couple of years ahead. They will use their country home part time until they can finally live here permanently. One of the best parts of our job is hearing about their lifelong dreams and then helping that dream come true.” For those buyers ready to start out on their own dream, enter your ideal buying parameters in the CAAR MLS. And then, to make sure to get the best information on what’s available, seek out an experienced farm and estates REALTOR® to get the real scoop on the high acreage real estate market. You know, the one only the insiders hear about. Carla Huckabee writes about real estate, health and aging issues and is a member of the Piedmont Environmental Council.

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

20144 DANIEL ROAD Spectacular 83 acre parcel with 3,500 +/- linear feet of front201 CARDINAL LANE, NELLYSFORD age along Lake Anna. Parcel has ample road frontage on 2 Strategically situated to soak in breathtaking, long-range views of the Blue Ridge Mountains, this state roads. There is a 3 bedroom 1 bath house and smallcustom home stands alone as a true work of art right down to the awe-inspiring 3,000 bottle walk-in wine cellar, indoor lap pool with sauna, eucalyptus flooring & wide, mahogany trim throughout. er guest building included in the sale but all improvements Locally hand-crafted mahogany doors, trim & cabinetry, stained glass accent windows & bath sinks are being sold AS-IS. Property has nice elevated sites to build made of copper with the exception of owner’s bath, sinks are Onyx. The kitchen is almost too gorgeous think about cooking! Features such as coffered ceiling, bar sink handmade in Italy, appliances by Steve toViking, White your dream home or perfect parcel for development. MLS# Wolf & Bosch plus a Butler’s pantry that would make any entertainer swoon. Owner’s Suite 599757 $2,999,000 offers exceptional views, balcony, 2 fireplaces & luxurious bath. Second floor media/game room with (434) 242-8355

Steve White

(434) 242-8355 info@stevewhiterealtor.com

stevewhiterealtor.com

wet bar, 3 bedrooms & 3 baths. Terrace level includes wine cellar, huge entertainment space with bar info@stevewhiterealtor.com & complete apartment with kitchen, living/dining, bedroom & bath. MLS# 597532 $3,390,000

1100 Dryden Lane • Charlottesville

26 Years of Specializing in Buyer & Seller Representation for Residential, Farms & Estates

YOUR PLACE. OUR PURPOSE. Asheigh Farm | Green Springs Ashleigh c.1875, is a historical property in Green Springs,VA. This lovely small farm consists of 14½ slightly rolling, mostly open acres and is fenced for horses with a spring fed pond. The well maintained manor house of roughly 4,500 sf has been tastefully enlarged over the years and includes 5 bedrooms and 3½ baths. Great location between Charlottesville and Richmond off I-64. $945,000 | montaguemiller.com/592332 Peter Primiani | 434.981.5924

760 Golf View Dr | Crozet

231 Huntley Ave | Charlottesville

Gorgeous brick custom home in Walnut Hills. Features: over 5200 fin.sq.ft, 4 bedrooms of striking dimensions, 4½ baths, light-filled interior, 4 fireplaces, and finished basement. All very well maintained.

City living in desirable Huntley neighborhood only steps from UVA and downtown. Impeccably maintained, like new open floor plan w/loads of natural light & designer high-end finishes throughout. HOA maintains lawn.

$775,000 | montaguemiller.com/598796 Carter Montague | 434.962.3419

$524,000 | montaguemiller.com/599714 Doug Burke | 434.996.6791

39Havenwood John Blvd | Ruckersville 5310 Ln | Schuyler

1013 Linden Ave | Charlottesville

884 Ridge St | Charlottesville

Extraordinary home! Green living with light-filled open space, heated endless indoor pool and a Japanese soaking tub! Enjoy privacy on 21 acres in an eco-friendly community, 30 mins. to Charlottesville. ADA accessible.

Beautiful move-in ready, light filled home in the city! Mountain views from the kitchen & roof top deck. Freshly painted with gleaming hardwood floors on main level, 3 bedrooms & outdoor space. Close to UVA & I-64.

Ridge Street - Two Story home with 4 bedroom, 2 full baths and fantastic front porch. Convenient city location, very close to downtown, UVA Hospital, and the 5th St. Station shopping center.

$550,000 | montaguemiller.com/597395 Yates Nobles | 434.996.0888

$275,000 | montaguemiller.com/599644 New Leaf Team | 434.227.4449

$270,000 | montaguemiller.com/599458 Kyle Olson | 540.649.4131

Start your NEW YEAR with a NEW CAREER in REAL ESTATE! 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: March 17 - April 9, Tuesday & Thursday evenings.

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

Walnut Hills | Albemarle

FEBRUARY 12 - FEBRUARY 18, 2020 ISSUE 2906

and president of Snow’s Garden Center in Belmont and his new venture The Blue Ridge Farm in Nelson County. The area is blessed with an abundance of gorgeous scenery, rolling grass and mountain views that more and more entrepreneurs want to enjoy, though not without consideration of the terrain’s demands and desires. Sharon Merrick, REALTOR® with Roy Wheeler Realty Co., explains as well that “many people want privacy, but they don’t want to be too remote. Many are relocating from densely populated areas where they’ve lived in subdivisions or tight quarters.”

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Marketing

COMMUNITY

Ventures in the Countryside:

A Rural Entrepreneur’s Guidebook

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

here are many considerations when starting any business, and for rural entrepreneurs there is a laundry list of practical concerns both unique and familiar. Is there a local labor pool large enough to support the venture? What does access to resources such as internet and transportation look like? Will potential customers be willing to make the hike for the offered services?

Country Benefits The most auspicious time to reach out to businesses making their way in the countryside may not have been during the first snow of the season. For many, state maintenance ends before their property lines begin, meaning they are on their own when it comes to inclement weather. The tradeoff though? “When I’m out there I feel like I’m on vacation,” says Corbin Snow, owner

BY EMILY CURRIER

When Snow began looking for an additional location for his family-founded business, he started in Charlottesville and Albemarle County before he discovered a property on Route 151, also known as the Brewridge Trail due to the bountiful numbers of breweries, wineries, and distilleries along the corridor. He originally planned to build a garden center on the site, but as he considered the property and the existing structures, he began to formulate a different plan: an event venue with a reception or wedding barn and onsite rentals via AirBNB. Lower Sherwood Farm, a llama farm halfway between Charlottesville and Scottsville, also employs AirBNB for their marketing efforts, exclusively advertising their llama walks as a special ‘experience.’ Another family-run business, Lower Sherwood Farm was founded in 1986 by current co-owner Paige McGraph’s mother. They began doing tours of the farm, featuring 39

An Ineffable Something These business owners agree there is no shortage of natural beauty throughout Virginia. “Grapes don’t grow in ugly places,” Keswick Vineyards owner Al Schornberg says bluntly. “Keswick is isolated

Keswick Vineyards, Lower Sherwood Farm, and Blue Ridge Farm all attract guests from across the East Coast because they offer an ineffable something only rural businesses can: a break from the hustle and bustle of big cities in a lovely and appealing setting. There are reasons to pause and consider, though, before jumping headlong into a venture in the country. While the owners of Lower Sherwood Farm cited any challenges, they face as “inconveniences” rather than disadvantages, location is an essential feature of any business. In today’s world, a place built from bricks and mortar is not always essential given the popularity of online shopping. Internet service is frequently less accessible, though, in the country, or may be much slower. And other utilities vary in price as well and could be more expensive depending on how far out you choose to locate. Other less quantifiable, though no less valuable, resources to consider include manpower and the quality of the talent pool. Emily Currier is a Charlottesville native. After living in Philadelphia for a time, she returned to the Blue Ridge Mountains for school and to enjoy the fresh, country air.

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COMMUNITY

lot of endurance and keep pushing to get anything done around here,” she warns potential entrepreneurs eyeing Albemarle as a place to locate. She has seen people move towards Louisa or Orange counties as friendlier and less constraining places to do business. “I love the open-for-business invitation and attitude that Nelson [County] has, especially toward the AirBNB industry and agritourism; their county is built on agritourism,” remarks Snow regarding his decision to leave Charlottesville city limits to pursue his dreams in Nelson County. Agritourism is defined broadly as an agricultural activity or operation that takes place on a farm or ranch. Many farms rely on agritourism as an extra stream of income during lean times when crops are not in season. It depends heavily on location, specifically one attractive enough to draw customers.

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Champion: Wells Fargo Benefactors: Pape and Company, Inc. and Home Instead Senior Care Supporters: Better Living, Inc.; Central Virginia Waterproofing; and Blue Ridge Termite and Pest Management

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Merrick, who manages properties in Albemarle and surrounding counties, has witnessed a shift in buying patterns as Albemarle zoning regulations and AirBNB standards become more restrictive. “You have to have a

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Open for Agritourism

from the degradation and problems you see happening in the big cities of California and New York. Here you can purchase fairly large tracts of land and do anything you would like.” Al Schornberg and his wife Cindy founded Keswick Vineyards in 2000 after searching the country, from California to Texas, for the appropriate place to call home for their winery. The picturesque quality of the southwest mountains along with the accommodating nature of Keswick made the location an obvious choice for the couple. Twenty years later, the winery has won a slew of awards for their winemaking efforts as well as hosted 450 weddings.

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llamas, 3 horses, 4 alpacas, 12 angora goats, and an assortment of cats and dogs, in 2016. To get even closer to nature and the animals, the farm offers camping through the booking site Hip Camp. Part of the draw, says co-owner Steven Harrison, is their proximity to Charlottesville but with relative isolation.

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HOME SALES STATS

ENDING THE WEEK OF FEBRUARY 2, 2020

There were 64 sales in the 11 county and city areas n 20 were in Albemarle with an average price of $380,596 n 12 were in Charlottesville with an average price of n n n n n n n

$315,988 10 were in Fluvanna with an average price of $219,990 7 were in Greene with an average price of $238,407 2 were in Louisa with an average price of $330,000 3 were in Madison with an average price of $359,833 4 were in Nelson with an average price of $246,375 1 was in Orange with a price of $614,000 5 were in Waynesboro with an average price of $169,514

54 MANNIE COURT RUCKERSVILLE

1007 MONTROSE AVENUE BELMONT

593 GEORGE JAMES LOOP RADIANT

32 EAST POINT ROAD LAKE MONTICELLO

14184 BROOKMAN RD SOMERSET

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: $.95 per $100 www.waynesboro.va.us Real estate tax rate: $.90 per $100 www.albemarle.org Real estate tax rate: $.854 per $100

FLUVANNA COUNTY

www.co.fluvanna.va.us Real estate tax rate: $.925 per $100

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

1044 CHESHIRE COURT STONEHENGE

THE

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.

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FEBRUARY 12 - FEBRUARY 18, 2020 ISSUE 2906

N EW OF F E R I NG H I LTO N FAR M $ 2, 4 0 0, 0 0 0

V I EWMONT FA RM $8,750, 0 0 0

Complete privacy in heart of Somerset, incredible Blue Ridge mountain views. Mostly open 264 acres, exceptionally good soils. Expanded 3-story, 1830 Colonial boasts 5 bedrooms, 5.5 baths, all original heart pine floors, and extensive woodwork throughout. Farm buildings include center aisle stable, indoor arena, and 3 cottages.

One of Albemarleâ&#x20AC;&#x2122;s finest farms. Perfect mix of productive farmland and mature hardwoods with 1.5 miles of Hardware River frontage. Exceptional, custom 6,000 sq ft residence designed by DGP Architects, sited to take in the natural beauty of Carters Bridge area. Convenient to Charlottesville and UVA.

J UST IN WIL E Y | ML S 59 9 49 2

PETER WI L EY | M L S 59 49 3 0

N EW OF F ERI NG

RE SIDE NT IAL FARM S â&#x20AC;˘ LAND

A I R S L IE $ 3 , 50 0, 0 0 0

18 T H C. BUNDO RA N CA BI N $975, 0 0 0

Landmark 60-acre estate in beautiful Keswick hunt area of Albemarle County, minutes from Charlottesville. 8,600 sq ft house significantly renovated in early 1990s using finest materials and craftsmen. Situated amongst wonderful large trees, commanding view of the Southwest Mountains.

A head-turning, award-winning, all-inclusive restoration of an 18th century log cabin in the midst of beautiful Bundoran Farm. Nestled on a bucolic, private, 24-acre equestrian lot with an additional building right and protected views of surrounding mountains. Showpiece home with elegant outdoor seating and garden areas.

J UST IN WIL E Y | ML S 59 5 9 7 8

PETER WI L EY | M L S 59 9 9 23

JUSTI N WI LEY (4 3 4 ) 9 8 1 -5 5 2 8 J U S T I N @ W I L E Y P R O P E R T Y. C O M

PETE R WI LEY

W I L E Y P R O P E R T Y. C O M H A R E F O R E ST $ 2, 4 9 5, 0 0 0

RED HI LL RD $549, 0 0 0

Quintessential historic estate. 2-story, circa 1784 brick Federalstyle manor home, ideally in Rapidan area of Orange County. Protected by conservation easement. Residence updated with most original moldings / mantels intact. Further improvements: 3 cottages, swimming pool, 24-stall stable, office / room, 11 paddocks in board fencing.

A level, private 21 acre parcel with good views of the Ragged Mountains, only 12 minutes from town. The secluded homesite is well sited for a custom home. The back of the lot has a large stand of magnificent hardwoods that lead down to a year-around stream (North Fork of the Hardware River). Direct access on Red Hill Road allows for a quick commute to Charlottesville. High-speed DSL service available.

J UST IN WIL E Y | ML S 59 6 7 6 3

PETER WI L EY | M L S 59 7 21 0

132-A EAST MAIN ST O R A N G E , VA 2 2 9 6 0 503 FAULCONER DR SUITE 6 C H A R LOT T E S V I L L E , VA 2 2 9 0 3

CAAR REAL ESTATE WEEKLY WWW.CAAR.COM

(4 3 4 ) 4 2 2 -2 0 9 0 P E T E R @ W I L E Y P R O P E R T Y. C O M

401 Park Street Charlottesville, VA 22902

CHARM PERSONIFIED ON 4 ACRES - W. ALBEMARLE

434.977.4005 lwoodriff@loringwoodriff.com 7047 PLANK ROAD $1,195,000 Every inch of this relentlessly charming c.1743 property is in flawless condition, from the 3 bed, 2 bath main house to the jewel box guest house in the old summer kitchen, to the new barn/workshop/21st century recording studio. Three covered porches, 2 fireplaces, & the prettiest staircase & pine floors to be found. Complete w/ 2 paddocks, lovely hardwoods, raised & fenced garden beds. Guest house produces $12k‒$15k per year in AirBnB income. A hop, skip & a jump from Batesville & another 8 mins to Crozet conveniences. Loring Woodriff (434) 466-2992. MLS# 599563

PA NOR A MIC V IEWS IN IV Y - R EDUCED

121 BLOOMFIELD ROAD • $2,195,000 Sited on 21 acres to enjoy stunning mountain views, this distinguished brick home 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

RENOVATED NORTH DOWNTOWN CHARMER

CLASSIC 5 BEDROOM IN THE ROCKS - REDUCED

MID CENTURY CAPE COD - FRY’S SPRING

1415 HAZEL STREET • $415,000 Enter into spacious living room w/ fireplace; open dining room & newly remodeled kitchen w/ walkout to screened porch. 3 BRs on main level & updated full bath. Walk-out terrace level offers family room w/ custom built-ins, add’l 4th BR, 2nd full bath, & storage. A short stroll to the Downtown Mall. Erin Garcia (434) 981-7245. MLS# 599232

515 ROCKS FARM DRIVE • $1,325,000 This Baird Snyder-constructed home offers Blue Ridge views in coveted W. Albemarle mins from UVA & Downtown. Understated yet sophisticated interior design incl’ tasteful, on-point stone, tile & paint color selections. Screened porch off family rm & 1st flr master suite overlooks private garden & expansive, level lawn. MLS# 588820

249 MONTE VISTA AVENUE • $349,000 Walk to Azalea Park & Fry’s Spring Beach Club, or enjoy the bluestone screened porch & fenced backyard. Classic 1950’s brick home w/ hardwood floors, wood burning fireplace & eat-in kitchen. 3 beds, home office, 2 full baths, lower level rec room & large laundry/storage area. Punkie Feil (434) 962-5222 or Elizabeth Matthews (434) 284-2105. MLS# 599294

LIKE NEW IN GREENBRIER SCHOOL DISTRICT

CL ASSIC FAR MHOUSE IN HY L A ND RIDGE

MOV E-IN R EADY IN COUNTRY MEADOWS

2313 WAYNE AVENUE • $474,000 Gleaming hardwood floors greet you as you enter open concept main floor living room w/ spacious kitchen. Dining area & bedroom w/ bath also accessed from main hall. Upstairs master suite features expansive walk-in closet. Eco friendly upgrades incl’ solar panels, blown insulation, & smart thermostat/lights. Sydney Robertson (434) 284-0694. MLS# 599598

2346 HYLAND RIDGE DRIVE • $1,195,000 Just 3 miles from Downtown, this 5 BR classic white farmhouse is situated on a 2.5 acre preservation parcel in the top cul-de-sac. Enjoy beautiful Blue Ridge views from double front porches or elevated brick & bluestone patio/firepit. Thoughtfully designed w/ impressive open flow & enclosed rear yard. Rebecca White (434) 531-5097. MLS# 599197

80 PIN OAK COURT • $315,000 Located on an elevated lot & quiet cul-de-sac, this 3 bed, 2.5 bath home has an open floor plan, gas fireplace, & gleaming wood floors on the main level. 2nd floor has new carpeting in the spacious 3 bedrooms. Full, unfin. walk-out basement w/ plumbing rough-in. Convenient to Rt. 29 & no HOA fees! Beth Monaco (434) 242-0798. MLS# 599774

PREMIUM CONDO BY THE MALL - REDUCED

550 WATER STREET #401 • $599,000 This 1 bedroom, 1 bath, 4th floor offering enjoys views of Charlottesville’s bustling Downtown scene. The unit will be completely finished by Spring 2020 but can be viewed now. Just off the bricks of the Downtown Mall, the unit offers huge windows, open floor plan, and 1 secure garage parking space. MLS# 590259

622 FARISH STREET $1,895,000

This Sears Roebuck Arts & Crafts gem has been steadily improved over the last 40 years. Set on 0.66 acres (2 city lots), the 3 bed, 4 bath home offers enthralling living spaces + lovely pool, pool house (complete w/ kitchen, 4th full bath, sauna & screened-in sitting area), 2-car garage + level lawns & gardens w/ water features. Incredible trees dot the parcel, incl’ massive oaks & dawn redwoods. Recent sun room addition features vaulted ceilings, heated floors & hand painted ceramic wood stove imported from Italy. Eight min stroll to the Mall yet on a quiet residential street. MLS# 599420

WWW.LORINGWOODRIFF.COM

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The Real Estate Weekly 2.12.2020

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