Building boom

A look at what’s being developed and where

By Sean Tubbs

Many of the development firms that build new spaces to live in the Charlottesville area are homegrown with a close-up view of this dynamic market. Names like Southern Development, Riverbend Development, Stony Point Development Group, and Great Eastern Management Company come up a lot when new projects become public.

But in the last several years, many newcomers have arrived on the scene to try to take advantage of a growing population and an identified need for new housing units.

Chicago-based firm RMD Properties does not currently have any projects in the Charlottesville area, but the real estate developers have two high-profile projects in the works.

One potentially could be a nine-story building on one of the last privately owned parcels on Ivy Road, and “would include approximately 225-250 residential units (for approximately 610 residents), up to 4,000 square feet of retail/neighborhood commercial uses on the ground floor, structured parking, and high-quality amenity spaces,” reads RMD’s application for a zoning change required for it to proceed this summer. The firm has asked the city to allow the project, rather than wait for the zoning update to be completed later this year.

“The agreement between the property owner and the developer requires action on a shorter time frame,” the application continues.

If the project remained privately held, it would mean additional tax dollars for Charlottesville—unlike the project right across the street. The Karsh Institute of

Democracy is being built at the University of Virginia on land that is exempt from Charlottesville’s tax rolls.

For comparison, let’s look at something similar in the works. The Lark on West Main is on 1.27 acres of land. City Council voted 3-2 in January 2014 for a special use permit for the multi-use apartment building. In that year, the property had an assessed value of $1.068 million. In 2023, that’s increased to over $57.6 million.

RMD’s other project is on U.S. 29 in Albemarle, two and a half miles north, and would redevelop the site of the C’ville Oriental market into a five-story building with up to 290 apartment units. This would transform the area if it moves forward.

“The Project would offer needed housing options for County residents and employees of nearby business and employment centers that are close to public transit and community amenities, and would significantly contribute to the urban redevelopment of the surrounding area as envisioned by the Rio29 Small Area Plan,” reads the narrative for a rezoning.

This project would be within half a mile of two other redevelopment projects. Local firm GEMC has filed plans to redevelop the former Giant grocery store with 250 apartments. A group of housing nonprofits are turning the Red Carpet Inn on Premier Circle into a 140-unit affordable housing development.

Another recent newcomer to the market is RST Development, which succeeded in obtaining a rezoning permit to convert a mobile home park near Forest Lakes into a 254-unit apartment complex on 19.5 acres. The Board of Supervisors adopted that project in September 2021.

Bloomfield Road

Exceptionally rare offering in Western Albemarle!

4-5-bedroom custom residence on 9 park-like acres enjoys mountain views and wonderful privacy yet is only minutes from Birdwood Golf Course, Boars Head Resort & Sports Club and UVA. MLS#638437

$2,885,000 Steve McLean, 434.981.1863

Owensfield

Prime Ivy Location! On the market for the first time, this meticulously maintained, 4-bedroom home is sited on over 2 acres in an established community where homes are seldom offered for sale. Wonderful floor plan offers comfortable living spaces on 3-levels. Natural light floods the interior through an abundance of windows and doors which allow one to enjoy nature’s beauty without stepping outside. Delightful screened porch, large deck, 2-bay garage. No HOA. Meriwether Lewis Elementary school district. MLS#638681 $1,245,000 Steve McLean, 434.981.1863

SUNNYSIDE

Remarkably large parcel located convenient to Charlottesville and UVA. Exceptional Blue Ridge views, charming farmhouse (in need of restoration).

Under VOF easement but with divisions into already predetermined parcels. MLS#585228 $4,400,000 Steve McLean, 434.981.1863

HATTON RIDGE FARM

175 acre grazing farm with 2/3 mile frontage on the James River. Impressive 4-5 bedroom, brick Georgian home, circa 2000 in excellent condition. Fertile James River bottomland for gardens, plus many recreational uses. MLS#632477 $2,670,000 Jim Faulconer, 434.981.0076

K’DEE FARM

Embodying the essence of country life! 214+/- acre farm with spacious main residence, 3-car garage with apartment, dependencies & farm buildings. Many agricultural & recreational uses. Easily accessible to Charlottesville, Orange, I-95 & DC region. MLS#636896

$1,975,000 Charlotte Dammann, 434.981.1250

Ashcroft

3-4-BR, 3,490 sf home on 1.6 private, wooded acres features living room, dining room, cook’s kitchen with breakfast room, spacious main floor master suite. 2 additional BR and 1-BA upstairs. Large family room and bath downstairs with access to 2-car garage.

$695,000 MLS#638741 Tim Michel, 434.960.1124

Unique 88-acre property with lake and 4-bedroom home. Property includes two-car garage, storage shed/shop and 3760 sq. ft. multipurpose building. Beautiful mountain and lake views just 4 miles from Charlottesville, with division rights. MLS#635483 $1,275,000 Jim Faulconer, 434.981.0076

ARWOOD ROAD

Solid, well constructed home just four miles north of the City. Many dramatic architectural features, including vaulted ceilings and large windows. Set on 1.45 acres - great outdoor space for gardens. Main level rooms include: huge family/ great room, living room with fireplace, dining room, kitchen, main level primary bedroom suite, plus two more bedrooms with half bath. Home is in need of some renovation, but given quality construction and excellent location, it’s worthy of the investment.

MLS#638788 $595,000 Will Faulconer, 434.987.9455

Pea Ridge Farm

317 acre estate that has it all: location, views, water, spectacular 5-BR residence, event center and more! 15+ acre lake is centered among lush rolling fields of rich grass & unparalleled views. Additional acreage available. 25 minutes west of Charlottesville. MLS#631962

$8,875,000 Steve McLean, 434.981.1863

RIVER LAWN FARM

Southern Albemarle estate with 1.5 miles of frontage on the James River with 540± acres of highly fertile, gently rolling landscape. Historic farmhouse dating to the late 1700s offers extensive views of the river. Under conservation easement with the VOF. MLS#630470

$4,865,000 Steve McLean, 434.981.1863

Corner condo consisting of an exceptionally bright great room with high ceilings, fully-equipped kitchen, ample space for both relaxed living and dining, 1 bed, 1 bath, and inviting private balcony/terrace. Views of the Downtown skyline and mountains. MLS#634496

$285,000 Charlotte Dammann, 434.981.1250

Two wonderful estate parcels comprised of 185.01± acres in coveted Ragged Mountain Farm. Excellent elevated building site, complete privacy, and beautiful views. Murray/Henley/Western school district. MLS#621083 $1,895,000 Steve McLean, 434.981.1863

Southwind Estates

3 separate parcels with commanding Blue Ridge Mtn. views, level building sites 15 minutes from Charlottesville. Sites have been perked, have wells, and ready for your dream home. MLS#632482 $375,000 (7.8 acres), MLS#632490 $275,000 (2.4 acres), MLS#632487

$175,000 (2.0 acres), Court Nexsen, 646.660.0700

Crozet Area

Beautiful building lot -3.3 acres, fronting on a quiet paved county road. Land is mostly in pasture, some woods, creek and elevated homesite with panoramic views of mountains, pond, and surrounding pastoral area. Less than a mile to Harris Teeter at Crozet.

MLS#636349 $450,000 Jim Faulconer, 434.981.0076

Wolfcreek Farm

Situated near the Blue Ridge Mtns. in Madison County on 333 acres. Currently runs as a grazing farm for beef cattle. There are 2 homes on the property and a complement of necessary farm buildings. NOT IN CONSERVATION EASEMENT! MLS#630435

$3,200,000 Jim Faulconer, 434.981.0076

BROOMFIELD

Farm

29 acres fronting Blenheim Rd. a small agricultural & residential subdivision with CCR’s, but NO HOA. 2 buildable lots, with an historic red barn, silo, & an 8-stall stable. Driveway in place, underground power, well & water, & several building spots with mountain views.

MLS#624834 $495,000 Jim Faulconer, 434.981.0076

Red Hill

Mostly wooded preservation tract of 81.395 acres next to Frays Mill Subdivision in highly desirable Northern Albemarle. This beautiful gently rolling land has a great, private homesite with Blue Ridge Mt. views, and creek on property. MLS#608509

$995,000 Jim Faulconer, 434.981.0076

10 miles south of Charlottesville, a beautiful 283 acres, rolling to hilly, mostly wooded tract, borders Walnut Creek Park, with lake and miles of trails. This land has pastures, trails, creeks and a river! Many homesites, NO EASEMENTS. MLS#634310

$1,995,000 Jim Faulconer, 434.981.0076

Stony Pointe

A spacious and meticulously maintained 4-6-bedroom, 5.5 bath Manor home on 57 acres of tranquility. Panoramic views of the Southwest Mountains and winter views of the Blue Ridge Mountains to the west. Located 6 miles from Charlottesville. MLS#638292 $2,575,000 Jim Faulconer, 434.981.0076

Great building lot in Ivy! Over 2.5 acres less than 6 miles to Charlottesville and UVA. Your future dream home could sit on this beautiful, wooded land, the perfect combination of country and city access. Murray Elementary School District. MLS#634897

$165,000 Steve McLean, 434.981.1863

Wonderful gently rolling parcel of land with just under 26 acres, 18 miles south of Charlottesville. The land is wooded (mostly hardwoods) with an elevated building site, stream/creek, total privacy, and long road frontage. MLS#619394 $229,500 Steve McLean, 434.981.1863

Greentrees

94+ acres 20 minutes from Charlottesville. Originally part of a 188-acre tract, two parcels may be purchased separately or together, with 2 developmental rights each. Mostly maturing pine and very long public road frontage. MLS#635861 $700,000 Tim Michel, 434.960.1124