Real Estate Weekly | 4.5.2023

CHARLOTTESVILLE ALBEMARLE, FLUVANNA, GREENE, LOUISA, MADISON, NELSON, ORANGE, AUGUSTA

John Paul Jones Arena Charlottesville, VA

Quintessential Brick Georgian sited on over 88 Acres near the Heart of Charlottesville, in Albemarle County. NO HOA! Upon entry you are met with the stunning visual of rolling hills, Impressive Brick Manor Home & All expectations of the views of the Blue Ridge. Property features Miles of Trails touring the estate; 6/10ths of a mile along the South Fork of the Rivanna. Enjoy your private outdoors. Natural Beaches, a Campsite Area, Hunting, Fishing and Entertaining in your Saline Infinity Pool, Pickleball

Court, Impressive garden, Stocked Pond & endless possibilities. Sprawling Main Level Living at its finest. 7 Bedrooms, 9.5 Bathrooms, Sauna,Dual Master Baths & Cedar Closet, Game Room, Sun Drenched Gym with Sunning Patio. Enjoy the Mountain Views in this Must See Gem only 4 Miles to Downtown

Stoney

Spacious & Ideally Located

Move right in! 5 Bedroom Earlysville Rd Ranch on a full finished basement apartment. Main level kitchen just updated with NEW Appliances & Counters.

Abundant light fills this space; just off the Sun Room. Upstairs features Hardwood Flooring, 3 Bedrooms & 1.5 Bathrooms, Large Living Room with Wood Burning FP, Dining Area, Sun Room & Large Rear Deck. The Terrace Level apartment set up has a Kitchen, Full Bath, 2 Bedrooms & FP. Inspection Completed. Major Infrastructure work completed recently, including: Windows, HVAC, Electric Panel x2, Septic pump, lines & field. Deck repaired & Stained, Light Fixtures, Boot vents, chimney cap, tree removal...etc.

NOMINATE ME

Designer Appeal to this 4 Bedroom 3.5 Bath Townhome. Located just off Avon St near Wegman’s, Downtown Charlottesville & UVA. New in 2020Both HVAC systems replaced. Italian Porcelain Flooring in Kitchen, Dining Area, New Granite Counters, Travertine Backsplash & Painted Throughout. HOA Includes: Gutters, Siding, Landscaping,Trash, Snow Removal, Walking Paths. Open Living Space w Laundry & half bath, Blue Ridge Mountain Views, Gas Fireplace & Formal Columns enhance the design & appeal of this lovingly cared for home. Must See!

3763 Earlysville Road

Ridge

122 Boxwood Court

1701 Bentivar Drive

Keep it low

City Council awards CRHA $5 million to help buy affordable units

By Sean Tubbs

The cost of housing continues to rise, but there is a large desire in the community for steps to be taken to preserve housing for those with lower incomes. That is translating into several large capital expenses throughout the area.

This week, Charlottesville City Council held the first reading of a plan to award the Charlottesville Redevelopment and Housing Authority $5 million for half the cost to purchase 86 affordable units across the city.

“It is a very strong likelihood that this portfolio will exit affordability if sold on the open market due to the current property values and increased land speculation around the rezoning plan,” said Deputy City Manager Sam Sanders in the staff report.

The units range from a $700-a-month efficiency on West Street to a three-bedroom apartment on Ridge Street that goes for $1,325. To give a sense of scale, the Department of Housing and Urban Development identifies the 2022 fair-market value rent for a studio at $1,024 a month and a three bedroom at $1,562.

The exact details are not yet known, such as where the $5 million will come from and what form it will take. A loan? A grant? But many of the properties will be within areas with more development potential under the future zoning.

The new funding would be on top of the $3 million in the next fiscal year for public housing redevelopment, with more projected in the future. The five-year capital plan also anticipates over $13 million for various subsidized units the Piedmont Housing Alliance is building at Friendship Court and two projects on Park Street.

Albemarle County has invested $3.2 million in Habitat for Humanity’s redevelopment of Southwood Mobile Home Park, and

also helped secure $2.25 million in federal funds for site work in the first phase.

Government funding is not the only way to keep homes affordable to people. There’s also the land trust model, where one entity purchases the underlying property and a household purchases the improved structure.

The Piedmont Community Land Trust has worked on several projects in the community and had a portfolio of 30 properties at the end of 2022, according to its annual report.

“The community land trust model is the only permanently affordable homeownership model in the region, and we are able to sustain the affordability of our homes by retaining ownership of the land and our resale formula, which includes an appreciation share with our homeowners,” said PCLT Executive Director Shekinah Mitchell.

In late January, the entity purchased a newly constructed three-bedroom house in Avon Park for $243,750. On the same day, an individual paid the land trust $225,000 to become the resident.

The townhouse has a 2023 assessment of $370,500. The Albemarle County Assessor’s office does not consider this a valid sale, so it won’t have an effect on next year’s reassessment.

The land trust has five duplexes on Prospect Avenue that will come on the market this spring and summer.

The land trust model can also benefit from government funding for seed money.

The entity received $240,000 from Charlottesville to purchase four lots on Nassau Street for new construction. One of the single-family attached houses has now sold twice with price points of $215,000 in February 2020 and $236,500 in March 2022. The latter transaction was 2.67 percent below the 2022 assessment. The 2023 assessment, however, climbed to $319,000.

CHURCH PLAINS DRIVE

Beautiful 2.15 acre lot set in a quiet neighborhood, in the western school districts. A bright open floor plan with vaulted entrance and a turned staircase. 4 bedrooms, 2.5 baths, full unfinished basement plus a large 2 car garage. Hardwood floors throughout the first floor. Large, bright kitchen with island, pantry, and terrific breakfast room. The kitchen looks into the family room that features a wall of windows and a fireplace. The wrap-around front porch takes in the lovely setting.The rear deck overlooks the large yard with room to play and a great place to garden.

ROCK QUARRY ROAD

Unique building site overlooking a quarry lake. Serene setting for a home. Gated, private entrance. Road to home site in place. 3 private properties share lake and access, sandy beach, cabana and 20 acres of common land (including a large utility barn). Convenient to Zion Crossroads and Charlottesville. $350,000

Hickory Hill

Farm

Quintessential Virginia farm with 1837 farmhouse on 84.88 acres. 2,583 sq. feet of living space, 4 bedrooms, 2½ baths with all the modern amenities. Outdoor living space including salt water pool, hot tub and pool house. Farm buildings to sustain many agricultural endeavors. All fields are fenced with 4 board and electrified Tercel Fencing. $1,750,000

FIRST TIME ON MARKET IN 63 YEARS!

This grand and graceful residence is situated on 1.7 acres in the Town of Orange with potential for sub-division. Built in 1887, this home boasts high ceilings and hardwood floors, a lovely stairway and many more charming features, including a formal living room with fireplace, formal dining room, three large bedrooms, and three baths. An addition, which includes the main level family room, full bath and upper floor main bedroom and full bath was built in the 1970’s. The kitchen was remodeled in the 1960’s and the remainder of the house is in original condition. $380,000

The Piedmont Community Land Trust worked with Stanley Martin and Albemarle County to add an additional 21 homes into the land trust portfolio, with 15 at Spring Hill and six at Avon Park.

753-acre country estate approx. 25 miles south of Charlottesville. The property showcases a stately southern residence, c. 1904, extensive equestrian facilities, recreation opportunities, creeks and a pond. Tranquil setting. MLS#638899 $6,295,000 Steve McLean, 434.981.1863 greenfieldsfarmva.com

MEADOWLARK FARM

Stunning 22-acre farm, only 12 miles from Charlottesville, features a completely renovated 8,575± finished square foot primary residence nestled on a knoll overlooking the pool and the Mechums River and captures a magnificent view of the Blue Ridge Mountains in the distance. Includes 3-bedroom cottage, 6-stall stable with living accommodations, trailer shed, equipment barn/shop, and several runin sheds. A property like this is truly an offering difficult to find and rarely on the market. MLS#640081 $3,195,000 Steve McLean, 434.981.1863

HATTON

A most tranquil and private 278+ acre grazing and hay farm with two-thirds mile of James River frontage. The centerpiece of Hatton Ridge Farm is an impressive 4-5 bedroom, brick Georgian home, built circa 2000. MLS#634311 $3,495,000 Jim Faulconer, 434.981.0076

K’DEE FARM

Embodying the essence of country life! 214+/- acre farm with spacious main residence, 3-car garage w/ apartment, dependencies & farm buildings. Many agricultural & recreational uses. Easily accessible to Charlottesville, Orange, I-95 & DC region. MLS#636896 $1,675,000 C. Dammann, 434.981.1250

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

MLS#638858

10 miles from town, near Free Union, 100+ acres, division rights, NO CONSERVATION EASEMENT! Spectacular Blue Ridge views from many homesites, several barns, stable, 2 ponds, creeks, FANTASTIC offering!

$4,975,000 Jim Faulconer, 434.981.0076

This 3-BR, 3.5 BA condo features extra high ceilings, a modern & open floor plan with huge windows and doors, and a large rooftop terrace with views of the Downtown Mall all the way around to Monticello. MLS#634149 $1,890,000 Jim Faulconer, 434.981.0076

PEA RIDGE FARM

317 acre estate that has it all: location, views, water, stunning main residence, event center and more! The 15+ acre lake is centered among lush rolling fields of rich grass and a spectacular 5-BR home with heart pine floors, 4 FP, study, garages, and unparalleled views exists. 25 minutes west of Charlottesville in Greenwood, this exceptional property is a one-of-a-kind, not to be replicated, gem. Also includes a large metal barn, log cabin with FP, stunning party barn and a 2 BR cottage. Additional acreage available. MLS#631962 $8,875,000 Steve McLean, 434.981.1863

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

CANTERBURY HILLS

4-BR brick residence convenient to all Charlottesville and UVA have to offer. The spacious home has LR, DR or home office, eat-in kitchen and adjacent FR w/ FP and half BA on the first floor. Upstairs is a primary BR with full BA, 3-BR with hall BA. No HOA fees!

MLS#639504 $579,000 C Dammann, 434.981.1250

RIDGE FARM

BELMONT LOFTS

WOLFCREEK FARM

HIDDEN FOX FARM

GREENFIELDS FARM

10 acres of mature woods. Property has long road frontage and consists of two parcels being combined and sold as one. No homeowners association! Design and build your dream residence on this very well-priced parcel. MLS#621178 $189,000 Charlotte Dammann, 434.981.1250

Well constructed home 4 miles north of the City. Many dramatic architectural features, including vaulted ceilings & large windows. Set on 1.45 acres. Home is in need of some renovation, but given quality construction & excellent location, it’s worthy of the investment. MLS#638788 $545,000 Will Faulconer, 434.987.9455

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

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

820 CONDO

Well-designed corner condo consisting of an exceptionally bright great room with high ceilings, fullyequipped kitchen, ample space for both relaxed living and dining, 1-BR,1-BA, and inviting private balcony/ terrace.Views of the Downtown skyline and mountains.

MLS#634496 $285,000 C. Dammann, 434.981.1250

GIBSON’S HOLLOW

Ivy area! A 249 + acre hidden, private Arcadia controlling its own little valley up to the mountain ridge top building sites. Multiple parcels and subdivision rights make it a conservation easement candidate. MLS#634183 $3,250,000 Tim Michel, 434.960.1124 or Steve McLean, 434.981.1863

MURPHY’S CREEK FARM

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

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

MEADOW FARM

436+ acre parcel of land in Southern Albemarle! 4 division rights; complete privacy; lush, gently rolling terrain; long road frontage; stream; 3-acre lake; 125135 acres of open land; mature hardwood forests. Under conservation easement. Owner/agent. MLS#634139 $2,985,000 Steve McLean, 434.981.1863

GARTH ROAD

11.73-acre, buildable lot in Western Albemarle! One of a kind location and a rare opportunity to purchase a large lot in an estate neighborhood 10 minutes to town. 2 division rights and is gently rolling with a small stream bisecting the property. MLS#628219

$795,000 Steve McLean, 434.981.1863

MISSION HOME ROAD

146.88 ac. in Albemarle & Greene County. Privacy & protection adjacent to the Shenandoah National Park! Full division rights & multiple home sites. Extraordinary timberland. Views of the mountains, along with easy access to trails & Skyline Drive. MLS#620276

$1,100,000 Steve McLean, 434.981.1863

EDNAM FOREST

Wonderfully 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

ARWOOD ROAD

RAGGED MOUNTAIN FARM

SIMMONS GAP/ ESTES RIDGE

FRAY’S GRANT

Just outside Charlottesville, Fray’s Grant offers luxury living in Earlysville, VA. With breathtaking views of the Blue Ridge, gently rolling land, meadows, wildlife, nature trails, and lot sizes ranging from 2 to 74 acres, Fray’s Grant is a beautiful setting to build your forever home. This 21+ acre parcel sits on a cul-de-sac offering privacy, towering hardwoods, (2) year-round running streams, and natural sloping for building plans with a basement. Charlottesville-Albemarle Airport is 6 miles away with shopping and eateries within 10 miles. MLS# 637061 $359,000

HATTON FERRY RD

Situated in Southern Albemarle County, and within 2 miles of the James River at Hatton Ferry, this 21+ acre parcel backs up to the Totier Creek Reservoir. Parcel offers a private, elevated building site with open pasture and mature hardwoods. Parcel is within 5 miles of the historic town of Scottsville. MLS# 637310 $245,000

WESTERN ALBEMARLE

A RARE find in a spectacular Western Albemarle location! This 120.75 parcel offers magnificent mountain and valley views in all directions. The rolling pastures and beautiful, mature hardwoods combined with privacy and convenience (minutes from downtown Crozet) create a one-of-a-kind opportunity.

MLS# 636241 $3,400,000

FRAYS MILL RD

Gorgeous 6.22 acre building parcel located in beautiful Northern Albemarle County. This parcel offers an open elevated building site with gorgeous views of the Blue Ridge Mountains and surrounding mountainside. Located on a quiet country lane yet close to both Charlottesville and Ruckersville. One of 6 parcels available in this small country subdivision; parcels range from 4 to 8 acres. It is advised to use 4WD to access parcels until driveways are completed. MLS# 636003 $344,500

NELSON COUNTY

Absolutely private and pristine deep water lake of 50+/- acres, with (2) miles of shoreline, in Nelson County, surrounded by nearly 800 acres of commercial pine forest, designed for staggered harvests into perpetuity. An incredibly rare recreational paradise. A new lake home, with quality appointments at waters edge, a boat house with (2) lifts and a large steel storage building to house toys and equipment. Internet and generator are in place. Nearly 7 miles of interior roads and trails with mountain views. Includes access to nearby James River!

MLS # 623894 $4,400,000

LANGDON WOODS LOT 12

Gorgeous park-like wooded parcel located in NW Albemarle County with state maintained roads, underground power, high speed internet through Centurylink, and community stocked lake. Parcel is unique in the fact that there is a 57 acre preservation tract that adjoins this parcel that will preserve the privacy and natural beauty of this parcel. Elevated building site with streams on each side plus rock outcroppings create a very special parcel. HOA review of plans and minimum 2800 sq. ft. home. 4 bedroom perc test on file and 20 GPM well in place.

MLS # 638296 $259,900

PLANK ROAD

Beautiful 4.93-acre parcel located just outside the quaint town of Batesville. Parcel is divided into two separate parcels and offers an open elevated front parcel with a small shed and shared stream at the rear. The rear parcel offers an elevated wooded building site. MLS # 634345 $343,000

LANGDON WOODS LOT 3

Beautiful Langdon Woods - a tranquil, large-lot subdivision featuring public roads, HOA, plus pastoral and seasonal mountain views. This 8.42 acre lot features an elevated building site overlooking the shared stocked lake most of which is located on this parcel, and backs up to a 57 acre preservation tract. This is the only parcel in the subdivision which allows for a dock. Parcel has a drilled well in place. Ten minutes to CHO airport, shopping, NGIC, etc. Bring your builder! Plans subject to HOA approval. MLS # 638242 $279,000

Virginia’s Construction & Renovation Partners

"At Commonwealth, we believe that building is not just about constructing a physical space, but about fostering a collaborative relationship with our clients. As a building firm, we are driven by the art of creation and the satisfaction of seeing our clients' visions brought to life."

-Luke Roark, President