Real Estate Weekly | 5.3.2023

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GordonsvilleonMain.com

Quintessential Brick Georgian sited on over 88 Acres near the Heart of Charlottesville, in Albemarle County. 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

Timber Oaks Subdivision is a shovel ready Mixed-Use Development with a Variety of Housing types as well as 2 Commercial Blocks on Route 33.Conceptual Plans include 2 Entrances; 2 Phases & 3 Blocks. From Route 33 the Commercial block is located at the entrance followed by a Higher Density Residential Block and then Lower Density Single Family Block at Pine Ridge Dr Entrance. This also includes almost 4 acres for Green Space (IE: Park; Playground; Tree Preservation Area). Opportunity Awaits!

Knowing their worth

Will zoning changes to protect vulnerable neighborhoods work?

By Sean Tubbs

There are many reasons why Charlottesville is amending its zoning code, but a major one is to provide protections to halt, or slow, displacement of Black residents. Yet some are concerned that a plan that increases density will not have the intended effect.

“If you’re saying you are wanting to help a group of people that have been shut out of the process for whatever reason, but everything you’re doing is still keeping them out of the process, then all of this has been wasted,” said City Councilor Leah Puryear at the April 25 marathon zoning work session.

The affordable housing plan adopted by council in March 2021 cites U.S. Census data that shows Charlottesville lost 1,500 low-income houses between 2010 and 2018. The Comprehensive Plan that followed identified specific areas as “sensitive communities” that the future zoning should “allow for additional housing choice and tools to mitigate displacement.”

The zoning under review allows for much greater residential density in existing neighborhoods. In theory, lots zoned Residential-A could have between three and six units, depending on affordability levels. Lots zoned Residential-B could have between six and 12, while Residential-C could have between eight and 16.

The current draft says that higher levels of density can only be obtained if all the units are affordable, but that concept is still being debated.

One current anti-displacement idea in the zoning is to not allow that density in certain neighborhoods like 10th and Page, Fifeville, and parts of the Ridge Street neighborhood. “We’ve created an overlay, and within that it would be no more than one additional unit,” says James Freas, the city’s director of neighborhood development services.

Some members of the Planning Commission pushed back on this concept because it would potentially limit the ability for families to build wealth. “If somebody wants to sell a house, you can’t make them have a penalty because they live in a sensitive community neighborhood,” says Planning Commission member Karim Habbab.

This is one of the many considerations in a zoning adjustment that will change the rules of a market that has already put a premium on land in these sensitive communities.

At the work session, Vice-Mayor Juandiego Wade singled out Ridge Street as an area that’s changing rapidly. Some, but not all, of it is designated as a “sensitive community.”

“A lot of older homes and lot by lot this street is changing. Assessment is going up,” says Wade. “One house across the street is assessed at $260,000, but they’re building a $1.2 million house.”

Wade notes that the structure replaces one that used to have four affordable units.

Other anti-displacement tools include real estate tax relief and expansion of subsidies to pay for construction of new affordable units, but there’s little if anything about educating existing property owners on the worth of their land.

Which poses a question: Who is responsible for making sure property owners know there is a scheme to upzone everything everywhere all at once? Whose job is it to point out that some sellers seem to know the rules while others may not know their worth?

On April 19, an individual bought 814816 Ridge St. for $203,500, which is $102,200 under the 2023 assessment.

On April 24, 916 Page St. sold to a couple for $290,000, almost $100,000 over the assessed value. In that case, it appears the family who had owned it for decades knew what the property was worth.

Both properties could have between six and 12 units on them, depending on how these draft rules turn out.

ALBEMARLE COUNTY HORSE FARM!

Gently rolling fenced pastures lead to a comfortable and gracious manor home. Peaceful and quiet! This home features 5 bedrooms, 5 bathrooms and a 3 car garage. Fabulous kitchen with glass front cabinets and chef quality appliances open to the den. Beautiful primary suite with custom walk in closet. Extensive outdoor living areas; gated courtyard, patio with wood burning fireplace and a screened in porch with audio visual hookup. Property features a pool, 8 stall barn and a charming, 2 bedroom cottage.

KEARSARGE CIRCLE

Charming 1- level floor plan with 4 bedrooms and 3 bathrooms. Home offers over 2,700 sq./ft. eat in kitchen, sunroom, skylights and exposed beams. Sunken family room has a masonry fireplace. Wonderful location set on .97 acres in the Murray Elementary School District.

Who is responsible for making sure property owners know there is a scheme to upzone everything everywhere all at once?

City Councilor Leah Puryear wonders why some people continue to be excluded from the rezoning process.

MILL HOUSE

Former house of noted local architect Floyd E. Johnson, on the banks of Totier Creek. Thoughtfully renovated and expanded, 5-BR, 3 full and 2 half BA. Guest house, 2-bay garage, pool, equipment shed plus 130 acres of open and wooded land. MLS#639196

$2,745,000 Steve McLean, 434.981.1863

HARDENDALE

10 minutes west of Charlottesville and situated on a 3.5 acre knoll overlooking the Blue Ridge Mountains is this historic and stately manor home. Constructed in the early 1800’s, Hardendale is graced with an attractive kitchen/family room with fireplace, living room, dining room, 3-bedrooms, 3.5 baths, and a spacious master suite above the kitchen. A colonnade on either side of the house provides access to additional bedrooms and an office. MLS#640918 $2,100,000 Steve McLean, 434.981.1863

RED HILL

GREENFIELDS 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 $2,495,000 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

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

STONY POINTE

Spacious and meticulously maintained 4-6-BR, 5.5 BA 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

UNDERCONTRACT

317 acre estate that has it all: location, views, water, 5-BR residence, event center and more! 15+ acre lake is centered among lush rolling fields of rich grass and unparalleled views exists. Additional acreage Located 25 minutes west of Greenwood. MLS#631962 $8,875,000 Steve McLean, 434.981.1863

WINGATE FARM

Garth Road location. This impressive brick Georgian home is set on 3.57 acres just 5 miles to Barracks Rd Shopping Center & City limits. Well constructed & maintained home features a wide entry hall, formal LR w/FP, separate DR, newly renovated & fully loaded eatin kitchen, study, generous sun room & surrounding terrace. There are stunning formal & informal gardens surrounding the residence. Expansive, gently rolling yard with gorgeous views and a breathtaking setting. Meriwether Lewis Elementary District. MLS#640451

$1,965,000 Jim Faulconer, 434.981.0076

22-acre equestrian property, 12 miles from Charlottesville, features a completely renovated 8,575± fin. sf residence nestled on a knoll overlooking the pool and the Mechums River and captures a magnificent view of the Blue Ridge Mtns. in the distance. MLS#640137 $3,195,000 Steve McLean, 434.981.1863

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

$1,675,000 Charlotte Dammann, 434.981.1250

HATTON RIDGE FARM

PEA RIDGE FARM

MEADOWLARK FARM

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

Pastoral views from this 3-bedroom brick home set on over 159 acres in Southern Albemarle. Ideal for farming with fenced pastures and ample water sources. Property is not under easement and has 4 division rights. MLS#630428 $1,685,000 Steve McLean, 434.981.1863

5-acre lot with mature hardwoods. Great opportunity to build with no HOA. Private building site amongst beautiful woods. Located between Free Union and Earlysville but so convenient to Charlottesville & UVA. MLS#621177 $119,000 Charlotte Dammann, 434.981.1250

CROZET AREA

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

ARWOOD ROAD

Well constructed home just four miles north of the City. Set on 1.45 acres - great outdoor space for gardens. 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

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

GREENTREES

FRAYS GRANT

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! MLS#638858

$4,975,000 Jim Faulconer, 434.981.0076

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

Just outside Charlottesville near Earlysville. This 4.75 acre lot is situated at the end of a cul-de-sac that provides privacy and a quite setting among towering hardwoods, and is convenient the CHO airport and ample shopping of various kinds. MLS#640510 $125,000 Steve McLean, 434.981.1863

MURPHY’S

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

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

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

HIDDEN FOX FARM

GREEN ACRES

SIMMONS GAP ROAD

FRAYS MILL

CREEK FARM

LYNX FARM LANE

EDNAM FOREST

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

PENDING

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

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

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 culde-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

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

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

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

E n c o u ra g i n g a n d a c c e p t i n g d i ve r s i t y i n y o u r neighborhood gives us all a richer life.