The Real Estate Weekly | 11.16.2022

Local COMMERCIAL Market Remains Strong Despite Headwinds

BY CARLA HUCKABEE

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

UNDER CONTRACT SOLD

DOUGLAS AVENUE

Fantastic condo at Belmont Lofts. Great location on a quiet street. Large rooftop terrace with sunrise and sunset views. Mountain views to the East. 3 bedrooms and 3 full bathrooms. Condo features an open kitchen with an island, gas fireplace and large closets. $1,050,000

KESWICK LANE

Dramatic, open floor plan custom built by Shelter Associates, in Keswick Estate. Thoughtfully designed large comfortable living areas, and a stunning formal dining room.The wide cased openings allow for graceful flow throughout the first floor. Gorgeous marble countertops in the kitchen with fabulous custom cabinets and lighting.The extended exterior living space sets this home apart with a screened porch and terraces. The open turned staircase leads to a full, partially finished terrace level. Set on over 3 acres, this elevated, private parcel backs up to an adjacent horse farm. Many beautiful features including: custom moldings, sunken English gardens, geothermal heating and 2 master suites on the main level.

SERENITY LANE

5 Lot Subdivision in Albemarle County! Stunning mountain views to the west. Far reaching vistas define this property; Monte Sereno. 5 lots make up this unique subdivision with four 2 acre lots and one 5.28 acre lot. High speed internet is available. 1 mile from 29N. One owner is a licensed real estate broker in the state of Va. $1,500,000

CLUB DRIVE

RESORT STYLE LIVING Enjoy Resort Style Living in Keswick Estate with newly remodeled Keswick Hall and Country Club. French Normandy style home set on a 2.7acre corner, wooded lot. Elegant and gracious custom designed residence, built by Baird Snyder. Light filled, comfortable rooms, thoughtfully planned. Interior archways, arched windows and doors. A 20’ high sweeping entry with curved staircase. Custom door design and carved white statuary marble fireplace mantel. Cast stone work on the exterior Solid mahogany arched, leaded beveled glass front doors lead to the limestone foyer. Extensive gardens and terraces. $2,950,000

COVE TRACE

One floor living! Unique floor plan! Fabulous deck with views of the lake. A 2 story entry hall leads to the sunken living room with a wall of windows. First floor master suite with private study or nursery. Large, open formal dining room and spacious kitchen with large breakfast area. Set on .48 acres at the end of a quiet cul-de-sac. Fenced yard. All of the advantages of living in Forest Lakes.;pool, tennis, club house, walking trails and lakes. All convenient to great shopping, restaurants and schools. $625,000

ROCK QUARRY ROAD

Unique building lot overlooking a quarry lake. 3 private properties share the lake access, sandy beach, cabana and 20 acres of common land (including a large utility barn). Amazingly beautiful! $350,000

Coming from a large family of contractors; my “job” growing up was to be the “helper” which gave me a “hands on ” approach from building walls, demolishing old structures, designing layouts etc This foundation is part of what drove me to begin in Real Estate in the area of Charlottesville, VA

Living in Charlottesville, VA for 20+ years I have been able to see and appreciate all it has and continues to offer with all of the new developments Charlottesville has been a place about building friendships, community, and having fun!

A N D

Annie Gould Gallery

This is the heart of where our business comes from We provide our clients the best of our time, devotion and attention to detail Every single person has an individual need and desire; and we enjoy being the voice they need to accomplish their goals in Real Estate! A relationship built on trust and respect that will carry them through to the next time they are ready to make a move!“

THE PERFECT WA TERFRONT FOR THOSE WHO LOVE THE WATER...AND THEIR PRIVACY!

Custom-Built by Ce cil Cobb, This Vaulted Rancher Boasts Tons of Upgrades— Hardwoods Throughout Main Level, Vaulted Greatroom w/ Gas FP & Skylights, Open Kitchen w/Island & Breakfast Bar, Beautiful Sunroom Overlooking the Water w/Walk-out to Deck, & Vaulted Owner’s Suite w/Whirlpool/Shower, Walk-in Closet, Hardwood Flooring, & Waterviews. On Terrace Lev el, Home Features A Nice Family Rm w/Walk-out to Covered Patio, Private 4th BR Suite w/Walk-out & Waterviews, & Tons of Storage. Plus, Gentle Walk to Water, Paved Circular Drive way w/No-Step Entry, Trane HVAC, & Beautiful Water Views! Walkable to Beach #3. Home has been approved for Dock. On .53 Acre

$795,000 2898 sf fin. / 1118 sf unfin. - 3 BR2.5 BA

TOTAL TRANQUILI TY—Vaulted Water front w/100-ft of Wa terfrontage-Dock w/ Electricity-Bulkhead— Beautiful Water Views & Just 2 Blocks to Beach #3! Vaulted Rancher w/Basement -- Home Features Open & Bright LivingRm w/Skylights, Hickory Flooring Throughout Main Level, Arched Doorways, Open Kitchen w/Bay-Windowed Dining Nook-Quartz Countertops-Wall Oven-Built-in Desk-Island Cooktop, Luxurious Owner’s Ste w/Walk-out to Deck Overlooking Water, Vaulted Main Level Family Rm w/Walk-out & Beautiful Palladian Window, 2nd Family Rm on Terrace Level w/Walk-out to Covered Patio. Add’l Upgrades: Arched Doorways, Main Level Laundry, HVAC w/Propane Backup, Paved Driveway, Garage, Storage, Terraced Walkway to Water. On .55 Acre - Custom-Built by Southern Home Builders.

$355,000 2228 sf fin. / 1142 sf unfin, 3 BR - 2 BA - On .60 Ac.

ENJOY ONE-LEV EL LIVING w/BASE MENT ON PRIVATE .60/ACRE IN SYC AMORE SQUARE - Plus, Near Community Walking Trail & Picnic Area! Fea tures: Hardwood Entrance Foyer, Open Greatroom w/Gas FP, Bright Kitchen w/Hardwoods & Granite, Dining Area w/ Relaxing Views of Backyard, Spacious Owner’s Ste w/Dou ble Vanity & Walk-in Closet, Main Level Laundry Rm/Mud Rm...Plus-Lrg. Family/Media Room in Basement & Room to Expand w/Over 740-sf of Unfin Space! Lrg. Back Trex Deck. Paved Drive, Garage. Walk to Shopping-Dining-Coffee. SELLER IS OFFERING $4,500 FOR FLOORING ALLOW ANCE! Room To Expand!

StrongTeamRealtors.com LakeMonticelloProperties.com

Local Commercial Market Remains Strong Despite Headwinds

BY CARLA HUCKABEE

The local commercial real estate market had its own October surprise with the announcement that TELUS Corporation is acquiring WillowTree for more than $1.2 billion. Billion with a B.

With that transaction as the backdrop, it’s hard to focus on headwinds, but they exist and should not be ignored.

Supply chain disruptions remain. Inflation has not yet been tamed. The cost of borrowing continues to rise. And climate change is not backing down.

Despite all that, experts agree that the Central Virginia commercial real estate market remains strong. Local businesses stilll profit from enduring tailwinds. Public investments in infrastructure are making a real difference. UVA continues to exert its strength. Businesses are forg ing ahead with expansions and new open ings. Consumers continue to consume.

All in all, the local commercial real estate market presents intriguing op portunities.

Infrastructure Investment Sets the Stage

As Neil Williamson, President of the Free Enterprise Forum, is fond of saying, “Local infrastructure investment feeds economic development.”

All around Central Virginia local in frastructure investments are setting the

stage for robust commercial develop ments.

Universal broadband is becoming a reality. Cranes are piercing the sky in Charlottesville and surrounding areas. Transportation investments at key inter changes and intersections are making a difference. SMART SCALE upgrades are bringing our transit into the 21st century.

Heck, even public bathrooms on Char lottesville’s Downtown Mall count as infrastructure investments.

In Augusta County at the Shenandoah Valley Airport, two new hangars will be complete by next summer. Executive Director Lisa Botkin says “The hangars allow the airport to keep up with tech nological advances in aviation.” Think electric aircraft and E-VTOL (vertical take-off and landing) technology.

Crane #1 in Charlottesville has been hovering over the Belmont Bridge all year. The span is expected to be completed in early 2024 using $38 million of city, state, and federal funds. The new bridge will smooth traffic, sort out a five-way intersection, and provide safer transit for cyclists and pedestrians.

Charlottesville cranes #2 and #3 are making quick work of the long-anticipat ed redevelopment of Friendship Court. Phase I is coming out of the ground with two buildings of stacked townhouses and a 71-unit multifamily building. This is the beginning of a total transformation of this 12-acre superblock near down

town. When it’s done, the existing 150 low-income residents will become part of a community of 450 mixed-income households in a mixed-use setting. Phase I will welcome residents to their new homes next spring.

Across town, after being vacant for five years, redevelopment of the ten-acre former Kmart site has enough momen tum to warrant a name: Hillsdale Place. But it’s held captive by pending street infrastructure.

Thalhimer First Vice President Jenny Stoner says “Riverbend Development has been working with the city to advance this project. The city and VDOT are ham mering out details for a roundabout to replace the Hillsdale traffic light. Once that is finalized, we hope that at long last a site plan can get approved and site work can begin. There are conditional commitments from two anchor tenants.

“Without the final configuration of the roundabout, there’s no site plan, and no confirmed number of pad sites and parking spaces. Without a site plan, work can’t start.

“But once that domino falls, it will unlock a lot of activity along the Hills dale corridor.”

UVA as Economic Engine

If anyone questions the impact the University of Virginia has on the Central Virginia economy and commercial real estate arena, a drive through the Emmet Street/Ivy Road corridor will quickly change their mind.

Last month UVA broke ground on a new hotel and conference center. The $130.5 million project will include 25,000 square feet of conference space and 214 hotel rooms and is part of a much larger undertaking.

A pedestrian walkway over Emmet Street will create a welcome entrance to the university grounds. And along Ivy Road, construction continues with the School of Data Science. Eventually, walkers will be able to stroll from Boars Head resort all the way to Emmet Street.

Around the corner, another new hotel is under construction to replace the UVA Inn at Darden. This five-story hotel will open next spring with 199 rooms and more than 11,000 square feet of meet ing space.

UVA has also committed to new strat egies to work more closely with local businesses. A three-phase plan is in place that, by 2025, will double the percentage

After being vacant for five years, redevelopment of the ten-acre former Kmart site has enough momentum to warrant a name: Hillsdale Place.

of local and minority-owned businesses that partner with the University.

Not only does UVA gobble up real estate, attract visitors and alumni, spinoff startups, and shelter this region from some downward economic pressures, this new plan may also spark additional growth and expansion among local busi nesses.

Foot Traffic Essential

Charlottesville’s Downtown Mall will be 50 years old in 2023.

The city is preparing for the milestone by opening public restrooms, consid ering replacing dying trees, increasing accessibility for people with disabilities, adding more seating, and reopening the Downtown Transit Center.

A celebratory mood is already in the air with The Front Porch’s doors wide open and mall walkers drawn down the street by a drum circle’s infectious beat.

Despite two consecutive weekends of violence last month, foot traffic on the Downtown Mall is brisk. Everyone hopes those were isolated incidents rather than a dangerous trend.

A new visitors center opened next to Old Metropolitan Hall. Concierges at the Charlottesville Insider advise visitors and locals on what to do in the area and on the Downtown Mall. General Manager Hannah Mills and Concierge Katie Mc Farland are excited about what they’ve seen since the doors opened.

“It’s been great so far,” says Mills. “We have lots of foot traffic and an incredible amount of interest in what we’re doing. The businesses appreciate having us send traffic their way and the tourists love hav ing a one-stop shop to get advice. Even people who live here find out something new and fun to do when they stop in.”

McFarland says, “Halloween weekend was packed, as is every UVA home foot ball weekend. We may see some decline as winter approaches, but this weather has been great for all the businesses that rely on foot traffic.

“There are some key vacancies on the mall, like the Union Bank building, and the CODE building’s ground floor retail space, but it feels like things are picking up.”

Expect them to pick up even more. Stoner says, “There are some great Class A historic office suites coming online in The Exchange. It’s above Rockfish Brewing Company, the site of the former Downtown Grille space. We already have one section under lease because it’s such a great location and the historic rehab turned out so nicely.

“I expect the two floors in The Ex change will go quickly. In general, we’re seeing office space tick back up as some businesses and workers shift back to working onsite rather than from home or embrace a hybrid model. The 2,500 to 6,000 square foot office configurations seem to be the slowest to fill.”

Thalhimer’s third quarter report for the Charlottesville area shows office va cancies remaining below five percent and prices trending upwards.

Still Eating Out, Still Buying

Throughout the region, storefronts and restaurants are holding their own.

Patrons, especially the COVID-conscious, are celebrating November’s warm weather with great al fresco dining options.

Peter Wray, Principal Broker with Triangle Realtors, says “I have not yet seen a drop off in the restaurant or retail sectors, but that could quickly change. Certainly, rising interest rates have the potential to put the brakes on. With another rate hike by the Federal Reserve just this month it’s hard to generalize, but that might be enough to slow the commercial sector down.”

For now, expansion is going full tilt. Everywhere. Despite rising interest rates, inflation, and lingering supply chain is sues. Even as record-low Mississippi River water levels begin to impede barge traffic.

Growth in the commercial market continues in Crozet. Stoner reports, “This next phase of Old Trail includes some badly needed office, retail, and restaurant space. It will come online pretty quickly and will help that market while the rede velopment of The Square in downtown Crozet takes shape.

“In Charlottesville, there’s an oppor tunity for a restauranteur to come into the space being vacated by Little Star Restaurant on West Main Street.”

Wray explains, “It doesn’t matter what side of the mountains you’re on. Waynes boro has a half dozen sites that are filling up. In Staunton Crossing there’s one front parcel left and we have eight acres in the back.”

Three newly opened restaurants in downtown Staunton include Accordia for wine and cheese pairings, Sweet Ad die’s for “the best Belgian waffles on the planet,” and Brisket Taco Co.’s bricksand-mortar store after their resounding farmer’s market and festival success.

Wray continues, “I’m excited about what I see, both in the Shenandoah Valley and on the Charlottesville side. We’re 100 percent leased at the Starbucks site on Fifth Street and under contract for the space behind that. On Route 29 North we have six acres, in Pantops at the former Flow Mazda site…almost everywhere, we are seeing a tremendous amount of

interest. On Berkmar Drive we’re getting ready to close on a commercial site.

“Right now, there’s just no sign of any place slowing down. At some point, inflation and interest rates will impact consumers and businesses. But it hasn’t happened yet.”

As a testament to continued consump tion, several new self-storage services are at various stages of development in and around Charlottesville.

Commercial/Industrial Zones Growing

Throughout the region, counties try to meet demand by balancing agricultural and business or industrial zoning.

Fluvanna County Economic Develop ment Director Jennifer Schmack reports on a flurry of activity in the Zion Cross roads area. “A groundbreaking ceremony was held for a project that will provide 250,000 square feet of much-needed in dustrial flex space. And the Planning Commission has scheduled two public hearings for the rezoning of 80 acres to I-1 Light Industrial, also in the Zion Crossroads area.”

The first building of that industrial flex space has already been claimed by PODS®, the national storage container company. There will be three additional buildings on the site.

Commercial development in Fluvanna expands beyond Zion Crossroads. “The Board of Supervisors approved the re zoning of 35 acres from agricultural to business for a commercial center on Lake Monticello Road,” says Schmack. “Wolfpack Properties, LLC plans to bring approximately 146,000 square feet of business commercial space to the county.” A medical emergency center and a grocery store are being discussed as potential uses for the site.

Keep an eye out for more commercial development in the pipeline in Fluvanna County. “There are still several more projects in the works,” says Schmack.

Meanwhile, in Orange County, Eco nomic Director Rose Deal reports that MPS, a division of Macmillan Publish ers, will invest more than $26 million to expand its distribution operation in Orange County.

Louisa County is considering a rezon ing request to develop more than 15 acres for a planned unit development called Lake Anna Resort. It includes a hotel, a condominium building, a restaurant/ bar, and marina services.

Ruckersville, in Greene County, has rezoned a final parcel along Route 29 from agricultural to business, allowing for MedExpress to locate there.

“Overall, the commercial real estate market in nearly all sectors is strong,” says Wray. “Markets typically move in cycles. Sometimes there’s lots of oppor tunity and sometimes you have to look a little harder. But the opportunity is almost always there if you know where to look.”

This market is putting opportunity right out in the open. But you’d better grab it now in case the headwinds begin to strengthen.

Carla Huckabee writes about high-performing real estate.

Some newly opened restaurants in downtown Staunton include Accordia for wine and cheese pairings, Sweet Addie’s for “the best Belgian waffles on the planet.”

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

OWENSVILLE ROAD

Light filled 5-bedroom, 6.5-bath custom home built in 2003 and significantly enhanced. Remarkable open main floor with heart pine flooring, stone fireplaces, gourmet kitchen, office, covered deck, and guest suite above garage. Remodeled lower level with exercise, game, and family rooms with tray ceilings, built-ins, and wet bar. Outdoor porches provide secluded escape on two landscaped acres less than 10 minutes from Charlottesville.

MLS#634194 $2,395,000 Court Nexsen 646.660.0700 / Steve McLean 434.981.1863

DUDLEY MOUNTAIN ROAD

Unique 88-acre property with 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. MLS#635483 $1,275,000 Jim Faulconer, 434.981.0076

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

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

GREY OAKS

Spectacular 53-acre country estate with incredible custom-designed home, wonderful outdoor spaces, multi-functional 1,800 sf barn, 2-acre lake, Blue Ridge views, and a private, serene setting—all within 15 miles of Charlottesville. MLS#617485 $3,965,000 Steve McLean, 434.981.1863 greyoaksfarmva.com

WILLOWFIELDS FARM

Stunning Virginia farmhouse on 156 protected acres overlooking a pond and the rolling hills of Southern Albemarle. 4-BR, 4-full & 2-half BA. Enhancing the main residence is a 1-BR, 1-BA log “barn”. Close to Pippin Hill and other vineyards! MLS#629743 $5,985,000 Steve McLean, 434.981.1863

BLACKBERRY HILL FARM

Blue Ridge Mountain views from this impeccable country property with an attractive, well designed and selfsustaining 5,525 finished square foot residence on 38± acres. Three car garage and barn designed for 3 stalls along with finished second floor office/full bath. Many amenities such as a full house generator, solar panels and geothermal HVAC. The perimeter is fenced and a mix of woods, two pastures and spring fed stream. A peaceful oasis easily accessible to Charlottesville and Washington DC region. MLS#634846 $1,550,000 Charlotte Dammann, 434.981.1250

BRIDLEWOOD TRAIL

Private Keswick residence on 18.6 acres with views of the Southwest Mountains. 3-bedrooms, 1.5-baths with wood floors, screen porch and 2-car garage. Open and wooded land. Easy access to Charlottesville and the University of Virginia. MLS#634905 $695,000 Charlotte Dammann, 434.981.1250

Impressive 763-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#623792 $6,295,000 Steve McLean, 434.981.1863 greenfieldsfarmva.com

GREENFIELDS FARM

HATTON RIDGE FARM

RED HILL

ESTATE PARCEL IN AFTON

Stunning mountain views available on this attractive 14± acre property, possessing lovely streams and woods. This parcel is only 1.5 miles from Route 151 Brew Trail, with easy access to Wintergreen, Charlottesville & UVA.

MLS#629702 Charlotte Dammann, 434.981.1250

820 CONDO

Corner condo consisting of an exceptionally bright great room with high ceilings, fully-equipped kitchen, ample space for both relaxed living and dining, 1-BR/1BA, and inviting private balcony/terrace. Views of the Downtown skyline and mountains. MLS#634496 $285,000 Charlotte Dammann, 434.981.1250

GATEWAY CIRCLE

Prime end-unit residence in a quiet Forest Lakes community. Enjoy the outdoors through views from the many windows, miles of walking trails or recreational activities. Private living with easy access to Charlottesville. MLS#635657 $319,000 Charlotte Dammann, 434.981.1250

REDUCED

SIMMONS GAP/ESTES RIDGE

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

TURKEY SAG ROAD

33-acre property with beautifully constructed 3-4BR home. Features great room with dramatic stone fireplace and panoramic views and large master suite with private deck. Peace, privacy and tranquility unsurpassed, but close to town. MLS#635341 $1,876,000 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 mtn. views. MLS#624834 $495,000 Jim Faulconer, 434.981.0076

ELLERSLIE DRIVE

Fantastic building lot with just under 7 acres adjacent to Trump Winery! A brick, heated conservatory and greenhouse, with bath, is located on the lot which was once used to provide fresh flowers to the Kluge estate. MLS#635939 $645,000 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

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

SOUTHWIND ESTATES

3 separate parcels with commanding Blue Ridge Mtn. views, level building sites 15 minutes from Charlottes ville. 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

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

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

GREEN ACRES

LYNX FARM LANE

EDITORIAL COORDINATOR

Celeste Smucker • REWeditor@c-ville.com

Tracy Federico designer@c-ville.com

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