Real Estate Weekly | 10.4.2023

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Demolition derby

City records indicate potential teardown activity is looming in Belmont

By Sean Tubbs

The advent of a new development code has fueled fears of future demolitions, as existing structures are taken down to make way for more building space for homes and businesses.

The area’s level of demolition has remained steady for the past dozen or so years, according to data gathered through the city’s permit review interface. The city issued 18 permits for residential demolition in 2019, three in 2020, eight in 2021, and six in 2022.

Any increase in the rate of change can be monitored, and surely will.

Bill Emory has spent many years advocating for policies to preserve the Woolen Mills neighborhood. He’s also documented a 20th-century landscape in black-andwhite photography and poetry.

Last week, he posted a color photograph of the demolished remains of 1026 Carlton Ave., a one-story, two-bedroom building constructed in 1957. Members of the Bragg family purchased the property in 1977, but it has not been occupied as a house for years.

“Another one bites the dust,” Emory said when asked for comment. “I have seen a number of houses torn down, [and] it always provokes sadness. I like the front porch culture. I like people’s ability to interact with the natural world without having to travel across town. Walk out of the door and into the magic.”

In 2017, the assessor downgraded the improvement value of the Carlton Avenue property to $1,000. The land value has risen from $49,800 in 2016 to $164,100 this year. The 0.161-acre property has been zoned for

RUGBY AVENUE

Peace and Quiet in the City Super cute brick home in the best city location, convenient to everything! Tastefully renovated and updated. Easy one floor living. Off street parking and plenty of on street parking for guests. Great, fenced backyard.

MONTE SERENO SUBDIVISION

business use, and will be designated as Corridor Mixed Use 3 in the new zoning code. The demolition was estimated to have a cost of $7,500, according to city records.

Nearby are several properties owned by an entity called Belmont and Carlton Holdings LLC, which trace back to Riverbend Development. The company bought the land in 2006 for $2 million, three years after the last city-wide rezoning. At least one single-family home on Walnut Street has been removed, according to city demolition records.

The city’s Department of Neighborhood Development Services is currently reviewing applications to demolish a residential structure at 1003 Carlton Ave. and a business at 1025 Carlton. Each project has an estimated cost of $10,000.

These properties have been zoned Neighborhood Commercial Corridor since 2003, and will become something called Node Mixed Use 3, which would allow up to three stories by-right, and five, if affordable units are provided.

Riverbend is proceeding with a by-right site plan under the existing zoning that would allow up to 130 townhomes, according to its most recent site plan, which is also still under review.

Other pending demolition reviews in the city include permission to remove 416 Garrett St. to make way for more buildings at Kindlewood, and the takedown of a duplex at 1117 Preston Ave. The latter triggered a stop work order when removal of trees began without a permit.

This past weekend, crews took down the gymnasium at Buford Middle School, for which a permit was issued on August 29.

13.68 ACRE PARCEL. Five approved lots ranging from 2 to 51/2 acres. All surveying, engineering, plots, and paved road completed. Stunning Blue Ridge views to the west. Far reaching vistas define this property, Monte Sereno. Perfect for building a spectacular estate home on a total of 13.68 acres or a unique subdivision, with your own covenants and restrictions. High speed internet available. Located in Northern Albemarle. Less than 10 minutes to all conveniences. One owner is a Virginia licensed real estate broker. $1,500,000

Annie Gould Gallery

The remains of the Buford Middle School gymnasium, which was demolished on September 30.

LAFAYETTE

Keswick estate on 92 acres with first floor suite and five additional bedrooms. Gourmet kitchen with stone hood and cherry cabinets, great room with coffered ceiling, home theater, and covered porch with fireplace. Oversized garage with guest suite. MLS#643578

$2,895,000 Court Nexsen, 646.660.0700

STONEHENGE

Convenient living and location. Spacious and private end-unit townhouse. Living room with vaulted ceiling flows into the kitchen and dining area. First floor master bedroom with bath and private deck. Two bedrooms and full bath upstairs. Huge game room with backyard access, full bath, laundry and storage on the lower level. Two assigned parking spots plus community pool and tennis court. Easily accessible to Downtown and the University of Virginia. MLS#645983 $321,000 Charlotte Dammann, 434.981.1250

WOODLANDS ROAD

Stunning 4 bedroom, 4.5 bath home with 4,115 fin.sq.ft. of immaculate living space situated on over 2 pristine & landscaped acres only

5 miles west of the City of Charlottesville.

MLS#641366 $1,295,000 Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455

NORTHWOODS

Magnificent 16.5 acre estate with stately c. 1860 main house. Renovated in 2017 with stunning kitchen remodel. Complemented by cottages and 5-bay carriage house. Gracious porches, terraces, and retaining walls. MLS#642190 $4,950,000 Court Nexsen 646.660.0700

GREENFIELDS FARM

Circa 1904, Greek Revival-style home on 753 acres. Updated residence with a grand center hall floor plan. Widows peak offers 360 degree views! Streams, ponds, 48-stall horse barn, indoor riding, paddocks, and trails. 25 miles from UVA. MLS#638899 $6,295,000 Court Nexsen, 646.660.0700

RED HILL

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

HIGHER GROUND

27 acre estate, mountaintop retreat with 11,400 sf., 8 bedrooms, 6.5 baths, many outside terraces, decks and 360 degree breathtaking views from everywhere! 10 miles to famed Omni Homestead Resort, 2 miles to the airport. MLS#645527 $4,250,000 Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455

BELMONT GEM!

814 Elliott Avenue- Move right into this renovated, expanded and updated sunny home featuring 3 bedrooms, including first floor master, 2.5 baths and great charm. New energy efficient windows, new roof (2023), AC (2020), furnace plumbing, appliances, and electrical 2009 renovation. Lovely, landscaped yard and gardens, front porch, new terrace, outbuilding, driveway and Ting internet. Beautiful hardwood floors and mountain views from upstairs bedroom. MLS#645498 $599,000 Tim Michel, 434.960.1124

HIDDEN FOX FARM

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

$4,400,000 Jim Faulconer, 434.981.0076

MILL HOUSE

Former house of noted local architect Floyd E. Johnson, on the banks of Totier Creek. Thoughtfully renovated and expanded, 5 bedroom, 3 full and 2 half baths. Guest house, 2 bay garage, pool, equipment shed plus 130 acres of open and wooded land. MLS#639196 $2,475,000 Court Nexsen, 646.660.0700

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. Backs up to Bundoran Farm. MLS#634183 $3,250,000Tim Michel,434.960.1124

MEADOWLARK FARM

22-acre equestrian property, 12 miles from Charlottesville, features completely renovated 8,575± fin. sf residence nestled on knoll overlooking pool and the Mechums River and captures a magnificent view of the Blue Ridge Mtns. in the distance. MLS#640137 $3,195,000 Court Nexsen, 646.660.0700

Wonderful 3.5 acre waterfront parcel behind renowned Keswick Hall in the gated and picturesque Keswick Estate. Bring your own architect and builder. Located 5 miles from Martha Jefferson Hospital and 10 miles from UVA. MLS#641712 $540,000 Court Nexsen, 646.660.0700

FRAYS GRANT

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 shopping. MLS#640510 $125,000 Jim Faulconer, 434.981.0076 or Will Faulconer, 434.987.9455

ARDWOOD 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 and excellent location, it’s worthy of the investment. MLS#638788 $495,000 Will Faulconer, 434.987.9455

RUNNING DEER DRIVE

One-level brick home on 3.25 acres. Convenient one level floor plan with 3 bedrooms and 2 baths. Total kitchen update, hardwood floors, new roof, and oversized deck. Level, partially fenced lot. Easy access to Charlottesville, UVA, I-64. MLS#643033

$469,000 Charlotte Dammann, 434.981.1250

WEST

MAIN STREET CORRIDOR

Investment/Assemblage opportunity between University of Virginia and Charlottesville’s dynamic Downtown Mall. Property is being targeted to be classified to RX-5 in the new city zoning ordinance. MLS#30850340 $875,000 Tim Michel, 434.960.1124

EAST

Rare opportunity for a unique downtown office/retail condo with deeded onsite parking space! Located in the Holsinger Condo on Water Street, one block removed from the Historic Downtown Mall. Easily accessible to UVA and all Charlottesville has to offer. $495,000 Charlotte Dammann, 434.981.1250

GREEN ACRES

Pastoral views from this 3 bedroom brick home on 159 acres in Southern Albemarle. Gently rolling meadows, fields and woodland, ideal for farming with fenced pastures, ample water sources, equipment shed & barn. Not under easement and has 4 division rights. MLS#630428 $1,685,000 Court Nexsen,646.660.0700

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 wellpriced parcel. MLS#621178 $189,000 Charlotte Dammann, 434.981.1250

OXFORD HILLS

Well maintained 5 bedroom, 2.5 bath, 2-story residence in the lovely community of Oxford Hillssuper convenient to the shopping areas of Greene & N. Albemarle counties, NGIC and only 13 miles to the City of Charlottesville! MLS#645604 $399,900 Will Faulconer, 434.987.9455

SOUTHWIND ESTATES

2.00 acre gently rolling parcel with commanding Blue Ridge Mountain views only 15 minutes from Charlottesville near Stony Point. Perc tested and amp; approved for conventional septic system. Private well in place. MLS#645935 $195,000 Jeremy Fields, 434.270.1220

WATER STREET

FAIRWAY DRIVE

GIBSON’S

CHESTLAND. Majestic Blue Ridge Mountain views in highly sought-after Somerset, Virginia. Come see this four-bedroom, four-and-a-half-bath home that is move-in ready and sitting on 6.786 Acres just 6 miles to Orange and 20 miles to Charlottesville Airport. Main-level living features include the primary bedroom and bath, a spacious walk-in closet with a storage organizing system; a home office or hobby room; a great room for formal dining, and a living room area with a brick hearth, wood-burning fireplace and panoramic views of the Blue Ridge Mountains; a half bath conveniently located off the great room; eat-in kitchen perfect for gatherings; laundry room/mud room; and large pantry area. Upstairs offers a second ensuite bedroom and bath with a walk-in closet plus two additional spacious bedrooms and a third full bath. The full-size, walk-out basement has a fourth full bathroom and plenty of room for storage or future space for a family rec room/bonus living area. Loads of outdoor space for gardening and entertaining. Enjoy a coffee and a good book on your covered front porch in the mornings and off your back patio relax as you soak in the sun setting on the Blue Ridge Mountains in the evenings. Total sq footage including the basement is 5,257. $879,000

Anita Dunbar,REALTOR®

Seniors Real Estate Specialist

500 Westfield Rd, Charlottesville, VA

SRES, CRS, SFR, Associate Broker 434.981.1421

anitadunbar1@gmail.com

1701

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

Lewis & Clark 5th floor 2 bedroom, 2 bath condo with a wonderful urban view and far-reaching panoramic mountain views and a premier location near the west end of the Downtown Mall. This light-filled condo offers a wall of windows providing fantastic natural light. Freshly painted but in need of updating. Offered well below city assessment. A wonderful opportunity to live in the heart of the best Charlottesville has to offer. No dogs allowed in this building. $395,000

8901 CHESTNUT GROVE RD

Newly Finished Albemarle County Home on 5 Acres with Stream and level private yard. ALL NEW: Roof, Kitchen Appliances, Stack Washer & Dryer, Pella Double Hung Windows, Open Kitchen with gorgeous Wood Counters, Beautiful cabinets & open wood shelving; with mounted microwave. Laundry area off rear covered Deck leads to beautiful private yard. Your 5+ Acres consists of level grassy area leading to wooded private acreage which continues to a natural stream. You cannot beat this property and located just a few miles from Scottsville, North Garden & Walnut Creek Park. Come see today!

3203 COMMUNITY HOUSE RD

30 mins to Pantops & 30 mins to Short Pump! IDEAL LOCATION! Renovated & Move in Ready Ranch on 4 Acres. HUGE 24 X 31 Garage with LIFT;s teel exterior, concrete foundation 8” deep under lift & 5” deep elsewhere. Separate 120 AMP to garage... sufficient for welding or other workshop needs. Creek runs through the property from a natural spring. Triple Osmosis Water Filtration System. Water Heater 2022. Carpet in Bedrooms 2023. Septic Pumped 2022. Kitchen appliances & Washer/Dryer Convey. HVAC is original; maintained regularly. The owners to show good faith are offering a Home Warranty up to $500 with acceptable offer. Come see this private property today!

Anita is an Albemarle County native with over 30 years of experience helping families navigate the real estate process.

“As a Seniors Real Estate Specialist® (SRES®), I have both the education and real estate experience to serve as your trusted advisor through the unique financial and lifestyle transition involved in relocating or selling your family home. I’d love to talk with you. Contact me.

~Anita

Anita giving a presentation for seniors at Westminster Canterbury.