The Real Estate Weekly | 2.15.2023

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

The Exchange Hotel Civil War Medical Museum | Gordonsville

122

Boxwood Court - NEW LISTING!

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!

Albemarle County

This gorgeous, one of a kind, 7,000+ sq. ft. home in Bentivar features 6 Bedrooms, 5 Full and 2 Half Baths. The Grand curved staircase, archways, columns, dental molding, built - in cabinetry & woodworking throughout are easy to impress. Main level bedroom suite attached to formal office. Wraparound decking and massive screen porch overlook your private 2+ Acres. Tremendously large eatin kitchen flows to the 2nd Staircase. The upper level features 3 bedrooms, plus a Master Suite with a private sitting room, balcony & double closets. The Unfinished Walk Up 3rd Level is ready to be whatever you can imagine! All this house on a finished walk out basement... What more can you want? Bentivar is ideally located in Albemarle County on mature spacious lots. $985,000

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.

2431 Walnut Ridge Lane

3763 Earlysville Road

a rarity in a townhouse. Perfect location minutes from UVA, Downtown, Wegmans, & I-64. The Avinity neighborhood is a true community where neighbors know each other. Enjoy the dog park, clubhouse, playground & full gym or meet your neighbors at a wine social or weekly food truck. Come see your new home today!

$450,000

Previous model home is now ready for you to move in! This like-new home in the newly sold-out Village Oaks neighborhood is perfect for thosewanting easy, single-level living. The open floorplan with LVP floors allows the natural light to flow through the home. The upgraded kitchen with an ample diningspace includes a island with bar is perfect for entertaining. With easy access to the patio and large yard, it is ready for hosting a backyard BBQ, playing in the yard, oryour favorite canine friend. The large owner’s bedroom has an attached bath with double vanities and an adjacent large walk-in closet. Two additional rooms, full bath,and laundry room completes the inside. The two-car garage has space for additional storage. The neighborhood takes care of the lawncare, trash, and snow removal;so you can relax on the weekends or simply walk across the street to the pool on a hot day. There is also a playground and clubhouse for when you want to entertainaway from home. All of this with a quick commute to Charlottesville and I-64. Come see your new home! $350,000

The main floor boasts an open concept allowing natural light to flow through. The large upgraded kitchen with gas range and tons of cabinet andcounter space is made for the home chef. The dining area is perfectly situated for entertaining. All this opens to the large living room with fireplace. Real hardwoodfloors flow throughout the living space. Two outdoor spaces give you tons of flexibility. Walk out to your patio perfect for grilling & enjoying some privacy or chooseyour front balcony with plenty of space for drinks or dinner while enjoying your mountain view. Go upstairs to find your master bedroom suite with a walk-in closet.Your master bath has two vanities & an upgraded tiled shower. Down the hall you will find two more bedrooms & a full bath. A laundry completes the bedroom level.On your bottom floor you will find a terrific 4th bedroom which is a perfect guest suite. The room is also large enough to be a family room or rec room. The two cardriveway & garage gives you plenty of parking & storage. Your new neighborhood is great with a clubhouse, gym, playground, & dog park along with food trucks &wine socials. Just minutes to Downtown, Wegmans, UVA & I-64. Come see it now!

UNDER CONTRACT

3434 MONTAGUE STREET

2104 AVINITY LOOP 105 VIRGINIA AVENUE

If You Are Thinking of Selling Your House, Call Sharon!

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

SERENITY DRIVE

Monte Sereno 5 Lot Subdivision! 4 two acre lots and 1 five acre lot. Stunning Blue Ridge Mountain views from the top of the hill to the west. Far reaching vistas define this property. Perfect for building a spectacular estate home. Create your own covenants and restrictions. High speed internet is available now. One owner is a licensed real estate broker in the state of Va. Located one mile off 29 North off of Frays Mill Rd. Less than 10 minutes for all conveniences. $1,500,000

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 sunroom 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, 3 car garage and 2 master suites on the main level.

701 STONEY CREEK WEST $1,169,000 NELLYSFORD SUSAN CAMERON RERES (434) 953-5552

153 ORCHARD PL $995,000 AFTON MIKE PETERS (434) 981-3995

39 JACKS SHOP RD $425,000 ROCHELLE JAN SHIFLETT (434) 242-6057

653 IRISH RD $410,000 SCOTTSVILLE CHRISTA DEREEMER (434) 987-2165

5781 GOLF DR $899,900 CROZET KATE COLVIN (434) 996-5008

3252 MT AIRY RD $334,250 LOUISA SUSAN STEWART (434) 242-3550 168 CHESHIRE LN $279,080 WAYNESBORO BEVIN BOISVERT (434) 996-8633

1017 CEDAR GROVE RD $290,900 RUCKERSVILLE GRIFFEN HILTON (804) 393-8340

LANGDON DR LOT 3 $279,000 DYKE STEVE WHITE (434) 242-8355

1100 DRYDEN LN, CHARLOTTESVILLE, VA

WWW.HOWARDHANNA.COM/ROYWHEELER

Annie Gould Gallery

Zoning in

Will increased density really bring more affordable housing?

By Sean Tubbs

The draft zoning map for Charlottesville points the way to a dense future for the city, all in the name of providing affordable housing. But the existing zoning still provides opportunities for additional residential density for those who can pay for it. Sometimes that means removing houses.

For example, a house built in 1893 at 704 Bolling Ave. in Belmont was demolished to make way for two new structures. Construction on the first, an accessory dwelling unit allowed under existing zoning at a cost of $195,000, began before the 19th-century building was torn down.

The work description for the demolition permit, issued on December 22, stated asbestos in the home would be removed prior to demolition. The toxic material was commonly used in construction for fire protection before its carcinogenic properties were realized, and all demolition or renovation requires a certificate describing whether the material is being handled correctly.

The cost to tear down 704 Bolling is listed in the application as $43,815. The property was last purchased in June 2021 for $400,000.

While the property does not have any historic protections, it was built by the Belmont Land Company as part of one of the first expansions of Charlottesville in the last decade of the 19th century. The name Bolling comes from one of the vice presidents of that firm.

Another house at 615 Bolling Ave. sold on January 30 for $760,000, after extensive renovations, for $180,000 over the 2023 assessed value. The original house was built in 1920 and last purchased in January 2021 for $165,000, or about $50,000 under the assessed value that year. That purchaser began work, but was told to stop because the asbestos certificate had not been turned in. Only then did the owner apply for building permits for renovations of the existing house, as well as construction of a onebedroom accessory dwelling unit.

A third house on the street that was also built in 1920 will meet the same fate as 704 Bolling. A firm with the name Antsy Me

LLC purchased 922 Bolling Ave. for $322,000 on June 30, 2022, and was issued a demolition permit this month.

Under the draft zoning code, all three properties on Bolling Avenue would be zoned as Residential-A. That would allow three units on the property if the existing structure is torn down, but four if the existing structure is kept.

The current president of Preservation Piedmont says those new rules will likely result in more demolition because there are no incentives.

“There is such a desire here, as elsewhere, for upscale residential single-family construction despite the ordinance‘s stated intention to increase other types of housing,” says Genevieve Keller. “Those who can afford to buy or build right now appear to be favoring single family dwellings.”

The change could make demolitions more common, but it’s not cheap to take down a house. In the past year, the demolition of 707 Forest St. cost $10,000. The takedown of 128 Harmon St. was $25,000. Teardowns and renovations are nothing new in Charlottesville. In November 2021, a firm called Daddy Rabbit bought a house at 903 Charlton Ave. in the Rose Hill neighborhood for $160,000, and more or less gutted the structure to make way for new residents. The house sold last November for $525,000. The previous occupant had lived there since 1950, until her death in April 2021.

That particular property is also zoned Residential-A, but the Future Land Use Map classifies it as “Sensitive Communities.” That means additional rules are supposed to be written to stop displacement.

There are many who state with certainty what will happen under those new rules. The reality is, the future of Charlottesville will be built parcel by parcel, including continued removal of structures people have called home for generations.

“Our last affordable houses such as 922 Bolling are the low-hanging fruit for teardowns,” Keller says. “But even so, the loss of embodied carbon and human toil is surprising when a buyer decides to demolish a house with a brand new roof, fresh paint, and new appliances.”

Several houses on Bolling Avenue in Belmont have been demolished recently to make way for new structures.

BLACKBERRY HILL FARM

Impeccable country property with an attractive, well designed and self-sustaining 5,525 fin. sf residence on 38± acres with 3-car garage, barn and Blue Ridge Mountain views. A peaceful oasis easily accessible to Charlottesville and Washington DC. MLS#634846

$1,550,000 Charlotte Dammann, 434.981.1250

GLEAN DA LOCH

Exquisite quality Georgian home, circa 2020, 8.18 acres in a unique 2500 acre equestrian and farming community known as Bundoran Farm, 90% of land is in conservation, only 10 miles to Charlottesville. The home has many lovely antique and new architectural features incorporated into its design and is flooded with light coming through the tall French doors and windows on all sides. Lovely pastoral, water and mountain views, miles of trails, stable and paddock. Peaceful country living just 15 minutes into town! MLS#638316

$1,695,000 Jim Faulconer, 434.981.0076

Private 18 acre horse farm, with 4-bedroom main residence, 1-bedroom cottage, beautiful 8-stall center aisle barn, outdoor riding ring, and several fenced pastures and hay fields. With access onto 570 plus acres of parkland with trails. MLS#632164

$1,295,000 Jim Faulconer, 434.981.0076

THE WILLIS

59 acres pastures and mountain woodland, magnificent views from circa 1920 farmhouse, large barn with stalls situated in quiet rural area of Nelson County. Vineyard nearby, 7 miles to shopping. Great grazing farm, possible to grow grapes. MLS#638289

$595,000 Jim Faulconer, 434.981.0076

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

STONY POINTE

A 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

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

ASHCROFT

Lovely 3490 fin. sq. 3-4-bedroom house in Ashcroft neighborhood on private 1.6 acre lot. 2-story entrance hall leads into a sunny living room off the center island cook’s kitchen with adjacent breakfast room opening to a raised deck, formal dining room, large main floor master bedroom suite, and half guest bath. Upstairs offers 2-bedrooms and 1 full bath off of a large landing. Lower level has recreation/family room, full bath, 1 bedroom or small office and inside access to the oversized 2-car garage.

$695,000 Tim Michel, 434.960.1124

DUDLEY MOUNTAIN ROAD

Unique 88-acre property with 4-bedroom home. Property includes two-car garage, storage shed/ shop and 3,760 square foot multipurpose building. Beautiful mountain and lake views just 4 miles from Charlottesville. MLS#635483 $1,275,000 Jim Faulconer, 434.981.0076

HATTON

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

RIDGE FARM

FARM

RIVER LAWN FARM

EVERGREEN HILL

PEA RIDGE FARM

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

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

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

TURKEY

33-acre property with beautifully constructed 3-4-bedroom home. 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 $1,725,000 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

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

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, ample space for both relaxed living and dining, 1-BR, 1-BA, and inviting private balcony. Views of the Downtown skyline and mountains. MLS#634496 $285,000 Charlotte Dammann, 434.981.1250

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

LYNX FARM LANE

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

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 HOA! Design and build your dream residence on this very well-priced parcel. MLS#621178 $189,000 Charlotte Dammann, 434.981.1250

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

SAG ROAD

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.

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.

Life Is A Team Spor t.

Life Is A Team Spor t.

Water Front 8+ Acres just 4 miles to Shopping & 15 miles to UVA!

Trout stocked river follows the entire boarder offering unique rock outcropping,pools & waterfalls. A great Silver Bamboo forest on the South East side. Beautiful large boulders on the western side with great Mountain Views… better views would be present with some clearing and an elevated homesite. This Wooded Retreat of a property has already been perc’d for a 3 Bed home.

Timber Oaks Subdivision

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 ResidentialBlock 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 PreservationArea). Opportunity Awaits!

926 Coleman Street

Keith Road Lot

122 Jefferson Hwy

don’t even have to choose sides.