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Charlottesville Farms Real Estate Market Report - Yearend 2011

Charlottesville Farms Real Estate Market Report - Yearend 2011

This post will examine the sales of Charlottesville farms over the past year. For the purpose of this report we will consider properties over 15 acres.

2010 average list price $1,887,107.
2011 average list price $1,439,348.

2010 average sale price $1,663,847.
2011 average sale price $1,286,576.

2010 median sold price $1,112,500.
2011 median sold price $750,000.

2010 average continuous days on market 361.
2011 average continuous days on market 243.

2010 %sold/list 88.16%.
2011 %sold/list 89.38%.

2010 months inventory 47.07.
2011 months inventory 32.52.

In 2010, 26 Charlottesville farms sold.
In 2011, 38 Charlottesville farms sold.

graph of 2011 sales and inventory Charlottesville farms

There is a lot to like in these numbers.  Obviously we still have way too many months inventory, but we are trending in the right direction.  One of the other figures to compare is the difference in the median sold price between the two days.  This could tell us that prices are down which we know is the case across the board in real estate, but it may be more of an indicator of the price range that is selling.  Purchasers are looking for value right now and buyers of Charlottesville farms are no exception.

Contact Pam Dent, e-PRO, SRES, SFR, President Blue Ridge Chapter Women's Council of Realtors, Montague Miller & Company, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville. Email Pam Dent.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate.

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Copyright 2011 by Pam Dent all rights reserved "Charlottesville Farms Real Estate Market Report - Yearend 2011".

 

 

0 comments • Pam Dent - REALTOR Charlottesville Virginia Homes and Horse Farms • January 21 2012 01:11PM

Charlottesville Golf Communities Offer Top Courses

Charlottesville Golf Communities Offer Top Courses

Golf communities are popular areas in which to purchase a home.  These neighborhoods are known for quality homes in attractive settings, but for the golfer in the family the main reason to buy a home in one of these developments is the opportunity to play golf.  And most importantly Charlottesville golf communities offer outstanding golf courses.

Lets visit the golf neighborhoods of Glenmore, Old Trail, Farmington, Keswick Estate, Spring Creek and Lake Monticello and take a peek at their excellent golf courses.

If this video has sparked your interest in a home in one of Charlottesville's Golf Course Communities, I would be happy to take you on a tour.

Contact Pam Dent, e-PRO, SRES, SFR, President Blue Ridge Chapter Women's Council of Realtors, Montague Miller & Company, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville. Email Pam Dent.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate.

Tech Savvy Agent Badge facebook button linkedin twitter icon

Copyright 2011 by Pam Dent all rights reserved "Charlottesville Golf Communities Offer Top Courses".

 

 

2 comments • Pam Dent - REALTOR Charlottesville Virginia Homes and Horse Farms • January 17 2012 08:43PM

Charlottesville Country Home To Be Built

Charlottesville Country Home To Be Built

Stunning contemporary home to be built by noted custom home builder Shenandoah Valley Construction.

1445 Beacon Hill LN, Afton VA
5 bedroom, 3 bath, 2900 sq ft, 3.89 acres, $539,000.00

 

Charlottesville Country Home To Be Built


Overview
Maps
Photos
Features
Description
Neighborhood
$539,000
Single Family Home
Main Features
5 Bedrooms
3 Bathrooms
Interior: 2,900 sqft
Lot: 3.89 acre(s)
Location
1445 Beacon Hill LN
Afton, VA 22920
USA

To get updates on open home dates and other property events, please click the "Like" button below:
Pam Dent

 Pam Dent

Montague Miller & Company
(434) 960-0161
pam@JumpintoGreenerPastures.com
http://www.JumpintoGreenerPastures.com



Listed by: Pam Dent / Montague Miller & Company
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Subscribe to our listing feed

Nearby properties for sale


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3 comments • Pam Dent - REALTOR Charlottesville Virginia Homes and Horse Farms • January 07 2012 10:32PM

So You’re Selling Your Home – Now What? Advice from a Morris County Stager

This is excellent information.  It should be required reading for anyone who is thing about selling a home.  If everyone followed these instructions we would have a lot fewer homes languishing on the market.  In addition it may save you time and money in the long run to enlist the services of a stager before putting your home on the market.

Via Kristine Ginsberg (Morris County, NJ: Elite Staging and Redesign, LLC):


So You're Selling Your Home - Now What? Advice from a Morris County Stager

You’ve decided to sell, your home is now a commodity and must be looked at like one. You want the highest dollar amount on your biggest single investment. Here are some advice and tips from a Morris County Stager to help you with the process.

The #1 thing when selling is to listen to your Realtor when they tell you what your home is worth. The biggest mistake you can make is setting the price too high. Your property will sit on the market, become stale and you’ll start receiving low-ball offers, if any at all!

Address any and all issues before you put your home on the market – they are going to turn up in the home inspection anyway. Fix that running toilette, leaky sink, torn screen, old doorbell and dated, rundown mailbox.  

Clean every square inch of your home – you’re going to have to do this when you move, so why not do it now so buyers see a clean, well maintained, fresh smelling home. Nothing sends buyers away quicker than a dirty, smelly home! And, it’s free!

Look at your home through a buyer’s eyes as if you were buying your home (photos can help – you’ll see things you never noticed like chipped paint, clutter, dirty carpet and walls along with other flaws you’re so used to looking you don’t see any more.  

Don’t neglect closets and storage spaces. Buyers do look inside your cabinets and closets to see if their stuff will fit. Organize and store what you don’t need and open up these spaces to show how much room they have.

Walk through your home making sure there is plenty of space to move freely about within rooms, and throughout the home. Think about storing big furniture you don’t absolutely need to  open up the room so buyers can see the space and its architectural features.  

Pack up all valuables, collections and family photos – we want potential buyers to connect with your home and see themselves living in it, not you.

Research home stagers in the area and call for a consultation – they are the experts on preparing homes to sell. A good home stager will re-purpose what you already have, give the most important jobs to tackle for the biggest bang for your buck.


Home Stagers understand furniture placement, highlighting your home's architectural features and creating important emotional connection points. Moreover, they know how to update your home using accessories and art for as little money as possible – they are pros at this!





Home Staging Morris County - Staged to Sell, Designed to Live!

Elite Staging and Redesign (201)602-2562

You have 90 seconds to make a great first impression once your home goes on the market. Consult a Morris County professional home stager serving Union, Essex, Sussex Counties for that competitive edge so your home stands out from the competition, selling faster and for top dollar!  

 

Elite Staging and Redesign offers home staging services to North Jersey homeowners, real estate agents, banks, builders, and investors in preparing homes to stand out in today’s real estate market. For a consultation on vacant staging, lived in homes or interior redesign projects call Elite Staging and Redesign.

We will use proven home staging techniques to create warm, inviting, updated spaces that will appeal to the masses. In today's competitive market, every home can use an edge. For a free home staging proposal, call us today at 201-602-2562.  

Home Staging Website: Elite Staging and Redesign

Morris County Staging Before/After pictures: Portfolio

Email: Kris@elitestagingandredesign.com

 

           

 

 

1 comment • Pam Dent - REALTOR Charlottesville Virginia Homes and Horse Farms • December 21 2011 03:21PM

Buying A Foreclosure In Charlottesville - How Much Should I Offer

Buying A Foreclosure In Charlottesville - How Much Should I Offer?

In the current real estate market I am often approached by folks who are interested in purchasing a foreclosure.  Bank owned properties can provide the opportunity to purchase a home at a discounted price.  However people are often surprised at what exactly that price may be. You have been hearing on tv about the glut of foreclosures.  You know that the banks need to get these homes off their books.  So it makes perfect sense that they would be happy to get anything for the properties just to get rid of them...wrong.  The banks want to get as much as they can for the properties.  They have a figure that they want to get for the home.  The home has been priced according to a brokers price opinion based on market value and condition.  This is usually less than comparable resales that are on the market.  The Charlottesville foreclosure is already discounted and the bank usually will not take 30 cents to the dollar on this discounted price. When the home comes on the market as a REO it is listed at a price based on a BPO.  If there has not been an acceptable offer, the bank will periodically reduce the price.  When the price of a bank owned home becomes attractive, offers come in.  It is not unusual to end up with multiple offers and we will see the home end up selling for over the list price. This graph shows the sold to list price ratio of foreclosures in the greater Charlottesville real estate market.  Note that this ratio is based on the sale price as compared to the original list price, not the final reduced price.  You can also see how much lower the REOs are selling for compared with the conventional sales. As you can see the foreclosures in the Charlottesville real estate market are selling on average for approximately 82 - 88% of  the list price.  Yes, you can make an offer, but don't expect to be able to get the property at 1/3 of  the list price.  I am not saying that it never happens, but it is not at all the norm.

 

Contact Pam Dent, e-PRO, SRES, SFR, President Blue Ridge Chapter Women's Council of Realtors, Montague Miller & Company, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville. Email Pam Dent.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate.

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Copyright by Pam Dent all rights reserved "Buying A Foreclosure In Charlottesville - How Much Should I Offer?"  Written by Pam Dent.

 

 

3 comments • Pam Dent - REALTOR Charlottesville Virginia Homes and Horse Farms • December 09 2011 10:57PM

Thanksgiving Greetings From Charlottesville Horse Farms

Thanksgiving Greetings From Charlottesville Horse Farms

As I take some time to reflect on this sunny Thanksgiving morning, I have been listing in my mind all of the many things that I have to be grateful for.  At the top of the list are the people that I am lucky to have in my life.  Joining my family, friends and clients are my Active Rain Family, the Active Rain members that I have gotten to know during the years and all of the readers of my blog that are behind the scenes.  I would like to take the time to wish each of you and your families a very Happy Thanksgiving.

Thanksgiving Bounty

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Contact Pam Dent, e-PRO, SRES, SFR, President Blue Ridge Chapter Women's Council of Realtors, Montague Miller & Company, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville. Email Pam Dent.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate.

Tech Savvy Agent Badge facebook button linkedin twitter icon

 

 

6 comments • Pam Dent - REALTOR Charlottesville Virginia Homes and Horse Farms • November 24 2011 11:05AM

Charlottesville Golf Communities - Don't Forget Lake Monticello

Charlottesville Golf Communities - Don't Forget Lake Monticello

When asked about Lake Monticello, people will likely mention that a 350 acre lake is at the heart of the neighborhood, or that it is a gated community, or that it is an affordable place to live.  And yes it is all of these things.  However don't forget that The Lake is also a golf community.  There is an 18 hole championship golf course that can be enjoyed by all skill levels of golfers. 

Lake Monticello contains about 3,500 homes in a variety of styles, sizes and price ranges.  Some of the most desirable homes are waterfront, either on the big water of the main lake or situated on one of the private coves.  There are also Lake Monticello golf course homes and a golfer can enjoy sitting on his deck and watching the play on the course.

Watch the video and see a glimpse of the Lake Monticello golf course.

If you are thinking of selling your home in one of Charlottesville's golf neighborhoods or would like to buy a golf home, be sure to enlist the assistance of a Charlottesville golf community specialist.

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Contact Pam Dent, e-PRO, SRES, SFR, President Blue Ridge Chapter Women's Council of Realtors, Montague Miller & Company, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville. Email Pam Dent.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate.

Tech Savvy Agent Badge facebook button linkedin twitter icon

Copyright 2011 by Pam Dent, all rights reserved "Charlottesville Golf Communities - Don't Forget Lake Monticello".  Written by Pam Dent.

 

 

 

1 comment • Pam Dent - REALTOR Charlottesville Virginia Homes and Horse Farms • November 23 2011 09:42PM

Albemarle County VA Real Estate Market Report - October 2011

Albemarle County VA Real Estate Market Report - October 2011

This Albemarle County real estate market report will focus on the sales of single family detached homes.

October 2010 average list price $744,446.
October 2011 average list price $422,777.

October 2010 average sale price $718,213.
October 2011 average sale price $403,453.

October 2010 median sold price $364,250.
October 2011 median sold price $331,049.

October 2010 average coninuous days on market 160 days.
October 2011 average continuous days on market 135 days.

October 2010 %sold/list 96.47%.
October 2011 %sold/list 95.42%.

1/1/2010 - 11/1/2010, 599 homes sold on the Albemarle County real estate market.
1/1/2011 - 11/1/2011, 624 homes Albemarle County homes sold.

If you look at these numbers you can see that we don't have anything to get overly excited about.  Overall sales are stable as compared with last year and are even up slightly.  Median sold price is down as we would expect, and days on market has come down a bit.  However we are still a low way from a balanced market.  The Albemarle County real estate market is still very much a buyers market.  With the low prices, high inventory offfering lots of choices and historically low interest rates, if you are in the position to buy, now is a great time.

Lets see how Albemarle County home sales compare with the rest of Central Virginia.

 

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Contact Pam Dent, e-PRO, SRES, SFR, President Blue Ridge Chapter Women's Council of Realtors, Montague Miller & Company, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville. Email Pam Dent.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate.

Tech Savvy Agent Badge facebook button linkedin twitter icon

Copyright 2011 by Pam Dent, all rights reserved, "Albemarle County VA Real Estate Market Report - October 2011".  Written by Pam Dent.

 

 

3 comments • Pam Dent - REALTOR Charlottesville Virginia Homes and Horse Farms • November 17 2011 06:13PM

Incredible Views - 96 Ledges Ln Afton

Incredible Views - 96 Ledges Ln Afton

Imagine living in a home on the top of Afton Mountain with panoramic views across the beautiful Shenandoah Valley.  96 Ledges Ln offers the opportunity to enjoy a mountaintop hideaway combined with the convenience of living minutes from town.

 

Amazing Views


Overview
Maps
Photos
Features
Description
Neighborhood
$310,000
Single Family Home
Main Features
3 Bedrooms
3 Bathrooms
Interior: 2,485 sqft
Lot: 1.54 acre(s)
Location
96 Ledges Ln
Afton, VA 22920
USA

To get updates on open home dates and other property events, please click the "Like" button below:
Pam Dent

 Pam Dent

Montague Miller & Company
(434) 960-0161
pam@JumpintoGreenerPastures.com
http://www.JumpintoGreenerPastures.com



Listed by: Montague Miller & Co/Pam Dent
Our recent listings
Subscribe to our listing feed

Nearby properties for sale


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5 comments • Pam Dent - REALTOR Charlottesville Virginia Homes and Horse Farms • November 16 2011 10:43PM

Charlottesville Country Home Sold - 65 Turkey Lane

Charlottesville Country Home Sold - 65 Turkey Lane

65 Turkey Lane, Faber VA. 

log home in the woods

This unique Charlottesville country home went under contract in a week, showing that properly priced homes in perfect condition sell quickly.  65 Turkey Lane is located in Faber, Virginia, a short commute to Charlottesville.  The 3 bedroom, 2 bath log home is constructed with an eye toward detail.  The vaulted ceilings and accent windows make the home unique.  The 5 acre wooded lot provides a private haven.

master bedroom

vaulted ceiling

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Contact Pam Dent, e-PRO, SRES, SFR, President Blue Ridge Chapter Women's Council of Realtors, Montague Miller & Company, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville. Email Pam Dent.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate.

Tech Savvy Agent Badge facebook button linkedin twitter icon

Copyright 2011 all rights reserved by Pam Dent "Charlottesville Country Home - 65 Turkey Lane". 

 Written by Pam Dent.

 

 

5 comments • Pam Dent - REALTOR Charlottesville Virginia Homes and Horse Farms • October 30 2011 08:44PM