Charlottesville Real Estate Talk

This Charlottesville VA real estate market report looks at the sales of single family detached homes in the city of Charlottesville during January 2010.

11 Charlottesville homes sold during January 2010.  They sold for an average price of $293,845 after being on the market for an average of 96 days.  The homes sold for an average of 95% of the list price.

13 Charlottesville homes had contracts that closed during December 2009.  Their average sale price was $279,538 with an average DOM of 68.  They sold for an average of 92% of the list price.

22 homes sold in Charlottesville during November.  They sold for an average price of $331,485 and were on the market an average of 68 days.  The homes sold for an average of 96% of the list price.

Today 2/6/2010 there are 177 Charlottesville VA homes for sale.  The average list price is $374,238 with a median of $299,900 and they have been on the market for an average of 194 days so far.

This year from 1/1/2010-1/31/2010 9 homes sold on the Charlottesville VA real estate market as compared with 7 homes sold in January of 2008.

As we should expect real estate activity in Charlottesville was down during the holiday season.  However we can see in the increase of pending sales and also the larger number of new listing in January that there is an increase in activity.  This is something that I have personally experienced in my own business and have heard other agents talking about in my office.  We have all been very busy during the month of January which is not historically one of the busier months of our real estate year.  I hope that we will see this increased activity continue into the spring.

The above figures are from the mls and are deemed correct but are not guaranteed.

Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, 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.

View all of the Charlottesville Virginia homes for sale.

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

Copyright © 2009 by Pam Dent, all rights reserved, "Charlottesville VA Real Estate Market Report - January 2010".

Charlottesville Virginia is into day two of Snowmageddon.

Snow continues to fall with wind contributing to the deteriorated conditions.  There is over a foot of snow on the ground with some sleet and freezing rain thrown in.  Roads are treacherous, businesses are closed and much of the area is without power.

If you are able to access the internet, here are links to a couple of sites to keep you updated on the latest road and power conditions. 

This mornings Virginia Department of Transportation Update

Virginia Department of Transportation Travel Information

Map of Power Outages

Dominion Virginia Power Website

Stay safe and warm, don't drive if unless you have to and good luck to all.

Waiting For Snowmageddon

Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, 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.

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. 

Copyright © 2009 by Pam Dent, all rights reserved, "Surviving Snomageddon".

Charlottesville Virginia prepares for snowmageddon.

This winter Charlottesville VA seems to have been mysteriously moved into the northern tier of states.  We started out the winter with a record setting preChristmas snowfall of 24 inches.  Last weekend we received another foot and Tuesday added a couple more inches. 

Now we are once more awaiting snowmageddon.  The weather predictions are unsure of exactly what format this new storm will assume, but one thing they all agree on is that it will be major.  One scenario has it starting at about 6 am tomorrow morning with mixed precipitation which could result in 1-2 inches of ice before changing over to snow and continuing throughout Saturday with an accumulation of 8 inches of snow on top of the ice.  Another model calls for 2 days of snow with accumulations of 20-30 inches of snow.  What?  This is Virginia where 6-8 inches of snow a winter is normal.

Without a snowflakel falling yet, the area is going crazy!  The governor has decalred a state of emergency.  Many businesses have already closed tomorrow including my real estate office.  In fact my office manager has had the fax machine routed to her computer so that she can email all incoming faxes to the particular agent and we will not have to leave our homes.  This evening there was no parking at the grocery store where I shop.  Cars were driving up and down waiting for a parking place to open up.  There was not a loaf of bread on the shelves.  Every register was open yet lines were all about ten people deep.

Even social media is getting into the act.  The Daily Progress newspaper on line has a twitter poll where we can vote on the hashtag for the snow event.

All the preparations are made at my house so bring on the snow!  If we keep power, I'll post an update tomorrow.

Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, 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.

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. 

Copyright © 2009 by Pam Dent, all rights reserved, "Waiting For Snowmageddon".

This Albemarle County real estate market report focuses on the sales of single family detached homes during the month of January as compared with the two previous months.

For those of you who have been following my market reports, look closely at the graphs.  I have added a new field titled new for new homes that have come on the market during the particular month.   This has replaced the contingent field.  Hopefully this new field will provide you with some additional useful information.

In January 21 Albemarle County homes sold for an average price of $329,833.  The homes had been on the market for an average of 183 days and sold for an average of 96% of the list price.

During December 53 Albemarle County homes had contracts that closed.  The average sale price was $711,108.  They had been on the market for an average of 126 days and sold for an average of 94% of the list price.

63 Albemarle homes sold in November.  They sold for an average price of $393,361 after spending an average of 133 days on the market.  They sold for an average of 96% of the list price.

Today, February 1, 2010, there are 513 homes for sale in Albemarle County VA.  They are listed for an average of $1,010,863, the median is $450,000 and they have been on the market for an average of 191 days so far.

This year so far 21 homes have sold on the Albemarle County real estate market.  Compare this with the 22 homes sold during the same time frame last year.

As you can see from the graphs a lot of new listing s came on the market in January.  We still have a lot of inventory that needs to sell down before we can get to a balanced market.  In addition if we look at the median and average prices of the active listings on the market we can see that these are still quite a bit above the median price of the homes that are actually selling.

Information from the mls and while it is deemed correct is not guaranteed.

Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, 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.

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. 

Copyright © 2009 by Pam Dent, all rights reserved, "Albemarle County VA Real Estate Market Report - January 2010".

Charlottesville Home For Sale

2582 Secretarys Road, Scottsville, VA

4 Bedrooms, 3.5 Baths, 3,255 Sq ft, 25.56 acres, $599,000

Custom home with quality construction on 25 private wooded acres. This home with its open flowing floor plan is perfect for entertaining. The large living room with hardwood floors opens onto the light filled dining room and fully equipped kitchen with wrap around counters. The dining room opens onto the two tier Trek deck allowing even more room for entertaining. The large first floor master has space for a sitting area, two closets with built-in wooden shelves and a luxury bath with whirlpool tub and shower. Upstairs are two very large bedrooms and a full bath. The quality extends to the basement. you will enjoy the bright exercise room with tray ceiling and ceramic tile floors opening onto the aggregate patio. There is also a family room, billiard room, home office, and another bedroom and full bath. An added plus is the enormous 1248 sq ft detached garage/workshop with 2 oversized doors and an additional bay in the workshop which has built-in cabinets. Upstairs is a huge room perfect for a gameroom, hobby area, exercise room or an endless number of possibilities. The yard contains extensive landscaping, stone retaining walls and a fish pond.

Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, 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.

View all of the Charlottesville Virginia homes for sale.

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

Copyright © 2009 by Pam Dent, all rights reserved, "Charlottesville Home For Sale - 2582 Secretarys Rd."

One of the advantages of living in the Charlottesville Virginia area is the fact that the countryside is beautiful year round.  Today I spent most of the day showing homes in Albemarle County, Fluvanna County and Buckingham County to some of my first-time homebuyer clients.  On my way home through Fluvanna County I spied this woodland scene that was beautiful in spite of, or perhaps because of, the rainy, misty afternoon.

Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, 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.

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. 

Copyright © 2009 by Pam Dent, all rights reserved, "Speechless Sunday - Fluvanna County Woods in Winter".

This Charlottesville VA real estate market report is looking at the sales of condominiums in Charlottesville and Albemarle County during December 2009.

10 Charlottesville condos sold in December.  They sold for an average price of $212,940 after being on the market for an average of 116 days.  The homes sold for an average of 96.24% of the list price.

7 comdominiums in Charlottesville sold in November.  The average sale price was $146,486 with an average DOM of 155.  They sold for an average of 96.80% of the list price.

16 Charlottesville VA condominiums had contracts that closed in October.  Their average sale price was $159,416 and they were on the market for an average of 122 days.  The condos sold for an average of 91.15% of the list price.

Today 1/12/2010 there are 189 Charlottesville VA condominiums for sale.  The homes are listed for an average of $249,699 with a median of $192,792.  The condos have been on the market for an average of 251 days so far.

In 2009, 146 condominiums sold on the Charlottesville real estate market.  This is a 31.43% decline in sales compared with 2009.

The Charlottesville condominium market continues to be the hardest hit portion of the local real estate market.  At the December rate of sales there is 27.43 months of inventory on the Charlottesville condo market.  This segment of the market is going to continue to have difficulties until it becomes easier to obtain financing for condominium purchases.  At this time mortgage regulations on condo purchases continue to be tight.

The above figures are from the mls and while they are assumed to be correct they are not guaranteed.

Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, 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.

 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. 

Copyright © 2009 by Pam Dent, all rights reserved, "Charlottesville VA Real Estate Market Report Condominiums - December 2009".

This Greene County VA real estate market report will focus on the sales of single family detached homes during the month of December.

15 homes sold in Greene County in December.  The average sale price was $200,540.  The homes were on the market for an average of 79 days and sold for an average of 96.74% of the list price.

16 Greene County VA homes sold in November.  Their average sale price was $287,906 and they spent an average of 97 days on the market.  The homes sold for an average of 101.66% of the list price.

22 Greene County homes had contracts that closed during the month of October.  They sold for an average price of $245,844 and were on the market for an average of 128 days.  They sold for an average of 96.63% of the list price.

Today 1/11/2010 there are 126 Greene County homes for sale.  The average list price is $324,271 with a median of $273,250.  They have been on the market for an average of 160 days so far.

Last year in 2009, 184 Greene County VA homes sold.  This represents a sales increase of 7.64% over the 2008 home sales.

Greene County is the only central Virginia county that has seen an increase in sales over 2008.  However we are still not seeing any sizeable reduction in inventory.  Until inventory buys down considerable we will not begin to see a balanced market.

Above figures are from the mls and while they are presumed correct, they are not guaranteed.

Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, 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.

 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. 

Copyright © 2009 by Pam Dent, all rights reserved, "Greene County VA Real Estate Market Report - December 2009".

Virginia landscapes are always beautiful.  The quality of light in winter adds a luminosity to an otherwise bleak season.  I think this is due to the angle of the sun and the fact that it is never directly overhead at this time of year, so that the light is alway at an angle.  This year I have been particularly taken by the winter skies and cloudscapes.

Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, 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.

View all of the Charlottesville Virginia homes for sale.

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

Copyright © 2009 by Pam Dent, all rights reserved,

This Louisa County VA real estate market report follows the sales of single family detached homes during December 2009.

15 Louisa County homes sold during December.  The average sale price was $267,616 after spending an average of 210 days on the market.  The homes sold for 98.10% of the list price on average.

13 Louisa homes had contracts that closed in November.  The homes sold for an average price of $178,703 and had an average DOM of 115.  They sold for an average of 100.53% of the list price.

20 Louisa County VA homes sold in october 2009.  They had an average sale price of $251,616 and spent an average of 149 days on the market.  The homes sold for an average of 97.65% of the list price.

Today, 1/9/2009 there are 161 Louisa County VA homes for sale.  They are listed for an average price of $451,374 with a median of $238,000.  They have been on the market for 166 days so far.

In 2009, 184 homes sold on the Louisa County real estate market.  This is an increase of 7.65% as compared with the sales in 2008.

Seeing the home sales up, if only slightly from the 2008 figures is a step in the right direction, but the Louisa County real estate market still has a long way to go before it is anywhere near a stable market.  If we go by the December rate of sales with the current number of homes on the market, there is 16.11 months of inventory on the market.

The above figures are from the mls and while they are presumed correct they are not guaranteed.

Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, 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.

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. 

Copyright © 2009 by Pam Dent, all rights reserved, "Louisa County VA Real Estate Market Report - December 2009".