Charlottesville Real Estate Talk

1939 Browns Gap TPKE Charlottesville VA - Investor Opportunity

1939 Browns Gap Turnpike, Charlottesville VA home for sale.  $120,000.00  1 bedroom, 1 bath, 1080 sq ft, living room, kitchen, greatroom, den, home office, screened porch. This home on a landscaped lot is located in Albemarle County close to Crozet and Charlottesville.  At this affrodable price the darling bungalow is perfect for investors or first time homeowners.

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.

Copyright all rights reserved by Pam Dent "1939 Browns Gap TPKE Charlottesville VA - Investor Opportunity".

First published at Charlottesville Horse Farms and Country Homes.

Charlottesville Equestrian Property For Sale - New Forest Farm

It is not easy to find a small Charlottesville horse farm with a full complement of equestrian amenities.  New Forest Farm has it all: a 4 stall center aisle barn, dressage arena with all weather footing, board fenced paddocks and a well maintained 3717 sq ft 4 bedroom home in a convienient location with Albemarle County schools.  What a great value!

Charlottesville Equestrian Property

Overview Maps Photos Features Description Neighborhood

$525,000 Single Family Home Main Features 4 Bedrooms 2 Bathrooms 1 Partial Bathroom Interior: 3,717 sqft Lot: 7.76 acre(s) Location 4313 Woods Edge Rd. Troy, VA 22974 USA To get updates on open home dates and other property events, please click the "Like" button below:

---

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 Charlottesville Equestrian Property Convenient Country Home Affordable Charlottesville Home Charlottesville Country Home To Be Built Amazing Views Subscribe to our listing feed

Nearby properties for sale

Buying A Foreclosure in Charlottesville

We have all heard the news media talking about the growing number of foreclosures across the country.  Charlottesville and Central Virginia do not have as many bank owned properties on the market as many parts of the country, but we do have them.  Lured by the possibility of purchasing a Charlottesville foreclosure for a very good price, there is a lot of interest in these homes.  Both investors and buyers looking for a home to live in are curious about foreclosures.

Lets look at what the foreclosure market is like in the Charlottesville area? I will also talk about what kind of REO properties are available in our real estate market and what is involved in purchasing one?

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.

Copyright 2012 by Pam Dent all rights reserved "Buying A Foreclosure in Charlottesville".

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.

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.

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

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.

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

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

Our recent listings Charlottesville Country Home To Be Built Amazing Views Affordable Charlottesville Home Convenient Country Home Better Than New Fluvanna County Home Subscribe to our listing feed

Nearby properties for sale

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.

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

Charlottesville Seniors Real Estate Specialist

Many seniors are overwhelmed when faced with the prospect of relocating to a new home.  This is the perfect time to enlist the assistance of a seniors real estate specialist.  A real estate agent who has attained the SRES designation has been trained to assist seniors and their families with this often difficult transition.

The term senior can cover a wide range of ages and needs.  Some seniors have given a great deal of thought and planning to this next stage of their lives.  They can tell their Charlottesville senior residential specialist, exactly what neighborhood they want to live in and what kind of home they are looking for.  For others this change is thrust upon them quickly and unexpectedly as a result of an illness or other health issue or a death of a spouse.  They and their families may be bewildered and looking for answers.  It can be a very stressful time.  A real estate agent who is knowedgeable about the options that are available is a welcome asset.

Seniors and their families may need help with getting their homes ready for sale as well as packing and moving. A Seniors Real Estate Specialist will have the resources available to do these jobs that are one more thing the senior may find overwhelming.  At Montague Miller we have a concierge service with a long list of vendors who can do whatever task is needed.

At this time of transition there is a wide range of possible housing options depending on each person's situation. The senior may just want to downsize to a smaller home with one level living.  He may prefer to find a home in a golf community with a country club and activities to enrich a retiree's days.  An age restricted or active adult  community will appeal to some.  Finding a home with lawn maintenance included in the HOA is often a requirement.  Some seniors no longer drive and will want a home close in to town and public transportation or taxi service.  There are as many possibilities and combinations of possibilities as there are people.  You real estate agent who specializes in seniors relocation will be able to help you sort through all of the options to choose exactly what is best for you or your family member.

Charlottesville offers many excellent housing opportunities for the next stage of your life.  Let a Charlottesville Senior Real Estate Specialist help with your life transition.

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.

Copyright 2011 all rights reserved by Pam Dent "Charlottesville Real Estate Specialist".  Written by Pam Dent.

The United Day Of Caring Helps The Charlottesville Community

Today was the United Day of Caring in Charlottesville VA.  I consider myself lucky to be able to participate along with my colleages at Montague Miller and Company to give back to my community.

The Day of Caring was started by the United Way - Thomas Jefferson Area in 1992 "to prommote the spirit and value of volunteerism, increase the awareness of local human service agencies and schools, and demonstrate what people working together for the communities good can accomplish".  On this day every year volunteers from area companies and organizations work together to make a difference in the community by completing a variety of much needed projects.  These tasks can range from landscaping, painting, clerical duties, human service projects and construction.

A group of volunteers talk in front of the mail lodge at Camp Albemarle.

I was happy to be able to work on a project that was near to my heart.  We worked on cleaning up the 4H Camp at Camp Albemarle.  When my children were young their elementary school, the Free Union Country School, held a year end camp out on the last day of school every year.  I have fond memories toasting marshmellows around the campfire while watching the children perform skits.  We cleaned the cabins and kitchen, weeded and sewed grass, mulched, constructed a rock border, constructed window screens, and (the project I worked on) clearing tree limbs.

Volunteers sow grass seed in this photo.

Projects just like this took place all over the community today on the United Day of Caring.  What a fabulous day for the Charlottesville community.

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.

Copyright 2011 all rights reserved by Pam Dent "The United Day Of Caring Helps The Charlottesville Community".  Written by Pam Dent.

Charlottesville Horse Farms - Fall Steeplechase Schedule

September is here and the fall steeplechasing season has begun.  Nothing is more fun on a crisp fall day than to be outside in the beautiful Virginia horse country watching magnificient thoroughbred horses vie with each other on a challenging steeplechase course. Some of our Charlottesville horse farms are racing stable which enter the Virginia race meets and many of our local equestrians enjoy spectating at the races no matter what their discipline.  If you have never attended a Virginia race meet I urge you to try it and join in the excitement.

 The following is a schedule of the Virginia Fall Steeplechase Races

.

Saturday, September 10, 12:30 p.m.
Thorton Hill Hounds Point to Point
Thornton Hill Farm, Sperryville, VA
540 987-8338

Saturday, September 17, 1:00 p.m.
Blue Ridge Fall Races
Woodley Farm, Berryville, AV
540 722-6403
540 539-1577

Sunday, September
Colonial Downs
New Kent, VA
804 966-7223

Sunday, September 25, 1:30 p.m.
Foxfield Fall Races
Charlottesville, VA
434 293-9501

Saturday, October 1, 1:30 p.m.
Virginia Fall Races
Glenwood Park, Middleburg, VA
540 687-5811

Sunday October 2, 2:00 p.m.
Virginia Fall Races
Glenwood Park, Middleburg, VA
540 687-5662

Saturday, October 8, 1:30 p.m.
Morven Park Steeplechase
Leesburg, VA
703 777-2414

Saturday, October 15, 1:00 p.m.
International Gold Cup Races
Great Meadow Race Course, The Plains, VA
540 347-2612

Saturday, November 5, 12:30 p.m.
Montpelier Hunt Races
Montpelier Station, VA
540 672-0027

Charlottesville horse properties are home to many kinds of equestrian operations.  Come to Virginia for the races and while you are here make some time to tour the many wonderful farms for sale.  Who knows you may decide that its time to "come home to Virginia".

Copyright 2011 by Pam Dent all rights reserved "Charlottesville Horse Farms - Fall Steeplechase Schedule".  Written by Pam Dent.