Charlottesville Real Estate Talk

Charlottesville Farms Real Estate Market Report - Yearend 2011

Sat, 21 Jan 2012 13:11:37 -0500

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.

Charlottesville Golf Communities Offer Top Courses

Tue, 17 Jan 2012 20:43:55 -0500

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.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Buying A Foreclosure In Charlottesville - How Much Should I Offer

Fri, 09 Dec 2011 22:57:07 -0500

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.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Charlottesville Country Home To Be Built

Sat, 07 Jan 2012 22:32:32 -0500

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

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

Wed, 21 Dec 2011 15:21:58 -0500

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

Thanksgiving Greetings From Charlottesville Horse Farms

Thu, 24 Nov 2011 11:05:50 -0500

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.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Charlottesville Golf Communities - Don't Forget Lake Monticello

Wed, 23 Nov 2011 21:42:04 -0500

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.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Albemarle County VA Real Estate Market Report - October 2011

Thu, 17 Nov 2011 18:13:02 -0500

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.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Incredible Views - 96 Ledges Ln Afton

Wed, 16 Nov 2011 22:43:43 -0500

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

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

Listed by: Montague Miller & Co/Pam Dent

Our recent listings

Amazing Views
Better Than New Fluvanna County Home
Gorgeous Central Virginia Farm
River Rock Farm
Charlottesville Horse Farm - Hayground

Subscribe to our listing feed

Nearby properties for sale

Charlottesville Country Home Sold - 65 Turkey Lane

Sun, 30 Oct 2011 20:44:22 -0400

Charlottesville Country Home Sold - 65 Turkey Lane

65 Turkey Lane, Faber VA.

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.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Written by Pam Dent.

Charlottesville Seniors Real Estate Specialist

Mon, 03 Oct 2011 19:07:06 -0400

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.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

The United Day Of Caring Helps The Charlottesville Community

Wed, 21 Sep 2011 22:04:27 -0400

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.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Charlottesville Horse Farms - Fall Steeplechase Schedule

Thu, 15 Sep 2011 15:07:51 -0400

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".

Glenmore Homes For Sale - Real Estate Market Report - August 2011

Thu, 08 Sep 2011 22:19:48 -0400

Glenmore Homes For Sale - Real Estate Market Report - August 2011T

This Glenmore real estate market report will focus on the sales of single family detached homes during August 2011.

August 2010 average list price $897,000.
August 2011 average list price $499,000.

August 2010 average sale price $805,000.
August 2011 average sale price $481,500.

August 2010 median sold price $805,000.
August 2011 median sold price $481,500.

August 2010 %sold/list 89.74%.
August 2011 %sold/list 96.49%.

1/1/2010 - 8/31/2010, 19 Glenmore homes sold.
1/1/2011 - 8/31/2011, 17 homes sold in Glenmore.

There are currently 41 homes listed for sale in the Glenmore golf community. The homes are priced from $439,000 to $1,995,000.

The main thing that these figures show us is that we need to see a lot more sales to significantly lower the existing inventory. From the July and August pending numbers we can expect that our September sold numbers will remain low.

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

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Charlottesville VA Real Estate Market Report - August 2011

Wed, 07 Sep 2011 22:31:24 -0400

Charlottesville VA Real Estate Market Report - August 2011

This Charlottesville VA real estate market report examines the sales of single family detached homes in the city of Charlottesville.

August 2010 average list price $374,466.
August 2011 average list price $381,601.

August 2010 average sale price $355,163.
August 2011 average sale price $347,421.

August 2010 median sold price $303,450.
August 2011 median sold price $295,000.

August 2010 %sold/list 94.84%.
August 2011 %sold/list 91.04%.

1/1/2010 - 8/31/2010, 191 Charlottesville homes sold.
1/1/2011 - 8/31/2011, 191 homes sold on the Charlottesville real estate market.

We can see that the sales of single family detached homes in the city of Charlottesville have remainded flat as compared with 2010 for the year to date. The median sale price in the Charlottesville real estate market has gone down as compared with last year, but on a good note inventory has gone down as well. We can also see from the pending sales that the summer real estate activity in July and August has not been as strong as it was in June. However this is not unexpected. July and August are vacation months for many people. Now that school has started I hope that we will see an increase in sales for September and October.

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

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.