Charlottesville Real Estate Talk

What should we offer? What will they take?

Fri, 11 May 2012 06:04:52 -0700

When making an offer on a home, buyers want to get the home but they are also scared that they may end up paying too much. In this market especially it is important to them to purchase the home at the best possible price. Looking at comparable sales is one of the best ways to determine what price to put on your offer.

Via Richard Witt - Broker/Owner - Beth Witt (RE/MAX Wittney Estates):

What Should We Offer? What Will They Take?

A question frequently asked of agents by buyers once they have found a home that they like is:

“What will they take?” or, “What should we offer?”

The law of licensing does not allow an agent hired by the seller to quote a price other than the asking price of the property.

So what is a buyer without buyer representation to do?

The buyers would be better served by requesting that the agent provide them with a computer print-out of all the properties that have most recently sold which are similar to the property they are interested in making an offer on.

These comparables will give the buyer accurate and factual pricing information. The agent will then be in a position when they present the offer to the seller to advise the seller that the buyer arrived at their offer to purchase based on the most recently sold comparable properties in the area.

Offers to purchase based on fact and not fear or emotions are often received more favorably by the seller. Offers based on hearsay information are often withdrawn after acceptance, due to the fact that the buyer is unsure of the value of the property and fearful that they have overpaid.

A bank appraiser will appraise the property before a loan is granted. The appraiser relies on sold comparable properties to determine value. A buyer, with the help of a buyer agent, can do likewise.

It is important to remember that fair market value does not address intrinsic value, the private value that a property has to a specific buyer. A buyer that forms an emotional attachment to a property or has a rare need may sometimes pay more than fair market value, however the property must appraise before a loan will be granted.

Call today for a free property evaluation you may be eligable for a tax

deduction or a deduction in your homeowners insurance.

516 - 795-6900

5 THINGS SELLERS MUST REQUIRE OF A REAL ESTATE AGENT

HOME STAGING IS NOT A SUBSTITUTE FOR PROPER PRICING

IT'S A PRICE WAR AND A BEAUTY CONTEST

THE WORSE HOME SELLING MISTAKES

CALL US TODAY TO GET YOUR HOME SOLD 516-795-6900

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Charlottesville Country Home At A Great Price - 130 Oaks Lane, Madison VA

Wed, 21 Mar 2012 19:01:48 -0700

Charlottesville Country Home At A Great Price - 130 Oaks Lane, Madison VA

Price reduction on a lovely Charlottesville Country home. 130 Oaks Lane, Madison VA is conveniently located minutes from route 29 and an easy commute to Charlottesville and Culpeper. It is an especially good choice for anyone who works at NGIC and DIA.

130 Oaks Lane is a spacious 4 bedroom home on a 3 acre private lot. Now priced at $299,000 it is a great deal. The main floor features a flowing open floor plan with a family room with a wood burning fireplace to gather around on those chilly winter nights, and a sunroom open to the roomy kitchen. There is a large formal living room wihich is open to the dining room with bay window. The entire first floor sports hardwood floors. A half bath finishes this level.

The second floor offers a large master suite with a vaulted ceiling, walk-in closet and attached bath with whirlpool tub and walk-in shower. There are two additional bedrooms on this level, one containing a cedar closet and there is a hall bath.

The walkout terrace level includes a fourth bedroom and full bath. There is a lot of space for you to finish as a recreation, media or exercise room.

The yard is open with room for a garden, but it is surrounded by trees offering total privacy. There is a large screened porch with a ceiling fan off of the sunroom for your outdoor enjoyment.

Charlottesville Country Home 130 Oaks Lane, Madison VA

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.

1939 Browns Gap TPKE Charlottesville VA - Investor Opportunity

Thu, 15 Mar 2012 18:45:47 -0700

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.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

First published at Charlottesville Horse Farms and Country Homes.

Charlottesville Equestrian Property For Sale - New Forest Farm

Wed, 07 Mar 2012 06:09:09 -0800

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

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Charlottesville Golf Communities Real Estate Market Report - Glenmore 2011

Wed, 29 Feb 2012 18:43:34 -0800

Glenmore Real Estate Market Report - January 2012

This Glenmore real estate market report will examine the sales of single family detached homes in the Charlottesville golf community of Glenmore.

There were not any homes sold in Glenmore during January or 2011 so we will just look at January 2012 figures.

January 2012 average list price $592,333.
January 2012 average sale price $553,333.
January 2012 median sold price $493,000.
January 2012 %sold/list 93.41%.
January 2012, 3 Glenmore homes sold.

Home sales in the Charlottesville golf course neighborhood of Glenmore have been flat over 2011 as compared with 2010. We have been seeing an increase in real estate activity in Albemarle County during January. Hopefully this will extend to the Glenmore real estate market.

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

Home : Blogs : Pam Dent - REALTOR Charlottesville Virginia Homes and Horse Farms : Pam Dent -Charlottesville, Albemarle,VA's Blog

Buying A Foreclosure in Charlottesville (edit/delete)

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?

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

First published at Charlottesville Golf Communities.

Buying A Foreclosure in Charlottesville

Sun, 19 Feb 2012 14:31:03 -0800

Buying A Foreclosure in Charlottesville

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Charlottesville Farms Real Estate Market Report - Yearend 2011

Sat, 21 Jan 2012 13:11:37 -0800

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.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Charlottesville Golf Communities Offer Top Courses

Tue, 17 Jan 2012 20:43:55 -0800

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 -0800

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 -0800

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 -0800

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 -0800

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 -0800

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 -0800

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 -0800

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

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