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VOL. 31 NO. 15 n APRIL 13 - 19, 2022
30
YEARS OF REAL ESTATE
CHARLOTTESVILLE ALBEMARLE, FLUVANNA, GREENE, LOUISA, MADISON, NELSON, ORANGE, AUGUSTA
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A DREAM HOME IS GREAT, BUT THE RIGHT ONE IS BETTER. Let an agent who knows guide you.
LOUISA COUNTY
$349,900
Bev Nash 434-981-5560 • Starting when the weather improves! • 1,512 sf, 3 bedroom, 2.5 bath home on 5 acres • Similar to photo, covered porch, rear deck • Walk out, roughed in, basement • Granite countertops, stainless steel appliances • Real fireplace in the family room Albemarle, Fluvanna, Louisa County
Dan Corbin
434-531-6155
• HOMES, LAND, FARMS • New Construction Available Now • READY TO SELL? • Now Accepting Real Estate Listings • CALL FOR DETAILS Piney Mountain Subdivision, Palmyra
10+ acre Lots
$749,000
1648 SALEM CHURCH RD
Ruth Guss
434-960-0414
• 5 Bedroom, 5 Full Baths, 5,351 Fin Sq Ft • Terrace Level In-Law Apartment w/Kitchen • Separate Heated & Cooled Pub or Home Office • New 32’ x 14’ Wolf Serenity Decking w/Vinyl Rails • Paved Driveway, Fenced Rear Yard, Mature Landscape • 2 Car Attached Garage Plus a 2 Car Detached Garage
SOUTH KESWICK
$965,000
Candice van der Linde 434-981-8730
• Private One Level Living Estate • 10 Ac; Main House: 3 BR 3 BA • Separate Apt. w/ 1 BR, 1 BA • In Ground Pool, Formal Gardens, • Fire-pit, Cascading Water feature & Fenced Equestrian Ring. • Main House Terrace Level has kitchenette & Apt. - ramp to access pool • Chef’s dream kitchen & garden • MLS#626810
$340,030
14 ELM CT/TROY
KESWICK/CISMONT
Bev Nash
$524,900
434-981-5560
• Custom Virginia Farmhouse on half an acre • 3 bedroom, 2.5 bath, basement • 2,240 total sf • Hardiplank siding,standing seam metal roof • Solid oak floors, custom interior plantation shutters. • Screen porch, a dual zone Heat Pump, fireplace • Viking appliances, granite countertops, generator
$69,900
Pat Burns
434-465-4444
• Sitting amidst estates and horse properties this beautiful 5 acre lot in Keswick area for sale to build your dream home. Convenient to Charlottesville, Gordonsville. $69,900.
CHARLOTTESVILLE
$765,000
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UNDER CONTRACT
Dan Corbin 434-531-6155 • Gorgeous NEW 10+ Acre Homesites • No HOA, Common Sense C&Rs, Firefly • Close to the Lake, Dining, Shopping, Schools • Ready to Build? Be In Your New Home Summer 2022 • Your Choice of Remaining 4 Lots - $109,000 • Call for A Personal Tour - MLS 602021
434.985.0021 410 West Main Street Charlottesville, VA 22902 Downtown
Lori Click
434-326-7593
• To Be Built! The Brookwood, Similar to Photo! • 4 Bedrooms, 2.5 Baths, Attached Garage, 1.66 Acres • Upgraded Siding Accent, Wide Window Trim, 10’x16’ Rear Deck • Master Suite with Garden Tub, Double Bowl Vanity • Kitchen with Granite Countertops, Stainless Appliances • Luxury Vinyl Plank Floors, Forest View s/d offer DSL, Fiber Optic
Candice van der Linde 434-981-8730 • Very private Marshall Manor subd • Minutes to UVA & Downtown Cville • 5 BR, 3 Full updated BA, 5,418 sq.ft. • Elevated on almost 5 Acres • Detached Cottage - 1.5 Ba, Large BR • In-Ground pool, updated Kitchen • Paved drive
434.974.1500 943 Glenwood Station Ln Suite 203 Charlottesville VA 22901
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EAN FAULCONER INC. MCLFarm, Estate and Residential Brokers Farm, Estate and Residential Brokers 503 Faulconer Drive ∙ Charlottesville ∙ VA ∙ 22903
APRIL 13-19, 2022 ISSUE 3115
Annie Gould Gallery
QUARRY ROAD
Unique building lot overlooking a quarry lake. 3 private properties share lake access, sandy beach, cabana and 20 acres of common land (including a large utility barn). Amazingly beautiful! $350,000
OLD TRAIL DRIVE
Immaculate, end unit townhome in the heart of Old Trail. Mountain views from the front and back decks. Large, beautifully upgraded kitchen. Bright, open spaces. Two master suites. 2 car garage. Convenient to schools. Old Trail amenities; Coffee Shop, restaurants, gym, walking trails. Terrific lifestyle! $430,000
A unique art gallery located in the heart of historic Gordonsville.
109 S. Main Street, Gordonsville, VA • (540) 832-6352 anniegouldgallery
CALL SHARON
Over 25 years of Real Estate experience. email: callsharon.today@yahoo.com cell: 434.981.7200 WWW.MCLEANFAULCONER.COM
Semi-Custom Detached Villa Homes Surrounding ainBelvedere Pocket Park! From $589,900 Tour our Newest Model Homes and Old Trail Village Tour Tour our our Newest Newest Model Model Homes Homes inin Belvedere Belvedere and and Old Old Trail Trail Village Village Be One of the First to Pick Your Homesite!
On-site Sales Center Now Open off Rt 29N—Model Home Under Construction, and Available to Tour this Spring! OPEN DAILY 12-5 | 434-987-6522 Currituck Model in Belvedere | 905 Belvedere Blvd, Charlottesville, 22901 Currituck Currituck Model Model in Belvedere in Belvedere | 905 |Belvedere 905 Belvedere Blvd, Blvd, Charlottesville, Charlottesville, VAVA 22901 VA 22901 NorthPointe@craigbuilders.com craigbuilders.com/northpointe Villa Model in Old Trail Village | 406 Astel Crozet, 22932 Villa Model Villa Model in Old inTrail Old Village Trail Village || 406 |Astel 406 Astel St, St, Crozet, St, Crozet, VAVA 22932 VA 22932 MODEL HOMES OPEN DAILY | 434-973-3362 | craigbuilders.com MODEL MODEL HOMES HOMES OPEN OPEN DAILY DAILY 12-512-5 | 12-5 434-973-3362 | 434-973-3362 | craigbuilders.com | craigbuilders.com
Conceptual images shown. Pricing and design subject to change
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De c $6 202 49 2 M ,9 ove 00 -In !
Future Community Clubhouse/Pool
APRIL 13-19, 2022 ISSUE 3115
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EAN FAULCONER INC. MCLFarm, Estate and Residential Brokers GREENFIELDS FARM
ROUND HILL
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120-acre Albemarle County estate featuring a 5 BR manor home with views of the Blue Ridge Mountains and Rivanna Reservoir frontage. Excellent location and within close proximity to the city limits and the Charlottesville-Albemarle airport! MLS#625402 $5,450,000 Steve McLean, 434.981.1863
Circa 1904, Greek Revival-style manor home set on 763 acres of Virginia’s most beautiful countryside. The meticulously updated, 8,600 sf residence exudes character and southern charm with a grand center hall floor plan. Offers farming and/or recreation opportunities with the ideal mix of woodland, pastureland and cropland along with streams and ponds. Equestrian facilities include: 48-stall horse barn, indoor riding arena, fenced paddocks, riding trails, and more. Tranquil setting 25 miles from Charlottesville and UVA. MLS#623792 $6,295,000 Steve McLean, 434.981.1863
MADISON
Over 560 acres of wooded land on Thoroughfare Mountain in Madison County. Three contiguous parcels, completely private, with endless possibilities. Hunt, ride ATVs, camp, build a weekend retreat or a permanent residence in total serenity. MLS#621697 $2,685,000 Steve McLean, 434.981.1863
FRAYS MILL
4.15-acre lot offers privacy, great location, small subdivision, state maintained road, high speed internet available, just 3.5 miles to Rivanna Station, NGIC and 6 miles to Hollymead Center and the CHO Airport. (Owner/Agent) MLS#608508 $189,000 Jim Faulconer, 434.981.0076
GREY OAKS
In the heart of this exceptional country estate is an immaculate, 6-BR, 6.5-BA home offering outstanding views overlooking a 2-acre lake to the Blue Ridge Mtns. Total tranquility, over 53 rolling acres, wonderful outdoor spaces, & 1,800 sf barn. MLS#617485 $3,965,000 Steve McLean, 434.981.1863 greyoaksfarmva.com
RIVANDALE FARM
An oasis of tranquility and fine country living within 20 miles of Charlottesville, 14 miles to CHO Airport. 177 private acres with c.1901 classic Virginia farm house, completely remodeled and updated. MLS#626933 $3,795,000 Jim Faulconer, 434.981.0076 www.RivandaleVa.com
GARLAND FARM
Charming c. 1890 4-BR, 2-BA residence on 4 acres. High ceilings, porches, fireplaces, hardwood floors, trim work, outbuildings. Well cared for and renovated. Mature plantings and trees, views, outdoor space. Western Schools! Close to UVA. MLS#627016 $995,000 Court Nexsen, 646.660.0700
SUNNYSIDE
Remarkably large parcel located convenient to Charlottesville and UVA. Exceptional Blue Ridge views, charming farmhouse (in need of restoration). Under VOF easement but with divisions into already predetermined parcels. MLS#585228 $4,400,000 Steve McLean, 434.981.1863
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STONY POINTE
A spacious and meticulously maintained home on 57 private and protected acres, 6 miles northeast of Charlottesville. Residence features 4-6 BR, 5 full and 2 half BA, large open floor plan on the main level, plus a deluxe gourmet kitchen and generous master suite. Other interior features include 3 bedrooms and home office upstairs, plus 3,000 finished sq. ft. on the walkout terrace level. Panoramic views of the Southwest Mountains and to the west are winter views of the Blue Ridge Mountains. MLS#626941 $2,850,000 Jim Faulconer, 434.981.0076
WOOD’S END
Striking residence on 5+ acres in the heart of Keswick. Architecturally-designed with numerous high-end custom features. Gracious one level living with 3,471 fin. sq. ft. Minutes from the world class Keswick Hall, Charlottesville, UVA, and Pantops. MLS#626196 $1,195,000 Charlotte Dammann, 434.981.1250
503 Faulconer Drive| Charlottesville | VA 22903 | office: 434.295.1131 | email: homes@mcleanfaulconer.com
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BLANDEMAR FARM ESTATES
25.4 acres with varying topography and amazing rock outcroppings. Unique design opportunities to create a stunning residence with magnificent views. Convenient to Charlottesville and the University of Virginia. Fiber optic available. MLS#593358 $554,000 Charlotte Dammann, 434.981.1250
EDNAM FOREST
Wonderfully large 1.5+ acre building lot in Ednam Forest. Build your dream home on this elevated, wooded lot located in a single family community, minutes from UVA and within walking distance to Boar’s Head Resort. MLS#598537 $289,500 Steve McLean, 434.981.1863
LAMBS ROAD
Private, wooded lot, that’s conveniently close to Charlottesville, but still in Albemarle County. The property contains large, mature trees and a small stream that winds through the middle. 3 potential division rights. MLS#626128 $259,000 Jeremy Fields, 434.270.1220
RAGGED MOUNTAIN
4.32 acres, half open, with gently rolling, cleared homesite on a high plateau with lovely pastoral and mountain views. Situated in Ivy Valley, just off I-64 west of Charlottesville, less than 10 miles to the University of Virginia. MLS#622663 $525,000 Jim Faulconer, 434.981.0076
BLOOMFIELD FARM
29 acres fronting Blenheim Rd. a small agricultural & residential subdivision with CCR’s, but NO HOA. 2 buildable lots, with an historic red barn, silo, & an 8-stall stable. Driveway in place, underground power, well & water, & several building spots with mountain views. MLS#624834 $495,000 Jim Faulconer, 434.981.0076
EMERALD RIDGE
Spectacular 22-acre lot in Western Albemarle! Wooded, wonderfully private and offers the ideal location for an elevated building site with the potential for big year-round views. Western schools! MLS#621504 $295,000 Steve McLean, 434.981.1863
SIMMONS GAP ROAD
5-acre lot with mature hardwoods. Great opportunity to build with no HOA. Private building site amongst beautiful woods. Located between Free Union and Earlysville but so convenient to Charlottesville & UVA. MLS#621177 $140,000 Charlotte Dammann, 434.981.1250
BUFFALO RIVER ROAD
Elevated 21-acre tract, mostly mature hardwood forest and road frontage in northwest Albemarle. Elevated homesite offers potential panoramic Blue Ridge Mountain views with some clearing. Adjacent 21 acres also for sale. MLS#625864 $170,000 Jim Faulconer, 434.981.0076
MISSION HOME ROAD
146.88 ac. in Albemarle & Greene County. Privacy & protection adjacent to the Shenandoah National Park! Full division rights & multiple home sites. Extraordinary timberland. Views of the mountains, along with easy access to trails & Skyline Drive. MLS#620276 $1,200,000 Steve McLean, 434.981.1863
RAGGED MOUNTAIN FARM
Two wonderful estate parcels comprised of 185.01± acres in coveted Ragged Mountain Farm. Excellent elevated building site, complete privacy, and beautiful views. Murray/Henley/Western school district. MLS#621083 $1,895,000 Steve McLean, 434.981.1863
503 Faulconer Drive| Charlottesville | VA 22903 | office: 434.295.1131 | email: homes@mcleanfaulconer.com
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COMMONWEALTH DRIVE
1-story, 2,147 sf. commercial office building at corner of Westfield Road just off Rt. 29S. Zoned Commercial Office (CO) use includes administrative and business offices, medical, dental and more. CVCMLS#30317750 $749,000 Mark Mascotte, 434. 825.8610
GARTH ROAD
11.73-acre, buildable lot in Western Albemarle! One of a kind location and a rare opportunity to purchase a large lot in an estate neighborhood 10 minutes to town. 2 division rights and is gently rolling with a small stream bisecting the property. MLS#628219 $795,000 Steve McLean, 434.981.1863
APRIL 13-19, 2022 ISSUE 3115
EAN FAULCONER INC. MCLFarm, Estate and Residential Brokers
APRIL 13-19, 2022 ISSUE 3115
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FEATURE
Central Virginia
Vacation Homes:
So Much to Choose From
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C
entral Virginia is a vacation home hot spot. Mountains, rivers, lakes, wineries, breweries, and all the views and outdoor fun that come with them make it a great place to buy a second home. But the same factors that plague the rest of the housing market make it difficult to snag that ideal second home. Escalating prices, low inventory, and lots of competition lead to frustrated wannabe buyers. And just like other buyers, those buying vacation homes must modify their strategies to be successful in this pronounced seller’s market.
Perfect Storm Leads to Uptick The COVID-19 pandemic was the perfect storm to create today’s jump in demand for vacation homes. Remote work, virtual school, growing savings accounts and a desire to flee highly populated urban areas set up a cascade of potential buyers looking to invest in a second home. Data from the national housing market research firm, Zonda, show “modest
BY CARLA HUCKABEE
increases in sales of vacation homes from 2010 and then a pop in 2020.” That pop kept on popping with buyers quickly outstripping inventory. And two years later, in 2022, vacation home prices are up 31 percent. And they continue to rise. Local trends mirror the national data. “In general, the Central Virginia vacation home market is still strong,” says Trey Durham, Associate Broker with Keller Williams Alliance - Charlottesville. “We are blessed with so many points of interest in Central Virginia and their allure will not wane. “These vacation home buyers are typically from large urban areas like Washington and Richmond. They live in very densely populated areas and find respite in the Blue Ridge by renting near their favorite spots in Central Virginia. The light bulb lights up at some point after they pay big money for frequent visits to the area. They say to themselves, ‘Instead of continuing to pay someone else to stay at their place so often, I’ll just buy a place to use (when I want) and rent it out myself when I am not there.’ I have sold a number of properties to these buyers over the past 3-5 years.”
So Many Locations Halfway between Florida and Maine, Central Virginia is a great rendezvous point for east coast family and friends. Our temperate climate and four seasons make it attractive for vacationers to enjoy most outdoor sports and recreational activities year-round. “Areas along the Blue Ridge near points of interest (such as the Shenandoah National Park and anywhere with views and privacy) attract vacation goers and, therefore vacation home buyers,” says Durham. And the list continues. “Historic sites like Monticello, Montpelier, Ash Lawn, and The University of Virginia; geographic attractions such as local rivers, and lakes and state and national forests for outdoor activities like fishing and hunting, camping and hiking; resort areas like Lake Anna, Wintergreen and Massanutten Ski Resorts, which are all good draws for boating, skiing, and golfing. The list goes on and on.” Of course the demand for vacation or second home properties increases with internet availability. And since Virginia is on track for universal broadband by 2024 there is growing interest in second home ownership across our area.
“The incorporation of high-speed internet into some of these more rural areas near Shenandoah National Park and other attractions is a huge success story,” says Durham. “Kudos to localities like Nelson, Louisa, and Greene Counties for implementing plans early on to serve rural areas with broadband. “The surprise hot spot is anywhere in Central Virginia other than the local areas that have tourist and recreational draws.” Even without a headliner tourist attraction, these areas still benefit from increased demand for a second or vacation home. As potential buyers are priced out of or can’t find homes in their ideal location, a home not too far away or near a lesser-known attraction becomes more appealing. Buyers looking to get ahead of the curve (and the crowd) might look to areas that don’t have internet service now but will in a year or two. The payoff may be less competition and lower-priced homes.
Post-COVID Phenomena With COVID-19, the typical secondhome buyer profile shifted. The market is no longer dominated by retirees. John Ince, Associate Broker with Wiley Real Estate, says, “Now that broadband is either in place or coming soon nearly everywhere, our market for the still employed has widened. Work from home has become normalized.” That allows
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Lot 22B Buck Tail Court
WOW! 64X40 Garage with 12’ tall door, perfect for RV/Campers/Boats/ Cars, and any other project you can think of ! 3.4 Leesville Lake Access acres, close to Smith Mountain Lake, too! Massive garage in nice neighborhood with No Restrictions! Plenty of room for a home, too! Bring your animals and LIVE THE DREAM! Have it ALL YOUR WAY! MLS 887267 $179,500
1138 Buck Tail Court
HIGH QUALITY Stone Cottage! Hand-laid Tongue+Groove Walls & Ceilings give this unique property a Mountain Cottage Feel on 6.1 +/- ac w/634ft Gorgeous Leesville Lake Waterfront. Lg Kitchen w/Dovetail Cabinets, Granite, & LG Appliances, Large Bedroom, & 600sqft unfinished/garage Entry Level, additional 2 BR Upper (one decorated as 3rd BR). Maple, Bamboo, & Tile floors! WHAT YOU DON’T SEE: 2x8 Walls, Tilt-in Windows, ALL LED Lights, Spray Foam Insulation throughout, 2-Zone HVAC, Propane Generac Hardwired, On-Demand HWH, Bring your animals, No restrictions! 1000X POTENTIAL, or use as it is & have a wonderful get-away+room to spare! They thought of everything & built everything HIGH QUALITY- (3.5 ac & 64x40 garage also available if desired). Trail on the left side of property line (facing water) will take you to lakefront. MLS 887251 $399,500
APRIL 13-19, 2022 ISSUE 3115
SMITH MOUNTAIN LAKE REGION Leesville Lake Waterfront
WATERFRONT LOTS
$160,000 LOT 104 Greenberry Dr. Pittsville, VA 24139 MLS 866836
$135,000 LOT 13 Reservoir View Dr. Pittsville, VA 24139 MLS 811398
$119,900 LOT 76 Runaway Bay Rd. Lynch Station, VA 24571 MLS 865230
$69,500 LOT 55 Blazing Ridge Dr Pittsville, VA 24139 MLS 801903
A Lot more Lake LOTS available! Call, or email me for more options.
Reg AndeRson, ABR, GRI REALTOR®
REG ANDERSON, ABR, GRI Cell: (540) 580-6960 REALTOR® E-mail: RegAnderson@Realtor.com Cell: (540) 580-6960 www.VirginiaPropertiesAndHomes.com E-mail: RegAnderson@Realtor.com www.LeesvilleLakeRealtor.com
Showing SML by Boat!
www.VirginiaPropertiesAndHomes.com
FEATURE
2 Virginia Lakes - 2 Lake Lifestyles
Smith Mountain Lake Leesville Lake
Located near the Park, Woodstone Meadows Golf and Riding area, this spacious, bright well maintained home is ready for a new owner. Vaulted ceilings in the great room, updated floring, loft area makes for a 4th bedroom or home office, spacious rec room, large garage and level easy access lot. All you need on the main level with a walk out too. $350,000 call/text Jeff Konstant 540-908-1877 online www.MassanuttenRealty.com
Cindy Whitelock,
Broker, Managing Member
540-820-6335 mobile licensed in Va. Since 1986 View all properties www.MassanuttenRealty.com • 540-289-6335
11610 Spotswood Trl. Elkton, Va. 22827
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Built similar to this photo, construction underway take a look at this 4 bedroom 2.5 bath home with a full plumbed walkout lower level. Views of the Peak and the Blue Ridge, home will boast 9ft ceilings, 3 porches/decks, well designed kitchen with granite and island! Looking for your primary, second or investment vacation rental. Call/text Ethan Smith 540-810-1131 for details. Offered $549,900 online www.MassanuttenRealty.com
APRIL 13-19, 2022 ISSUE 3115
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Vacation Year Round at
Lake Monticello
www.monticellocountryrealtors.com
• Gated Residential Community • 350 Acre Recreational Lake with 5 Beachs • Great Fishing • City Services • Clubhouse, Pool, Tennis
• • • • •
Convenient To Shopping 18 Hole PGA Golf Course Activity groups for all ages Waterfront Homes Sold By Boat Community Tour Available at www.monticellocountryrealtors.com
Conveniently located just 25 minutes from Charlottesville, you’ll find a whole new lifestyle. Take Route 53 from C’ville to a left on VSH 618 (Lake Monticello Road). Our office is on the right
We Sell Homes by Boat! Open 7 Days a Week
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FEATURE
Monticello country, realtors 2704 Lake Monticello Road • Palmyra, VA 22963
434.589.3539 • 800.225 LAKE
buyers to maintain active employment while enjoying a second home instead of waiting for retirement. For those who work remotely, broadband allows them to spend more time at their vacation home, rather than just for a weekend or a week here and there. And that makes the pull to purchase a second home even stronger. Nationwide, the median age of vacation home buyers is getting younger. The housing market research firm Zonda reports the pre-COVID median age as 58, while post-COVID, it is 50. These younger buyers are more likely to have school-aged children, changing what they look for in a home and location. This includes more bedrooms and bathrooms, room for an office and more space for outdoor recreation. Indeed, during COVID, many buyers used their second home as their primary residence for an extended period. Called “temporary primary” or a “co-primary” home, it was their main home temporarily. They lived in the second home for a while, especially while kids were in school online, and then went back to their original residence. Greg Slater, Associate Broker with Nest Realty, witnessed the phenomena here. “Lots of people own more than one home. Co-primary homes are the new thing. People bought a vacation home during the pandemic or had it before, and for lots of reasons, they use it almost as much as their first one.” The holding power of these trends is being tested as COVID-19 becomes just another part of the landscape, and kids
and some adults are back to in-person school and work.
Pot of Gold? One obvious driver swelling the ranks of second home buyers is the incentive of having someone else pay the mortgage. The short-term rental market exploded during the pandemic, and AirDNA, the national vacation rental data expert, predicts another 14 percent increase this year. Never before has it been so easy to find someone willing to pay a significant amount of money to stay in your home. With demand and rental rates on the rise, more potential buyers see Airbnb or similar online travel agencies as the path to achieving a second home without financial strain. Even though non-cash buyers still must qualify for a mortgage, often without consideration of any potential rental income, the chance to reduce out-of-pocket costs by renting when the house isn’t being used is enticing. REALTOR® Jeff Konstant, with Massanutten Realty, has seen his share of buyers get carried away by the numbers. “The algorithms AirDNA uses to predict how much money you will make are skewed upwards. They are not even close to reality, and sometimes are off by as much as 50 percent. For buyers who rely on what the algorithm says, what they thought was going to be a pot of gold may be going back on the market soon because the numbers just don’t work. I sold 6 houses in 2021 that were bought in 2020.” In a related (and eye-opening) trend impacting this market, Zillow predicts
1221 Pinehurst Rd
797 Westwood Rd
4 BR · 2 BA · $424,900
3 BR · 3 BA · $349,900
Text 1221 to 434-337-3216
Seth Batton REALTOR®
Text 797 to 434-337-3216
Find Homes REALTORS® are licensed to sell real estate in the Commonwealth of VA. Locally owned and operated. Find Homes Realty Brokerage License # 0226033659. 145 Ednam Dr # 311, Boar’s Head Professional Ctr, Charlottesville VA 22903. 434-218-0221. Fair Housing Compliant. If you have a relationship with another Realtor, this isn’t a solicitation. Information deemed reliable but not guaranteed.
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3988 Mola Ln | Earlysville
5873 Henderson Ln | Covesville
136 Buffalo Run Rd | Stanardsville
In the country and close to town. Earlysville mini-farm on 6 acres with barn for horses and a pond. The house has 3 BRs, 2 BAs with an apartment in the basement (one bedroom, full bath and kitchen) hardwood floors..
$550,000 | montaguemiller.com/627030 Doug Burke | 434.996.6791
Custom designed TENNESSEE LOG HOME with D-log style for flat interior finish. Open floorplan with vaulted ceilings, exposed beams & skylights. HIKING & BIKING TRAILS throughout the woods on this 5.59 Acres
Incredible opportunity to make this your dream home at an affordable price! LOCATION, 15 mins to Charlottesville. Amazing MOUNTAIN VIEWS front and back. The yard is nearly level, with plenty of parking and a CARPORT.
$220,000 | montaguemiller.com/628605 Carol Costanzo | 434.962.1419
$370,000 | montaguemiller.com/628567 Mike Gaffney | 434,760.2160
2370 Saddle Hollow Rd | Crozet Custom built cedar home on over 15 acres with Spectacular mountain and valley views with in a easy drive to all of central Virginia. 5 spacious BRs, 3½ BAs. Bright expansive open kitchen. Master suite with private balcony
$450,000 | montaguemiller.com/VACO2000020 Melissa Garrison | 540.661.2353
$799,000 | montaguemiller.com/627937 Doug Burke | 434.996.6791
1102 Locust Ave | Charlottesville Very Convenient Attached 2 bedroom, 1½ BA home just north of downtown on Locust Avenue. Private backyard. Sold “ As Is”.
$270,000 | montaguemiller.com/628814 Brad Conner | 434.953.8124
FEATURE
816 Druid Ave | Charlottesville Cozy Corner Lot , Belmont in the heart of the city! Walking distance to Belmont Park and City of Charlotteville. Fenced back yard , shed with Paved off street parking and on street. Home offers 3 bedrooms 1 full bath.
APRIL 13-19, 2022 ISSUE 3115
YOUR PLACE. OUR PURPOSE.
MONTAGUEMILLER.COM | 800.793.5393 CHARLOTTESVILLE | MADISON | CULPEPER | ORANGE | AMHERST/NELSON
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APRIL 13-19, 2022 ISSUE 3115
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that in 2022 a significant number of first-time homebuyers will purchase vacation homes and continue to rent their primary residence. The logic is appealing. Many vacation homes are less expensive than other homes. And renting the vacation home out when the buyer is not using it can significantly offset the cost of ownership. Who wouldn’t love to have a condo at Wintergreen Resort paying for itself? The bonus is you get to use it occasionally. But buyer beware. It’s possible that when you are ready to quit renting and buy your permanent home, you may have used up your borrowing power. You’ll also need the time, energy, and skill set to be a landlord, paying for maintenance and repairs. And there may be unwelcome tax implications. It’s not all easy money.
agement on the part of early adopters unable to control the tenants and their activities. “Greene County recently changed the zoning code in R-1 residential areas to ban the vacation rental business and keep these residential communities from becoming transient, to the glee of the majority of permanent residents.” Regulations already on the books are easy enough for a buyer to find. But a local REALTOR® may be able to clue in a buyer about complaints and conversations at a municipal or county meeting that may hint at future bans. For buyers relying on income from the short-term rental market, the safest bet is to stay out of neighborhoods and subdivisions. Instead, focus on places like Wintergreen Resort in Nelson County, Massanutten Resort in Rockingham
RELIABLE. RESPONSIBLE. REALTOR.® For an ally who reflects your values, look for the R.
FEATURE
REALTORS® are members of the National Association of REALTORS®
THE
Staff:
EDITORIAL COORDINATOR
Celeste Smucker • REWeditor@c-ville.com
MARKETING SERVICES
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Trust the Local Pros The real experience for you as a second home buyer may be far different than any predictions from AirDNA or Zillow. The best strategy to protect your interests and successfully purchase your dream second home is to find local partners you can trust. Your REALTOR® and lender can best advise you on how to move forward with a vacation or second home purchase. Should a non-cash buyer get a second home mortgage or are there advantages to an investment property loan? Only a lender who spends the time discussing the buyer’s specific plans will know the answer to that question. A local REALTOR® in tune with a buyer’s target areas can also be invaluable. Besides knowing what might be coming on the market before it hits the MLS, she may be aware of local factors affecting the desirability of a vacation property. This includes any regulations that might affect future profitability. Durham says, “Many localities and neighborhoods have begun to regulate and zone out short-term rentals. You need to consider this when searching for a property you may wish to rent. The biggest reason for this has been misman-
County, most of Lake Anna in Orange and Louisa Counties, and other areas where short-term rentals are welcome, and likely always will be. Buyers with no interest in renting their second home when not in use have more options. Short-term rentals are not permitted inside the gate at Lake Monticello. But many homeowners use the Lake as their vacation home, coming on weekends, holidays, and summers. It’s not uncommon for buyers to stop their search once they see all that Lake Monticello has to offer. Many become fully committed to having a vacation home at the Lake so they can live a “cabin in the woods” lifestyle, complete with all the amenities. If so, it’s wise to use the REALTORS® who know Lake Monticello best. Central Virginia has so many perfect places to enjoy a second home. So perfect, in fact, Slater says “It’s not at all uncommon to see second homes shift to co-primary homes and then to primary homes, as the owners end up wanting to spend more and more time right here.” Carla Huckabee writes about high-performing real estate.
Beth Wood beth@c-ville.com • 434.996.4019
Faith Gibson ads@c-ville.com
DESIGNER
Tracy Federico designer@c-ville.com All advertising published in the REAL ESTATE WEEKLY is believed to be truthful and accurate. No advertising will be published in the Real Estate Weekly if it is known to be inaccurate or untruthful, but this publication does not warrant, nor is it liable for, the accuracy or truthfulness of the advertising placed within this publication. Neither the Real Estate Weekly, Inc., nor its corporate parent, the C-VILLE Weekly, assume any responsibility and shall have no liability whatsoever for errors, including without limitation, typographical errors or omissions in the REAL ESTATE WEEKLY. The Real Estate Weekly, Inc. reserves the right to edit or refuse any advertising it deems inappropriate or misleading. No advertising will be published in the Real Estate Weekly if it is known to be inaccurate or untruthful. Every effort has been made to assure accuracy, but this publication does not warrant, nor is it liable for the advertising placed within this publication. This publication will not accept advertising that refers to or attempts to establish fees or rates of commissions charged for services rendered. All real estate advertised herein is subject to the Federal Fair Housing Act, which makes it illegal to advertise “any preference, limitation, or discrimination because of race, color, religion, sex, handicap, familial status, or national origin, or intention to make any such preference, limitation, or discrimination.” Virginia Fair Housing Law also makes it illegal to discriminate because of elderliness (age 55 and over). We will not knowingly accept any advertising for real estate which is in violation of the law. All persons are hereby informed that all dwellings advertised are available on an equal opportunity basis.
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308 E. East Main Street • Charlottesville, VA 22902 • e-mail: ads@c-ville.com Send your news and/or press releases to editorREW@gmail.com
11 APRIL 13-19, 2022 ISSUE 3115
FEATURE
When it comes to housing, little things shouldn’t make a difference. If you have children or are pregnant and a landlord refuses to rent to you, requires a higher security deposit, limits the use of facilities, or says you can only live in certain areas of a housing complex ... that could be discrimination. And housing discrimination because of familial status is against the law. If you believe you may be a victim of housing discrimination, contact HUD or your local Fair Housing Center:
Your Choice. Your Right. Your Home. A public service message from the U.S. Department of Housing and Urban Development in partnership with the National Fair Housing Alliance. The federal Fair Housing Act prohibits discrimination because of race, color, religion, national origin, sex, familial status or disability. For more information, visit www.hud.gov/fairhousing.
THE REAL ESTATE WEEKLY WWW.C-VILLE.COM
Visit www.hud.gov/fairhousing or call the HUD Hotline 1-800-669-9777 (voice) 1-800-927-9275 (TTY)
OPEN 11/3 | 12-3pm 511 Shelton Mill Rd Charlottesville , VA Fox Haven offers private retreat & convenient location. Minutes to shopping & amenities including Harris Teeter Grocery, UVA Healthcare.
12570 Chicken Mountain Rd Orange , VA Home built in 2000 from reclaimed materials - 100 acres is enhanced by being in the middle of a couple of thousand acres
Duke & Sharon Merrick REAL (434) 242-8355
Jane Porter Fogleman (434) 242-8355
6057 Gordonsville Rd Keswick , VA
12570 Chicken Mountain Rd Orange , VA
Brook Hollow - Comfortable and manageable Keswick estate of 38 acres. Spectacular setting, opposite Castle Hill and adjoining Keswick Vineyards. Steve White (434) 989-4415
Home built in 2000 from reclaimed materials - 100 acres is enhanced by being in the middle of a couple of thousand acres
ESTATE SERVICES
Jane Porter Fogleman (434) 242-8355
PRICE REDUCED 12570 Chicken Mountain Rd CROZET Orange , VA BUNGALOW 12570 Chicken Mountain Rd
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(434) 242-8355 434-242-8355 Jane Porter Fogleman (434) 242-8355
511 Shelton Mill Rd
6057 Gordonsville Rd
6057 Gordonsville Rd
CONDO UNIT Keswick , VA Rd WATERFRONT12570 Keswick , VA 511 Charlottesville Shelton Mill Rd, VA HILLTOP HOUSE 6057 Gordonsville Chicken Mountain Rd FoxCharlottesville Haven offers private & - Comfortable and B-2 MarinaBrook Hollow - Comfortable and , VA retreat 655 Harrison StreetBrook Hollow Point Road Keswick , VA Orange , VA convenient location. Minutes to shopping & manageable Keswick estate of 38and acres. manageable Keswick of 38 acres. Fox Haven offers private retreat & 3 BA, 2795 SQ Brook Hollow - Comfortable Home built in 2000 from reclaimed 4 BR, FT 3 BR, 2.5 BA, 1848 SQ FTestate amenities including HarristoTeeter Grocery, Spectacular setting, opposite and Spectacular setting, opposite Castle Hill convenient location. Minutes shopping & manageable Keswick estateCastle of 38 Hill acres. materials - 100 acres is enhanced byand $479,500 mls 628406adjoining Keswick Vineyards. $359,500 mls 628129 UVA Healthcare. adjoining Vineyards. amenities including Harris Teeter Grocery, Spectacular setting, opposite Castle Hill and being in theKeswick middle of a couple of Duke & Sharon Merrick Steve White Maury Atkinsthousand Steve White Steve White UVA Healthcare. adjoining Keswick Vineyards. acres (434) 989-4415 (434) 989-4415 242-8355 Duke &(434) Sharon Merrick 434-242-8355 540-223-2719 Steve White (434) 242-8355
(434) 989-4415
Jane Porter Fogleman (434) 242-8355
OPEN 11/3 | 12-3pm 12570 Chicken Mountain Rd END UNIT BRIGHTLY-LIT 12570 Chicken Mountain Rd Orange , VA Edmond 1118 Court Orange Home built in 2000, VA from reclaimed
511 Shelton Mill Rd THE BROOKWOOD 6057 Gordonsville Rd 12570 Chicken Mountain Rd THE PINELAND 511 Shelton Mill,Rd Charlottesville VA 6057Keswick Gordonsville Rd 12570 Chicken Mountain Rd , VA Georges Mill Road 0 Holly CircleOrange , VA Charlottesville , VA Fox Haven offers private retreat & Keswick , VA Orange Brook Hollow - Comfortable and Home built in 2000, VA from reclaimed BR,from 2.5 BA, 1806 SQ FT convenient 4 shopping BR,&2.5&BA, 1982 SQ FT Hollow 4 BR, 2.5 BA, 1610 SQ FTfrom Fox Haven offersMinutes private retreat location. to Home built- 100 in3 2000 reclaimed Brook - Comfortable and Home built- 100 in 2000 reclaimedby materials acres is enhanced by manageable Keswick estate of 38 acres. materials acres is enhanced location. Minutes to shopping & amenities including Harris Teeter Grocery, $347,500 mls $391,840 mls 625479 $323,750materials mls materials 100middle acres isofenhanced by 628113 convenient manageable Keswick estate of 38 acres. 100middle acres isofenhanced by being in- the a couple of Spectacular setting, opposite Castle Hill and being626359 in- the a couple of Harris Teeter Grocery, UVA Healthcare. being in the middle of a couple of Spectacular setting, opposite Castle Hill and in the middle of a couple of thousand acres adjoining Keswick Vineyards. thousand acres Susan Cameron Reres amenities including Susan Stewart Susan being Stewart UVA Healthcare. Duke & Sharon Merrick thousand acres adjoiningSteve Keswick Vineyards. thousand acres White
Jane Porter Fogleman 434-953-5552 Jane(434) Porter Fogleman 242-8355 (434) 242-8355
Duke(434) & Sharon Merrick 242-8355 (434) 242-8355
434-242-3550
Steve989-4415 White (434) (434) 989-4415
Jane Porter Fogleman 434-242-3550 Jane(434) Porter Fogleman 242-8355 (434) 242-8355
UNDER CONTRACT
511 Shelton Mill Rd BUCOLIC SETTING ON6057 Gordonsville Rd BUILDMountain YOUR DREAM HOME! 12570 Chicken Rd 511 Shelton Mill Charlottesville , VARd SCENIC CORRIDOR 6057 Gordonsville 12570 Chicken Rd Lane Keswick , VA Rd Orange Mountain , Allen VA Farm Charlottesville ,retreat VA Fox Haven offers private & Orange , VA Keswick , VA and Home built in 2000 from reclaimed Brook Hollow - Comfortable
TRANQUIL12570 PARCEL INMountain Rd Chicken 511Orange Shelton, Mill VA Rd BEAUTIFUL SETTING Charlottesville Home built in 2000 from, VA reclaimed 33 bucolic acres with stream Maury Shores Fox Haven offers private & & River Road Fox Road Haven offers private retreat by & convenient location. Minutes toretreat shopping Home built in 2000 reclaimed Brook Hollow - Comfortable and materials - 100 acresfrom is enhanced by manageable Keswick estate of 38 acres. materials - 100 acres is enhanced $475,000 mls 628512 Gently-rolling 4.16 acres zoned B2 5.05 acre tract in Fluvanna County convenient location. Minutes to shopping convenient location. Minutes to shopping & amenities including Harris Teeter Grocery, & materials - 100 acresof is aenhanced manageable Keswick estate of 38Hill acres. being in the middle couple ofby Spectacular setting, opposite Castle and being in the middle of a couple of amenities including Harris Teeter Grocery, mls 619269 amenities including Harris Teeter Grocery, UVA Healthcare. Morgan $499,900 $64,900 mls 617575 being in the middleacres ofTodd a couple of Spectacular setting, opposite Castle Hill and thousand adjoining Keswick Vineyards. thousand acres UVA Healthcare. UVA Healthcare. Duke & Sharon Merrick acres adjoining Keswick Steve WhiteVineyards. Janethousand Porter Fogleman Jane Porter Fogleman 434-962-8054 Susan Perkins Susan Perkins Duke & Sharon Merrick Duke & Sharon Merrick Steve White (434) 989-4415 (434) 242-8355 Jane Porter Fogleman (434) 242-8355 (434) 242-8355 540-460-4397 540-460-4397 (434) 989-4415 (434) 242-8355 (434) 242-8355 (434) 242-8355
CHARLOTTESVILLE | 434.955.5155 WESTERN ALBEMARLE | 434.205.4355 ZION CROSSROADS | 434.589.2611 GREENE COUNTY | 434.985.2348 12570 Chicken Mountain Rd Orange , VA Home built in 2000 from reclaimed materials - 100 acres is enhanced by being in the middle of a couple of thousand acres
511 Shelton Mill Rd Charlottesville , VA Fox Haven offers private retreat & convenient location. Minutes to shopping & amenities including Harris Teeter Grocery, UVA Healthcare.
VIEW LISTINGS ONLINE
6057 Gordonsville Rd
12570 Chicken Mountain Rd Orange , VA
Brook Hollow - Comfortable and manageable Keswick estate of 38 acres. Spectacular setting, opposite Castle Hill and adjoining Keswick Vineyards.
Home built in 2000 from reclaimed materials - 100 acres is enhanced by being in the middle of a couple of thousand acres
WWW.HOWARDHANNA . C O, VA M Keswick