Charlottesville Real Estate Blog

O.K., so Charlottesville is about 2 1/2 hours from the Chesapeake, does that mean boating is a non-sport for us, here?  This came up because I just met a yacht broker based out of–yup, you guessed it, Charlottesville!  So, when a client recently asked me about boating, kayaking, canoeing, etc., I thought I would delve into the matter and see what I came up with.  Here goes!

Let’s explore Boating In Charlottesville!

1.  Kayaking and Canoeing: A list of suitable major lakes and rivers follows. I did not get into smal ponds.

2.  Sailing Clubs:

Member Sailing Organizations in Virginia

Sailing Clubs on the Chesapeake

3.  Marinas:

Anna Point Marina

High Point Marina

Deltaville Marinas (on the Chesapeake, where I have my 28′ Formula)

4.  Local Large Lakes

A.  Sugar Hollow Reservoir
B.  Beaver Creek Lake
C.  Lake Albemarle
D.  Lake Anna
E.  Smith Mountain Lake
F.  Lake Monticello
G. Lake Hollymead-in the Forest Lakes sub-division, Charlottesville
H. Ruritan Lake-Fluvanna
I.  Totier Creek Reservoir
J.  Charlottesville Reservoir a.k.a.Ragged Mountain Reservoirs
K. Smith Mountain Lake
L.  Mint Springs
M. Lake Monocan-Wintergreen Resort
List of All Fishing Holes In Charlottesville and Albemarle County With USGS Contour Maps:

Albemarle Fishing Waters

5.  Rivers

A.  The Rivanna
B.  The James
C.  Moormans River
D.  Mechums River

List of Virginia Scenic Rivers

6.  Parks/Recreation Areas (with navigable waters)

A.  Chris Green Lake: no gas powered engines allowed
B.  Walnut Creek
C.  Mint Springs
D.  Darden Towe-with access to the Rivanna River

7.  Tubing !

8. Canoe Livery

9. Rivanna Rowing Club

List of Outfitters:

1.  Mountain River Outdoors

2.  Blue Ridge Mountain Sports

3.  Blue Hole Canoe Company-Gordonsville

4.  Extreme Sports

5. Dick’s Sporting Goods

I love the water, I’m a Pisces afterall!

So I’ll see you out there on the river lake, or ocean. Remember, be responsible DON’T drink and boat.

Feel free to contact me:

Fulton@kw.com

434-220-2228

Check out my web site: Fulton’s Site

I love living in Forest Lakes, I think it’s one of the nicest places to live in, and around, Chsrlottesville, Va.

1. Contoured landscape hides the fact that you are in a large development with over 1500 homes!  Trees, hills, lakes, and manicured landscaping.  Add a hot air balloon flying overhead at least twice a week!

2. Self contained schools with bus transit.

3. Basketball courts, volleyball nets, tennis courts, 2 pools (one with a water slide!), work-out facilities, baseball and soccer fields, and miles of trails for biking/running/walking.

4.  Easy access to downtown, shopping, Washington, DC, or east and west on I-64.

5.  Hundreds of kids–it seems like we live in a child migration zone with everyday herds of ‘em ambling around the neighborhood.

So I wanted to keep you up with the real state trends in this Charlottesville suburb called Forest Lakes.

First, a round-up of Charlottesville real estate sales in the past 3 months (Forest Lakes only):

July Sold Property Analysis

Address                        List Price         Sold Price             DOM               % Chg              SP/Sqft

3136 RIDGEFIELD RD     $339,000         $321,000               7                    5.3%            $160.66
2668 KENDALWOOD LN  $484,500         $438,000             467                  9.6%            $122.65

Total Averages              $411,750         $379,500             237                  7.5%            $141.66

August Sold Property Analysis

Address                        List Price         Sold Price              DOM               % Chg              SP/Sqft

2030 LEYLAND DR          $349,900         $330,000              18                   5.7%            $149.46
2628 FERNLEAF RD        $399,000         $385,000              70                   3.5%            $233.47
1979 SHADYBROOK TRL $459,000         $440,000             121                  4.1%             $163.45
2565 KENDALWOOD LN  $490,000         $480,000               9                    2.0%            $88.89

Total Averages              $424,475         $408,750              54                   3.8%             $158.82

September Sold Property Analysis

Address                        List Price          Sold Price              DOM                % Chg             SP/Sqft

3061 AMBERFIELD TRL   $409,900          $410,000             110                 -0.0%            $170.8
33374 TURNBERRY CIR  $574,950          $617,391               63                 -7.4%           $181.43
3117 EDGEWATER DR     $765,000          $725,000             212                  5.2%            $146.02

Total Averages              $583,283          $584,130             128                  4.2%            $166.09

Currently 16 properties for sale in Forest Lakes.

Lowest Price                 Highest Price         Average Price             Avg Price/Sqft

$259,900                     $579,500         $368,487                           $171

*(This does NOT include condos)*

I’ve put the MLS notes as descriptors.  If you want to see MY take on some of these, or to see if they made my Top 10 Best/Worst Home Buys In Charlottesville, GoTo:  Top 10 List

1. 3133 RIDGEFIELD RD  $259,900 and you’d get my 20% Buyer Rebate = $1,559 cash at closing.

This wonderful truly affordable home in coveted Forest Lakes North allows you to relax.The house is ready to move into - absolutely great condition.Dramtic beautiful location on cul-de-sac. A one-level home with an open floorplan. Immediate occupancy.

2. 1744 WINTERBERRY CT  $279,900  and you’d get my 20% Buyer Rebate = $1,679 cash at closing.

Beautiful home in Forest Lakes North! This home is in immaculate condition. Features include gorgeous hardwood floors, fresh paint throughout and a cozy breakfast nook. This home is on a private lot on a cul-de-sac. The large backyard is fenced and includes a storage shed. A gate leads to miles of walking trails. The home also features a large screened-in back porch that your family will enjoy all Spring, Summer and Fall. Forest Lakes boasts two swimming pools a fitness center & tennis courts.

3. 1166 RUSTIC WILLOW LN  $299,900  and you’d get my 20% Buyer Rebate =$1,799 cash at closing.

Open floor plan, 9′ceilngs on 1st floor, 2-story foyer, tray ceilings in DR & MBR. Cheerful, sunny interior. Great Room has FP w/built-in TV cabinet above. Hdwd. floors on most of main level, 1st floor Master BR w/adj. luxury bath-dbl.vanities & garden tub, 3 BRs up, 1 is the bonus room over garage(might also be used as playroom,studio,etc.) Custom window shades, security system. Back yard fenced, has shed.Lawn maintenance provided by HOA. Near new shp.Ctr. & NGIC.

4. 3209 TIMBERWOOD PKWY  $324,900  and you’d get my 20% Buyer Rebate = $1,949 cash at closing.

Freshly painted and ready for you to move in you will find this two story Colonial in the north section of Forest Lakes. There are two attics for your storage. There is a wonderful garden spot already started for you. The Sellers are offering $5,000 in closing costs with an acceptable offer. They have found another home and are very motivated to move.

5. 2013 LOCKE LN  $329,900  and you’d get my 20% Buyer Rebate = $1,979 cash at closing.

Set on a quiet cul-de-sac in Forest Lakes North. Beautiful, updated 4 br(all on 2nd floor), 2.5 bath home. LR w/bay window, lovely DR, FR w/wood burning f/p, built-in bookcases,eat-in kitchen w/huge deck, fenced yard, plus rec room, office, patio, storage,lovely slate walkway, freshly painted,new carpet upstairs. Extensive landscaping w/mature trees.PLUS: ALL NEW: Fisher/Paykel W/D, HeatPump, paved drive,full light kitchen door,Refrig,light fixtures,& faucets.Walk to pool,tennis, GREAT SCHOOLS!

6. 1969 HEATHER GLEN RD  $345,000  and you’d get my 20% Buyer Rebate = $2,070 cash at closing.

Adorable, one owner Cape Cod on a cul-de-sac, with first floor master bedroom. In excellent condition- family room,/dining room combo, 2 fireplaces, large storage area, rec room in lower walk out area, 2 car garage. Improvements include new heat pump, gas furnace (dual fuel high energy saver system) dishwasher & carpet. Excellent value in great neighborhood.

7. 1853 STEEPLECHASE RUN  $345,000  and you’d get my 20% Buyer Rebate = $2,070 cash at closing.

NEW hardwood floors in foyer and dining room, NEW carpet in family and living rooms. Bright eat-in kitchen opens to family room w/built-in bookcases around fireplace. Basement play room and workshop. FENCED backyard. Great schools. Save gas - WALK to everthing - shopping, pool, tennis, day-care, soccer & playground.

8. 2190 TIMBER MDWS  $358,588  and you’d get my 20% Buyer Rebate = $1,434 cash at closing.

Reduced Again!! This elegant home is located in Forest Lakes a short distance from the lakes, pool & tennis club. It boasts an eat-in kitchen with pantry and all new appliances. The kitchen is attached to both the great room & dining room, which is great for entertaining or relaxing with the family. Upstairs you will find a large master bedroom with two closets, new ceiling fan, attached master bathroom with jet soaking tub, separate shower and vanity. The landscaping is perfectly maintained.

9. 1864 AMBERFIELD DR  $359,900 and you’d get my 20% Buyer Rebate = $ 2,159 $cash at closing.

Welcome Home to Charlottesville conveniences without the city feel. Completely Updated and ready to move into. This home is located in sought after Forest Lakes you have a community within a community. Forest Lakes has two large swim/tennis clubhouses with all the amenities, lakes, walking/biking paths, etc. 15 Minutes to UVA! Come Home to Vacation! Low HOA dues too! Call for details. Purchaser will receive 8 day 7 night Hawaiian Lodging Accomodation Certificate upon Closing.

10. 2195 TIMBER MEADOWS  $359,900  and you’d get my 20% Buyer Rebate = $2,159 cash at closing.

Price Reduction on well maintained Colonial with 3 bedrooms, 2.5 baths on private cul-du-sac lot in Forest Lakes North. Partially finished basement for future expansion. Open, light, Kitchen/Family Room combination for great entertaining flow. Private first floor home office. Substantial usable storage space. You will want to visit toappreciate.

11. 1916 BECKER LN  $395,000  and you’d get my 20% Buyer Rebate = $2,370 cash at closing.

5bedrooms with large family room, eat-in kitchen, rear deck, new wood flooring in DR,LR & Family Room, new tile floor in kitchen, breakfast nook, all bathrooms. New carpet upper and lower floors, 2-car garage with workbench area, many appliances to convey.A full range of neighborhood amenities including lakes,trails,tennis & swimming. Convenient location to airport, upscale retail & grocery shopping, excellent choice of restuarants.

12. 2726 JASMINE TERRACE  $419,000  and you’d get my 20% Buyer Rebate = $2,514 cash at closing.

Wonderful Forest Lakes home that has been very lightly lived in. The generously sized family room with fireplace is open to the kitchen & features abundant windows. The large rear deck extends that living space to the outdoors. The master suite has a vaulted ceiling, walk-in closet, & private bath with whirlpool tub. The basement includes a finished rec room & an oversized 2 car garage. Enjoy the Forest Lakes amenities w/ swimming, tennis, exercise room, ball fields, & extensive walking trails.

13. 1622 PURPLE SAGE CT  $429,500  and you’d get my 20% Buyer Rebate = $2,577 cash at closing.

Experience the best of living in this spacious Colonial situated on a quiet cul-de-sac lot! You’ll be amazed by the amount of privacy the partially-wooded rear yard allows. Inside you’ll find formal and informal areas, beautiful hardwood flooring,Oak built-ins surrounding the Family Room Gas Fireplace,Spacious Kitchen open to the Family Room, Large Living and Dining Rooms, Luxury Master Bedroom Suite, Finished Lower Level with Full Bath and Attached Two-Car Garage.

14. 1440 BIRCHCREST LN  $525,000  and you’d get my 20% Buyer Rebate = $3,150 cash at closing.

So many features in this one of a kind home: generous first floor master suite, double height great room with loft, airy eat-in kitchen w/bartop and double pantry, dining room with chair rail, family/sunroom, upgraded ceiling fans, wood slat blinds, rear deck overlooks sunny lawn, dual heat pump, CAT5 wiring, tons of storage in attic and basement, on cul-de-sac, backs up to wooded HOA property. This lovingly maintained home is currently being painted on the interior so you can move right in!

15. 309 PLEASANT PL  579,500  and you’d get my 20% Buyer Rebate = $3,477 cash at closing.

You need to see this yard & the home shows like a model. Large home on private cul-de-sac on prime lot in desirable Forest Lakes Subdivision; very level, backs to woods & common area. Full walkout basement mostly finished w/ bedroom, full bath, large rec room w/fire place & tons of storage. Finished bonus room upstairs w/closet can be 6th bedroom or multi purpose room. Large Master w/ sitting area, vaulted ceilings whirlpool tub & more. Awesome family community & the amenities are endless!

I welcome comments, critique, and/or questions.

Feel free to call and leave a message, or e-mail me:

434-220-2228

Fulton@kw.com

A thousand and one thanks for reading!

Here’s another twist for this months’ entry:  we’re going to talk about the Top 10 Charlottesville Homes that SOLD between July 1st and August 8th of 2008, and why.

We also want to compare the current market against the same time period last year. So much is being made of this sluggish housing market, with the media constantly filling us with their crys of doom and gloom.  Is it really that bad?  Should we be scared, worried sick, and possibly suicidal?

Well, here in Charlottesville and Albemarle County, Central Virginia, 101 detached homes (no condos or attached homes considered here) sold between July 1st and August 8th this year.  Let’s take a closer look and compare the numbers:

Market Comparison

DATE RANGE                                       Average Sale Price      Price/Sq Ft                   DOM

_____________________________________________________________________________________

July 1^st, 2007-August 8^th, 2007                  $ 534,605             $ 190.26                      90  

With home prices between $128,000 and $4,600,000

Avg difference between listed $ and sold price was -2.7%                                      

July 1^st, 2008-August 8^th, 2008                  $ 497,804             $ 176.96                      124

With home prices between $150,000 and $2,160,000

Avg difference between listed $ and sold price was -4.5%__________________________________________________________________________________________________________________________________________________________________________

Let’s take a look at some of the biggest movers and shakers and talk about why they sold, while others still sit on the market.

The 10 homes represented here ranged in price between $167,000 and $372,000, our bread and butter market–meaning this price range represents the largest segment of homes changing hands at any given time.  Avg difference between listed $ and sold price was -4.1%  and average price per square foot was $160.

1. 139 BUCKINGHAM CIR.  Cute house, complete with glass sun room, mature gardens, a detached studio, all very close to everything UVA.  The Realtor, Gracie Haines, did a fantastic job writing descriptive copy for each picture.  She obviously checked spelling, too.  Thank you, Gracie.  House was a high $208 per sq ft.  But with only 34 days on the market, location, condition, the extra studio, glass sun-room, and gardens offered the buyer what they wanted at the price they wanted to pay.

2. 392 Bayberry Way.  It took a $27,000 price cut to come to terms, but it was priced agressively considering others in neighborhod with average list price of $400,624 and DOM of 113.  Most recent solds in same development have run between $221,500 and $389,500 DOM 110 (since August of last year). This was 2nd most expensive home that has sold in Deerwood in almost a year.

3. Only 6 days on the market.  Did Angela Dodson under price her listing?  No, just because she was able to do something few Realtors have been able to do as of late, does NOT mean it was under priced.  On the contrary, she had a very clean property, close to UVA, good pictures with well written descriptions, and a price below $300,000.  Good work Angela!  I bet the sellers aren’t complaining!

4. 1050 Old Fox Trail Lane.  It seems anything in Crozet is still gold!  4 bedroom, 2.5 bath well maintained home in Western Ridge.  Ooodles of well taken pictures that really showcase the property well. In the past year there have been 9 homes sold in Western Ridge, this one was the lowest priced, but it was the highest per square foot @ $173 !  Average days on market in the development was 130 days.  This property was only on the market 13 days!  The average differnce between list price and sold price was -2%.  This property only -.6%.  Well done.  Well done.

5. 1249 Timberbranch Ct.  This home sold for a little more than its list price.  Interesting that a larger (vacant) home down the street listed for more but sold for the same price yet in a longer time.

6. A three bedroom, 1 bath ranch in Crozet for $167,000?  I’ll take it!  Sold “As-is” but didn’t seem to turn off buyers who gave it only 14 days on the market!  These listings always move quickly.

7. A nice little home in the heart of Hollymead.  Another $30K whack at the closing table, but still…it sold in 74 days being vacant.  However, it was the lowest selling home since last January in the Hollymead development.  AND, it took the highest cut from list to sales price, -5% where Hollymead on average during the same period saw only a -3.4% correction overall. Price started too high and it’s never easy to sell when you’re posting pictures of empty rooms.

8. 2703 Westmoreland Rd.  In the Westmoreland sub-division.  Another vacant home that took 64 days to sell and a $32 thousand dollar cut from asking price. But look closer. 7 homes sold in this sub-division since January 1st of 2007. This was the cheapest.  However, the average cut from list to sale was -5%.  But on this home -11.2% !  Only 3 pictures, 2 outside showing basically the same thing, and 1 interior.  You should also look what a difference using a small real estate agency with little national exposure can mean when trying to sell your home for the most money in the shortest amount of time.

9. I know you’ve been reading this and asking yourself “I thought this was Top 10 Homes Sold…” and here I’ve given several that certainly don’t get any prizes for getting top dollar.  But sometimes, like this example near Crozet at 3070 Morewood in the Rockbridge sub-division, it’s about getting the job done in a down market.  Since last August only 4 homes have sold, this one being the least expensive.  In comparison, this home didn’t have as much in the way of baths, etc.  But I applaud the realistic seller that adjusted their price. A -6% cut from list to sales price, compared to -3% overall in sub-division.  But price per square foot was highest at $158 compared to a $150 average.

10.  And finally, congratulations to Tommy Brannock for pricing this Forest Lakes home to sell. Tommy put this house in the right spot where the buyers were buying–right at the $161 per sq ft average–a vacant home, but the way the pictures were taken, hard to tell!  Agressively priced, properly priced.  A Realtor who accomplished their client’s goals.

Thanks for reading.  I’m open to comments and/or suggestions.

I’m also taking new clients, so feel free to contact me by phone: 434-220-2228 and leave a message OR, by e-mail: Fulton@kw.com.

And check out my 20% Home Buyer Rebate Offer: http://www.BuyerRebateOffer.com

Voted #1 Real Estate web site:  http://www.CharlottesvilleHomeSellingTeam.com

Fulton Gaylord
Keller Williams Realty
300 Preston Ave., Suite 500
Charlottesville,  VA  22902

I had the pleasure of meeting with Paul Pence, yesterday.  What a great guy!  Paul and his dad are owners of Colonial Structures, Inc., out of Winston-Salem, NC.  They’re building cedar log homes in Charlottesville, VA!

Have you seen these homes?  W-O-W ! 

I didn’t know:

1. Cedar log homes can save you as much as 45% on your heating bills and

2. 24% on cooling when compared to a conventional home (according to a recent study by the Bureau of Standards, Wshington, DC.).

With the cost of energy going through the roof, those two claims alone would make you wanna’ take a look (if the pictures didn’t get you already!)

3.  Cedar–Northern White Cedar is a remarkable wood. Only cork can equal its insulating quality.  Northern White Cedar has both the highest R-factor and greatest thermal mass of all woods.  It would take a concrete wall 7 1/2 feet thick, or a brick wall 3 1/2 feet thick to equal the insulating efficiency of just 6 inches of Northern White Cedar.  And unlike most other woods, Northern White Cedar is not saturated with sap and naturally resists decay and insects.

4.  Colonial Stuctures, Inc. offers a limited Lifetime Warranty because of their strong belief in the  durability of cedar and in the quality construction of their homes. I like their motto: “If you can dream it…we can build it!”

5.  Post and Beam construction–This unique method of construction provides the ultimate in structural strength.  This also makes cedar homes more adaptable to natural surroundings.

6. Tongue and Groove Logs–Uniformly milled logs prevent air filtration.  They are warm in the winter and cool in the summer.

7.  Buy as a kit–Yup, you can get complete buildable kits delivered to your site in 30 days.  They start at about $40,000, looks like.  So if you’ve always wanted to build your own home, but didn’t know where and how to start?  Right here!

8.  Or They’ll Build On Your Lot–prices are remarkably reasonable.  Paul showed me a gorgeous home they built on Smith Mountain Lake–only $450,000–ON THE LAKE!!!  So I imagine the lot alone was that much.  And this home was big and beautiful!

I didn’t really want this to come off as just an ad for Colonial Structures, Inc.  Rather, I wanted you to know that these cedar homes are now being built in Charlottesville and Albemarle by this company, and I know a little about them.

If you want more information, feel free to call, or e-mail me:

Fulton@kw.com

434-220-2228

Other Log Home Specialists, Nationwide:

Lindal Cedar Homes

Town & Country

Pan Abode Cedar Homes

Linwood Homes

CedarWood Log Homes

Cedar Home Discussion Board

O.K., I thought I’d mix it up a little bit and in the process alienate my fellow Realtors and anger my constituents all for apparently no good reason.  Ahh, but let’s examine this topic further and you’ll see there’s method to my maddness!  There’s too much inventory, and some of these homes need to move!  So, let’s take a look at Charlottesville’s Top 10 Homes That Aren’t Selling and ask, why?

PRICE: The first thing to understand is the ONLY reason homes don’t sell, is PRICE.

LOCATION: But what about the age old saying “Location, location, location”?  Location is a function of price.

As is condition, age, # of bedrooms, size–every one of the components that make up the home you buy is in direct relationship to price.  Now granted, on an individual home there is always going to be variations from one appraisal to another due to personal opinions of value.  Do appraisors have benchmarks of value for things like 2 car garage or fireplaces or pools?  Yes, but still, you could have 2 identical homes side by side and have different values.

APPRAISAL VS ASSESSMENT: And do not confuse appraisal (what the bank values your property in today’s resale market) to what the town assesses your home for taxation purposes (a value you really want as close to zero!).

BANKS OWN YOUR HOME: Lenders use an appraisal of your property in order to determine fair market value.  Remember, unless you pay in cash, the bank buys the property and then you pay them back each month via your mortgage.  An appraisor, then, is hired by the bank.  Thay are allowed to use 2 comparable properties within a mile, or in the same sub-division ideally, that have sold in the last 6 months (better if they can use comparables within 3 months if market is changing rapidly.  But sometimes, if the property is unique in some way, an appraisor may have to go further out in area and back in time.), and 1 like and kind within 5 miles that has sold in the past few months.  They don’t compare a ranch with a colonial or a mobile home with a cape.  Must be like and kind.

THAT DARN REALTOR!: Now you could blame the Realtor ’cause they’re the ones who told you this inflated price in the first place, right?  I mean why did they agree to your price if they didn’t think it would sell?  It’s called buying a listing, guys.  The Realtor will agree to your price with the thought they can lower the price later, but at least they get the listing, now!  Weeeeee!

EXTRA! EXTRA! READ ALL ABOUT IT!: AND, it’s our last Realtor’s fault ’cause they didn’t advertise it or promote it enough.  Nope, function of price, again.  Advertising an overpriced listing in every paper known to man still won’t sell a home that is overpriced compared to its competition.  Stop switching Realtors and drop your price!

VACANCIES: Remember also that vacant homes statistically sell for less and in a longer amount of time.

To Discuss Viewing Properties:
Call me @ 434-220-2228 and leave a message OR
E-mail: Fulton@kw.com

A N D

Check out my special 20% Buyer Rebate Offer!
GoTo: http://www.BuyerRebateOffer.com

So, here is my list of Top 10 Homes That Aren’t Selling In Charlottesville, VA.

 
1.  Can a name create a negative first impression and make someone say “yeah, funny, but I wouldn’t live on a street called that!”  Well, this home, on Tally Ho Dr in Charlottesville, might.  I do think the exterior picture, the “sales glamour shot” could’ve been better.  I mean this is a huge home with a big price tag–lets see it!  But regardless, overpriced and there it sits.  Here’s what the Realtor says about it: Charming and distinctive brick and Hardiplank Cape Cod nestled on private, 1.4 acres with extensive landscaping, decking, fenced yard and mountain views. New custom, 1600 sf addition includes 2nd floor master suite. Total of 4 bedrooms plus study, 3.5 baths, reclaimed oak floors, 3 fireplaces, gourmet kitchen with island, eating area and office. 4100 tfsf, 900 ufsf. 2.2 miles to Barracks Rd Shopping. $959,000 for 4126 sq ft.

2.  An absolutely gorgeous home, but on Black Cat Lane.  Anybody here superstitious?  Hmmmm, all we need now is a ladder to walk under and an upside down horseshoe!  I know every seller’s home is a castle, but guys, it’s been on the market too long.  Lower the price and lets sell it.  MLS Remarks: Beautiful “Oak Hollow”, a like-new 2-ACRE Keswick residence offering a SENSATIONAL FLOOR PLAN that begins with a large open foyer that greets you & your guests upon entry. First & second level Master Suites, and an open family room & kitchen combination. Formal dining room with “up lighting”, cozy library with wonderful wood detailing & enormous 2nd level Media/Bonus Room. Two laundry rooms. Five crystal chandeliers/convey.The oversized 2-car garage,Terrace level & 3rd garage bay offer storage. $699,000 and worth every penny, I know.  But if you want to sell it?  Yup.  You know what I’m going to say.

DECEPTIVE PERCEPTIONS: Some sellers got caught with their nickers down.  They wanted to push the value a little when they first listed, hoping for the best.  But the market softend, and continues still–we’ve actually been chasing values DOWN–and now, there’s a perception that there is something wrong with it or why else has it been on the market for so long?  When in fact, it’s been on the market so long because it was over priced to start, and had nothing to do with condition.

3. Yeah, cute.  That’s great.  Love the renovations.  But unless there are gold bars laid under those wood floors or the walls are papered with bond certificates, I can tell you you’re WAY off.  The cost per sq ft on this home is almost double similar homes!  Maybe their nephew is their Realtor and this is a loss leader–just keep it on the market forever and let him practice marketing it, learn to field the calls from it, then hopefully sell the caller another well priced home!  Here, some MLS Remarks: This adorable home built in 1960 has been completly redone- like brand new. Completely remodeled- new wiring, plumbing, A/C, refurbished septic, drywall, painting, new windows, and new roof. New kitchen. Fully insulated. All the floors have been beautifully refinished. 3 bedrooms & 2 full baths (private bath off of master). There is a full unfinished basement - great for storage or expansion. Wonderul private rural lot minutes from shopping, schools. Beautiful boxwoods -private lot! Oh and there is a better picture in your inventory–use it!

Check out my special 20% Buyer Rebate Offer!
GoTo: http://www.BuyerRebateOffer.com

4.  Here’s a gem.  You know, they say a picture paints a thousand words.  Well, this story’s a couple chapters short ’cause there are only 2 pictures.  And 1/2 year on the market with no price reduction?

RELOCATION AND UPSIDE DOWN: Now to be fair, 1.  sometimes homes are bought by a person’s company as part of a relocation offer.  And that is why they are often vacant and often not as in-touch with the local market.  And with a corporate infrastructure paving the homes road to closing with red tape and listening to homeseller and Realtor with uncaring, impassive ears…well, you can see success isn’t always quick. and 2. sometimes, especially in these tougher economic times, people can get upside down in their mortgage.  Meaning by the time they sell, they’re going to walk away with very little or perhaps even owe money when they close.  I can’t speak for any of these, but I’m pretty sure that’s not the case on any of them.

5. $289,500 gets you this: Beautifully renovated/updated home in a convenient location. Bulk of the work done over the last 3 years including a new roof and windows. New kitchen and main bath with beautiful new cabinets, tile counters and surrounds. Layout options include an in-law/rental area(Previously rented for $700/month) totally separate from the rest of the house or a large master area with a fireplace and sitting/office room. A generously sized screened porch and patio area offer great entertaining possibilities. W-A-Y too long on the market.  But I want to show you this home.  I like the neighborhood and the house looks in good condition.  It shouldn’t be punished for being priced improperly. It needs a family to envelop within its loving walls. Let’s take a look, defy the marketers, and see if it fits you!

To Discuss Viewing Properties:
Call me @ 434-220-2228 and leave a message OR
E-mail: Fulton@kw.com

6.  You know, I think this is a cute little home.  I’m actually stumped it’s on this list.  I think it was a little too high initially and with only a $10,000 adjustment–well, here it sits.  But I’m telling you, I would look at this house and put an offer on it.  It’s in a nice little area convenient to everything and has a lot to offer.  MLS Remarks: Warmth & charm just mins from Rt 29, Barracks Rd & UVA. White brick-front ranch in quiet neighborhood. Open Floor plan and chef’s kitchen overlooking deck & full fenced backyard. Hardwood & ceramic tile flrs, large master (2 BRs combined) plus 2nd BR & 2 full tiled BAs on main level, finished lower level is perfect as rec/game/media room AND has grandfathered 3rd BR. Lots of storage inside & out. Purchaser will receive 8 day 7 night Hawaiian Lodging accommodation upon closing.

Did you get that last bit about the Hawaiian vacation?  Oh come on!!  “Hey honey?!  We gotta’ go look at a house tomorrow, and bring your checkbook!” This is just a no-brainer, guys! It gets even better when you factor in my special 20% Buyer Rebate Offer!
GoTo: http://www.BuyerRebateOffer.com

7. Being marketed as a fixer-upper and sold “as is”.  Gotta’ give ‘em credit, the relocation department OKed a $50K price correction.  But at $299,000 and 3/4 of a year on the market, I think somebody missed the gate on this western Albemarle home!

Check out my special 20% Buyer Rebate Offer!
GoTo: http://www.BuyerRebateOffer.com

9.  $299,900 MLS Remarks say: LOCATION, LOCATION, LOCATION. One story brick home conveniently located seconds from the city line of Charlottesville. This home offers beautiful hardwood floors, a formal living room and dining room, built-in shelving, HUGE screen porch, finished recreation room in Basement, another bedroom also in the basement, and 2 brick fireplaces.(one brick fireplace upstairs and one in the basement.)  But now you’re educated and you know location is simply a function of price!  And this price is too high for this location and home.

THE FREE MARKET: Another thing to understand, I don’t determine price, nor does the seller, or the head of the US Treasury.  The market determines price.  And what the market can bear must be demonstrated and supported by the listing Realtor at the time of listing using the appraisal methods I mentioned earlier.

10.  Come on!  I would die for a gorgeous listing like this!  Out on Free Union Rd., I’m thinking of showing this one to the Mrs. and I’m not even in the market for a new home!  But this one is really cute, with beautiful land.  But here’s a trick question,and I know you’ll get the answer if you concentrate…why…hasn’t…this…home…sold?  FOCUS!  The answer?  Uh huh.  P-R-I-C-E.  Now let’s go take a look and make an offer you and the seller feel is fair considering the sold comparables that support our offer!

To Discuss Viewing Properties:
Call me @ 434-220-2228 and leave a message OR
E-mail: Fulton@kw.com

HEY!!  THERE’S MORE THAN 10?!  WHAT A SPECIAL REALTOR!! GOING ABOVE AND BEYOND!!

11.  You know, I run by this home all the time.  It’s really quite nice!  I love the enormous surrounding lawn.  I think the road it’s on is lovely.  There is a vineyard right behind it, a pond…and the house is really beautiful, too.  Too bad they got the price wrong.  Slower market in the outer areas of the county versus in the more established developments or right in C’ville.  This house is out on Burnley Station Rd.  I like it.  I think you would, too.  Don’t let prices and time on market turn you immediately off. $560,000 after an enormous price reduction! Let’s go take a look.

Check out my special 20% Buyer Rebate Offer!
GoTo: http://www.BuyerRebateOffer.com 

12.  Guys, guys.  Is this really the best picture you could lead with in your effort to sell this beautiful, historic home?  I’m sorry, but this does NOT look like a $770,000 home on almost 8 acres, with 5 bedrooms, 3 fireplaces, a pool, and horse facilities…wow!  And the history imbedded within its walls.  I know you’ve dropped the price a couple hundred, maybe?  But it’s still sittin’ there.  Drop it some more, tell the world, and chalk it up as keeping with this market that is particularly unforgiving on specialized homes like this, in this price range.

To Discuss Viewing Properties:
Call me @ 434-220-2228 and leave a message OR
E-mail: Fulton@kw.com

Check out my special 20% Buyer Rebate Offer!
GoTo: http://www.BuyerRebateOffer.com

http://www.CharlottesvilleHomeSellingTeam.com

I hate to be a naysayer, but they say fear is a bigger motivator than any hope for gain.  And I really feel someone should tell you to get movin’ and buy a home, now!  No, I know, no one can time a market, and we’re all aware the housing market stinks right now.  It’s all fear and loathing and doom and gloom in Charlottesville and the rest of the country, right?

Well, I’m going on the record right now–this is THE time to buy.  Is it the “best” time?  Probably not.  But if you have a housing need, whether it be to live in, or to invest, now, rather than later, is THE time.  I’ll try not to say “I told you so” next year at this time.

Why?

Have we bottomed out?  I don’t know.  I can only talk intelligently about today, yesterday, and back into antiquity–backed with a voluminous amount of statistical data. We know the real estate market is cyclical.  We know it has appreciated over time showing it to be a great investment and truly part of the American Dream.

But the idea of waiting for a better deal is fool-hardy, and this is why:

1.  PRICE CORRECTIONS:Prices have corrected, and yes may still continue to go down, but they’ve corrected to the point where we’ve seen substantial price drops on a majority of homes–especially in the outlying areas from Charlottesville.

2.  MEDIAN SALES PRICE UNCHANGED: BUT, median sales prices have remained relatively unchanged. For more on the “Official Word” on the state of our real estate market, read: CAAR Market Analysis 2008

3.  REDUCED INVENTORY: Inventory is starting to reduce from the large surplus we have been carrying, but there are lots of homes to choose from, and more chances of finding a perfect match for you and your family in the area you want to live.

4.  SELLER INCENTIVES: in a “Buyer’s Market” means “having it your way” is more than just a slogan for a burger joint! Concession: Something given up or agreed to in negotiating the sale of a house. For example, the sellers may agree to help pay for closing costs. GoTo: Real Estate Glossary.

5.  LIMITED FINANCE OPTIONS:  Availability of finance avenues is constricting.  Last week IndyMac closed.  Fannie Mae and Freddie Mac are looking for government help to artificially prop them up.  Countrywide sold to Bank of America, and CTX just announced they are closing as of September.  Currently, to get any loan better than 20% down you have to have almost perfect credit scores. Read July 23rd, 2008 New York Times : Woes Afflicting Mortgage Giants Raise Loan Rates 

So waiting might cost you the ability to find funding sources, making it impossible to buy the house you need, the house you dream about.

6.  RENTALS: Rental prices are increasing, and vacancies are low.  As often happens in this market atmosphere, rentals are getting increasingly hard to find and more expensive.  Landlords are able to be much more picky about who they rent too, the amenities they offer, and the activities they allow as a provision of leasing–e.g. allowing pets or smoking.

7.  BUYER REBATE OFFER:  Here’s another motivator–I’m the only Realtor to offer a 20% cash back incentive on any home you purchase using me as your buyer agent!  W-O-W !!  To calculate how many thousands of dollars this means in your pocket, GoTo: Buyer Rebate Offer.

To re-cap:

Renting affords you no pride of ownership. Add to that increasing rental rates, fewer vacancies, and no tax breaks, make owning a home still the most important part of acheiving the American Dream for most US Citizens! Buying now is a good choice, too, due to the possibility of extremely reduced finance options by this time next year.And finally, with more homes to chose from, market corrected prices, a higher possibility for seller concessions, and my 20% buyer rebate offer this truly is a great time to buy a home in Charlottesville and Albemarle County, Virginia!For more information call:
Fulton Gaylord–Associate Broker
Keller Williams Realty
434-220-2228 OR

E-mail: Fulton@kw.com

As a Realtor I am privy to a lot of proprietary information re: the condition of homes, seller circumstances that can affect value, along with visual inspections of homes I show to clients and customers.  As a result every month I compile and present my Top 10 Best Home Buys In Charlottesville.  Here then is my Top 10 list for the month of July.

Feel free to call or e-mail if you need further information on any of these listings or to schedule a showing.

Fulton Gaylord–Associate Brker
Keller Williams Realty
434-964-7474
Fulton@kw.com

http://www.CharlottesvilleHomeSellingTeam.com

1.)  Priced at $289,900, or $126 per sq ft, this home is a great buy.  It is convenient to everything being right off Rte 29 and near Rio Rd west.  Open Floor plan and chef’s kitchen overlooking deck & full fenced backyard. Hardwood & ceramic tile flrs, large master (2 BRs combined) plus 2nd BR & 2 full tiled BAs on main level, finished lower level is perfect as rec/game/media room AND has grandfathered 3rd BR. Lots of storage inside & out. Lisitnd advertises that purchasers will receive an 8 day 7 night Hawaiian Lodging accommodation upon closing!  Can I come too as your chaperone?

2.)  500 Frays Mountain Rd in Earlysvile also comes in @ $289,900 = to only $114 sq ft!   All brick home situated on a lush, elevated, but level, 2 acre lot. Hardwood floors throughout first level. Spacious family room with wet bar and brick hearth fireplace, great for the family and entertaining. Large rear deck and stone patio area. Very private rear back yard - great for kids or pets. 400 and a 200 sq. ft. storage buildings.  Paved drive. Lots of parking. All very well maintained. Priced for quick sale - owner relocating.

3.)  4327 Chris Greene Lake Rd.  $299,999 with a price per sq ft of only $111  Near the entrance to the lovely Chris Greene Lake park, this cute 4 bedroom, 3 bath ranch has an updated kitchen, formal living room w/ woodstove, huge master bedroom suite w/ gas log fireplace, family room w/ stone fireplace, rec. room, workshop, like new hardwood floors, & ceramic tile bathrooms. Possible 5th BR in basement. Over 600 sqft of wrap-around deck overlooking the above ground pool. Complete with home security system.

4.)  2405 Barracks Rd @ $315,000 is a 2990 sq ft home with 6 bedrooms and 3 baths.  It is smack-dab in the middle of all the action.  1/2 mile to the main UVA campus, JPJ arena, Barracks Road shopping, Darden, and the School of Law.  City ameneties with county taxes! Almost 1/2 acre of land at at $105 per sq foot makes this a good deal.

5.)  2445 Redbud Lane.  Coming in @ $425,00 and 3724 sq ft, 4 bedrooms and 3 1/2 baths, this contemporary style home has one of the lowest per sq footage price of $114 ! Custom-built, impeccably-maintained, light-filled, and spacious this home is just minutes from C-ville. Open, flowing family/dining/kitchen area. Vaulted sunroom overlooks private backyard. Master bedroom has cathedral ceiling and large palladium window. Hardwood and ceramic tile floors through-out first level, lovely fireplaces (slate and stone.) Spacious shed. $3000 carpet allowance for basement (w/ acceptable offer.) NEW roof, NEW heatpumps, NEW water heater.

6.)  1072 Ramblewood Pl. $375,000, $113/sq foot !  Priced well below its tax assessment, sellers welcome lease/purchase with a qualified buyer. This choice 4 bd colonial in close-in, desirable Raintree has a host of recent renovations and improvements, including new front porch, hardiplank siding, tilt windows, roof, skylights, Trex deck, heat pump and 3rd bath in finished terrace level. Other highlights are the 1st floor study, vaulted ceilings in family room and master bedroom, wood floors and an elevated, private site with mature trees.

7.)  3027 Colonial Dr. 3760 sq ft for only $410,00 brings the cost per sq ft to only $109.  Solid built Builder’s Home has 5 possble. bedrooms and 4 full baths. Beautiful hardwood floors in the Living room, diningroom, in the Master bedroom and the other three bedrooms. Brick fireplace including fireplace insert in family room is off the huge eat-in kitchen. Kitchen has really nice oak  cabinets and a bay window. A 5th bedroom or other room with full bath is off the kitchen and away from from the other bedrooms. Screened in back porch off the kitchen and familyroom.

8.)  3503 Monacon Dr.  Location, location, location!  House features very large rooms,hardwood floors,built-in shelving,formal living & dining rooms, family room on main level could be additional bedroom, full bath on main level, large eat-in kitchen, rec room, sunroom overlooking private backyard with in-ground pool, large spacious bedrooms upstairs with hardwood floors, 2 zone heat pump recently replaced, roof replaced 8 years ago, house has been very well maintained. Seller offering one year Homebuyers Warranty.

9.)  320 Shepherds Ridge Circle. According to the listing Realtor, this is the BEST value in Dunlora!  5339 sq ft for $700,000 giving it a sq footage cost of only $131 ! Location, condition, price - the perfect combination! Private, yet close to everything!  The spacious two room first floor owner’s retreat opens to the private spa and deck. Lovely sunroom, spacious terrace level, lawn irrigation system, & lovely flowering trees. This “executive home” features exterior lawn maintance provided by the HOA. Immaculate condition inside & out.

10.)  Lake Monticello. Sitting alongside the 15th hole & 16th Tee lies this wonderful home, Bring your Golf bag. 5 Bedroom, 3 bath, large oversized rear deck, Great room w/ Frpl, wood flooring on main level, kitchen & ALL baths have tile, basemnt has carpet, huge kit w/ breakfast nook, master off kitchen, mud room off kitchen, full length deck overlooking backyard (and Golf Course!), oversized 2 Car garage w/ shelving, 2 Zone HVAC, ALL Appliances Convey, basement rec room, 2 storage rooms in basement, storage space galore!

PROVIDING:
Cash In Your Pocket ! 

Many area Realtors® will provide you with the tools you need to make a sound real estate purchase. But the Charlottesville Home Selling Team pads your pocketbook!  We help you buy smarter by offering you a 20% fee rebate in addition to all of the services of a traditional agency.

That’s a 20% savings over the industry standard!

Unlike traditional discount agencies, however, The Charlottesville Home Selling Team does not sacrifice service in exchange for cost savings. We work hard to create a no hassle, no pressure environment for our buyer clients, always putting their needs first. 
 

Here’s how it works:

The Charlottesville Home Selling Team is there from the very start helping you determine what you can afford and which financial programs might be best suited to your needs. The Charlottesville Home Selling Team is not the usual multi-Realtor® team.  It is three (3) professionals from separate disciplines bringing their years of experience and different backgrounds to the table.  This means you get more attention in every detail, better communication throughout the transaction, and more value for your money!

The Charlttesville Home Selling Team is:

     CloSure Title and Settlement–Karla Floyd, Licensed Underwriter
     Countrywide Mortgage–Tammy Wilt, Loan Counselor
     Keller Williams Realty–Fulton Gaylord, Real Estate Broker

In addition, The Charlottesville Home Selling Team has access to many resources which may not be available to the general public, enabling them to find you the best possible home, in less time than you could working with a single agent Realtor®.The Home Buyer Scouting Service:
        Sign up TODAY for this FREE service–You’ll be glad you did!

The Authoritative Home Buyer Manual:
        Free Downloadable e-Book

As you go through the home selection process, negotiations, property evaluation, financing, and on through closing, The Charlottesville Home Selling Team is there—every step of the way—providing an objective viewpoint during this emotional time. It is our goal to make sure your home-buying experience is as smooth and headache-free as possible. 
 
The Charlottesville Home Selling Team has designed a multi-faceted, multi-tiered, and multi-dimensional web presence through applications like Trulia, FaceBook, PropertyCube, Flickr, YouTube, LinkedIn, Technorati, and Squidoo, along with informational blogs. This web inter-connectivity gives The Charlottesville Home Selling Team winning exposure while providing you access to resources that no single agent Realtor® can come close to duplicating.

WARNING TO HOMEBUYERS: 

FHA Now Bases The Cost Of Your Mortgage Loan On Your Credit!

It’s Called Risk Based Pricing-

what is it and why should you care?

Until March of this year, as long as your credit score was 620 or higher you were able to get the best rate available in the mortgage market.

Unfortunately, even if you had excellent credit you didn’t receive any special discounts in points/rate. 

That changed for all loans in March – with the exception of FHA loans.  As of March 1, 2008 you began receiving higher points/rate dependent on your credit score.

What does this mean to you?

It could mean that you won’t be able to afford as much of a home as you originally thought.

 Due to this, most mortgage lenders were beginning to use FHA loan products to help consumers keep their rates lower.  Now it looks like FHA is joining the Risk Based Pricing bandwagon.  They don’t know if it is going to be in the form of higher Mortgage Insurance or higher interest rates, or perhaps a combination of both.  

What you can do

monitor your credit and make sure you take care of any credit issues as soon as they happen.

How you can do this

go to www.annualcreditreport.com.  This website will actually give you a copy of your credit report (without the score) for your review. 

Brought to you by The Charlottesville Home Selling Team made up of Countrywide Mortgage, CloSure Title, and Keller Williams Realty.

http://www.CharlottesvilleHomeSellingTeam.com

Thought you might be interested in reading this article that was published in the Cav Daily, Fortune Small Business and Forbes Magazine.  Another positive for Charlottesville. 

Magazines rank Charlottesville a top business city

City is one of country’s best locations for launching new business ventures

If you’re looking to start a new business or pursue a new career, the City of Charlottesville is one of the best places to be, according to recent rankings released by Fortune Small Business and Forbes magazines.

Fortune Small Business ranked Charlottesville as the 18th best place to “live and launch” a new business, while Forbes Magazine rated the city as the 12th-best city for business and careers and the ninth-best small metropolitan area for businesses and careers.

“The Charlottesville chamber has been claiming for many years that this place is a great place to do business and live,” said Jay Crawford, director of communications for the Charlottesville Regional Chamber of Commerce. “So this certainly justifies our claims.”

Crawford said Forbes based its rankings on job and income growth, business and living cost, crime, educational attainment and the presence of four-year colleges or universities, as well as cultural and recreational opportunities in small metropolitan areas.

Fortune, meanwhile, focused on diversity of industries, manufacturing, medical services, life sciences and technology, Crawford said, noting that the magazine also looked at economic and social conditions such as local tax rates, natural beauty and culture and recreation.

Crawford said the commonwealth’s current business regulations contribute to people’s interest in starting new businesses in Virginia.

“I think the state legislation makes it pretty easy for entrepreneurs to come into the state and do business,” he said.

Chris Engel, assistant director of economic development for the city, said Charlottesville has also taken physical steps to attract new business owners to the city.

Economic developers also have recently compiled a CD-ROM guide to starting a business in Charlottesville, he said, adding that the guide includes all local and state business forms, information about the local and state economic market and business plan software.

“We put that together with the hopes of encouraging people to consider Charlottesville as a place for a business start-up,” Engel said, adding that the city also hopes University of Virginia students will consider starting a business in Charlottesville.

Crawford also noted the University’s link to Charlottesville’s business growth.

“I don’t think there’s any doubt about the impact the University of Virginia has,” Crawford said, noting, for example, that spectators at University football games also eat and shop in the area.

Crawford said he expects the recent upward trends in Charlottesville’s rankings for starting a business to continue in the near future.

“We certainly hope that [the trends] continue and I don’t see any reason that they will not,” Crawford said. “There are just so many things to like about Charlottesville … all of those factors combined make it a very, very special place to do business and to live.”