the real estate weekly 6.4.2015

VOL. 24 NO. 23 n JUNE 4 - JUNE 10, 2015 WWW.CAAR.COM

A P U B L I C AT I O N O F T H E C H A R L O T T E S V I L L E A R E A A S S O C I AT I O N O F R E A LT O R S ® FREE

A PUBLICATION OF THE CHARLOTTESVILLE AREA ASSOCIATION OF REALTORS®Charlottesville, Albemarle, Fluvanna, Greene, Louisa, Madison, Nelson, Orange

Factors that Determine Your HOME’S VALUE

Mountain TOWN

BY MARILYN PRIBUS | COVER PHOTO BY WENDY MALLOY

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ROCKY GLENEmbracing a classic Albemarle chestnut log cabin c. 1821, this artfully crafted 5BR home features natural materials, excellent craftsmanship, top of the line appliances, library, and luxurious heated soaking tub in first floor master. 63 acres,

guest cottage, stable, and pond.

$1,350,000. MLS#530112

JAMES RIVER LAWNJames River frontage just one mile to Scottsville. Three contiguous, buildable parcels totaling 36 acres, each with river frontage and easy access for boats, kayaks, canoes and tubes. Groomed and magnificent campsites.

$375,000. MLS#520927

OLD LYNCHBURG FARMLocated just 6 miles to town, this 123+ acre farm, both open hayfields and wooded land enjoys long frontage on the Hardware River. Ample water,

some fencing, pretty land.

$795,000. MLS#522768

DISTINGUISHED COUNTRY HOME

Pristine Colonial Revival nestled in the historic Carters Bridge area on 3.94 manicured acres. Exceptional details throughout, complementary detached barn can easily be converted into future guest cottage. Additional acres available.

$799,000. MLS#527140

LAFAYETTEA stunning home of exceptional quality. The 91+ acres of pristine pasture and woodland provides a blank canvas for one to create the perfect country estate. Prime Keswick location, in a completely private setting, convenient to town, and

I-64.

$2,950,000. MLS#529307

EVENING FARMSouthern Albemarle 40 acre farm,

ready for horses or livestock, with

plenty of water, pasture, and stables.

Comfortable, updated, open floor plan

3 bedroom home, with guest quarters.

$545,000. MLS#530611

FRAYS RIDGE ESTATEExquisite Albemarle Mansion of over 10,000 sq. ft. (9)BR, (11)BA, (4)kitchens. Elevator, theater, pool, pool house, separate guest quarters, and

pond on 21 acres. Convenient Earlysville location. $3,450,000. MLS#513246

COUNTRY ESTATE AT BLANDEMAR

Handsome brick, 4BR home is grand and very comfortable. First floor master, sweet kitchen with fireplace, 2 laundries, pool, guest cottage on 21 acres of hardwoods, meadow and

creeks.$1,290,000. MLS#532171

TIPTON HOUSE c. 1842Meticulously restored historic neoclassical brick residence, c. 1842, enjoying an elevated setting in Scottsville. Walk to the James River, taverns, restaurants, shops, and library. Exquisite finishes of museum quality. In excellent condition.

With detached garage.

$445,000. MLS#523101

TANBARKMake this your Country Home in Albemarle! Gently rolling and partially fenced 20 acre farm. Restored 1893 farmhouse, 1st floor master, wraparound porch. 4 car garage with apartment above, cottage with caretaker in place!

Pond and barns.

$685,000. MLS#530063

RIVANNA SUNSETRivanna River frontage and dramatic views west to Monticello. Private setting on 9.80 wooded acres, in South Keswick. Open floor plan, fabulous new kitchen, huge master

suite.

$645,000. MLS#530613

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Noteworthy Offerings

F R O M

LORING WOODRIFF

In The City In IvyHIGH QUALITY CONSTRUCTION & DESIGN NEW CONSTRUCTION IN MERIWETHER-LEWIS

GREAT OPPORTUNITY ON COVETED STREET CHARMED RENOVATION STEPS TO MERIWETHER

IDEAL FLOORPLAN, RENOVATION & LOCATION DAZZLING MERIWETHER-LEWIS CAPE COD

STROLL TO THE DOWNTOWN MALL PRIVACY IN THE MURRAY DISTRICT

1919 BLUE RIDGE ROAD4 BEDROOMS | 3 FULL 1 HALF BATHS

4,218 SQUARE FEET | 0.71 ACRES | MLS# 530888

$1 ,429 ,000

2108 REIVERS RUN5 BEDROOMS | 5 FULL 1 HALF BATHS


$ 1 , 1 9 5 , 0 0 0

2035 HESSIAN ROAD4 BEDROOMS | 4 FULL 1 HALF BATHS


$ 7 9 5 , 0 0 0

2107 REIVERS RUN4 BEDROOMS | 4 FULL 2 HALF BATHS


$ 8 1 9 , 0 0 0

1827 EDGEWOOD LANE3 BEDROOMS | 2 FULL 1 HALF BATHS


$ 9 4 5 , 0 0 0

1940 OWENSVILLE ROAD6 BEDROOMS | 5 FULL 0 HALF BATHS


$ 1 , 1 6 5 , 0 0 0

761 LEXINGTON AVENUE4 BEDROOMS | 2 FULL 1 HALF BATHS


$ 6 5 9 , 0 0 0

3813 GRENVILLE DRIVE6 BEDROOMS | 4 FULL 1 HALF BATHS


$ 6 2 9 , 0 0 0

In The CountryIMMACULATE EQUESTRIAN PROPERTY IN SOMERSET

TOTAL PRIVACY ON OVER 21 ACRES

ADAVEN FARM5 BEDROOMS | 5 FULL 1 HALF BATHS


$ 3 , 4 9 5 , 0 0 0

1440 PLAINS DRIVE6 BEDROOMS | 6 FULL 1 HALF BATHS


$ 1 , 1 7 5 , 0 0 0

PRINCIPAL BROKER

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What’s Inside: J U N E 4 - J U N E 1 0 , 2 0 1 5

VOL. 24 NO. 23 n JUNE 4 - JUNE 10, 2015 WWW.CAAR.COM

A P U B L I C AT I O N O F T H E C H A R L O T T E S V I L L E A R E A A S S O C I AT I O N O F R E A LT O R S ® FREE

A PUBLICATION OF THE CHARLOTTESVILLE AREA ASSOCIATION OF REALTORS®Charlottesville, Albemarle, Fluvanna, Greene, Louisa, Madison, Nelson, Orange


Mountain TOWN

BY MARILYN PRIBUS | COVER PHOTO BY WENDY MALLOY

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IN EVERY Issue:Open Houses ................................ 4-5

News & Views ..................................7

FEATURECharlottesville: Top Ten Mountain Town .................. 10BY MARILYN PRIBUS

HOME FINANCEFactors that Determine Your Home’s Value ..........................16BY JANET THOMSON

Home Sales Stats ..........................21

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NEXT WEEK: Construction Contracts

Factors that Determine Your

HOME’S VALUE

BY JANET THOMSON

Mountain TOWN

BY MARILYN PRIBUS

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Celebrating Over Eighty-Five Years

A Virginia Tradition Since 1927Ednam Hall • 1100 Dryden Lane • Charlottesville, VA 22903

Ph (434) 951-5155 • F (434) 951-5190

[email protected] • www.roywheeler.com

3518 TOMS ROAD Open Sunday, June 7th 1-4 pm

EASY ONE LEVEL LIVING. Tidy rambler on 2+ acres. Move in ready, with fresh interior paint, recent carpets & kitchen flooring. Partially finished basement has flue for woodstove, a room for work or play with leftover space for storage. Large rear deck looks over level yard with mature landscaping. Plenty of space for gardening. $214,000. Tammi Campbell, 882-5403 & Ginny Barefoot, 531-7864. (530980)

Hosting Agent: Ginny Barefoot & Tammi CampbellDirections: Route 29 North to Ruckersville, to right on Fredericksburg Road, to right on Toms Road, house on left.


A Virginia Tradition Since 1927Ednam Hall • 1100 Dryden Lane • Charlottesville, VA 22903

Ph (434) 951-5155 • F (434) 951-5190


2805 MAGNOLIA DRIVE Open Sunday, June 7th 1-4 pm

CUSTOM HOME REDUCED. 3600 finished square feet, 4670 total square footage, 1 mile from Barracks Road Shopping Center. 1 story in front, 3 in back. Excellent floor plan with all large rooms (27’5” x 15’5” living room). Large windows across back view 1.67 acres of private woods. New kitchen appliances, hardwood floors. Reduced to $519,500. Theodora Carey, 977-7286. (526565)

Hosting Agent: Theodora CareyDirections: West 1 mile on Barracks Road, right at Montvue sign, first left on Magnolia Drive, first house on right, red brick with mahogany door.

5734 STAGE JUNCTION

SUNDAY 6/7/15, 12-3PMCustom Log Home on 30 acres convenient to Charlottesville & Richmond! Four bedroom three bath home loaded with upgrades, great room with vaulted ceiling, raised hearth stone fireplace, first floor master suite featuring an amazing custom walk in closet, gour-met kitchen with Bosch stainless appliances, granite counter tops and breakfast nook, Brazillian cherry floors throughout! Some extras and custom features include whole house generator, wrap around porch, custom Anderson windows, Unfinished walk out basement for future expansion, tile in all the bathrooms, slate laundry room flooring and much more! You are going to love the peace and tranquility! Bring your horses!!

$559,000 MLS# 526888

DIR: From Charlottesville or Richmond I64 exit (Va 208) west on 208 until it becomes 659 left on Stage Junction Road and left on Stage Junction Road to property.

Diane [email protected]

SUNDAY 6/7/15 12-3PM

Sparkling, like new waterfront home with beautiful dock wired for an irrigation pump. Dredged in 2014, this home offers beautiful views of the lake. Owners have spared no expense in caring for this home which is move in ready. Spacious first floor master bedroom with attached bath, jetted tub; 2 bedrooms, 1 bath upstairs. Upstairs bedrooms have under eave storage. Finished, walk out basement with gas log fireplace, workshop in garage. Updated eat in kitchen with tons of counter space and natural light allowing for open access to wrap around porch. Professionally landscaped with paved driveway and within walking distance to club house, security force.

$369,000, MLS: 531960

DIR: From main gate, turn right on Jefferson to home on left.

Lisa Rogers 434-531-0064

6 SAND TRAP TERRACE

Hosted by Tom Morace, 434-962-1625,SUNDAY 6/7/15 12-3PM

Amazing one level golf course home custom built by award winning MVC Homes. Featuring vaulted foyer, formal dining room and great room with fire place, hard wood floors through-out the main living area, large eat in kitchen with granite countertops and plenty of storage and counter space, spacious master suite with attached bath. Enjoy the golf course view from your screened in porch or entertaining on your back deck!MLS# 531371 $310,000

Tom Morace434-962-1625

Move in Ready! 2 BR 2 Full BA Condo. Hardwood Floors; Large Eat In Kitchen w/ extra cabinets & Counterspace. Ceiling Fans in both BR! Close to UVA, Downtown Mall, shopping & schools. HOA features: Pool, Fitness Center, Club House, Dog Park, Play Ground & More! Ground Level w/ Entrance from Outside for Owner! $127,900

CANDICE VAN DER LINDE 434-981-8730 Dir: 5th Street Ex,t South of I64 to Right on Sunset Ave Ext. Take Right on Mountainwood Rd to Right into Villas At Southern Ridge Condos. Go to 2nd set of buildings on Left to Bldg 1272.

(434) 981-8730355 West Rio RdCharlottesvilleVA 22901

Villas at Southern Ridge,Open Sunday June 7th, 1-3pm

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www.countsauction.comVAAF93 Preview this auction on

our web site!

ABSOLUTE TRUSTEEAUcTiOn

Friday, June 19 at 12pm

Former Wintergreen WineryGorgeous Mountain & Valley Views

Tract 1: 10.0 Acres Includes a 6,162±sf building that has been used for the manufacturing of wine, a wine tasting room, and a retail shop. In addition, this tract also has 4,600±sf of covered space (3,200′ inside plus 1,400′ of a covered patio) for an events center ideal for hosting receptions, reunions, and events. This tract also borders South Fork Rockfish River.

Tract 2: 16.8 Acres 690± feet of frontage on Beech Grove Rd. This undevel-oped lot is relatively flat and offers excellent visability from Beech Grove Rd.

Tract 3: 8.0 Acres Located on Rhue Hollow Rd (Rt. 628). It has 578± feet of road frontage on Rhue Hollow Rd. and also has Reed Creek flowing through the property. Ideal for a residence. SELLING REAL ESTATE ONLY.

Agent On-Site: Fri, June 3; Sun, June 7; Sat, June 13 (12-2pm)Other times by appointment. Auction on Tract 1Directions to Tracts 1 & 2From Rt. 151 (Patrick Henry Hwy), turn West onto Rt. 664 (Beech Grove Rd.) and go 0.4 miles. The property will be on the right.Directions to Tract 3From Rt. 151 (Patrick Henry Hwy), turn West onto Rt. 628 (Rhue Hollow Rd.) and go 0.4 miles. The property will be on the right.

Sale Manager: Pete Ramsey (434) 258-6611

Terms: 5% Buyers Premium. 10% deposit due at the auction; balance in 30 days.

1-800-780-2991

26.8 Acres in 2 Tracts 462 Winery Ln, nellysford

8.0 Acres in 1 TractRhue Hollow Rd, nellysford


our web site!

ABSOLUTE TRUSTEEAUcTiOn









1-800-780-2991



YOUR RACIAL STATUS

SHOULD NOT.

YOUR CREDIT STATUS

WILL AFFECT YOUR

ABILITY TO BUY A HOUSE.

HUD 1-800-669-9777 TDD 1-800-927-9275 www.f a i r h o u s i n g l a w.o rg

The Federal Fair Housing Act protects your right to live where you want. In fact, in any decision regarding rental, sales,

or lending, it is against the law to consider race, color, national origin, religion, sex, disability, or family status.

If you think you’ve been denied housing, please call us. Fair Housing. I t ’s not an opt ion. I t ’s the law.

YOUR RACIAL STATUS

SHOULD NOT.

YOUR CREDIT STATUS

WILL AFFECT YOUR

ABILITY TO BUY A HOUSE.

HUD 1-800-669-9777 TDD 1-800-927-9275 www.f a i r h o u s i n g l a w.o rg

The Federal Fair Housing Act protects your right to live where you want. In fact, in any decision regarding rental, sales,

or lending, it is against the law to consider race, color, national origin, religion, sex, disability, or family status.

If you think you’ve been denied housing, please call us. Fair Housing. I t ’s not an opt ion. I t ’s the law.


our web site!

ABSOLUTE TRUSTEE

AUcTiOn









1-800-780-2991



Currently Pre-Selling Featuring Single Family Homes and Attached Villas.

Mike Plecker 434-566-3372 | Keith Smith 434-531-0795 | Yonna Smith 434-531-0817

At Darden Towe Park

RIVERSIDE-LIFE.COM

LOCALbuy build live

LOCALbuy build live

LOCAL

buy

build

live

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Anita Dunbar, REALTOR®CRS, SFR, SRES, Associate Broker

[email protected] 434.951.7135 www.anitadunbar-realtor.com

Parcels:• 54.18 acres - $795,000 MLS# 523294• 24.3 acres with one division right $397,000 MLS# 513125• 21 acres - $279,000 MLS# 513127 • 6.7 acres with one division right $238,000 MLS# 523293Bring your vision, your dreams and your builder!

Albemarle CountyEnjoy Country Living

Close to Charlottesville!

EARLYSVILLE52.3 acre property available as a whole parcel or in various configurations! “Superb home sites” Beautiful mountain, wooded, and pastoral views. Just minutes from Hollymead Town Center and 15 minutes from Charlottesville. No HOA.

CRAIGBUILDERS.NET | 434 .973 .3362

LochLyn hiLL from the low $400’s

Hyland Ridge from the low $500’s

Old Trail Creekside from the low $500’s

Old Trail Village Homes from the low $400’s

Foothill Crossing from the upper $400’s

Kenridge - SOLD OUT! -

Old Trail Golf Villas from the low $500’s

Old Trail Courtyard Homes from the mid $400’s

Out of Bounds MODEL HOME COMING SOON!

Contemporary townhomes with rooftop scenery suites

Avinity - SOLD OUT! -

Model Homes Open Daily 12-5

Only 1 Left!

Belvedere from the $500’s

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Real Estate Related NewsERA Bill May Realty Co. Participated in Local MDA Lock-Up!

Continuing its long-standing sup-port of the Muscular Dystrophy As-sociation (MDA), ERA Bill May Re-alty Co. took part in the 2015 MDA LOCK-UP which was covered by local television networks, Charlottesville Newsplex, and NBC 29.

One hundred people were “arrest-ed” for the MDA LOCK-UP April 23rd. Cary May and Erica May of ERA Bill May Realty Co. had a bail set at $3,200 to “get out of jail.” By April 23, 2015 they raised over $3,700 and were the TOP fundraiser for the Charlottesville area. We are very ex-cited that we will be helping send 6 children with Muscular Dystrophy to camp in the Charlottesville area this summer. The summer camp gives children with Muscular Dystrophy the opportunity to go boating, ride a horse, swim, and make new friends as well as providing them with a sup-portive network.

A Special Note For Parents:“We were hesitant to send our

7-year-old son to his first weeklong MDA camp, but everyone at camp from the MDA staff, to the doctors/nurses and all the counselors reas-sured us R.J. would be very well taken care of. We were happy to learn that every camper had his own counselor for the entire week. We were not dis-appointed —camp was truly an amaz-ing experience for our son. Most importantly, he began to establish friendships with kids just like him. Thank you, MDA!”

— Parents of 7-year-old R.J.,. first-time camper (from MDA.org/summer-camp)

Since Erica and Cary went beyond their goal of $3,200, the remaining funds raised will be put towards wheel-chairs, clinic visits, support groups, research, and flu shots. Every little bit counts, and makes a difference.

ERA Bill May Realty Co. has been a part of the Charlottesville MDA LOCK-UP as well as raising money at charity art auctions for over 15 years. We look forward to continuing to support MDA in the future!

CAAR REAL ESTATE WEEKLY

NEWS & VIEWS

CONTNUED ON PAGE 17

Each Office is Independently Owned and Operated 417 Park Street Charlottesville, VA 22902

SONJA CASERO434.981.3523Multi-Million Dollar Top Producer for over 20 years.

RING SONJA

VIRGINIA WINE COUNTRY Only 20 mins from Charlottesville, this 1900 farmhouse sits in the heart of Virginia wine countr y and has Blue R idge Mountain views. Lovingly restored and updated but keeping some of the original charming features such as the double staircase, original extra wide molding, beautiful hardwood floors on both levels, high ceilings and arched entryways. 3BR, 2.5 BA, central air/heat & 2 walk-in closets! $224,900

BELMONT Stunning contemporary f loor plan 5 minutes from entertain-ment and restaurants, with 1 car garage and rooftop deck with mountain views for entertaining. Wide open floor plan, quality construction, granite counter tops , maple cabinets and stainless steel appliances. 3 bedrooms 2.5 bathrooms. Third bedroom perfect for office, teen-ager or room mate as it is very private and has attached bathroom. $234,900, Ring Sonja

LINDEN AVENUE Best condo on the market now. PRIVATE roof top deck. 1 car garage. Beautiful hardwood floors. Ceramic tile entry and hallway in first floor. Upgraded appliances; Samsung refrigerator and Bosch dishwasher. Nice open feeling in the Great room. Lots of options for decorating. Original model home. Convenient to UVa. $235,000

OVER LOOK DR IVE Fabulous kitchen family room addition. 800 square feet of screened porches and deck. Full walk up attic. Massive garage and workshop area on the terrace level. Amazing privacy for being so close to town and UVA. 3 acres mostly wooded. Some ter-raced gardens in the front. Classic formal living and dining rooms. $450,000

SHARON DONOVAN434.981.7200Native of C-ville with 25+ years of local Real Estate Experience.

CALL SHARON

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Albemarle Co - DunloraResplendent 5 BR, 3.5 BA home with entry hall open to LR & family room. Special features & recent updates. Classic exterior, well-appointed interior and expert design on three levels with 3821 fin. sq ft.

www.montaguemiller.com/mls=532721$487,000 • Alice Nye Fitch: 434.981.4562

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Greene County - Ruckersville Woods & open land with spectacular mountain views! One level living, contemporary w/open floor plan. 4 BRs, 3 BAs, LR, great room, 2 MBR suites, gourmet kitchen, sun room.

www.montaguemiller.com/mls=532673$425,000 • Anita Dunbar: 434.981.1421

Lake MonticelloNearing Completion! 1 Level Living. Open floor plan, split BR design, vaulted ceilings, hardwood floors, ss appli-ances, birch cabinets. Near golf, parks & shopping.

www.montaguemiller.com/mls=528500$229,000 • R. Carter-Johnston: 434.989.3959

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Ruckersville-SouthridgeA comfortable modern home surrounded by nature. Lg MBR suite + 3 BRs upstairs, laundry & 2nd full BA. Main level formal LR & DR, large kitchen opens into family room.

www.montaguemiller.com/mls=532871$305,000 • Joe Porterfield: 434.906.1616

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REDUCED

PRICE

NEWAlbemarle-Wickham PondBeautiful mountain views w/1st floor MBR suite, great room w/vaulted ceiling, Kit has granite counters & screen porch. Upstairs loft & basement for add'l living area.

www.montaguemiller.com/mls=532703$388,000 • Rives Bailey Associates: 434.227.4446

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NEWAlbemarle • Ednam ForestExceptional multi-level private contemporary, ceiling to floor windows. Dramatic 3 story foyer, 3 wood burning FPs, 2 story LR open to family rm. Renovated kit, formal DR, & upstairs loft.

www.500rookwood.com • $900,000Sasha Farmer Team: 434.260.1435

Rockingham Co Luxury & privacy. Cherry, walnut & bamboo floors, Gourmet Kit, high-end appliances. Marble FP in MBR. Home theater, 6 FPs, pool. Valley & mtn views.

www.montaguemiller.com/MLS=526312$759,900 • Kyle Olson: 540.649.4131

Louisa - Spring CreekGated golf course community. Many lux upgrades: chef's kit, granite counters, ss appliances & vaulted ceiling, great rm w/stone FP, tray ceilings in DR & MBR.

www.montaguemiller.com/MLS=528898$455,000 • Anita Dunbar: 434.981.1421

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®

®Charlottesville Westfield Office • 434.793.5393 | Downtown Office • 434.227.4444

CVILLE-One level living in Branchlands. 1BR with new carpet, new vinyl, and just painted. www.montaguemiller.com/MLS=530447$148,000 • Shann Whited: 434.962.4741

DAYTON-3BRs, open Kit/LR combo, lg den. Sunny yard w/shed. Convenient to Harrisonburg. www.montaguemiller.com/MLS=530737$124,700 • Kyle Olson: 540.649.4131

W'BORO-Spacious Kit w/hardwoods, main floor MBR suite w/adj. 4th BR or family rm. Deck & shed. www.montaguemiller.com/MLS=530673$114,900 • Kyle Olson: 540.649.4131

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W'BORO-3 lg BR. Wood floors on main level. Lg kitchen, walk-in pantry. Open DR/LR. Landscaped.www.montaguemiller.com/MLS=530667$68,670 • Kyle Olson: 540.649.4131

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SCOTTSVILLE-Pristine condition.Hardwood floors, ceramic BA tiles. 4th BR, add'l room,skylight. www.montaguemiller.com/MLS=528868$159,900 • Brad Williams: 434.227.4437

CVILLE-Branchlands townhome w/fresh paint & new carpet. Vaulted ceiling, skylights & bay window.www.montaguemiller.com/mls=530504$164,000 • Rives Baily Asso: 434.227.4446

W'BORO-One story w/3 BRs, hardwood floors, fam rm w/FP, Kit & brkfst bar. Pool, storage shed. www.montaguemiller.com/MLS=531892$135,000 • Kyle Olson: 540.649.4131

Land For Sale NEW PRICE! S. ALBEMARLE-4.8 acre parcel, minutes from Monticello, Ash Lawn-Highland, Trump Vineyards & Blenheim Vineyards. Easy access to I-64, UVa, D'Town. www.montaguemiller.com/mls=497146 • $69,900 Edwina St.Rose, 434.284.0094

N. ALBEMARLE CO - Langdon Woods- Rural preservation community. Mixture of hrdwd & pine. Tranquil community lake ideal for fishing & water views. www.montaguemiller.com/mls=493854 • $195,000Anita Dunbar: 434.981.1421

ALBEMARLE CO - Beautiful hardwood 8.54 acre home site (2 parcels), gravel drive, 2 cleared bldg sites, pond site &parking area. Both lots perced and ready. www.montaguemiller.com/mls=523996 • $199,900Doug Burke: 434.996.6791

Keswick MeadowLike new 4 BR home, open floor plan with master BR on the first floor. Each room has an en-suite bath. Option of a large third floor master BR.

www.montaguemiller.com/mls=530695$450,000 • Deborah Kingma: 434. 242.4592

Albemarle - KeswickPrivate setting for spacious brick ranch on 3+ acre lot. 3 BR/2 BA home & terrace-level 2 BR, 1 BA apt with private access. Hardwood flooring and new carpet throughout.

www.montaguemiller.com/mls=532775$359,000 • Pat L. Sury: 434.760.2999

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Albemarle - Mosby MtnCity convenience & suburban lifestyle w/flowing floor plan. Hardwood floors, cherry cabinets & granite in Kit. Walkout terrace w/rec room, full BA, 5th BR. Garden spaces.

www.montaguemiller.com/mls=530288$509,000 • Rives Bailey Team: 434. 227.4446

Albemarle - WoodbrookEnjoy single floor living! 3 lg BRs, big closets & att. MBA. Open floor plan w/DR area & spacious Kit. Hardwood floors on main level. Bsmnt rec rm w/pool table & FP.

www.montaguemiller.com/mls=532982$280,000 • Paul McArtor: 434.305.0361

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S. Albemarle • N. Garden114 acre mountaintop estate on private summit. Custom craftsmanship. 10,000+ sq ft of living space, dramatic views from almost every room.

www.4195mileendridge.com • $4,195,000 Carter Montague: 434.951.7156

CVILLE-JPA, excellent investment opportunity. Freshly painted 3BR 2BA condo with W/D.www.montaguemiller.com/mls=531139$163,500 • Anne Burroughs: 434.422.2242

Open House Sunday 1-4pm

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Last year, Travel & Leisure included Charlottesville as #9 on its list of Amer-ica’s Top Ten Mountain Towns. Not surprising. Most of us feel that subtle gravitational tug

of the Blue Ridge to our west, relishing that blue mountain horizon visible for miles. Many of us succumb to the call of the mountains for recreation, relax-ation, and renewal.

“Mountains attract a wide variety of people,” declares REALTOR® John McKeithen, an associate broker with Mountain Area Realty in Nellysford. “Some people like the long distance view from the top of the mountain. Others want to look up from the val-leys to the mountains. The opportuni-ties for recreation are great.”

Time out. We know you want to know the other

nine. Four are Colorado at Aspen, Estes Park, Boulder, and Telluride. Also out west are Park City, Utah, and Whitefish, Montana. Closer to us are Lewisburg, WV, Stowe, VT, and Lake Placid, NY.

Now back to our story. What exactly defines a mountain town?

“No concrete criteria ex-ist to quantify what makes a mountain town,” concedes the website for Blue Ridge Out-doors, the go-to magazine for moun-tain events and activities with offices in Charlottesville. “Not every town at a high elevation is a mountain town, but not every mountain town is in the actual mountains.”

The website continues, “You can usually tell if that dot on the map has

an outdoor culture the minute you pull into town. Commuters on bikes, runners on a lunchtime jog, or a full tasting room at the local brewery are all good indicators you are in a moun-tain town paradise.”

Another sure sign of being “out-doorsy” is the presence of outfitters like those found in Charlottesville including Albemarle Angler, Blue Ridge Mountain Sports, Gander Mountain, and Great Outdoor Provi-sion Company.

But perhaps the most telling clue is when you pull into a local parking lot and the vehicle next to you has Shenandoah National Park license plates, a decal reading LVMTNS, two mountain bikes mounted on its back end, and a kayak roped to the roof.

Along with all those clues, the single most important aspect of a mountain town is the people and their attitudes because outdoor recreation takes real commitment from people to maintain trails, keep waterways clean, and keep developers honest.

The Mountains“Albemarle, Nelson, and Greene

Counties are all gateways to the Appa-lachians, the Blue Ridge Parkway and the Shenandoah Trust Park System,” says REALTOR® Sara Greenfield, Principal Broker for Charlottesville Fine Homes and Properties. “Much of the park touches Albemarle County just outside of the Crozet area, and to this day, there are still dirt roads and paths that lead through the ridge to the Shenandoah Valley beyond.”

The Appalachians appeared more than a billion years ago with

Rocky Mountain-like high peaks. During the last few hundred million years, how-ever, erosion left only their cores standing as the relative-

ly gentle mountains we see today in the Blue Ridge.

Shenandoah National Park, autho-rized in the mid-1920s, wasn’t actu-ally established for another 15 years. During that time, President Hoover

Mountain TOWN

BY MARILYN PRIBUS

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3510 Remson Ct #301Charlottesville, VA 22901Each office independently owned & operated

Cynthia Hash REALTOR®

CSSS, AHA, GRI, CRPS, SRES, GREEN

TOP QUALITY MATERIALS & WORKMANSHIP

The mountain views from this 6400 sq ft Colonial are breathtaking! The lifestyle is serene, convenient, and welcoming in the premier neighborhood of Godalming. Custom built, every detail of this home was constructed with the finest materials such as cherry wood flooring, wainscoting, and dental crown molding. No expense was spared, even the garage is insu-lated and has steel stairs. You’ll love the gourmet kitchen and glamorous master suite. Every bathroom is adorned with marble counter tops. The huge finished basement has plenty of storage and shows off the Superior Wall Foundation Steel Beam System that few homes can boast. Meticulously maintained living spaces indoors and outdoors. Formal areas are inviting

with cathedral ceilings and mezzanine style charm. Grand indoor play areas invite billiards, exercise, music, conversation, and laughter! The double front decks and fantastic rear deck accentuate the beautiful views. Sits on 3 acres of land. $699,000

434-531-5351 • [email protected]

The new RoyWheeler.com has arrived!Welcome to the most advanced Real Estate search in Charlottesville

Representing Properties and Advising Clients since 1927

Ednam Hall • 1100 Dryden Lane • Charlottesville, VA 22903 • 434-951-5155 • Fax: 434-951-5190 • www.roywheeler.com

Experience Life in Beautiful and Historic Staunton, Virginia

[email protected] | allenpersinger.com

Allen Persinger, realtor

540-448-3145

214 FAYETTE STStunning custom renovated city residence and gardens. Unparalleled attention to detail. Light filledw/ gleaming wood floors, high ceilings, elegant mouldings, custom built-ins, white Carerra marble. Kitchen w/48in Wolf stove, Subzero&Viking. Landscaped gardens w/ mature boxwoods with adjacent vegetable garden. MLS# 200290

235 LOCUST GROVE LNS27 Acres Colter Farm, ca. 1777 A premier example of Shenandoah Valley Revolutionary era homes. Brick houses, guest cottage & rolling land offer magnificent mountain views. Elegantly modernized w/ custom kitch-en, tile baths. Geo-thermal heat & A/C. Secluded, but close to schools, hospital. Suitable for B&B, vineyard. MLS# 195584

SPECTACULAR WITH 2 ACRE LAKESITUATED ON APPROXIMATELY 36 WOODED/OPEN ACRES IN WESTERN AUGUSTA COUNTY, VIRGINIA. A rare offering of this exceptional home and land. The open and airy home bene-fits from the current owners’ attention to detail and is in excellent condition. Updated kitchen and baths, skylights, 6 zone gas heat & central a/c. Large deck with hot tub, screened porch, mature trees, lake with boat dock, marsh land, green space.

$527,500. MLS# 521248

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purchased property on the Rapi-dan River and built a Summer White House—the first place deliberately con-structed as a presidential retreat. (The Hoovers later donated the property to the park.)

Eventually Skyline Drive construc-tion began, and the Civilian Conserva-tion Corps was established and moved into the park area. More than 450 fam-ilies—mostly small farmers—were relo-cated from the Blue Ridge and their fields returned to nature.

The lower elevations are well suited to grape growing, REALTOR® Green-field continues, and there are a grow-ing number of wineries and cideries for visiting. “The Blue Ridge is a natural magnet for bicyclers, walkers, and hik-ers who love its elevation and beautiful winding roads at the top of ridges and peaks,” Greenfield continues. “Camp-ers enjoy the stillness and the ability to escape to quiet valleys and lakes.”

Recreation Abounds“We really enjoy camping,” agrees

Jill Dahl, principal of Charlottesville High School. She often camps along the Blue Ridge with her husband, their two teenage sons, and a pair of shel-ter rescue dogs. “It’s so great to get unplugged from electronics. We play cards and board games and get more engaged as a family. We come back re-charged from our tech-free fun.”

Others head to the mountains for hiking, rock-climbing, zip-lining, bicy-cling, plus rafting, canoeing, kayaking,

swimming, and other water sports. Changing seasons mean new forms of recreation. Leaf-peepers bring a surge in autumn tourism and winter means skiing, ice skating, and other cold weather sports.

Both Wintergreen Resort about 40 road miles southwest of Charlottesville, and Massanutten Resort, about ten miles east of Harrisonburg, offer ski-ing, ownership in lodging properties, and a variety of year-round overnight accommodations, dining, and spas. Summer brings doings such as tubing, golf, children’s activities, tennis, and a variety of musical performances. Each resort has an inviting website with much more information.

The ATThe Appalachian Trail (AT) is a pow-

erful draw for people from all over the country. It was first proposed in 1921 and over the next sixteen years was promoted and built by private citizens. By 1937, it covered 2,185 miles from Maine’s Mt. Katahdin to Springer Mountain in Georgia. Today it’s main-tained by federal and state agencies and thousands of volunteers.

Virginia has more AT miles—about 550—than any other state. Much of the AT in Virginia parallels the Blue Ridge along the Blue Ridge Parkway and Sky-line Drive. The AT’s history, rigors, and joys are nicely told by Bill Bryson in his book A Walk in the Woods. A movie version, directed by Robert Redford, will be released this coming Septem-

ber starring Redford and Nick Nolte as erstwhile thru-hikers.

Thru-hikers are those intrepid souls who complete the entire trail in a single season. In 1948, a World War II vet named Earl Shaffer became the first documented thru-hiker (south to north) as he sought to “walk off” his traumatic experiences and the loss of friends during the war. He later thru-hiked the trail from the north, then fifty years after his first hike, at age 79, he again completed the AT south to north in a single season.

Kate Hoffmeyer, 29, says the moun-tains are a major reason she lives in Charlottesville. “In late December,” she recalls, “I met a woman who’d completed a thru-hike and I caught

the trail bug bad! Hiking the AT went from something on my life list to a full commitment.” She left Georgia this past April and by Memorial Day had reached Damascus, Va. Her trail nick-name is “Cheerio” and it’s great fun to be a vicarious thru-hiker by follow-ing her trail blog. Find it with a quick search for “trail journals Cheerio.”

Another Charlottesville resident, former Marine captain Sean Gobin, served three deployments in mid-East-ern war zones before leaving the Corps and thru-hiking off his own war on the AT. He determined to earn an MBA and chose the Darden School of Business at UVa to earn an MBA. Why Darden? Lo-cation. Location. Location.

“The Blue Ridge is the most beau-tiful parkway in the U.S. in my opin-ion,” he says. “I love to motorcycle on the parkway and hike the AT and the Shenandoah Park area is my favorite part. So my decision to attend Darden was its location closest to the Blue Ridge. I love the mountains. This is just the picture perfect place to live.”

Gobin is also the founder of War-rior Hike, which helps honorably dis-charged war-zone vets to complete hikes on one of six National Scenic Trails, including the AT, by providing equipment and supplies, community support, and eventually job placement help.

When hiking with others who’ve been in combat, and with no cell or computer, Gobin explains, the vet is

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23 Kestrel PointDelightful renovated and furnished 4 BR/4 BA on the 5th green/6th tee box of Devils Knob private Golf Course. Expansive 2-story deck, Screened gazebo, Chef’s kitchen w/granite countertops, Jenn-Air stainless steel oven w/ gas cooking, hardwood floors, Elegant stone FP, Beautiful landscape/exterior lighting, Exquisite interiors. A/C & heat pump(propane furnace backup). $410,000. Contact Steve Marianella, 434-566-1293, [email protected] (532725)

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The Official Real Estate Company of Wintergreen Resort

The Mountain InnP.O. Box 706|Wintergreen, VA 22958

Toll Free 866-905-9777Office 434.325.8018

Fax 434.325.8017wintergreenresort.com

[email protected]

Visit Wintergreen’sOfficial Real EstateOffice Located In The Mountain Inn

71 Rosebay LanePanoramic views of Crawford’s Mtn, 5 BR mountain getaway. Soaring floor to ceiling stone FP’s, hardwood floors, 2 family rooms, updated kitchen, huge decks & covered side porch. Attached garage, paved driveway, almost a full acre. Year round views. Nature conservation area borders rear of property. Walk to Chestnut Springs Pool & park. Quiet street, but still close to amenities. $799,000. Contact Steve Marianella, 434-566-1293, [email protected] (532704)

43 Timber Camp DrivePriced to sell!!! Own a prime building lot among classic vacation & permanent residences. Chestnut Springs swimming pool & picnic area is a short walk away or walk out to the main road & ride the shuttle to the slopes! Golf, Tennis & fine dining as well as the Wintergarden Spa are a quick trip! Build your dream home here! $49,900 Contact Jody A. Morgan 540-461-1733. [email protected] (532940)

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196 Mountain InnPopular Gold-rated condo in Wintergreen Rental program. Perfect ski-in/ski-out location. Ground floor of Mountain Inn with easy access to resort amenities incl. dining, shops, meeting rooms. Great turnkey opportunity for steady rental income plus exclusive member access to Wintergreen resort. Handicap access - Upgraded Kitchen – Beautiful Decor! $79,500 - Call Tim Craig 540-416-8498. (532572)

22 Knob Hill Place Amazing mountain views from this pristine lot at wintergreen. Build your dream home on the nicest view lot on the mountain. Huge year around views in all directions from this beautiful lot. Call agent for building ideas on this lot! Offered at $349,000 Call Rod Phillips 434-987-6399. (532806)

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173 Brimstone DriveThis home won awards was featured in the Washingto-nian Magazine, the Richmond Times-Dispatch as well as in Wintergreen’s own promotional brochures. Situ-ated cliff-side & at the end of a cul-de-sac, the home arguably commands the most breathtaking mountain views Wintergreen has to offer. Surrounded by a series of decks, terraces, & gardens, this diamond just needs polishing. $625,000. Contact Brian Chase www.goWintergreen.com 434-296-9860 (532202)

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750 Pedlars Edge DrivePremier Ski front lot on Tyro. One of the last buildable ski-in / ski-out lots at WTG. The lot next door sold for $375K. Build your dream ski front home. Beautiful mountain laurels all over this property as well. Call agent for building ideas. $265,000. Call Rod Phillips 434-987-6399. (516674)

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2137 Fairway WoodsGolf-front condo, attractively renovated incl kitchen & baths - new granite, engineered hardwood, new carpeting. Ground level – walk out & enjoy the golf-front setting from your patio. Steps away from the spa, Nature Foundation, & shuttle bus. $99,500 - Contact Brian Chase www.goWintergreen.com 434-296-9860 (532628)

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300 Saddleback KnollCustom built 4 BR, on well landscaped & private lot in Stoney Creek at Wintergreen. Built by Stagebridge Const., has many upgrades incl. gourmet kitchen w/ granite counters & custom cherry cabinets, top quality stainless apple. Oak hardwood floors throughout main living area, 2 car garage & workshop, covered screened porch. $675,000 – Contact Steve Marianella, 434-566-1293, [email protected] (532910)

205 Crawfords EdgePanoramic year round views from throughout! L’Etoile du Nord ( The Star of the North ) is a unique Frank Lloyd Wright inspired design, over 3600 sq.ft of fin. space plus multiple decks & screened porch. Great room with cathedral ceiling, 6 FP’s, incl. each BR & 2 fam rms. Many built ins, hot tub, pool table, steam shower, security system, 3 zone HVAC & gas furnace backup. Level drive & parking. $975,000 – Contact Steve Marianella, 434-566-1293, [email protected] (532267)

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406 Harris RoadGreat location near downtown and 64... Cozy cot-tage has much to offer. Live in as a 4 BR / 3 BA home or rent the home & basement apt. Upstairs has updated kitchen & beautiful heart pine wood floor. Downstairs can be rented as a one bedroom with kitchen, bathroom & sep entrance. Lot is private with fenced backyard & charming patio. $219,000 Call Rod Phillips 434-989-6399 (527149)

415 Pedlars Edge DriveLuxury 5 BR home being built by Shenandoah Valley Constr has seasonal mountain views, w/ a quiet wood-ed setting. Ready for interior fin & customizations. 2 family rooms, 3,700 sq. ft. & attached garage. 2,500 sq.ft of expansive decking! Hot tub, steam shower, wet bar, granite counters, 2 FP, stainless appl & custom tile work. Pre-wired for sound, security, generator & smart house system. $750,000. Contact Jon Tsakis 540-836-9211. [email protected] (532603)

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664 Shamokin Springs TrailEnjoy Fantastic Views of Crawfords Knob from your living room and deck! Recently remodeled 3 BR offers a great open floor plan. Spacious Kitchen & Dining Room Area. Stone FP & pine cathedral ceilings! NEW HOT TUB! Granite Counter tops & Kitchen Aid appliances. $334,500 - Call Tim Craig 540-416-8498. (532319)

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2073 Stone Ridge CondosBeautifully furnished & updated 3 BR, 3 BA condo with great rental revenue potential! Ground floor, walk-out to grassy area from living room patio. Views of 18th fairway on Devils Knob course. Adjacent to the Spa & short walk to the Devils Grill & Nature Fndn. Drive or catch the shuttle for a 2 min ride to tennis, skiing, dining, & shops. $139,500. Contact Brian Chase www.goWintergreen.com 434-296-9860 (532585)

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960 Diamond Hill CondoIncredible 2 BR, 2 BA ski-in/ski-out condo - beautiful views & located in the heart of Wintergreen Village! Turnkey furnished in Exquisite Victorian antiques this amazing unit is a short distance to all the activity on the mountain! Offered at $225,000! Contact Jon Tsakis for details 540-836-9211 [email protected] (527911)

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3204 North Ridge CondoGOLD RENTAL - LIMITED 1 BR - 2 FULL BA!!! Enjoy panoramic views of Shenandoah Valley from your new home! Close to everything, just a short walk to Black Bear Cafe - Dog Park - Winter Garden Spa! Turnkey furnished & ready for you! Offered at $104,500 - Call Tim Craig 540-416-8498. (532234)

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503 Faulconer Drive - charlottesville, virginia 22903Phone (434) 295-1131 Fax (434) 293-7377

email: [email protected] - WeBsite: www.mcleanfaulconer.com

RUGBY ROAD - Designed by Eugene Bradbury, this meticulously updated, 6BR/5.5BA, c. 1913 residence occupies two lots of just under 2.5 acres, within walking distance to UVA & Barracks Road. Steve McLean (434) 981-1863. $2,750,000 MLS# 530390

OUT THERE FARM – Charming immacu-late 4BR farm house in a private valley on 106 acres at the base of the historic Southwest Mtns ,stunning views of open fields, small lake & mtns. Charlotte Dammann (434)981-1250 MLS#530554

CEDARWOOD FARM- 176 acres with a wonderful mixture of open & wooded land. Ideal primary residence, Gentleman’s Farm or weekend retreat. $695,000 Steve McLean (434)981-1863 MLS#518607

Elegant home, beautiful neighborhood, spa-cious living spaces, master suite 1st floor, upgraded kitchen and gorgeous sunroom on almost an acre all convenient to shopping & restaurants. $985,000 MLS#514879 Steve McLean (434)981-1863

KESWICK ESTATES- Stone, French-inspired, custom residence on 22 acres, superb quality construction & details. 3-Stall stable, spacious carriage home, beautiful private setting. $2,595,000 Jim Faulconer (434)981-0076. MLS# 530692

MADISON COUNTY LAND – 11 Acres of pasture & mature hardwoods. Land boasts road frontage, leveled building site, poten-tial logging revenues, and small creek. $115,000. Macon Gunter (434-242-7772), MLS 529933.

Keswick Golf Course Parcel- Surrounded on two sides by the Peter Dye Golf Course this 2.4 acre building lot represents the best value in Keswick. $420,000 Tim Michel (434)960-1124. #503871

CHESTNUT HILL - Dramatic Blue Ridge views from 28 acres, 20 minutes from Barracks Rd. Quality 3-4BR home w/c. 1800 log addition, heart pine flooring, stone fireplace. $885,000. Steve McLean (434) 981-1863. MLS#528425.

Ballard Woods Court- 1.8 acre lot on a cul-de-sac in Ivy. 3-4 BR w/first floor mas-ter. Kitchen/family combination, hardwood floors, light and bright. MLS# 529635. $399,500. Nancy Roche, 434-982-7873.

CLEARVIEW KNOLLS - Rare opportunity to pick up a building lot on a cul-d-sac in a quiet, well established residential neigh-borhood. Terrific buy. $149,000 Charlotte Dammann (434)981-1250 MLS#520371

EXQUISITE FARMHOUSE-STYLE HOME, designed by Dalgliesh Gilpin Paxton Architects-,37+ acres at Bundoran Farm $3,995,000. MLS #505875 Steve McLean (434) 295-1131.

BURRUS BRANCH - VA Farm house, c. 1763, on 5+ acres in Free Union. Beautiful, private setting. Guest cottage w/stone FP. $1,295,000. Steve McLean (434)981-1863 MLS#525423

IVY FARMS – European influence in this well-built traditional brick home less than 5 miles to town. Garth Road area. Privacy on almost 5 acres, pastoral setting, large pond. Great interior and exterior spaces in this 4 BR, 3.5 BA home: huge kitchen/dining/family room w/fireplace; second level family room; detached guest home/garage below; several spacious covered porches for enter-taining and relaxing. $1,295,000 Jim Faulconer (434)981-0076. MLS#529174



KESWICK - Attractive Cape Cod w/ Southwest Mtn. views & situated in one of the most beautiful sections of Albemarle County. $719,000 Charlotte Dammann (434)981-1250 MLS#528585

INGLECRESS-2 Story brick residence 4,400 fin. sq/ft on 3.27 acres, 4 BR, 3.5 baths, 1st floor master bedroom suite, LR W/FP, DR, study, Florida Room/Sun Room offers spectacular Blue Ridge Mountains views. $1,048,000 Steve McLean(434)981-1863 MLS#529146

TYE LANDS - Sweeping Blue Ridge Mountain views! 142+ private acres with long frontage on the Tye River. Charming 3BR/3BA residence & large wrap -around porch. $1,100,000 Steve McLean (434)981-1863 MLS#527112

JOURNEY’S END – Immaculate custom built residence & guest house w/pool on 26 fenced acres -Journey’s End is exception-ally energy efficient w/solar power backup, the attention to detail is extraordinary. Tim Michel (434)960-1124

BLANDEMAR-21 Acre estate parcel. Bold views of Blue Ridge & Ragged Mtn w/elevated building site,just min-utes south of Charlottesville. Charlotte Dammann(434)981-1250. $525,000 MLS#520130

EDGEWOOD LANE- Elegant stone Country French home in U. neighborhood. FP, hardwood floors, 6BR / 3BA. Mature 0.37 acre lot. $995,000 MLS#529646 Judy S. Campbell 434-466-6688

OLD WOODVILLE - 176+ acre historic estate with c. 1796 main residence, pool, guest cottage, barns & other outbuildings. Bucolic setting, rich farmland. $3,300,000 MLS #529026 Steve McLean (434) 981-1863.

KESWICK ESTATES- 2.5 acres with lovely views of the golf course & moun-tains in the distance yet very private. Architecturally designed 7000+ sq ft resi-dence. #451592 Charlotte Dammann (434)981-1250. #451592 $1,825,000

UVA CONVENIENCE - Brick residence convenient to Fontaine Research Park & UVA. On a designated duplex lot, build an attached unit for future investment. Charlotte Dammam (434)981-1250 MLS#530933.

65 ACRE FARM- currently grazing cat-tle, primarily open pastures, two creeks, small lake. Modest 3 BR contemporary, mtn. views. $659,000 priced below tax assessment. Jim Faulconer (434)981-0076 MLS#521347

EDNAM VILLAGE- Easy walk to Boar’s Head Sports Club. 3,006 Sq/ft., first floor master, spacious bedrooms, 2 FP, 9’ ceilings and large entertaining spaces. $965,000 Steve McLean (434)981-1863 or Macon Gunter (434)242-7772 MLS#528153

AMMONETT FARM -Renovated 4-5 BR, c. 1878 farmhouse, w/34 acres,less that 15 miles from Charlottesville. Home has a warm, invit-ing kitchen/breakfast/family room with wood and soapstone floors, brick fireplace, and large windows with pastoral and mountain views. The land is a mixture of fenced pastures, park-like land, and mature hardwood for-est. There is a beautiful mountain stream that bisects the land. Ammonett Farm has a lovely bucolic setting w/ close access to Walnut Creek Park & the shops at Crossroads. $795,000 Jim Faulconer (434)981-0076 MLS#532795

REDBUD FARM -Excellent candidate for a con-servation easement! 169 + acre farm, with Blue Ridge views, 2 lakes & Lynch River frontage. MLS#530570 $1,400,00 Tim Michel (434)960-1124

Farm, estate anD resiDential BrokersFarm, estate anD resiDential Brokers

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RUGBY ROAD - Designed by Eugene Bradbury, this meticulously updated, 6BR/5.5BA, c. 1913 residence occupies two lots of just under 2.5 acres, within walking distance to UVA & Barracks Road. Steve McLean (434) 981-1863. $2,750,000 MLS# 530390

OUT THERE FARM – Charming immacu-late 4BR farm house in a private valley on 106 acres at the base of the historic Southwest Mtns ,stunning views of open fields, small lake & mtns. Charlotte Dammann (434)981-1250 MLS#530554

CEDARWOOD FARM- 176 acres with a wonderful mixture of open & wooded land. Ideal primary residence, Gentleman’s Farm or weekend retreat. $695,000 Steve McLean (434)981-1863 MLS#518607

Elegant home, beautiful neighborhood, spa-cious living spaces, master suite 1st floor, upgraded kitchen and gorgeous sunroom on almost an acre all convenient to shopping & restaurants. $985,000 MLS#514879 Steve McLean (434)981-1863

KESWICK ESTATES- Stone, French-inspired, custom residence on 22 acres, superb quality construction & details. 3-Stall stable, spacious carriage home, beautiful private setting. $2,595,000 Jim Faulconer (434)981-0076. MLS# 530692

MADISON COUNTY LAND – 11 Acres of pasture & mature hardwoods. Land boasts road frontage, leveled building site, poten-tial logging revenues, and small creek. $115,000. Macon Gunter (434-242-7772), MLS 529933.

Keswick Golf Course Parcel- Surrounded on two sides by the Peter Dye Golf Course this 2.4 acre building lot represents the best value in Keswick. $420,000 Tim Michel (434)960-1124. #503871

CHESTNUT HILL - Dramatic Blue Ridge views from 28 acres, 20 minutes from Barracks Rd. Quality 3-4BR home w/c. 1800 log addition, heart pine flooring, stone fireplace. $885,000. Steve McLean (434) 981-1863. MLS#528425.

Ballard Woods Court- 1.8 acre lot on a cul-de-sac in Ivy. 3-4 BR w/first floor mas-ter. Kitchen/family combination, hardwood floors, light and bright. MLS# 529635. $399,500. Nancy Roche, 434-982-7873.

CLEARVIEW KNOLLS - Rare opportunity to pick up a building lot on a cul-d-sac in a quiet, well established residential neigh-borhood. Terrific buy. $149,000 Charlotte Dammann (434)981-1250 MLS#520371

EXQUISITE FARMHOUSE-STYLE HOME, designed by Dalgliesh Gilpin Paxton Architects-,37+ acres at Bundoran Farm $3,995,000. MLS #505875 Steve McLean (434) 295-1131.

BURRUS BRANCH - VA Farm house, c. 1763, on 5+ acres in Free Union. Beautiful, private setting. Guest cottage w/stone FP. $1,295,000. Steve McLean (434)981-1863 MLS#525423

IVY FARMS – European influence in this well-built traditional brick home less than 5 miles to town. Garth Road area. Privacy on almost 5 acres, pastoral setting, large pond. Great interior and exterior spaces in this 4 BR, 3.5 BA home: huge kitchen/dining/family room w/fireplace; second level family room; detached guest home/garage below; several spacious covered porches for enter-taining and relaxing. $1,295,000 Jim Faulconer (434)981-0076. MLS#529174



KESWICK - Attractive Cape Cod w/ Southwest Mtn. views & situated in one of the most beautiful sections of Albemarle County. $719,000 Charlotte Dammann (434)981-1250 MLS#528585

INGLECRESS-2 Story brick residence 4,400 fin. sq/ft on 3.27 acres, 4 BR, 3.5 baths, 1st floor master bedroom suite, LR W/FP, DR, study, Florida Room/Sun Room offers spectacular Blue Ridge Mountains views. $1,048,000 Steve McLean(434)981-1863 MLS#529146

TYE LANDS - Sweeping Blue Ridge Mountain views! 142+ private acres with long frontage on the Tye River. Charming 3BR/3BA residence & large wrap -around porch. $1,100,000 Steve McLean (434)981-1863 MLS#527112

JOURNEY’S END – Immaculate custom built residence & guest house w/pool on 26 fenced acres -Journey’s End is exception-ally energy efficient w/solar power backup, the attention to detail is extraordinary. Tim Michel (434)960-1124

BLANDEMAR-21 Acre estate parcel. Bold views of Blue Ridge & Ragged Mtn w/elevated building site,just min-utes south of Charlottesville. Charlotte Dammann(434)981-1250. $525,000 MLS#520130

EDGEWOOD LANE- Elegant stone Country French home in U. neighborhood. FP, hardwood floors, 6BR / 3BA. Mature 0.37 acre lot. $995,000 MLS#529646 Judy S. Campbell 434-466-6688

OLD WOODVILLE - 176+ acre historic estate with c. 1796 main residence, pool, guest cottage, barns & other outbuildings. Bucolic setting, rich farmland. $3,300,000 MLS #529026 Steve McLean (434) 981-1863.

KESWICK ESTATES- 2.5 acres with lovely views of the golf course & moun-tains in the distance yet very private. Architecturally designed 7000+ sq ft resi-dence. #451592 Charlotte Dammann (434)981-1250. #451592 $1,825,000

UVA CONVENIENCE - Brick residence convenient to Fontaine Research Park & UVA. On a designated duplex lot, build an attached unit for future investment. Charlotte Dammam (434)981-1250 MLS#530933.

65 ACRE FARM- currently grazing cat-tle, primarily open pastures, two creeks, small lake. Modest 3 BR contemporary, mtn. views. $659,000 priced below tax assessment. Jim Faulconer (434)981-0076 MLS#521347

EDNAM VILLAGE- Easy walk to Boar’s Head Sports Club. 3,006 Sq/ft., first floor master, spacious bedrooms, 2 FP, 9’ ceilings and large entertaining spaces. $965,000 Steve McLean (434)981-1863 or Macon Gunter (434)242-7772 MLS#528153

AMMONETT FARM -Renovated 4-5 BR, c. 1878 farmhouse, w/34 acres,less that 15 miles from Charlottesville. Home has a warm, invit-ing kitchen/breakfast/family room with wood and soapstone floors, brick fireplace, and large windows with pastoral and mountain views. The land is a mixture of fenced pastures, park-like land, and mature hardwood for-est. There is a beautiful mountain stream that bisects the land. Ammonett Farm has a lovely bucolic setting w/ close access to Walnut Creek Park & the shops at Crossroads. $795,000 Jim Faulconer (434)981-0076 MLS#532795

REDBUD FARM -Excellent candidate for a con-servation easement! 169 + acre farm, with Blue Ridge views, 2 lakes & Lynch River frontage. MLS#530570 $1,400,00 Tim Michel (434)960-1124

Farm, estate anD resiDential BrokersFarm, estate anD resiDential Brokers

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The goal of any seller is getting top dollar for their property. However, many homeowners have an inflated idea of what their homes are actually

worth. Anne Burroughs, of Montague Miller & Co. (www.anneburroughsre-altor.com), tells sellers that “once you put your house on the market, it’s no longer your home – it’s a commodity.” And, “therefore, you have to divorce yourself from your feelings for the house.” Burroughs says that because sellers are married to their homes, the parameters they use to approximate their home’s value are not the same used by REALTORS®. Sometimes those numbers work out and sometimes they don’t.

Location Matters The location of your home

is a very important component when determining its market value. According to Burroughs, the homes that are closest to your home are going to be your best comparable properties. When doing your comparative analysis, you’re looking for homes similar in characteristics, and located within a very close prox-imity. Ideally, you want to look at what homes sold for in the past six months. In some instances, you might find large expensive homes next to very modest ones. So, look-ing at properties with similar char-acteristics is a very good indicator for determining a home’s true value. In addition, conveniences like shops, transportation, proximity to a down-town area and major roads will also determine your home’s value. And the closer you are to these conveniences, the more appealing your property be-comes, Burroughs adds.

The Condition of Your Home Once you’ve figured out how much

homes are selling for in your area, you then need to evaluate the condition of those homes, says Burroughs, especial-ly if you’re looking at houses that are brand new. Although some homes are fully updated, while others have main-tained their original finishes, when doing a comparative analysis there are certain variables you can use to access the value. For example, how current are the finishes? Is the paint fresh? Has new carpet been installed? Does the home have granite countertops, tile or hardwood floors? It’s imperative that you compare your home as close as possible to other homes that are in the same condition. This is partic-ularly important when you’re looking in areas where the houses were built in the 1970s and 1980s. Furthermore,

by averaging the tax assessment, dol-lar per square footage, and absorption rate (also referred to as the soft num-ber) of homes that sold within six to twelve months, the homeowner is bet-ter equipped to estimate the value of their property.

Market Climate When evaluating the market climate

in your area, you want to look at how long it takes for homes to sell in that particular location. Burroughs believes that you can accomplish this by looking at how many homes sold the previous

year in order to get a sense of what it was like over the last twelve months. For example, if six homes were sold, then that means that on average one home was sold every two months. From a competitive standpoint, if there’s a neighborhood where you have three homes for sale, and you would be the fourth, then you have to assume that it’s going to take all four of those homes to be absorbed. That means that it’s going to take eight months (or times two months) for all four homes to sell, says Burroughs. This essentially equates to one house sold every two months. As a seller, you must then decide if you want to be the first one of those four houses to sell, or do you want to be the last. And, if the homes are comparable, the one that is the lowest price is always going to sell first. So, if there is economic uncertainty, the pool of potential buyers diminishes, often resulting in lowering the price in order to sell the property.

A common mistake that sellers make is over pricing their homes. Burroughs says that sellers use subjective in-formation like “how much they paid for their homes, how long they lived in the house, and how much mon-ey they need to move on to the next property,” to help them determine their home’s value. Sometimes the numbers work out, but if the property lan-guishes on the market too

long buyers begin to wonder what’s wrong with it. If you want to sell your property within a reasonable amount of time, make sure you’ve gotten your numbers right. Working with the ex-pertise of a qualified REALTOR® can make the process less painful. n

Janet Thomson is a freelance writer, copywriter and military wife residing in Charlottesville.


BY JANET THOMSON

The location of your home

is a very important component when

determining its market value.

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What’s Happening Around Town?Anonymous Donor Contributes $50,000 To Build Habitat Home In Honor Of Pope Francis

Habitat for Humanity of Greater Charlottesville has begun framing a home in honor of Pope Francis.

The house, in the Southern Devel-opment Burnet Commons III neigh-borhood on Elliott Avenue, was bless-ed at a ceremony on Saturday, May 30th from 9:00 - 9:30 AM. The bless-ing celebrated Pope Francis’ belief that “the Home represents the most precious human treasures -- that of encounter, that of relations among people, different in age, culture and history, but who live together and to-gether help one another grow.”

The Pope Francis Home is being made possible by an anonymous $50,000 donation to honor the sitting Pope for his commitment to social justice and the reinvigoration of the Catholic Church. In addition to fur-thering Habitat’s mission of building and preserving homes, the Pope Fran-cis Home will provide a unifying, cel-ebratory opportunity for both Cath-olic and non-Catholic volunteers to work towards a common goal.

“We are so grateful for this thoughtful donation,” said Habitat President and CEO Dan Rosensweig.

“Pope Francis is a beacon of light, an incredible inspiration who, like his namesake St. Francis of Assisi, be-lieves in spreading the joy of commu-nity to all.”

Locally, the Church of the Incar-nation, St. Thomas Aquinas Univer-sity Parish, the Charlottesville Cath-olic School, and other parishes and volunteer groups will participate in the build.

Habitat is hoping to raise an ad-ditional $50,000 in matching funds in support of its mission to provide safe, decent and affordable hous-ing the Charlottesville community. For more information about how to donate and/or volunteer, please visit the Habitat website at www.cvilleha-bitat.org. n

NEWS & VIEWSCONTINUED FROM PAGE 7

Got News? Send your newsworthy submisssions to [email protected]

No PDFs please - only text files will be considered.

freed to process war traumas. In addi-tion, various groups along the trail—often the American Legion or a VFW post—arrange ahead of time to fer-ry hikers into town for a hot shower, meals, and a bed. “These people help the hikers reconnect with normal-cy,” Gobin says. “Many hosts are vet’s groups with members who are farther down the road of life and provide men-torship and crucial insight.”

The 2015 AT hike started on March 15 and spent the month of May hiking north through Virginia. Not every th-

ru-hiker—warrior or civilian—makes it all the way. “The typical attrition rate is 80 percent,” reports Gobin, “we’re closer to 50.” For information, visit WarriorHike.org.

Real Estate in the MountainsREALTOR® McKeithen of Moun-

tain Area Realty, a Nelson County res-ident for about 20 years, loves hiking in the mountains, citing the Crabtree Falls area as a particular favorite. “Riv-ers are also significant,” he says and, in fact, he lives on the Rockfish River with a great place on his property for launching kayaks and fishing.

“The biggest player in mountain real estate is Wintergreen,” he says. “There is new ownership and management and we’re very positive about that. They are doing some major improve-ments to snow-making, for example.”

All the properties at Wintergreen are privately owned, but many owners on the mountain make their places

available for rental. These, McKeithen says, are mostly second homes. On the other hand, the valley section called Stoney Creek is probably 90 percent or so owned by retirees and people still working. “There’s a giant range of prices,” he comments, “depending on location, size, and condition.” He cites studio condos on the mountain priced starting at about $50,000 to single family homes priced anywhere from $200,000 to well over a million.

Of course, there are many places besides Wintergreen out in the moun-tain. “The Montebello area with Crab-tree Falls up to the Appalachian Trail has some wonderful properties,” he

says. “Tye River has pretty properties, too.” He says many places are sec-ond-home cabin-types, and there’s a wide variety from half a million dollars down to a small retreat. There is also acreage available from cabins with a couple acres to larger tracts available for building.

Whether you seek to live in the mountains, or simply visit them, their proximity makes Charlottesville a won-derful mountain town. n

Marilyn Pribus and her husband like seeing the Blue Ridge from the Albemarle County home and have hiked portions of the AT in several states.

Top Ten Mountain TownCONTINUED FROM PAGE 12

(800) 361-5155 • (434) 361-2440

www.MountainAreaRealty.com

2788 Rockfish Valley Highway • Nellysford, VA 22958

493 Edgehill Way One-level 3 BR, 3 BA home withgreat outdoor living space and plenty of room forexpansion! Features include mountain views, openflow, covered porches, hardwood floors, fireplace,built-in shelving, ceiling fans, and new roof withwarranty in 2014! Full unfinished basement with heat,full bath, 2-car garage and 1,000+ square footworkshop, storage, or future living space. Land is

partially cleared/wooded offering mature shade in front and a sunny back yard and garden area.30 minutes to Charlottesville and only 10 minutes to Nellysford. $239,500

1817 Rockfish Valley Highway Renovated 3 BR home on 1.22 acres in Nellysford.Gorgeous hardwood flooring, all-new kitchen(hickory cabinets, island, and appliances),wood-burning fireplace in the living room, andan attached one-car garage! Beautifulmountain and pastoral views. $139,900

470 Rockfish School Lane Newer 3 BR, 2 BA home on a 2.07-acre, level parcel with mountain views and astream. Great Afton location within walking distance ofthe Rockfish Community Center with indoor activities andoutdoor recreation. Only 30 minutes to Charlottesville!Extras include one-level living, spacious master with walk-in closet and private bath with double vanity, soaking tuband separate shower, kitchen with breakfast bar and oakcabinets, living area and a family room with gas FP, full attic with flooring for storage, large backdeck with great privacy. $224,900

434.989.6769 Cell434.951.5148 Office

[email protected]

KATHRYN HALL

BENTLEYREALTOR®

BREAK HEART RD - Western AlbemarleRustic, untouched natural beauty at it’s best! Seclusion and privacy await on this 5+ acre par-cel in the beautiful White Hall community. Build your dream home or use the land as a retreat. Lots of gorgeous hardwoods and a nice walk-ing path leading to a bubbling stream. Close to the mountains, convenience stores and sever-al vineyards. MLS#531848, $168,000

BREAK HEART RD - Western Albemarle Charming, well-maintained bungalow w/ privacy and acreage is the perfect starter home, weekend getaway spot or investment opportunity. Refinished hardwood floors, new roof & gutters, vinyl windows, water lines, water heater + well pump. Currently rent-ed. Several outbuildings, ample space for gardens & unfinished basement. Tucked away cottage in beauti-ful White Hall community. Gorgeous mountain views, close to stores & vineyards. Priced well under County assessment. MLS#531706, $186,000

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THIS WELL MAINTAINED and affordable home offers three bedrooms, 1.5 baths, large rear deck and screened in side porch. Open floor plan makes this cozy cottage feel roomy and welcoming. $139,000. MatthewWoodsonProperties.com 960-5187. (532475)

THE ROSS. No HOA or WATER or SEWER Bills. Come pick out your tile and carpet. This lovely colo-nial has four bedrooms, 2.5 baths, large great room, formal dining room, eat in kitchen and a side load 2 car garage. Beautifully situated on over 3 acres of land. $210,750. [email protected] Susan Stewart 434-242-3550. (532569)

MONTVUE SUBDIVISION. This home boasts too many special features you have to see to believe. Formal rooms, den, office, eat-in kitchen, many built-ins, finished basement w/another living, family w/kitchenette, play, and 2 bonus rooms, 4 beds/3 full baths and 2 half baths, and walk-up floor attic. The list goes on and on. $450,000. Mat-thewWoodsonProperties.com 960-5187. (529919)

WELL MAINTAINED HOME on a quiet cul-de-sac with lovely landscaping on one of the largest private lots in CH. Fenced back yard backs to UVA Foundation land. Many upgrades in the past couple of years to include new master bath, partially redone hall bath and kitchen. Rooms generously sized in this light and bright home. $319,500. Jane Porter Fogleman 981-1274. (529164)

LOVELY CUSTOM BUILT home w/basement & 2 car garage. Move-in ready condition, skylights, vaulted ceil-ings, great room with gas fireplace, 12’ x 12’ sunroom with adjoining deck. Double hung, Palladian & bay windows. Convenient 1st floor laundry. Office in basement w/private entrance, patio. $179,900. The “YES” Team, Yonna & Keith Smith. 531-0817/531-0795. (529763)

VINEYARD VISTA. Exquisite Southern Living Idea home with spacious rooms and many attractive fea-tures that include a gourmet kitchen, large master suite with double vanities and a jetted tub, a delightful front porch, back deck on a unique site overlooking a vine-yard. $475,900. Betsy M. Watson, 249-5995. (530232)

SERENITY, YOU WILL FIND AT EVERY TURN & no expense has been spared. Exposed beams, hand selected stones for the floor to ceiling fireplace, Italian tile floors, Ro-man style walk in shower with dual heads, gourmet kitchen with granite, gas cooking & an open floor plan that is perfect for entertaining. $447,500. Susan Stewart 434-242-3550. [email protected] (530630)

DEER LAKES, NO HOA! Extensive improvements have been made. New appliances, counters, light fix-tures, blinds, toilets, ceiling fans, whole house painted and much more. Home offers 3 beds/ 2.5 baths, formal rooms, large kitchen and wrap porch. $249,000. www.KathyMarkwood.com 985-6454. (531886)

EARLYSVILLE FOREST with in-ground pool! Inviting living room with bay window and propane stove, large eat-in kitchen, 2 bedrooms on the main level, plus more on the 2nd. Oversized detached garage with unfinished room above. Security gate and patio surround the pool. Neighborhood offers walking trails and ponds for fishing. $317,500. www.KathyMarkwood.com 985-6454. (532412)

IN THE TOWN OF GORDONSVILLE with ease to Ruckersville, Zion Crossroads or the Town of Or-ange. This one level home has 3 bedrooms and 1.5 baths. Sunny level yard with large storage shed in back. Great starter home or for investors. $115,000. www.KathyMarkwood.com 985-6454. (532553)

CLASSIC BRICK SPLIT FOYER on 2 acres, just a mile from Scottsville in Albemarle County. Five bed-rooms, gleaming new hardwood floors, 2 car garage, wired for generator, detached shop and chicken house. Excellent garden area and private 2 acre lot. Priced un-der assessment. $275,000. JimBonner.com 951-5102. [email protected] (530143)

DELIGHTFUL brick home in sought-after Meriwether Lewis School District. Beautifully constructed in 1964 on over 2.5 acres. 5 bedrooms plus study/home office, bright rec room on terrace level, gorgeous updated kitchen and baths, first floor master suite, FABULOUS screened porch. $575,000. Caroline Watkins, 981-1893. (530674)

LOVELY BRICK COLONIAL in the Ednam communi-ty across from Farmington and near the Boar’s Head Inn. One level living with 9 ft. ceilings, spacious 1st floor master suite and large bath. Formal living room w/FP, large dining room and first floor family room. Attached 2 car garage and lovely landscaping. $800,000. Ann Adams 434-951-5101, or [email protected] (532329)

LAKE MONTICELLO HOME offers 5 BR/2.5BA, formal rooms, family room, screened porch, insulated garage, dual HVAC, hardwood floor plus new laminate in baths, freshly painted, and so much more. Live out-side the lake and still enjoy all the amenities. $239,500. www.KathyMarkwood.com 985-6454. (532476)

TO BE BUILT - The Glen Model. Elevation A - 2133 Square Feet, four bedrooms and 2.5 baths. plus a 2 car garage on 2 acres. Walk in closet, formal living room, ask about our no money down options. Over 70 floor plans and many lots to choose from. $236,000. Sammy Greene, 704-300-4940. (530269

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A Virginia Tradition Since 1927Ednam Hall • Dryden Lane • Charlottesville, VA 22903

Ph (434) 951-5155 • F (434) 951-5190


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TO BE BUILT. One of our most popular floor plans “The Byrd” features large great room, spacious bedrooms, nook, room to add an island or sunroom. Build to suit and build time is only 4 months. Ask about our no money down pro-grams! We have over 70 floor plans to choose from, several different lots and all kinds of locations too. $208,410. Sam-my Greene, 704-300-4940. (529800)

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Trust, Tradition & Market Leadership

CHARM GALORE IN IVY. Winter mountain views. Great natural light in the south facing eat-in kitchen/family room. High ceilings. Beautiful oak floors on top two levels. Four large bedrooms, one with an attached playroom/of-fice. Two decks, one of which is 30x30! with benches. 2.9 acres in Meriwether Elementary. $550,000. [email protected] 434-962-3420. (530451)

LOVELY MODERN RUSTIC HOME set on a cul-de-sac with winter mountain views. This home enjoys gener-ous light filled rooms with a large family room with soaring ceilings with a wonderful fireplace with wood stove insert. The large master also includes a wonderful loft after with extra storage. $495,000. www.GerriRussell.com 531-9581. (529326)

LOOKING FOR A VIEW? Take the time to preview this 10.29 acre building parcel situated north of Charlot-tesville that enjoys a panoramic year around view of the Blue Ridge Mountains. Parcel is a mix of mature pines that add to the privacy along with an elevated building site. $219,500. [email protected] Steve White, 242-8355. (530522)

MINUTES FROM ZION CROSSROADS, Flu-vanna’s best kept secret! Gorgeous subdivision, back-ing to farms. Rec center, walking trails, coming soon! Build now with one of our builders or wait, the choice is yours! $65,000. [email protected] Susan Stewart 434-242-3550. (513105)

PRIVATE 16.18 ACRE PARCEL located in Western Albemarle close to Afton and Crozet. Parcel is all wooded with mature hardwoods and offers a stream and elevated home site that with some clearing could have seasonal Blue Ridge views and there is a stream that runs through the property. $164,500. [email protected] Steve White, 242-8355. (529557)

GORGEOUS 400+/- ACRE PARCEL located within 15 minutes for Charlottesville and close to Lake Monticello. Parcel has division rights and offers privacy, rolling open pasture, streams, nature trails and mixed mature hardwoods. $998,525. [email protected] Steve White, 242-8355. (530524)

SOUTH RIVER MEADOWS. If you are looking for pri-vacy, gorgeous Blue Ridge Mountain views, river frontage and some pasture, with the possibility of further division, take the time to preview these parcels that offer all of the above. 29.2 acres for $487,500, 40.7 acres for $697,500. Truly estate-quality parcels. [email protected] Steve White, 242-8355. (530525, 27)

CONVENIENT BUILDING LOTS,

each 2 acres, on the edge of the town of Stanardsville. Three lots available to purchase separate-ly or as a package deal. Close to Schools, Library, and convenience in the town. No HOA. Public wa-ter & sewer available. $49,000. MatthewWoodsonProperties.com 960-5187. (529641)

WIDE OPEN VISTAS surround this gracious two story Colonial. This home is move-in ready with four bedrooms, 2.5 baths, hardwood floors, 9 foot ceilings. Upstairs your master suite includes walk in closet and tile bath with whirlpool, double sinks, and separate shower. All on 2 open acres with a fenced backyard! $259,900. Maury Atkins 540-223-2719. (526110)

THIS LOVELY HOME was constructed in 2004 and has been occupied by the original owner, who has maintained it beautifully. New high efficiency heat pump. Seller is also providing a Home Protection Plan and will convey all appliances upon request. Seller says bring all offers! $249,900. Karen S. Dowell, 531-6948. (528705)

6 ELEVATED IVY ACRES. Gorgeous views to go with acres of pasture. Well already drilled and soil perked for 5 bedroom home. Meriwether Elementary. $399,000. [email protected] 434-962-3420. (530897)

CLOSE TO ZION CROSSROADS this great 21.98 farm has a little bit of everything. 3-4 bedroom house with 3.5 baths; basement with workshop, laundry room, gathering room with partial kitchen and hobby room. The 2-3 acre pond is stocked and has a floating dock for fishing. There are riding trails throughout the property and a Civil War railroad marker. $599,500. Bonnie Field, 589-2611. (532194)

TUCKED AWAY amongst the trees and streams, this fabulous home offers convenience and appeal. Rustic hard-wood floors, built-ins, stainless appliances, custom cabine-try, large Master bed w/vaulted ceilings plus 2 additional beds and bonus room. Unfinished basement for storage or future expansion. No HOA. $393,000. MatthewWoodson-Properties.com 960-5187. (530359)

PRETTY PIECE OF PROPERTY of 4.1 acres about 2 miles from Dixie in Fluvanna County. There are 2 struc-tures on the property but they are unsafe for occupancy. The value is in the property only. There is an old well on the property but property is being sold as is. The land has been select cut. $35,000. Bonnie Field, 589-2611. (526628)

INCREDIBLE VALUE. Custom, top quality home with surprising flexibility and easy maintenance. Single level living on main floor with enjoyable summer/winter views - 1.3 acres with water front. Large master suite, gourmet kitchen & pantry, 3 car garage, plenty of storage. Impecca-bly maintained & improved. Priced to sell! $598,950. www.TheChaseTeam.com 296-9860. (512037)

THIS BEAUTIFUL PIECE OF LAND can be yours for your dream home. It is partially open and partially wooded about 10 miles to Montpelier, VA and about 30 to Richmond. Family cemetery on property with in-gress and egress for visitation and use by family. Take a look and give me a call. $133,900. Bonnie Field, 589-2611. (527442)

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PRIVATE LAKE OF THE WOODS. Absolutely private and immaculate log home overlooking private lake on 20 acres of hardwood forest. Features include stone fireplaces, honey pine floors, in-law suite and heavenly porch. Near Scottsville. Swim, fish, hunt, or just relax. $399,000. Jim-Bonner.com 951-5102. [email protected] (499607)

MERRIE MILL FARM. Historic manor home of 6114 sq. ft. built c.1860 featuring artistic entablature of fretted cornice and fluted columns. Magnificent grounds, a charm-ing board and batten guest cottage, farm manager’s cottage and a third guest/tenant cottage. Farm improvements also include a 5 stall stable. $4,950,000. JimBonner.com 951-5102. [email protected] (509871)

ENJOY YOUR PRIVACY on 24 acres of wooded rolling land. Several home sites to choose from. Unbelievable value and priced over $76,000 below assessment. No HOA or restrictions. $149,000. MatthewWoodsonProp-erties.com 960-5187. (502403)

JEFFERSON LAKE FARM. 1000 +/- acres with 4 cot-tages, one dating back to late 1700’s and another built in the mid 1800’s located within 15-20 minutes of Charlottes-ville and UVA. Property is a blend of mature woodlands, open pasture, miles of streams and trails, nice 2 to 4 acre pond and 12 acre lake. $3,995,000. [email protected] Steve White, 242-8355. (530494)

GREENE MOUNTAIN LAKE. Just under 1 acre this property borders part of a lake and there is beach access just a walk away. Owner is currently having the lot cleared and is waiting for you and your builder. Priced below current tax assessment. $49,000. www.TammiCampbell.com 985-2348/882-5403. (531915)

CONVENIENT AND PRIVATE. Close to Ruck-ersville & 29 Corridor, this over 6.5 acre property offers privacy and space. Visualize your dream home on this rare large lot. There is another lot available with over 10 acres for $115,000. $95,000. Matthew-WoodsonProperties.com 960-5187. (531793)

JUST MINUTES from Stanardsville and Ruckersville and close to the Albemarle County line, this 13.82 acres slopes gently to a bold stream along it’s south/southwest-ern border. All wooded, this private and secluded parcel is surrounded by rural woodland with not another house in sight. $103,500. Ginger Ashcom 978-1066/953-8045. (516619)

SECLUDED 22+ ACRE PARCEL in White Hall area off Garth Road only about 12 minutes from Barracks Road Shopping. Several home sites to choose from, one would al-low for overview of potential pond site. Established pasture area available for your animals, and a year round stream on southern boundary. $562,500. Ginger Ashcom 978-1066/953-8045. (516621) Additional acreage available.

VERY PRIVATE building site of 42 acres with beautiful mountain views in western Albemarle nearby land in conservation easement. Suitable for two dwellings but may not be further divid-ed. Additional land available. $849,000. Ginger Ashcom, 978-1066. (516622)

EXCEEDINGLY COMFORTABLE LIVING at Blandemar Farm Estates. Solid home, with exquisite brick cottage, pool, indoor and outdoor living spaces. Beautiful 21 acre lot, wooded and open meadow, Blue Ridge Views. Great price. $1,290,000. JimBonner.com 951-5102. [email protected] (532171)

AUBURN HILL. c.1740 center hall manor house on 208 acres has 3 chimneys servicing 6 fireplaces, heart pine flooring, exposed hand hewn wooden beams & high ceilings. The English basement features the orig-inal wall ovens. Great retreat or permanent home. $925,000. Ginger Ashcom 978-1066/953-8045. (525967)

LAFAYETTE is a stunning home of exceptional qual-ity. The 91+ acres of pristine pasture and woodland provides a blank canvas for one to create the perfect country estate. Prime Keswick location, in a com-pletely private setting, convenient to town, and I-64. $2,950,000. JimBonner.com 951-5102. (529307)

WOODED 112 ACRE TRACT fronting Louisa Road in the Cismont area with superb potential for multiple home sites. In 4 tax map parcels and frontage on Mechunk Creek. Call Maury for other details. $625,000. Maury At-kins 540-223-2719. (532269)

MAKE THIS YOUR COUNTRY HOME in Albemar-le! Walk to the James River from this gently rolling and partially fenced 20 acre farm. Beautifully restored 1893 farmhouse with 1st floor master, open floor plan and wrap-around porch. 4 car garage has spacious apartment above. Caretakers cottage, pond, barns. $685,000. JimBonner.com 951-5102. [email protected] (530063)

LISTEN TO THE RIVER – a fly fisherman’s dream! Su-perb mountain views, trail to Hoover Camp in the Shenan-doah National Park is close by. Charming home ca. 1790 with exposed beams, stone fireplaces, barns and 1000+/- feet of river frontage. Stonewall Jackson camped here! $330,000. Fiona Tustian, 540-661-9089. [email protected] (532323)

MULBERRY HILL has been a long-time family home and retreat. Over 22 acres in Keswick. The house built 1900c was originally a two-over-two structure with side en-try foyer and stair. Additions for a dining room, kitchen and baths were added over the years. The house is a restoration candidate for the Old House Enthusiast. $546,500. Duke Merrick, 962-5658. (522660)

A Virginia Tradition Since 1927Ednam Hall • Dryden Lane • Charlottesville, VA 22903

Ph (434) 951-5155 • F (434) 951-5190


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HOME SALES STATS FOR WEEK ENDING

MAY 22, 2015

There Were 48 Sales in the Seven-County Area

n Twenty-three were in Albemarle with an average price of $360,865.

n Eight were in Charlottesville with an average price of $316,889.

n Five were in Fluvanna with an average price of $255,956.

n Four were in Greene with an average price of $324,325.

n Two were in Louisa with an average price of $208,000.

n One was in Madison with a price of $125,000.n Five were in Nelson with an average price of

$220,500.

HOMES SOLD

238 HARVEST DRIVEHUNTINGTON VILLAGE

325 CAMELLIA DRIVEAZALEA GARDEN

59 AMETHYST ROADLAKE MONTICELLO

135 PINE TREE DRIVEPREDDY CREEK

129 BROOK MERE LANEMOUNTAIN VIEW ESTATES

0 CEDAR HILL ROADMADISON

LOCALGOVERNMENT(Note: Real estate tax information gathered from local government Web sites and is believed but not guaranteed to be accurate as of publication date. Towns may assess real estate taxes in addition to those charged by each county.)

CITY OF CHARLOTTESVILLEwww.charlottesville.orgReal estate tax rate: $.95 per $100

ALBEMARLE COUNTYwww.albemarle.orgReal estate tax rate: $.799 per $100

FLUVANNA COUNTYwww.co.fluvanna.va.usReal estate tax rate: $.88 per $100

GREENE COUNTYwww.gcva.usReal estate tax rate: $.69 per $100

LOUISA COUNTYwww.louisacounty.comReal estate tax rate: $.68 per $100

MADISON COUNTYwww.madisonco.virginia.govReal estate tax rate: $.68 per $100

NELSON COUNTYwww.nelsoncounty.comReal estate tax rate: $.72 per $100

ORANGE COUNTYwww.nelsoncounty.comReal estate tax rate: $.804 per $100

The REAL ESTATE WEEKLY is published weekly by the CAAR Real Estate Weekly, Inc., a wholly owned subsidiary of the Charlottesville Area Association of RealtoRs®, Inc. Copyright All rights reserved. Reproduction in whole or in part without permission of the publisher is strictly prohibited.

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 truthful-ness of the advertising placed within this publication. Neither the CAAR Real Estate Weekly, Inc., nor its corporate parent, the Charlottesville Area Association of RealtoRs®, Inc., assume any responsibility and shall have no liability whatsoever for errors, including without limitation, typographical errors or omissions in the REAL ESTATE WEEKLY.

Any reference made to the CAAR Real Estate Weekly, Inc. or the Charlottesville Area Association of RealtoRs®, Inc. is not to be construed as making any representation, warranty, or guarantee by the corporations concerning the information on properties advertised in the REAL ESTATE WEEKLY. The content of all ads contained herein are solely the responsibility of the advertiser. The opinions and statements contained in advertising or elsewhere in this publication are those of the authors of such opinions and are not necessarily those of the CAAR Real Estate Weekly, Inc., or the Charlottesville Area Association of RealtoRs®.

the CAAR 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.

Information on advertising placement may be obtained by calling 434-817-9330.

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.

THE Staff:

CAAR

CAAR Real Estate Weekly Is printed on 100% recycled paper

308 E. East Main Street • Charlottesville, VA 22902 Tel.: 434-817-9330 • FAX: 434-817-2714

e-mail: [email protected] Send your news and/or press releases to [email protected]

PUBLISHERAimee Atteberry [email protected]

ADVERTISING Beth Wood [email protected] 434.817.9330

Alex Mann [email protected] 434.817.9330

EDITORIAL COORDINATOR Joanne DiMaggio [email protected]

DESIGN Tracy Federico [email protected]

Henry Jones [email protected]

John Sacco [email protected]

Harding Coughter [email protected]

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CRAIGBUILDERS.NET | 434 .973 .3362

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EARLYSVILLE52.3 acre property available as a whole parcel or in various configurations! “Superb home sites” Beautiful mountain, wooded, and pastoral views. Just minutes from Hollymead Town Center and 15 minutes from Charlottesville. No HOA.

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Private Gated Equestrian CommunityNestled within the Jefferson Sea

EstatE ParcEls starting at $199k, EstatE HomEs starting at $780k

cHarlottEsvillE’s most ExclusivE EstatE community, tHE Farms at turkEy run convEniEntly locatEd 15 traFFic FrEE minutEs From tHE downtown mall. scEnic bEauty surroundEd by tHousands oF ProtEctEd acrEs

a virginia gEntlEman’s drEam oFFEring Fly FisHing, trail riding, skEEt sHooting and PrEFErrEd usE oF tHE lodgE at mount ida rEsErvE.

oPEn HousE EvEry saturday From � – �Pm,2330 Jordan run lanE, cHarlottEsvillE, va 24590

PlEasE contact

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434.975.7445 | 200 Garrett Street, Suite B, Charlottesville, VA 22902©Stanley Martin Homes | *Prices, incentives, and availability are subject to change without notice. Incentives are only available on non-contingent contracts written and ratified on or before 6/30/2015 on to-be-built homes. $2,000 incentive to be used for kitchen design allowances at Reico® only and is given in the form of a design credit. $2,000 kitchen design allowance incentive does not apply to all communities, lots, and house types. Certain other restrictions may apply. See a Neighborhood Sales Manager for details.

Choose from endless stunning finishes to garnish your new home and create the dream kitchen you’ve always wanted with the help of our Professional Design Consultants. Only available through June 30th. Every Kitchen Will Include:•Stainless Steel Frigidaire® or Electrolux® Appliances•Granite Countertops with 16 colors to choose from•Designer Maple or Cherry Merillat® cabinetry and a white painted option as a part of this special offering!•Every Purchaser will have the benefit of meeting with a Professional Kitchen Designer to complete their dream kitchen and will

receive an additional $2,000* kitchen design allowance.

Summer

Kitchen Event at all

communities!

Visit us online at StanleyMartin.com and find your new home today!

The Ultimate KiTchen ExpEriEncE

the real estate weekly 6.4.2015

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