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The Commonwealth of Virginia has decided to take a hard stand against the very popular concept of cul-de-sacs.  Virginia Governor Timothy M. Kaine (D) claims "When you have 350 to 400 miles a year of new roads you have to maintain forever, it's a budgetary problem."  Kaine, who pushed this new regulation through the Commonwealth Transportation Board last month, says "it's not just about money."  While trying to trim the current budget by $2.2 billion from its 6-year transportation spending plan, Kaine insists that the changes are "about connecting land-use and transportation planning and restricting wasteful and unplanned development."

This is certainly not a new phenomenon for state and local governments to speak out against the concept of cul-de-sacs.  For years now urban planners, anti-sprawl activist, city planners and architects have long found fault with this design for various reasons, not the least of which is its increased dependency on vehicular travel to and from local stores, restaurants and schools.

Modern cul-de-sacs were conceived about 100 years ago in England and then became popular in the 1920's in Radburn, N.J.  By WWII, cul-de-sacs were all the rage and folks were fleeing the crowded cities for more land and a quieter lifestyle.  Of course, this change would require more space.  As the population density decreased, the distance between home and the local market increased, as well, thus requiring vehicular travel to and from many places.

Many urbanists contend that a possible solution to the problem is for developers to create a "village design" that clusters homes with shopping, schools, parks and restaurants, all within walking distance of one another and preferably near public transportation routes. 

A perfect illustration to that would be Leeland Station in South Stafford.  While the intention was for the developer to offer all these things, the glaringly obvious problem is that the market doesn't always allow for these "promises" to be kept.  No one anticipated in 2005 that the developer would find himself in financial turmoil as a consequene of the imminent housing crisis. 

Having filed bankruptcy in January 2008, the company has had to put on hold many of these projects as a result.  "Maryland Development filed a petition for reorganization under Chapter 11 in the U.S. bankruptcy court in Greenbelt, Md., on Jan. 25, according to BusinessWeek magazine. The company listed assets and liabilities in the $10 million to $50 million range, BusinessWeek reported."  Chapter 11 frees a company from the threat of creditors' lawsuits while it reorganizes its finances. That reorganization plan must then be approved by a majority of the creditors

Developers will now be forced to have multiple exits from their subdivisions and all streets must be through streets.  No more cul-de-sacs!  The rationalization is that doing so will help eliminate the need for the state to expand secondary roads that are clogged by the traffic routes used by the residents of these communities.  It is also intended to create a safer traffic flow for emergency vehicles.

As a result of this new regulation, the state will maintain only new subdivision streets that comply with its "connectivity, road and sidewalk requirements." The new requirements also will reduce the width of the roads to 24 feet to 29 feet wide for local streets. Currently subdivision streets can be 40 feet wide.  Officials contend that the narrower roads will "reduce speeds, decrease storm water runoff and save on maintenance costs."

As a Realtor, the benefits of a cul-de-sac for the homeowner are obvious....less vehicular traffic means safer pedestrian traffic, increased privacy, reduction in noise, safer environment for children, and a much less likely target for crime.  These lots are at a premium and will likely increase in value if this regulation remains unchallenged. 

One possible alternative would be for the state and local governments to increase proffers required of developers with each proposed cul-de-sac and possibly decrease proffers with each additional exit from the subdivision onto secondary roads.  Of course, these costs to the developer will be passed on to the consumer in the form of increased lot premiums.  However, I can almost guarantee if there is a decreased supply in cul-de-sac lot availability and the demand remains the same, the price (value) WILL go up.  That is basic economics.

So, congratulations to those homeowners who find themselves sitting on a private cul-de-sac lot.  Your property values probably just went up!

The Virginia Department of Transportation is planning three public meetings next month in Northern Virginia to discuss this topic. 

1 : a blind diverticulum or pouch

2 : a street or passage closed at one end

3 : blind alley

Resource Articles:

Cul-de-Sacs Could Be History in Va

End of the road for the cul-de-sac?

Dead end for the cul-de-sac?

Cul-de-sacs: Suburban Dream or Dead End?

Stafford shortcut remains on hold

I struggled with this - should I bother trying to make the real estate to life connection? Then I decided - quite quickly - NO! Don't look for any real estate advice or guidance in this post. The message is crystal clear. I suppose you could make some arbitrary connection to the real estate world but the bigger picture is obvious - and just beautiful! Enjoy!!

My father's birthday is November 21st.  My earliest memories of him were of the joy his birthday brought - not because of the gifts - but because of the family that gathered, usually at Thanksgiving.  It was the beginning of the season he loved best - Thanksgiving and Christmas.  He was a large man - a formidable figure to most - with large blue eyes that seemed to sparkle like a child's when he was in the presence of his family and a home cooked meal. 

My father would have been 68 years old...God took him 12 years ago after a long battle with diabetes.  He lived to see all his children happily married and gave all his grandchildren hugs and kisses before he left this earth.  In memory of my father, I dedicate this song....

May it remind you of the beautiful gifts God has given us - even if they are only our health and our family.  We must always be thankful...always.

God Bless You All!

On Tuesday, November 4^th Stafford County residents will be voting on a transportation referendum that will allow the Board of Supervisors to borrow $70 million by issuing bonds to fund specific road and pedestrian projects throughout the county.  This bond referendum would call for the borrowing to begin in 2010 and $147 million in projects to begin.  The referendum is printed below and includes the specific projects.  Transportation is one of the most important and often debated issues throughout the Commonwealth and especially in Northern Virginia.    

QUESTION: Shall Stafford County, Virginia contract a debt and issue its general obligation bonds in the maximum amount of Seventy Million Dollars ($70,000,000) for the purpose of paying the costs, in whole or in part, of the following transportation improvement projects:

(1) Warrenton Road (Route 17);
(2) Garrisonville Road (Route 610);
(3) Ferry Road (Route 606);
(4) Courthouse Road (Route 630);
(5) Truslow Road (Route 652);
(6) Telegraph Road (Route 637);
(7) Courthouse Road (Route 630) Railroad Bridge;
(8) Pedestrian improvements;
(9) Kellogg Mill Road (Route 651);
(10) Youth Driver Task Force "Hot Spot" Traffic Safety Improvements: 
        (a) Jefferson Davis Highway (U.S. Route 1); 
        (b) Brooke Road (Route 608);
        (c) Poplar Road (Route 616);
        (d) Mountain View Road (Route 627); 
        (e) Rock Hill Church Road (Route 644)?

Irene Morales Ward, Northern Virginia Real Estate

As the proud mother of 12 year old Mia Ward - outstanding hitter, server, and defensive player, if I may gush - I wanted to take a moment and congratulate the St. Francis of Assisi JV and Varsity Girls' Volleyball teams for their tremendous season this year.  When I started this program 7 years ago, I had no idea it would become so dynamic and successful.  The girls and their coaches, Angie Roeske and Traci Helfer, are to thank for that.  The parents' continued support, enthusiasm and efforts to get their girls to the many practices and games were a large reason for the success of the season. 

I couldn't be prouder of the girls' efforts and progress.  They are truly amazing young women - ALL of them!

Congratulations to St. Francis of Assisi Girls' JV and Varsity Volleyball!!

Irene Morales Ward, Northern Virginia Real Estate

September saw the highest level of existing home sales in nearly two years.  Sales rose 5.5% in September over the August 2008 figures.  This increase is the first time since November 2005 that sales have risen over the prior month's performance. 

The National Association of Realtors reports that the increase represents sales of single family homes, townhouses, condominiums and cooperatives.  This pace reflects a seasonally adjusted annual rate of 5.18 million units sold.  This is an increase of 1.4% over the same period in 2007.   The median price of existing homes fell to $191,600 during September which is down from $210,500 in September 2007.  The Association also reports that 35-40% of all transactions were the result of Foreclosures and other distressed sales.  The movement in the foreclosure properties and the reduction in the prices have seen a dramatic decrease in available properties.  Inventory of residential properties fell 1.6% in September to 4.27 Million units.  That number still reflects a larger than desirable inventory however the trend seems to be heading downward for inventory supply.  The drop in inventory represents the second month in a row that the inventory has declined since the peak of the excess properties in July 2008.

In the Southern Region of the country, which includes Virginia, Maryland and the District of Columbia, sales rose 2.2% and the median price was down 4.1%.  Wall Street market worries continue to play a role in the housing market and the credit crunch is just starting to loosen from the economic bailout legislation.  However, this sales increase is a positive sign for sellers and price reductions bringing properties back to a more affordable range is good news for buyers. 

Irene Morales Ward, Northern Virginia Real Estate

As my old Quantitative Methods of Analysis professor at Towson University, Doc Slevin, used to tell us, "Numbers will NOT lie!"  The methods we use to analyze the data can be twisted and contorted to our liking and perspective - just look at any Politician campaigning about the economy.  They will spit out figures as though they told the entire story.  We ALL know that's not true.

Having said that, however, I am finding a really hard time coming to any conclusion but that Short Sales are NOT what you, the consumer, may have assumed them to be.  After analyzing the data, they are not the "chance of a lifetime" or "golden deal" many home buyers today seem to think they are.  Without making mention of the many, many pitfalls that plague any short sale transaction, how about just looking at the numbers and drawing your own conclusions.

I had decided to analyze one zip code in Prince William County (22193 - Dale City, Woodbridge) to see how many homes had sold as Foreclosure, REO Property, or HUD Owned homes since September 1, 2008.  Keeping in mind that this list isn't inclusive of all foreclosure sales because not all listing agents enter the data appropriately in our MRIS system (MLS), we will use the same criteria for short sales or potential short sales.

Here is what I found:

Of the 90 Homes Sold in Foreclosure since September 1, 2008 in Zip Code 22193, 43% or 39 were previous Short Sales.  That simply means that 57% of the previous owners of these foreclosure listings took no preventative measures to avoid foreclosure. 

• Of the previous Short Sales, the Average Low List Price for a Short Sale was 33.1% MORE than Actual Net Sold Price for the Foreclosure!

• Of the Short Sales that were listed, ZERO sold in the same time frame...in fact, ZERO sold in Zip Code 22193 in ALL OF 2008!

So, are you still sure a short sale is the way to go?  Numbers don't lie!

Irene Morales Ward, Northern Virginia Real Estate