Residents in Charlottesville Virginia and the surrounding areas have a variety of choices for celebrating July 4th.
For most of us the 4th of July is a holiday spent with family and friends. Parades, cookouts, fireworks are the usual activities. When my children were growing up July 4th was a full day. It started out with a drive to nearby Scottsville for their traditional parade. We are talking about a real old fashioned parade with fire trucks, cars of local beauty queens, homemade floats, baton twirlers and a few horses. The best part for the children was that most of the participants threw candy and bubblegum. Then it was beck to Free Union for the local parade which everyone took place in. The children were regulars in the kazoo band and one of my daughters even rode her pony one year. Another summer they pulled their dog in a decorated wagon. Of course more bubble gum and candy was involved. The day usually ended on a blanket at the end of the Farmington Country Club golf course with family, friends and a picnic watching the fireworks overhead.
Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville.
Before I start my usual market reports this month, I thought I would share some sales and inventory statistics with you so that we can look at the overall trends in the Charlottesville VA and Albemarle County real estate market.
Note: The "Current Inventory" column(s) reflect the number of active and contingent (on market) listings on the 16th day of each month.The "Months Inventory" column(s) value(s) equal "Current Inventory" divided by "Monthly Sales".This reflects how many months it would take to sell out of inventory at the current months rate of sale.
There is a lot of information in this report. We can see that the average list and average sale prices are down from last year. In addition the homes are selling for a lower percentage of the list price. Not surprisingly days on market has gone up. For this year so far overall the graph tells us that there is 16.67 months of inventory on the market. However if you look at the figures for May and June even though there are more homes on the market the number of sales is way up. We haven't seen that many sales since August of 2008. In addition even though there are more homes on the market there is only 10.8 months of inventory on the market in the Month of June. Hopefully this is the start of a trend and we will see a steady rise over the rest of the year, although as you can see the peak selling months in the Charlottesville real estate market are April - August.
Figures are from the mls and while they are presumed correct they are not guaranteed.
Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville.
Charlottesville VA Condo For Sale - 725 Denali Way #303
2 bedroom, 2 bath, 900 sq ft., $130,000.
Well maintained condo in the popular Eagles Landing community. This immaculate condo has a great room with living, kitchen and dining area plus a laundry room and a balcony to enjoy the mountain views. Each of the two bedrooms has its own attached bath, built in desk and shelves and deadbolt lock.
You won't believe all of the amenities that Eagles Landing has to offer: beautifully decorated clubhouse with game room, library, exercise room, lounge area, pool, lighted basketball court, volleyball court and the security of a gated community. Plus there is shuttle service to UVA.
A condominium in Eagles Landing is a good choice for investors as well as owner occupants.
Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville.
Just Listed - !800 Jefferson Park Ave. #95 Charlottesville Virginia
2 bedroom, 1 bath condo, 786 sq ft, $157,900
This well maintained garden condo at 1800 Jefferson Park Avenue is convenient to everything. Walk to the University of Virginia, The Hospital, Scott Stadium and The Corner. Also on both the University and the city bus lines.
Unit 95 is located in one of the best locations at 1800 JPA - across from the pool. This Charlottesville VA condo has a living room with an attached balcony looking out over the treetops. The immaculate kitchen has an attached dining area. There are two bedrooms with ceiling fans and the bath sports white tile walls. The entire condo has been freshly painted and has parquet floors. 1800 Jefferson Park Avenue has a lovely pool, onsite laundry and landscaped grounds with mature plantings.
This condominium boasts one of the best locations of all of the Charlottesville VA condos for sale!
Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville.
This Lake Monticello waterfront homes real estate market report will examine the sales of waterfront homes during the spring of 2009.
Waterfront homes at Lake Monticello have traditionally constituted a popular segment of the Lake Monticello Real Estate Market. These homes have provided a good choice both for year round residents and also for buyers looking for a vacation or weekend home.
In the Month of May 2009 there were not any sales of waterfront homes at Lake Monticello.
In April 2009, one Lake Monticello waterfront home sold for a sale price of $406,750 after spending 44 days on the market.
In March 2009, one waterfront home sold at Lake Monticello. The home sold for $435,000 and was on the market for 8 days.
If we compare the sales of Lake Monticello waterfront homes for the year to date in 2008 and the same time frame in 2009, we find that from 1/1/2008-6/24/2008, 6 Lake Monticello waterfront homes sold, however during the same period in 2009 only 3 have sold. The homes that sold in 2008 ranged in sale price from $430,000-$495,000. The waterfront homes that sold in 2009 sold for sale prices from $406,750-$435,000.
Currently (on 6/24/2009) there are 18 Lake Monticello waterfront homes for sale. The average list price is $527,400 and they have been on the market for an average of 128.39 days. These homes range in price from $229,000-$995,000. There are 4 homes listed in the four hundreds, but the majority, 11 homes, are listed in the five hundreds.
I think the reason that we are seeing so few sales of waterfront homes this season is the fact that these homes are not in the price range that is selling in the greater Charlottesville real estate market. So far this year the majority of the Charlottesville VA homes for sale that are going under contract are in the $200,000-$300,000 price range. In addition if we look at the sales of Lake Monticello waterfront homes during the first part of 2008 and 2009 the sales have all been in the four hundreds, whereas the majority of the waterfronts that are listed are in the five hundreds. This does not speak to the market value of these homes, but rather that this is the price range that buyers have been comfortable buying in the current real estate market.
Figures are from the mls and while they are presumed accurate they are not guaranteed.
Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville.
This Lake Monticello Real Estate Market Report will cover the sales of single family detached homes in Lake Monticello during the month of May 2009.
10 Lake Monticello homes had contracts that closed during the month of May. They sold for an average price of $245,750 and were on the market for an average of 102 days. The homes sold for an average of 94.85% of the list price.
To compare lets also look at the March and April sales figures.
In April 2009, 18 homes sold in Lake Monticello. The average sale price was $208,336, with an average DOM of 116. The homes sold for an average of 96.10% of the list price.
In March 17 homes sold in Lake Monticello for an average price of $215,806. They were on the market for an average of 111 days and sold for an average of 96.27% of the list price.
An examination of the year to date sales figures from 2008 compared with 2009 will give us further insight into the Lake Monticello Real Estate Market. In the time frame from 1/1/2008-6/1/2008, 74 homes sold at The Lake. During the same period in 2009 only 54 Lake Monticello homes sold. This translates to a -27.0% decline in sales.
Today, 6/22/2009 there are 156 Lake Monticello homes for sale. the average sale price is $272,651, with a median of $238,900. The homes have been on the market for 127 days so far.
Figures are from the mls and while they are assumed correct are not guaranteed.
Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville.
This Charlottesville VA market report will focus on the sales of attached homes during May 2009. This post will include the sales of attached homes in the greater Charlottesville area including sales in Albemarle County.
During May 2009, 24 Charlottesville VA townhomes had contracts that closed. They sold for an average price of $236,088 and had been on the market for an average of 101 days. The homes sold for an average of 95.44% of the list price.
For comparison we will look at the April and May sales of Charlottesville attached homes.
In April 2009, 15 townhomes sold in Charlottesville VA. The average sale price was $206,749, with an average DOM of 77. They sold for an average of 100.33% of the list price.
14 Charlottesville Virginia attached homes sold in March 2009. They sold for an average price of $234,354 and were on the market for an average of 52 days. These homes sold for an average of 102.32% of the list price.
You will notice that in March and April the homes sold for an average sale price that was over the list price. This is probably due to the fact that several of those sales were new construction townhomes. If that is the case the homes would have probably been listed at the base price, but often sell for over that price due to upgrades and other options.
To get an overall picture of the Charlottesville VA real estate market for attached homes, we will look at the figures of the sales to date compared with the same period last year. In the time frame from 1/1/2008-6/1/2008, 159 attached homes sold in Charlottesville Virginia. During the same period ihis year 152 homes sold. This is a decline in attahed home sales of -4.4%.
Today June 19,2009 there are 207 Charlottesville VA attached homes for sale. They are listed for an average price of $273,157, with a median of $249,900 and have been on the market for an average of 159 days so far.
The above figures are from the mls and while they are presumed correct are not guaranteed.
Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville.
Lately several buyers who are looking at Charlottesville homes for sale have been asking me to find homes that are lease purchases. Many purchasers are having a hard time coming up with the money for a downpayment, but they want to be able to get into a new home. Sometimes they have a home to sell somewhere else and are not able to take on a second mortgage until that house sells; at the same time they do not want to feel like they are just throwing away money on rent. A rent to own situation appears to be the magic solution.
A lease purchase is set up so that a portion of the rent each month goes toward the downpayment. In theory at the end of the year the renter will have built up enough to have the full downpayment and be able to take on a mortgage and proceed with the purchase of the home. This all sounds great but...here comes the part that may be the "fly in the ointment".
Only the part of the rent that is actually above fair market rent is allowed to be credited toward the downpayment. It is possible that the buyer could sign a rent to own contract on a home in Lake Monticello for instance with monthly payments of $2000 with $500 being set aside for the down payment and $1500 for rent. At the end of the year it is time for the purchase of the home to close. The buyer is expecting to have $6,000 for the down payment. However at this time the home will be appraised and the appraiser will also determine what the fair market rent is for the home. Suppose he decides that the market rent for that type of home at the Lake would be $1800. Then only $300 each month would be allowable toward the downpayment. All of a sudden the purchaser only has $3600 toward the downpayment.
This eventuality is something that has to be considered when entering into a lease purchase agreement. It is important to go into this type of agreement allowing for the worst case scenario. Do not be tempted to set the rent too low unless you are prepared to come up with more money toward the downpayment when it is time to purchase the home.
Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville.
This Louisa County VA Real Estate Market Report will examine the sales of single family detached homes during the month of May 2009.
7 homes sold in Louisa County during May 2009. The average sale price was $204,927. The homes were on the market for an average of 157 days and sold for an average of 94.71% of the list price.
In April of this year 9 Louisa County VA homes sold for an average sale price of $183,067. The average DOM was 144 days and the homes sold for an aberage of 94.69% of the list price.
For comparison we will also look at the March sales figures. 11 Louisa County VA homes sold in March for an average sale price of $229,086. They were on the market for an average of 29 days and sold for an average of 97.59% of the list price.
To get a fuller picture of the Louisa County VA real estate market we will also look at the year to date sales and compare them with the same time frame in 2008. From 1/1/2008-6/1/2008, 82 Louisa County homes sold, however during the same period in 2009, only 40 homes have sold. This translates to a decline in sales of -51.2%.
AS of today, June 18, 2009 there are 212 Louisa County VA homes for sale. These homes are listed foran average price of $318,827 and a median of $239,900. They have been on the market for an average of 195 days so far.
The above figures are from the mls and while they are presumed accurate are not guaranteed.
Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville.
This Fluvanna County VA real estate market report will examine the sales of single family detached homes during May 2009.
17 Fluvanna County homes sold during May 2009. The average sale price was $273,405. The homes had been on the market for an average of 115 days and sold for 94.75% of the list price.
Lets compare this with the April home sales. In April 2009, 26 Fluvanna homes sold for an average sale price of $202,079. They were on the market for an average of 125 days and sold for 95.84% of the list price.
In March 2009, 22 homes in Fluvanna County had contracts that closed. The average sale price was $222,395 and the average DOM was 109. The homes sold for 94.85% of the list price.
If we compare the sales of Fluvanna County homes for the year to date this year with the same time period last year we will see that this years sales have declined by -32.1%. From 1/1/2008-6/1/2008, 134 homes sold in Fluvanna County, but during the same time frame in 2009 only 91 Fluvanna County homes sold.
Currently there are 303 Fluvanna County homes for sale. The average list price is $315,875, with a median of $258,900. So far the homes have been on the market for an average of 146 days.
The above figures are from the mls and while they are presumed correct are not guaranteed.
Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville.
Disclaimer: ActiveRain Corp. does not necessarily endorse the real estate agents, loan officers and brokers listed on this site. These real estate profiles, blogs and blog entries are provided here as a courtesy to our visitors to help them make an informed decision when buying or selling a house. ActiveRain Corp. takes no responsibility for the content in these profiles, that are written by the members of this community.
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