Pam Dent -Charlottesville, Albemarle,VA's Blog

Albemarle County Home Sales - What Price Ranges Are Selling?

Mon, 10 Dec 2012 18:19:35 -0800

Albemarle County Home Sales - What Price Ranges Are Selling?

The Albemarle County real estate market is in recovery. We have all seen an increase in real estate activity, prices are stabilizing, but what price ranges are actually selling? As they say a picture is worth a thousand words. Here is a graph of the Albemarle County detached home sales from 1/1/2012 through 12/16/2012.

As you can see the majority of area homebuyers are in a few price ranges. As you can see almost half of the area homebuyers are purchasing in the $200,000-$400,000 price range. If you are considering listing your home for sale this graph could be helpful when you are setting the price or managing expectations as to how long it could take your home to sell. It is absolutely important to price your home correctly from the beginning. An experienced real estate agent con assist you with this.

Albemarle County VA Real Estate Market Report - August 2012

Mon, 17 Sep 2012 19:03:19 -0700

Albemarle County VA Real Estate Market Report - August 2012

This Albemarle County real estate market report will examine the sale of single family detached homes during August 2012.

August 2011 average list price $462,027.
August 2012 average list price $576,748.

August 2011 average sale price $439,757.
August 2012 average sale price $533,709.

August 2011 median sold price $352,000.
August 2012 median sold price $346,000.

1/1/2011-9/1/2011, 525 Albemarle County homes sold.
1/1/2012-9/1/2012, 596 homes sold on the Albemarle County real estate market.

A lot of good things have been happening in the Albemarle County real estate market this year. things have definately been turning around, maybe not as fast or dramatically as we would wish, but it is improving. Sales are up, inventory is down and prices are stabilizing. In August of last year we had 10 months of inventory on the market, but in August of this year the absorption rate is down to 8.46 months. This is still a buyers makert but the Alblemarle County real estate market is trending in the right direction.

Contact Pam Dent, e-PRO, SRES, SFR, President Blue Ridge Chapter Women's Council of Realtors, Montague Miller & Company, 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. Email Pam Dent.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate.

Do I Really Have To Sign A Brokerage Agreement?

Wed, 05 Sep 2012 19:15:41 -0700

Do I Really Have To Sign A Brokerage Agreement?

As of July 1st of this year, Virginia changed how Realtors are required to do business. Under the new law before a real estate agent can perform any kind of substantive real estate service they must have a signed brokerage agreement.

This law was enacted to protect you, the consumer. The brokerage agreement provides you with something in writing that tells you what you can expect your real estate agent will do for you. Importantly, when you enter into an agency relationship with a real estate agent they are required to keep all of your information confidential forever. The signed brokerage agreement creates this agency relationship.

This buyer - broker agency agreement will state what services will be provided by the Realtor, how long the agency relationship will last, and what the fee will be and how will it be paid. Once you have signed the brokerage agreement your Realtor will be able to start working for you.

So the answer to your question is, that yes you do have to sign a brokerage agreement; its the law.

If you have any questions, about the new Virginia agency law, give me a call. I would be glad to discuss it with you.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Just Sold 105 Mallard Lane, Palmyra, Virginia

Sun, 19 Aug 2012 19:31:45 -0700

Just sold 105 Mallard Lane, Palmyra, Virginia

This lovely waterfront home on 10 acres at 105 Mallard Lane, Palmyra, Virginia went under contract in just 23 days.

This home has many features that contributed to a quick sale. The house is sited beautifully overlooking a private pond stocked with fish. The custom home is constructed with an eye toward quality and the exceptional craftsmanship shows throughout. It offers an open floorplan, hand planed oak floors and lots of windows to let in natural light and lake views. The kitchen is state of the art with granite counters and stainless steel appliances. The first floor master suite has a tray ceiling, two walkin closets and a luxury bath.

Of course, even if your home is loaded with special features like this one, proper pricing is necessary to achieve a quick sale. If you have a home to sell, give me a call to see how my internet marketing and market knowledge can help you get your home sold.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Charlottesville Real Estate - Are We Still In A Seller's Market?

Thu, 16 Aug 2012 14:53:49 -0700

Charlottesville Real Estate - Are We Still In A Seller's Market?

People always want to know what is happening in our Charlottesville real estate market. However in real estate one size doesn't always fit all. We have different markets in Charlottesville and Albemarle County depending on neighborhood and price range. Overall we are still in a seller's market but if we dig down further into various price ranges you will see that we are getting close to a balanced market in several popular price points. These figures are based on the sales of single family detached homes in Charlottesville and Albemarle County over the past 12 months.

When we are determining whether a market is a buyer's or seller's market we look at the amount of inventory waiting to be sold and divide it by the number of homes sold over the previous 12 months to get the absorption rate. 1-4 months of inventory constitutes a seller's market, because supply will be less than the demand, driving prices up. 5-6 months of inventory is a ballanced market, with prices staying at a status quo. 7+ months of inventory is a seller's market with more homes for sale than there are buyers, and as a consequence prices drop. As you can see from the graph of sales of single family homes in Albemarle County and the city of Charlottesville there is a big difference in what the market is like depending on the price range. We even have one price range that is in a balanced market. When you are pricing your home for sale, it can be helpful to know the absorption rates. You may decide that it makes sense to price your home in a group that has less competition and the expectation for a faster sale.

If you are considering selling your Charlottesville home, I would be happy to provide you with a market analysis of your particular home and absorption rates that could influence how to price it. Remember there are markets within the larger market.

Do You Want A Charlottesville Home With A Kitchen To Die For?

Sat, 28 Jul 2012 19:17:43 -0700

Do You Want A Charlottesville Home With A Kitchen To Die For?

If you are looking for a home with a fabulous kitchen, then 2515 Plank Road North Garden VA may be the perfect home for you. This country home located on a private 3.5 acre lot within a short drive of Charlottesville VA has four bedrooms and three baths with an open floor plan. The heart of the home is the stunning kitchen.

This spacious kitchen offers plenty of room for the family to gather. The vaulted breakfast area will accommodate a large table where you can sip your morning coffee while you enjoy the views of your wooded haven. the cook in your family will appreciate the stainless appliances, gas cooktop, and convection and regular wall ovens. The granite counters are not only beautiful but there is plenty of counter space. The cherry cabinets display craftsmanship while providing lots of storage which is extended by the generously sized pantry.

If you like this bright, sunny kitchen you will love the rest of 2515 Plank Road.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Charlottesville Horse Farms Summer Barn Design

Mon, 09 Jul 2012 18:26:13 -0700

Charlottesville Horse Farms - Summer Barn Design

When you are looking at a Charlottesville horse farm for sale, do you think about how your horses will handle the midsumer heat? Not only should the barn be designed to that looks attractive and is convenient to work in, but it is very important that it provide comfortable housing for your horses in the middle of the summer.

Ample ventilation is a key element in stable construction. Many barns have a central aisle way. Ventilation in these structures can be helped by a large exhaust fan located in the eaves. It is even better is there is cross ventilation as well. Windows or dutch doors in the back of the stalls is an easy way to accomplish this. You will also want the ablility to have a fan for each horse. Make sure that there are ample outlets to hook up all of the fans; a separate outlet for each stall is ideal.

High ceilings over the stalls will also contribute to the airflow. Barns with overhead hay storage can be hotter than stables that are open above the stalls. In addition, adequate ventilation can prevent respiritory problems.

While we are considering hot weather comfort for our horses, lets look at the pastures. If your horses are going to be spending time outside during the day in the summer, you will want to make sure that each of your pastures has a shady spot that is available all day or a runin shed that has good airflow.

Many times we are not looking at property during the summer heat, but when you are looking at Charlottesville horse farms for sale, don't forget to consider your horses' comfort during all four seasons.

First published on Charlottesville Horse Farms.

1796 Hollands Rd. - Great Value In Fluvanna County

Sun, 24 Jun 2012 18:04:34 -0700

1796 Hollands Rd - Great Vaule in Fluvanna County

1796 Hollands Rd, Palmyra VA priced at $305,000 is a great value offering a lot of house for the money. This meticulously maintained home has large rooms, an open floor plan, gorgeous kitchen with granite counters, and over 1500 sq ft of space that you can finish.

Better Than New Fluvanna County Home

Overview
Maps
Photos
Features
Description
Neighborhood

$305,000

Single Family Home

Main Features

3 Bedrooms
2 Bathrooms
1 Partial Bathroom
Interior: 2,064 sqft
Lot: 2.29 acre(s)

Location

1796 Hollands Rd.
Palmyra, VA 49331
USA

To get updates on open home dates and other property events, please click the "Like" button below:

Pam Dent

Montague Miller & Company
(434) 960-0161
pam@JumpintoGreenerPastures.com
http://www.JumpintoGreenerPastures.com

Listed by: Montague Miller & Co./Pam Dent

Our recent listings

Better Than New Fluvanna County Home
Custom Charlottesville Country Home
Quartz Run
Central Virginia Farmette
Charlottesville Equestrian Property

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Nearby properties for sale

Located close to convenient Zion Crossroads, 1796 Hollands Rd is ideal for families who work in Charlottesville or Richmond. This home with a 2 acre lot offers country living that is close to everything.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Buying A Foreclosure - Does "As Is" Mean I Can't Have A Home Inspection?

Fri, 08 Jun 2012 18:07:13 -0700

Buying A Foreclosure - Does "As Is" Mean I Can't Have A Home Inspection?

Most foreclosures and short sales are sold "as is". Rarelly will a bank selling a REO do any repairs and in the case of a short sale the seller does not have any money to perform repairs. Many homebuyers are confused as to what this means for them. I am often asked whether this means that they won't be allowed to have the home inspected.

You will be able to have a home inspection but it will be for informational purposes only. This means that the seller will not perform any repairs if something shows up in the inspection. However it is important for you to have the home inspected anyway so that you will know what problems you might have to deal with. Many REO's are fixer uppers and buyers know that they will need to make repairs and renovations, but those same buyers often want to make sure that the "bones" of the house are good.

I like to write into the offer that the contract will be contingent on a satisfactory home inspection. That way if something is found that the buyers are not prepared to accept, they will have the opportunity to declare the contract null and void without penalty and their earnest money deposit will be returned. Some banks have similar terms already written into their addenda.

In addition the home inspector may find something that needs to be repaired that the lender such as FHA will not accept. In this case the loan will not be approved unless the repair is performed by the seller before closing. Sometimes, in this case, the bank will agree to perform the repair, but other times they won't and the contract will fall through. Homes that will obviously need a lot of work are good candidates for FHA 203K loans. These are loans in which the cost of the repairs is rolled into the mortgage.

When you are considering the purchase of a distressed property, a home inspection is especially important. Remember the owners of these properties have been struggling for sometime to be able to hang on to their homes. It was all that they could do to make the mortgage payments, and their was no extra money for repairs. Routine maintenance has been deferred. Even the rare foreclosure that appears to be in move in condition may have unseen issues. A home inspection can help prevent an unwanted surprise.

There are some great deals on short sales and foreclosures in our area, email me if you would like a list of distressed property listings in any of the central Virginia areas.

Foreclosure Contracts - Why Don't Banks Know How Long It Takes For Loan Approval?

105 Mallard LN - Charlottesville Waterfront Home

Mon, 04 Jun 2012 17:31:25 -0700

105 Mallard LN - Charlottesville Waterfront Home

Imagine living in a custom home on 10 private waterfront acres. This Charlottesville waterfront home features one level living and an open floor plan. You will enjoy fishing from your dock or just relaxing on a peaceful summer evening admiring the views of the lovely lake. The property is located in Fluvanna County within a 30 minute drive of Charlottesville VA.

Custom Waterfront Home

Overview
Maps
Photos
Features
Description
Neighborhood

$449,000

Single Family Home

Main Features

3 Bedrooms
3 Bathrooms
Interior: 3,690 sqft
Lot: 10 sqft

Location

105 Mallard LN
Scottsville, VA 24590
USA

To get updates on open home dates and other property events, please click the "Like" button below:

Pam Dent

Montague Miller & Company
(434) 960-0161
pam@JumpintoGreenerPastures.com
http://www.JumpintoGreenerPastures.com

Listed by: Pam Dent / Montague Miller & Co.

Our recent listings

Quartz Run
Central Virginia Farmette
Custom Waterfront Home
Custom Charlottesville Country Home
Charlottesville Equestrian Property

Subscribe to our listing feed

Nearby properties for sale

Tips For Home Buyers: Do I Need A Survey?

Sat, 19 May 2012 06:26:50 -0700

Often a purchaser will want to save money by not having a survey. The post below explains why it is important to get a survey. In addition, many lenders will require a survey before they will write the loan. If a seller has a recent survey that they can share with you, that may suffice if it was performed within a certain timeframe. Finally after you get your new survey, put it in a safe place. Plats are recorded at the courthouse, but surveys are not.

Via Anita Clark Realtor® Warner Robins Homes for Sale ~ Warner Robins Real Estate ~ (ColdwellBanker SSK Realtors ~ 478.960.8055 ):

Tips For Home Buyers: Do I Need A Survey?

In the midst of all the decisions about-to-be homeowners must make, some do not understand how important it is to have a survey accomplished on the property they are about to purchase. Invariably, when the subject comes up, many ask "Do I need a survey?".

A survey is a property map, used to determine the property boundary, easements (allowing a party to use land they do not own for a specific purpose. I.E. a water well or right-of-way), setbacks (distance a property must be from the property lines), location of improvements, and the exact home location within the property boundaries.

What do I need a survey for

To protect your investment in the event there is an encroachment issue or a building setback violation as well as providing you with a blueprint that identifies precisely what you are purchasing and the locations of the structures on the property.

Some of the problems that a survey will identify include:

Fences/sheds over the property line

Sprinkler placement issues

Driveway encroachments

Structures too close to setback

Gardens, shrubs, trees planted over the property line

Septic tanks too close to water wells

Incorrect deeds/flood zone issues

What to do if there is a survey issue

Determine if the "issue" is worth fighting over. 1 foot on the back-end of a large back yard won't make as much difference as having a garage built partly on the neighbors property (or vice versa).

If you decide there is an issue that needs to be resolved, or it's decided for you, contact a real estate attorney to determine the next steps and whether adverse possession (encroacher gaining property boundary and rights) is applicable...In Georgia, the right of claim is 7 years but the law is complex so do not assume you have gained or lost property, call an attorney!

Note: If you purchase owner’s title insurance without a survey, the policy excludes coverage for anything a survey would have disclosed.

Buying real estate is a huge investment, and smart buyers who have a survey conducted (on both resale and new construction) put themselves in the best position to act proactively if a property issue arises.

How can middle Georgia home buyers ensure they make informed home purchasing decisions? Employ the services of a well qualified Warner Robins Real Estate Professional!

As always, Warner Robins real estate information is brought to you as a courtesy by Anita Clark, your Warner Robins Real Estate Consultant.

Anita Clark Realtor LLC

ColdwellBanker SSK Realtors

Cell: (478) 960-8055

Office: (478) 953-8595 x227

Email: anita@cbssk.com

Web: Warner Robins GA Real Estate

Blog: Warner Robins Real Estate Blog

All original text, video, and photo content is the exclusive property of Anita Clark Realtor LLC and may not be used without expressed written permission. The information contained herein has been obtained through sources deemed reliable but cannot be guaranteed for its accuracy. We recommend to all buyers and sellers, that any information of special interest, should be obtained through independent verification. All measurements are approximate. Anita Clark, Realtor®, (478) 960-8055.

What should we offer? What will they take?

Fri, 11 May 2012 06:04:52 -0700

When making an offer on a home, buyers want to get the home but they are also scared that they may end up paying too much. In this market especially it is important to them to purchase the home at the best possible price. Looking at comparable sales is one of the best ways to determine what price to put on your offer.

Via Richard Witt - Broker/Owner - Beth Witt (RE/MAX Wittney Estates):

What Should We Offer? What Will They Take?

A question frequently asked of agents by buyers once they have found a home that they like is:

“What will they take?” or, “What should we offer?”

The law of licensing does not allow an agent hired by the seller to quote a price other than the asking price of the property.

So what is a buyer without buyer representation to do?

The buyers would be better served by requesting that the agent provide them with a computer print-out of all the properties that have most recently sold which are similar to the property they are interested in making an offer on.

These comparables will give the buyer accurate and factual pricing information. The agent will then be in a position when they present the offer to the seller to advise the seller that the buyer arrived at their offer to purchase based on the most recently sold comparable properties in the area.

Offers to purchase based on fact and not fear or emotions are often received more favorably by the seller. Offers based on hearsay information are often withdrawn after acceptance, due to the fact that the buyer is unsure of the value of the property and fearful that they have overpaid.

A bank appraiser will appraise the property before a loan is granted. The appraiser relies on sold comparable properties to determine value. A buyer, with the help of a buyer agent, can do likewise.

It is important to remember that fair market value does not address intrinsic value, the private value that a property has to a specific buyer. A buyer that forms an emotional attachment to a property or has a rare need may sometimes pay more than fair market value, however the property must appraise before a loan will be granted.

Call today for a free property evaluation you may be eligable for a tax

deduction or a deduction in your homeowners insurance.

516 - 795-6900

5 THINGS SELLERS MUST REQUIRE OF A REAL ESTATE AGENT

HOME STAGING IS NOT A SUBSTITUTE FOR PROPER PRICING

IT'S A PRICE WAR AND A BEAUTY CONTEST

THE WORSE HOME SELLING MISTAKES

CALL US TODAY TO GET YOUR HOME SOLD 516-795-6900

HOME BUYING MADE EASIER

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Charlottesville Country Home At A Great Price - 130 Oaks Lane, Madison VA

Wed, 21 Mar 2012 19:01:48 -0700

Charlottesville Country Home At A Great Price - 130 Oaks Lane, Madison VA

Price reduction on a lovely Charlottesville Country home. 130 Oaks Lane, Madison VA is conveniently located minutes from route 29 and an easy commute to Charlottesville and Culpeper. It is an especially good choice for anyone who works at NGIC and DIA.

130 Oaks Lane is a spacious 4 bedroom home on a 3 acre private lot. Now priced at $299,000 it is a great deal. The main floor features a flowing open floor plan with a family room with a wood burning fireplace to gather around on those chilly winter nights, and a sunroom open to the roomy kitchen. There is a large formal living room wihich is open to the dining room with bay window. The entire first floor sports hardwood floors. A half bath finishes this level.

The second floor offers a large master suite with a vaulted ceiling, walk-in closet and attached bath with whirlpool tub and walk-in shower. There are two additional bedrooms on this level, one containing a cedar closet and there is a hall bath.

The walkout terrace level includes a fourth bedroom and full bath. There is a lot of space for you to finish as a recreation, media or exercise room.

The yard is open with room for a garden, but it is surrounded by trees offering total privacy. There is a large screened porch with a ceiling fan off of the sunroom for your outdoor enjoyment.

Charlottesville Country Home 130 Oaks Lane, Madison VA

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

1939 Browns Gap TPKE Charlottesville VA - Investor Opportunity

Thu, 15 Mar 2012 18:45:47 -0700

1939 Browns Gap TPKE Charlottesville VA - Investor Opportunity

1939 Browns Gap Turnpike, Charlottesville VA home for sale. $120,000.00 1 bedroom, 1 bath, 1080 sq ft, living room, kitchen, greatroom, den, home office, screened porch. This home on a landscaped lot is located in Albemarle County close to Crozet and Charlottesville. At this affrodable price the darling bungalow is perfect for investors or first time homeowners.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

First published at Charlottesville Horse Farms and Country Homes.

Charlottesville Equestrian Property For Sale - New Forest Farm

Wed, 07 Mar 2012 06:09:09 -0800

Charlottesville Equestrian Property For Sale - New Forest Farm

It is not easy to find a small Charlottesville horse farm with a full complement of equestrian amenities. New Forest Farm has it all: a 4 stall center aisle barn, dressage arena with all weather footing, board fenced paddocks and a well maintained 3717 sq ft 4 bedroom home in a convienient location with Albemarle County schools. What a great value!

Charlottesville Equestrian Property

Overview
Maps
Photos
Features
Description
Neighborhood

$525,000

Single Family Home

Main Features

4 Bedrooms
2 Bathrooms
1 Partial Bathroom
Interior: 3,717 sqft
Lot: 7.76 acre(s)

Location

4313 Woods Edge Rd.
Troy, VA 22974
USA

To get updates on open home dates and other property events, please click the "Like" button below:

Pam Dent

Montague Miller & Company
(434) 960-0161
pam@JumpintoGreenerPastures.com
http://www.JumpintoGreenerPastures.com

Listed by: Montague Miller & Co/Pam Dent

Our recent listings

Charlottesville Equestrian Property
Convenient Country Home
Affordable Charlottesville Home
Charlottesville Country Home To Be Built
Amazing Views

Subscribe to our listing feed

Nearby properties for sale

Charlottesville Golf Communities Real Estate Market Report - Glenmore 2011

Wed, 29 Feb 2012 18:43:34 -0800

Glenmore Real Estate Market Report - January 2012

This Glenmore real estate market report will examine the sales of single family detached homes in the Charlottesville golf community of Glenmore.

There were not any homes sold in Glenmore during January or 2011 so we will just look at January 2012 figures.

January 2012 average list price $592,333.
January 2012 average sale price $553,333.
January 2012 median sold price $493,000.
January 2012 %sold/list 93.41%.
January 2012, 3 Glenmore homes sold.

Home sales in the Charlottesville golf course neighborhood of Glenmore have been flat over 2011 as compared with 2010. We have been seeing an increase in real estate activity in Albemarle County during January. Hopefully this will extend to the Glenmore real estate market.

The above figures are from the mls and while they are presumed to be correct they are not guaranteed.

Home : Blogs : Pam Dent - REALTOR Charlottesville Virginia Homes and Horse Farms : Pam Dent -Charlottesville, Albemarle,VA's Blog

Buying A Foreclosure in Charlottesville (edit/delete)

Buying A Foreclosure in Charlottesville

We have all heard the news media talking about the growing number of foreclosures across the country. Charlottesville and Central Virginia do not have as many bank owned properties on the market as many parts of the country, but we do have them. Lured by the possibility of purchasing a Charlottesville foreclosure for a very good price, there is a lot of interest in these homes. Both investors and buyers looking for a home to live in are curious about foreclosures.

Lets look at what the foreclosure market is like in the Charlottesville area? I will also talk about what kind of REO properties are available in our real estate market and what is involved in purchasing one?

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

First published at Charlottesville Golf Communities.

Buying A Foreclosure in Charlottesville

Sun, 19 Feb 2012 14:31:03 -0800

Buying A Foreclosure in Charlottesville

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

New Group - Golf Course Homes

Wed, 08 Feb 2012 21:03:20 -0800

New Group - Golf Course Homes

Millions of people are crazy about the game of golf. They play golf whenever they can. Well just think how much more golf you could play if you had a home on a golf course. Imagine pulling your golf cart out of your garage and driving it down to the first tee or sitting on your terrace, sipping a glass of wine and watching the play on the green in front of your home. Does this sound like heaven?

We have so many great golf communities across the country designed around beautiful challenging golf courses. This group is the place to share your local golf communities, golf course listings and show us the golf courses in your part of the country.

Charlottesville Farms Real Estate Market Report - Yearend 2011

Sat, 21 Jan 2012 13:11:37 -0800

Charlottesville Farms Real Estate Market Report - Yearend 2011

This post will examine the sales of Charlottesville farms over the past year. For the purpose of this report we will consider properties over 15 acres.

2010 average list price $1,887,107.
2011 average list price $1,439,348.

2010 average sale price $1,663,847.
2011 average sale price $1,286,576.

2010 median sold price $1,112,500.
2011 median sold price $750,000.

2010 average continuous days on market 361.
2011 average continuous days on market 243.

2010 %sold/list 88.16%.
2011 %sold/list 89.38%.

2010 months inventory 47.07.
2011 months inventory 32.52.

In 2010, 26 Charlottesville farms sold.
In 2011, 38 Charlottesville farms sold.

There is a lot to like in these numbers. Obviously we still have way too many months inventory, but we are trending in the right direction. One of the other figures to compare is the difference in the median sold price between the two days. This could tell us that prices are down which we know is the case across the board in real estate, but it may be more of an indicator of the price range that is selling. Purchasers are looking for value right now and buyers of Charlottesville farms are no exception.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Charlottesville Golf Communities Offer Top Courses

Tue, 17 Jan 2012 20:43:55 -0800

Charlottesville Golf Communities Offer Top Courses

Golf communities are popular areas in which to purchase a home. These neighborhoods are known for quality homes in attractive settings, but for the golfer in the family the main reason to buy a home in one of these developments is the opportunity to play golf. And most importantly Charlottesville golf communities offer outstanding golf courses.

Lets visit the golf neighborhoods of Glenmore, Old Trail, Farmington, Keswick Estate, Spring Creek and Lake Monticello and take a peek at their excellent golf courses.

If this video has sparked your interest in a home in one of Charlottesville's Golf Course Communities, I would be happy to take you on a tour.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Charlottesville Country Home To Be Built

Sat, 07 Jan 2012 22:32:32 -0800

Charlottesville Country Home To Be Built

Stunning contemporary home to be built by noted custom home builder Shenandoah Valley Construction.

1445 Beacon Hill LN, Afton VA
5 bedroom, 3 bath, 2900 sq ft, 3.89 acres, $539,000.00

Charlottesville Country Home To Be Built

Overview
Maps
Photos
Features
Description
Neighborhood

$539,000

Single Family Home

Main Features

5 Bedrooms
3 Bathrooms
Interior: 2,900 sqft
Lot: 3.89 acre(s)

Location

1445 Beacon Hill LN
Afton, VA 22920
USA

To get updates on open home dates and other property events, please click the "Like" button below:

Pam Dent

Montague Miller & Company
(434) 960-0161
pam@JumpintoGreenerPastures.com
http://www.JumpintoGreenerPastures.com

Listed by: Pam Dent / Montague Miller & Company

Our recent listings

Charlottesville Country Home To Be Built
Amazing Views
Affordable Charlottesville Home
Convenient Country Home
Better Than New Fluvanna County Home

Subscribe to our listing feed

Nearby properties for sale

So You’re Selling Your Home – Now What? Advice from a Morris County Stager

Wed, 21 Dec 2011 15:21:58 -0800

This is excellent information. It should be required reading for anyone who is thing about selling a home. If everyone followed these instructions we would have a lot fewer homes languishing on the market. In addition it may save you time and money in the long run to enlist the services of a stager before putting your home on the market.

Via Kristine Ginsberg (Morris County, NJ: Elite Staging and Redesign, LLC):

So You're Selling Your Home - Now What? Advice from a Morris County Stager

You’ve decided to sell, your home is now a commodity and must be looked at like one. You want the highest dollar amount on your biggest single investment. Here are some advice and tips from a Morris County Stager to help you with the process.

The #1 thing when selling is to listen to your Realtor when they tell you what your home is worth. The biggest mistake you can make is setting the price too high. Your property will sit on the market, become stale and you’ll start receiving low-ball offers, if any at all!

Address any and all issues before you put your home on the market – they are going to turn up in the home inspection anyway. Fix that running toilette, leaky sink, torn screen, old doorbell and dated, rundown mailbox.

Clean every square inch of your home – you’re going to have to do this when you move, so why not do it now so buyers see a clean, well maintained, fresh smelling home. Nothing sends buyers away quicker than a dirty, smelly home! And, it’s free!

Look at your home through a buyer’s eyes as if you were buying your home (photos can help – you’ll see things you never noticed like chipped paint, clutter, dirty carpet and walls along with other flaws you’re so used to looking you don’t see any more.

Don’t neglect closets and storage spaces. Buyers do look inside your cabinets and closets to see if their stuff will fit. Organize and store what you don’t need and open up these spaces to show how much room they have.

Walk through your home making sure there is plenty of space to move freely about within rooms, and throughout the home. Think about storing big furniture you don’t absolutely need to open up the room so buyers can see the space and its architectural features.

Pack up all valuables, collections and family photos – we want potential buyers to connect with your home and see themselves living in it, not you.

Research home stagers in the area and call for a consultation – they are the experts on preparing homes to sell. A good home stager will re-purpose what you already have, give the most important jobs to tackle for the biggest bang for your buck.

Home Stagers understand furniture placement, highlighting your home's architectural features and creating important emotional connection points. Moreover, they know how to update your home using accessories and art for as little money as possible – they are pros at this!

Home Staging Morris County - Staged to Sell, Designed to Live!

Elite Staging and Redesign (201)602-2562

You have 90 seconds to make a great first impression once your home goes on the market. Consult a Morris County professional home stager serving Union, Essex, Sussex Counties for that competitive edge so your home stands out from the competition, selling faster and for top dollar!

Elite Staging and Redesign offers home staging services to North Jersey homeowners, real estate agents, banks, builders, and investors in preparing homes to stand out in today’s real estate market. For a consultation on vacant staging, lived in homes or interior redesign projects call Elite Staging and Redesign.

We will use proven home staging techniques to create warm, inviting, updated spaces that will appeal to the masses. In today's competitive market, every home can use an edge. For a free home staging proposal, call us today at 201-602-2562.

Home Staging Website: Elite Staging and Redesign

Morris County Staging Before/After pictures: Portfolio

Email: Kris@elitestagingandredesign.com

Buying A Foreclosure In Charlottesville - How Much Should I Offer

Fri, 09 Dec 2011 22:57:07 -0800

Buying A Foreclosure In Charlottesville - How Much Should I Offer?

In the current real estate market I am often approached by folks who are interested in purchasing a foreclosure. Bank owned properties can provide the opportunity to purchase a home at a discounted price. However people are often surprised at what exactly that price may be. You have been hearing on tv about the glut of foreclosures. You know that the banks need to get these homes off their books. So it makes perfect sense that they would be happy to get anything for the properties just to get rid of them...wrong. The banks want to get as much as they can for the properties. They have a figure that they want to get for the home. The home has been priced according to a brokers price opinion based on market value and condition. This is usually less than comparable resales that are on the market. The Charlottesville foreclosure is already discounted and the bank usually will not take 30 cents to the dollar on this discounted price. When the home comes on the market as a REO it is listed at a price based on a BPO. If there has not been an acceptable offer, the bank will periodically reduce the price. When the price of a bank owned home becomes attractive, offers come in. It is not unusual to end up with multiple offers and we will see the home end up selling for over the list price. This graph shows the sold to list price ratio of foreclosures in the greater Charlottesville real estate market. Note that this ratio is based on the sale price as compared to the original list price, not the final reduced price. You can also see how much lower the REOs are selling for compared with the conventional sales. As you can see the foreclosures in the Charlottesville real estate market are selling on average for approximately 82 - 88% of the list price. Yes, you can make an offer, but don't expect to be able to get the property at 1/3 of the list price. I am not saying that it never happens, but it is not at all the norm.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Thanksgiving Greetings From Charlottesville Horse Farms

Thu, 24 Nov 2011 11:05:50 -0800

Thanksgiving Greetings From Charlottesville Horse Farms

As I take some time to reflect on this sunny Thanksgiving morning, I have been listing in my mind all of the many things that I have to be grateful for. At the top of the list are the people that I am lucky to have in my life. Joining my family, friends and clients are my Active Rain Family, the Active Rain members that I have gotten to know during the years and all of the readers of my blog that are behind the scenes. I would like to take the time to wish each of you and your families a very Happy Thanksgiving.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.

Charlottesville Golf Communities - Don't Forget Lake Monticello

Wed, 23 Nov 2011 21:42:04 -0800

Charlottesville Golf Communities - Don't Forget Lake Monticello

When asked about Lake Monticello, people will likely mention that a 350 acre lake is at the heart of the neighborhood, or that it is a gated community, or that it is an affordable place to live. And yes it is all of these things. However don't forget that The Lake is also a golf community. There is an 18 hole championship golf course that can be enjoyed by all skill levels of golfers.

Lake Monticello contains about 3,500 homes in a variety of styles, sizes and price ranges. Some of the most desirable homes are waterfront, either on the big water of the main lake or situated on one of the private coves. There are also Lake Monticello golf course homes and a golfer can enjoy sitting on his deck and watching the play on the course.

Watch the video and see a glimpse of the Lake Monticello golf course.

If you are thinking of selling your home in one of Charlottesville's golf neighborhoods or would like to buy a golf home, be sure to enlist the assistance of a Charlottesville golf community specialist.

Licensed to sell real estate in Virginia.

View all of the Charlottesville Virginia homes for sale.