Fulton's Blog

Remembering The Past, Teaches Lessons For Today

Fulton Gaylord (Keller Williams Realty) — Mon, 31 Aug 2009 11:16:34 -0500

I was working with a young couple, new to our area. I was cautious and wary of them. They told me over and over that "they wanted to negotiate" with any potential sellers we got under contract.

Well, I didn't exactly know what that meant. I mean we certainly weren't in a buyers market. On the contrary, it was customary to have multiple offers and have to offer more than asking price--and even that wasn't a guarantee for successfully winning a bid.

So, I thought I would go along and show them some properties. I wouldn't get too involved, maybe show them a few homes and if I felt they were just fooling around wasting my time, I'd refer them out to another agency!

Well, we found a large home under construction. They wanted me to get further info. Which I did. They wanted to go back to the property several more times. I took them.

Then, they decided they wanted to see some more homes. Well, at this point I started to feel it might be time to cut them loose. They weren't serious. And I kept getting back to that "negotiate with the sellers" statement. And, on top of that, they kept telling me upon entering each home, that each was overpriced and they wouldn't pay the money for it.

RED FLAGS!

A couple of weeks pass and I'm still with 'em. O.K., I was a new agent and had already spent the commission. They decide they want to put an offer on that new construction. Really? Great. "I'll meet you at my office, 5:30 tonight and we'll write it up!"

With a kiss to my wife I screeched off to the office, excited to finally get these people under contract!

They came, promptly at 5:30 PM. Very polite. Very professional.

They started answering my line-by-line queries: When do you want to close, what kind of financing, earnest money deposit, price...how much? Guys, you've seen how the market is, you know you stand to lose this property by coming in with an offer that low...

O.K., I put it down. But I'm only gonna' waste my time maybe once or twice more then I'm ditching them, just watch!

Then, the clincher.

"You want me to ask the builder to finish the bonus room over the garage? For FREE??"

"Guys, come on, this is too much. We're wasting our time!"

"Fulton, are you representing us as our Buyer Agent, or not? Please, put it in the contract!"

Alright. I did it. He had me on that 'am I or am I not representing him' thing.

But I knew the builder would never go for any of this.

So I presented the offer. The builder's agent had an even worse reaction than mine. Ouch. But I reminded her that she DID have to present the offer.

She did.

A few days later she called me. We both couldn't believe it. The builder countered only a little higher in price and agreed to split the cost of finishing the bonus room!! Huh??

I relayed to my buyers. They were pleased with the negotiations and, after a little more haggling (which I won't recount, here) , agreed to the contract.

What lessons did I learn?

1. Advise your clients but don't be so rigid just because you think you know what's commonplace for this market.

2. If you don't ask, you don't get (think Mom taught me that one).

3. Lighten up, Francis! It's not about the money. It's about representing your client, your future referral source, and doing what's right.

4. I could never have known what the seller's motivations were. Nor did it matter. He wanted to sell. I had ready and willing buyers--I just mistook their readiness because of my cultural boundaries. I needed to listen to my client's needs and put down what they were comfortable with and negotiate with their best interest in mind.

5. And though they came from a different cultural and geographic area, I shouldn't assume they were naive. It was customary for them to negotiate in ANY market--that was their cultural norm.

I learned a lot during that transaction. Lessons I carried forward, as I represented their friends and peers moving to our town.

Forest Lakes North and South, Charlottesville, Virginia

Fulton Gaylord (Keller Williams Realty) — Mon, 31 Aug 2009 10:32:45 -0500

There is a new web site devoted to everything about the Forest Lakes Subdivision, which is located just north of Charlottesville!

Check it out. GoTo: Forest Lakes and give me some feedback on it, if you would!

Provided by:

Fulton Gaylord--Associate Broker
Keller Williams Realty
Charlottesville VA 22901

434-220-2228

Fulton@kw.com

Charlottesville's Running Realtor

Fulton Gaylord (Keller Williams Realty) — Mon, 20 Oct 2008 19:00:37 -0500

I like to take breaks from working on my web inter-connectivity and real estate blogging by going for a run. It's a great way to view neighborhoods and see the inventory! My doctor says he actually thinks running lubes my joints and keeps my arthritis at bay.

Yup, I'm a running Realtor. No, I haven't shown homes clothed in my running sweats and sneaks. I don't think the Charlottesville real estate market's ready for that!

I wanted to share some resources that map and log my runs and get me pumped up.

Check out http://www.favoriterun.com. It's free and like I said, kinda fun. You can check out some of my runs by typing in my user name: bygbyrd (yeah, ha ha, a "friend" gave me that handle!), putting in VA and Charlottesville.

Another neat program is http://www.run.com.

And yet another is MapMyRun.

All three of these are simple mapping programs that also give elevation maps. I like to map out new routes at night. It gets me all jazzed up to go out and run the next day.

You already know that you're going to see a lot of other runners out there because Charlottesville is supposedly one of the most active running communities in the country! There are races of various intensities almost every week. And good advice can be found at club events, training runs, and the several local running stores.

Check out these local running resources:

1. Charlottesville Track Club

2. Charlottesville Trail Running Club

There are 2 specialty running shops to support every runner's needs:

1. Endurance Sports

2. Ragged Mountain

as well as the chains and sporting goods stores around town:

Dick's Sporting Goods,

Downtown Athletic,

Blue Ridge Mountain Sports,

New Balance,

O.K., gotta' go plan for tomorrow's run. See you out there?!

Fulton Gaylord
434-220-2228
Fulton@kw.com

Charlottesville Real Estate-Forest Lakes October Up-Date

Fulton Gaylord (Keller Williams Realty) — Sat, 18 Oct 2008 13:22:34 -0500

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

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

2. Self contained schools with bus transit.

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

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

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

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

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

July Sold Property Analysis

Address List Price Sold Price DOM % Chg SP/Sqft

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

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

August Sold Property Analysis

Address                        List Price         Sold Price              DOM               % Chg              SP/Sqft

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

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

September Sold Property Analysis

Address List Price Sold Price DOM % Chg SP/Sqft

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

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

Currently 16 properties for sale in Forest Lakes.

Lowest Price Highest Price Average Price Avg Price/Sqft

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

*(This does NOT include condos)*

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

I welcome comments, critique, and/or questions.

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

434-220-2228

Fulton@kw.com

A thousand and one thanks for reading!

Ruckersville Virginia Beautification Project-Ugly Is As Ugly Does !

Fulton Gaylord (Keller Williams Realty) — Tue, 14 Oct 2008 21:50:57 -0500

Ugly is as ugly does.

Let's discuss the commercial corridor of Rte 29 in Ruckersville, Greene County, VA, and its inclusion in Greene County's Master Plan for sustainable growth. Because somethin' ain't workin'.

Drive south down Rte 29 from Madison, and you come to a lighted intersection with Rte 33 east/west. You just passed an area on your right leveled to make way for Lowe's and Wal-Mart. On your left is a broken down old shack that, if it's July, is joined by a carnival style hawking booth where fireworks are sold to unwitting bargain seekers. Your eye wanders to two more rundown buildings with huge signs describing rare antique finds and books are to be found inside. Scanning around more, you see a Burger King, a gas station, and an old music store in a little hovel. You consult your map and it pin points you in the middle of Ruckersville, Greene County, Virginia. And you realize, Ruckersville is ugly.

Ruckersville is Capitalism at its worst. No regard for community planning. No greenery or any thought for aesthetics. Nope, build the cheapest, the fastest, and capitalize on the location right on 29. Ruckersville needs the taxes generated by its commercial base to support a small population. It delights in allowing a Lowe's and a Super Wal-Mart to come in and level the area so that we can enjoy convenience at bargain prices. Ugly is as ugly does.

Now the road expansion of Rte 33 up to the mountains and Skyline Drive was done very nicely. Greene County got THAT right. Of course it's become a huge source of easy funds for the local coffers as the county and state have seen fit to police this section of road with at least 6 unmarked vehicles of various sizes and colors as well as a slew of state and local troopers. Wow! That's tax dollars hard at work. Do you think we could possibly cut back on over-policing this high crime corridor and perhaps put some of that money into subsidizing an after school program for kids whose parent perhaps can't afford it?

How about requiring a higher level of site aesthetics for all new construction here on out, and any sites that either change hands, rebuild, tear down, or improve current buildings--require them all to invest X amount of dollars towards bringing property up to a pre-set, planned expectation, in exchange for a tax credit.

Greene County officials reassure us that they DO have a plan. They could pull out a multi-page line by line plan and show us what tax revenue is generated, what it’s earmarked for, and their vision for the town going forward. But you know what? I can SEE the visible signs of their plan right before my very eyes, and I’m telling you, it’s ugly!

The plan needs to be redone.

So, I think Ruckersville (Greene County) should take one year to develop a new Commercial Corridor Master Plan. This plan would ensure that:

1. sustainable growth could continue well into the future, guaranteeing tax revenue to support a burgeoning community.

2. increase unique visitor stops by tourists as well as repeat visits from locals, thereby increasing business profits.

3. resources are appropriate for the needs of the community and being able to adjust accordingly (e.g. too many costly police monitoring a scenic by-way--is that the best use of our tax income?).

4. This plan would increase community pride—because we WANT to be proud of where we live.

5. empower citizens to dictate terms when negotiating with the Wal-Marts of the world, not the other way around, because their community now becomes the community of choice for businesses. Citizens don't become slaves and answer to businesses beck and call just because the need for tax revenue to pay teachers, firefighters, and police is so desperate.

6. A plan like this would protect better against wild fluctuations in market values both for commercial AND residential interests

7. slow depreciation and erosion of values by requiring uniform property maintenance and construction standards that are clearly explained in the Master Plan.

8. build businesses with longevity and staying power. Bring in and support businesses that buy into the community's vision for sustained development and health.

9. a master plan is equivalent to a business plan, and a community that has a plan that is fluid, all-encompassing, and pro-active has a better chance to attract matching state and federal funds as well as high bond ratings in order to raise capital.

--WE DON'T HAVE TO LIVE IN A DISPOSABLE SOCIETY--

We want our businesses to be community partners. We don't want them to be of the mind “here today, gone tomorrow”.

Communities too often sell their souls to the Devil just to turn a buck and get much needed tax revenue. Too often towns and cities turn a blind eye to development regulation and zoning, and, as a result, poison our air and water and bulldoze any possibility for esthetically pleasing construction under the ground. You see it all across America. But you also see communities learning from their mistakes, you see communities able to change as the world changes.

So, is it too late for Ruckersville?

Green County doesn’t have the money to go develop a complicated new Master Plan. And of course you have some who question whether one building is any uglier than the next? They don't think the intersection area is that ugly.

And besides, many people would question how we can tell a business owner that he's got to take from his profits to go gussy up his lot just so that he can fit in with some socialist Master Plan.

If a building IS ugly, it won't attract any one, and it'll go out of business soon enough--survival of the prettiest, right?

“We are what we are in Ruckersville”, they say. “ We're at an intersection off Rte 29 in Greene County. The American dream is all about taking opportunity and running with it. Too bad for your weak business sense that has to have some government agency always come and make things right and equal for you, the less fortunate-BAH!”

“Keep it down there in Charlottesville with all them crunchy artsy-fartsy liberal wanna-bees. We need to grow. We DON'T need someone who doesn't understand business to tell us how to run ours!”

“And if you try, we'll just go somewhere else.”

O.K. Alright. I understand. We all need to turn a buck.

But hear this: I had a commercial broker tell me the other day that if it gets too bad--or rather, WHEN it gets too built up and gross around here, he'll just move. He did it when it got bad down in Atlanta. And before that, when he was in Jersey, too.

But this is my home. I don't WANT to pull up stakes and move. I don't want to live in a disposable community.

Can Capitalism and development go hand-in-hand with preservation of the heart and health of our community?

The one constant is the influx of more and more people into our area. More population pressure means eventually, limited space and resources, which causes a town’s infrastructure to suffer, which ultimately degrades our community.

That’s why planning is vital to the long term health of a community.

Planning means:

· We must first identify citizen’s needs,

· we qualify and quantify these needs, prioritizing them by popular vote,

· we raise tax revenue to pay for these needs,

· we solicit other possible funding sources—i.e. bonds, state and federal assistance,

· our master vision for the community stretches far into the future, and protects our future generations,

· and, we must also look to repair what is by developing a retro-active quality standard to help us bring a larger measure of beautification to the intersection of 29 and 33, now.

The intersection of Rte 33 and Rte 29 is horrifically ugly. But you know, we CAN do something about it. And the first thing we can do is develop a Commercial Corridor Master Plan with input from our citizens and broadcast its winning vision across the region.

If we don't?

Then ugly is as ugly does.

Realtors Hiring Realtors To Sell Their Own Homes?

Fulton Gaylord (Keller Williams Realty) — Tue, 26 Aug 2008 22:55:46 -0500

I'm a Realtor.

I'm a Realtor who lives in Virginia.

I'm a Realtor who lives in Virginia but (still) owns his ex-homestead in another state.

I'm a Realtor who had to hire a Realtor to sell my ex-homestead in another state.

I'm a very un-happy Virginia Realtor because I hired the worst Realtor this side of the Mississippi to sell my ex-homestead in another state.

I'm a very un-happy Virginia Realtor because I hired the wrong person to sell my ex-homestead far away in another state. That was my fault. I was a dummy. I know that because my wife reminded me of it daily.

BUT, I'm now a wiser Virginia Realtor because I (re) learned several key things when hiring a Realtor. And I am relaying them to you so that you'll likewise be much the wiser and your wife won't call you a dummy.

First, I learned perspective. Going through the process of interviewing, hiring, and working with several Realtors as a consumer, was illuminating. All I wanted was a weekly call from my Realtor. A simple call. No big woop. Tell me if there were any showings, what the feedback was, and what marketing activity was done to promote my property. Not a long call. If there's nothing to report I'm not gonna' bite your head off. Just call me and let's talk.

But apparently follow-up and follow-thru are one of the most difficult things to do for the Realtors I dealt with.

Next, I learned N E V E R hire a friend, a relative, or someone you feel OBLIGATED to work with. Worst thing you can do. Whomever you hire should earn the job like anyone else. They should PROVE to you that they're the best person for the job. They should have global exposure through their internet presence and professional and social networking channels.

They should be professional marketers who also happen to show homes occasionally.

The Realtor you hire should be accountable for the results they do or don't produce.

The Realtor you hire should have a strong grasp of the local market, and armed with this knowledge, should be able to support very accurately the price opinion they determine is best for the sale of your home within the time frame you indicated would be ideal.

Your Realtor should be excited to be a Realtor and excited about the prospect of selling your home.

The Realtor you choose should be a full-time agent who derives their livelihood solely from the sale of real estate. No part-timers. Markets change and there's too much to keep up with now-a-days for part-timers to be truly effective and provide the best service to you with the least liability.

Your Realtor shouldn't always be yapping. They should be able to hear YOU when you talk.

Your Realtor should look professional. What's with Realtors wearing jeans and a t-shirt?

Now, one clarification.

Am I saying all Realtors are moronic, poorly dressed, deaf, unknowledgeable goons somehow related to you? No. But it IS too easy to get into real estate, and it's too easy to get out. That's why in our Charlottesville market alone there are over 1100 people who hold real estate licenses. Out of those 1100 less than 200 of them did more than 7 transactions last year. I don't think the other 900 or so can really say they're successful, professional, full-time, market sensitive Realtors on a mission to sell your home.

Anyway, that's just my two cents worth. I love the art of selling real estate. I'm proud to make my living as a Realtor. And I'm grateful to have the tables turned so that I could see through the eyes of a consumer, giving me a special gift-the gift of perspective.

I'm a Realtor in Virginia who had to hire a Realtor.

I'm a Realtor in Virginia who had to hire a Realtor-and that opportunity, and the lessons I learned from it, will help me understand the needs of my clients better, and that, I hope, will make me a better, more successful Realtor.

Thanks for reading!

Visit my web-site: http://www.CharlottesvilleHomeSellingTeam.com

E-mail me: Fulton@kw.com

Top 10 Charlottesville Homes Sold In July 2008

Fulton Gaylord (Keller Williams Realty) — Sun, 10 Aug 2008 16:08:25 -0500

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

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

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

Market Comparison

DATE RANGE Average Sale Price Price/Sq Ft DOM

_____________________________________________________________________________________

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Government's Newly Enacted $7500 Home Buyer Tax Credit

Fulton Gaylord (Keller Williams Realty) — Sat, 02 Aug 2008 21:16:38 -0500

The government's newly enacted legislation offers home buyers a $7500 tax credit. This credit is available for first-time home buyers only. (Haven't bought a new home in the past 3 years).

* The maximum credit amount is $7,500.

* The credit is available for homes purchased on or after April 9, 2008 and before July 1, 2009.

* Single taxpayers with incomes up to $75,000

* Married couples with incomes up to $150,000 qualify for the full tax credit.

Combine with my 20% Buyer Rebate Offer:

GoTo http://www.BuyerRebateOffer.com

talking about the BEST TIME TO BUY Charlottesville real estate!!

1. Corrected housing prices on Charlottesville homes for sale

2. Government tax incentive

3. Large selection of homes to choose from

4. 20% Buyer Cash Back Offer!

For more information and discussion:

Fulton Gaylord
Keller Williams Realty
Leave a message @ 434-220-2228 OR
E-mail me Fulton@kw.com

http://www.CharlottesvilleHomeSellingTeam.com

Thank you.

Building Cedar Log Homes In Charlottesville, VA

Fulton Gaylord (Keller Williams Realty) — Fri, 01 Aug 2008 13:04:49 -0500

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

Have you seen these homes? W-O-W !

I didn't know:

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

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

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

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

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

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

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

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

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

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

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

Fulton@kw.com

434-220-2228

Other Log Home Specialists, Nationwide:

Lindal Cedar Homes

Town & Country

Pan Abode Cedar Homes

Linwood Homes

CedarWood Log Homes

Cedar Home Discussion Board

Buy A Home Now In Charlottesville, Virginia!

Fulton Gaylord (Keller Williams Realty) — Fri, 01 Aug 2008 10:00:21 -0500

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

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

Why?

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

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

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

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

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

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

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

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

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

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

To re-cap:

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

E-mail: Fulton@kw.com

Top 10 Homes That Aren't Selling In Charlottesville, VA - August, 2008

Fulton Gaylord (Keller Williams Realty) — Fri, 01 Aug 2008 09:53:42 -0500

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

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

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

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

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

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

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

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

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

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

A N D

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

http://www.CharlottesvilleHomeSellingTeam.com

Magazines Rank Charlottesville, VA, A Top Business City!--2008

Fulton Gaylord (Keller Williams Realty) — Mon, 21 Apr 2008 16:09:36 -0500

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

Magazines rank Charlottesville a top business city

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

Emily Poe

Cavalier Daily Associate Editor

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Home Buyers--FREE HOME in the Charlottesville and Albemarle County Virginia area!!

Fulton Gaylord (Keller Williams Realty) — Fri, 07 Mar 2008 18:33:12 -0600

FREE Home in the Charlottesville area? Has this Realtor lost his mind?
Is this just another marketing ploy? What's up?
No, here's the explaination:

1. There are currently 501 homes on the market in the Charlottesville, and Albemarle County Virginia area, under $210,000 !

2. Considering that fact ,in light of the enormous rise in property values and price inflation over the past 4 years,-and we mean dramatically large increases--anything "reasonably" priced, or should we say affordable by comparison, like under the $210,000 range, is almost like offering a home for FREE!

So, we are throwing out this challenge :

The Charlottesville Home Selling Team, will sell 10%, or 51, of these under $210,000 homes in the next 8 months.

And Fulton Gaylord, the Realtor of the team, will personally donate 10% of his net proceeds from these sales to Charlottesville Habitat For Humanity.

Also, when you use The Charlottesville Home Selling Team's services we'll GUARANTY you'll save $5000 on your purchase of one of these homes, or we'll pay you $1000!

MORE THAN JUST A MARKETING PLOY
This incredible win-win will :

1. Be good for the local economy by lowering housing inventory, which will stabilize home prices.

2. Infuse revenue related to each home purchase back into our local economy.

3. Help strengthen our neighborhoods.

4. Help sellers achieve their goals in moving.

5. Introduce new blood, new ideas, and new revenue streams into our area, keeping it fresh, vibrant, and alive.

6. Assist Habitat in providing needed affordable housing, thereby strengthening our community, further.

7. Help fatten YOUR pocketbook if we can't deliver on our guaranty of saving you $5000

why not?You've got absolutely nothing to lose but everything to gain.
Help us achieve our lofty goals by helping YOU buy a Charlottesville area home.
Call us right now-434-220-2228, or e-mail Fulton@kw.com

I went to the funeral for John Kostanecki, today.

Fulton Gaylord (Keller Williams Realty) — Sun, 02 Mar 2008 17:45:00 -0600

I went to the funeral for John Kostanecki, today.

John was an acquaintance. He lived in our community of Forest Lakes, Charlottesville, Virginia. I met him and his wife through my kids who play sports and go to school with his kids.

John was a paraplegic from a car accident he suffered in high school some 30 years before.

If anyone had a reason to whine, bitch, and complain, I think John did. I couldn't even imagine living his life without being depressed and bitter. I meet people every day who blame someone else or some occurrence, or circumstance for who and where they are, now. It's their bosses fault, or it's their ex-wives fault, or because it's raining, or their parents were awful...

But not John. He took complete and utter responsibility for who he was AND for what he was able to become! He joked how a stupid choice he made 30 years before had left him paralyzed, and he spoke of the divine gift of life God was still willing to allow him afterwards. He considered it a gift because he was allowed to live and do the things he did. And boy did he do some stuff!

He skied, he fished, he went camping, he was in Marathons, he was an accomplished sailor, he played golf...the list goes on and on. And almost every day we'd see him wheeling along the steep sidewalks across from our house as he "walked" Charlie, his yellow lab. He did more things than I've done in my lifetime, and I'm his age and have the use of all four of my limbs.

But you know, we're all handicapped in some way. John's was just visible. Yet when you were with him, he had a way of making his handicap invisible. It was part of him and was him, but it didn't limit him. When you shook his hand, when you looked him in the eye, he was there with you, strong, not absent on some self driven mind set. John genuinely wanted to talk with you, fully attentive and interested-a great talker, to be true, but an even greater listener.

As my wife and I shared in his remembrance at the Episcopal church, and the reception following, we realized that he left a legacy. He was well loved. We cry now not for him, but for us. We selfishly know that he touched us. By coming into our lives he helped clarify some things we already knew, but needed to be reminded:

•1. Drop the ego. It's not just about you.

•2. Learn to be present. Turn off your cell phone and really get into, and be with, the ones you love, now.

•3. Be active. Don't let life just happen, go out and experience it.

•4. Live life to its fullest every day, but don't hurt anyone in the process

•5. God, Family, Business. In that order. Don't compromise on that balance.

•6. Become a learner.

•7. Get in touch with your big why-the thing that drives you, or could drive you if you knew what it was that drove you.

•8. Plan your attack, step by step and get going!

•9. God WANTS you to be successful, he WANTS you to be happy.

•10. God gave us choice. Sometimes we make good choices, sometimes bad. Accept your responsibility in that equation.

•11. Stop blaming people or circumstances for who you are.

•12. Accept what is and surrender to it. Don't give up. But surrender.

Look, I'm scared to hell of death. I'm not sure exactly why. But I surrender to it because it's part of the package of life. Maybe I'm scared to die ‘cause of the process. I mean the act of dying stirs up images of getting my head chopped off, or falling off a high rise, or being mangled in a car accident. And maybe it's intensified by the unconscious fear of living, too. Because we're all ruled by fears-fear of abandonment, fear of financial loss, fear of not being loved, fear of talking in front of people-we're scared. And often times we don't have the solid answers or certainties to nullify our fear.

But when a man dies who has lived a beautifully full life against all odds, we have questions that can't be easily and readily answered. We cry, we ache, and the pain of the unfairness overwhelms us. Spiritual faith allows us to put responsibility into the hands of that greater power, that omnipotent being who saw fit to set things in motion and make this and that happen.

We cry out "Why God? " You left two young girls and a wife to be alone and without the man who was both father and husband. And you made it all so much harder for them because of his handicap. Couldn't you have cut him some slack?

But you know, if John were here reading this, he would be disgusted. What kind of crap am I writing, he would ask? We make our choice, to live as active participants, or curl up in a ball and try and avoid it. But I think John would recommend we go out and embrace the challenges of living-do it all, everything, with a gusto and energy that leaves you absolutely breathless. And when you get to the Pearly Gates and greet God you can say "That was fantastic! Thank you, Lord, thank you for the chance to live-can I go back and do it again?"

John, you are missed. We love you, think and talk about you often, and thank you for living and sharing yourself with us.

I went to the funeral for John Kostanecki, today.

Fulton Gaylord (Keller Williams Realty) — Sun, 02 Mar 2008 17:26:12 -0600

I went to the funeral for John Kostanecki, today.

John was an acquaintance. He lived in our community of Forest Lakes, Charlottesville, Virginia. I met him and his wife through my kids who play sports and go to school with his kids.

John was a paraplegic from a car accident he suffered in high school some 30 years before.

•1. Drop the ego. It's not just about you.

•2. Learn to be present. Turn off your cell phone and really get into, and be with, the ones you love, now.

•3. Be active. Don't let life just happen, go out and experience it.

•4. Live life to its fullest every day, but don't hurt anyone in the process

•5. God, Family, Business. In that order. Don't compromise on that balance.

•6. Become a learner.

•7. Get in touch with your big why-the thing that drives you, or could drive you if you knew what it was that drove you.

•8. Plan your attack, step by step and get going!

•9. God WANTS you to be successful, he WANTS you to be happy.

•10. God gave us choice. Sometimes we make good choices, sometimes bad. Accept your responsibility in that equation.

•11. Stop blaming people or circumstances for who you are.

•12. Accept what is and surrender to it. Don't give up. But surrender.

John, you are missed. We love you, think, and talk about you often, and thank you for living and sharing yourself with us.

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22 Homes On The Market in Forest Lakes, Charlottesville, Virginia

Fulton Gaylord (Keller Williams Realty) — Sat, 23 Feb 2008 17:41:37 -0600

There are currently 22 homes for sale in the Forest Lakes (north and south) development of Charlottesville, Virginia--Albemarle County.

The prices range from $284,500 to $840,000

If you have any questions or comments, please fell free to call me 434-220-2228 or e-mail Fulton@KW.com or visit my website: http://www.charlottesvillehomesellingteam.com/

ML: 441144m RES A	3133 RIDGEFIELD RD (ALBEMARLE), CHARLOTTESVILLE (ALBEMARLE)	LP:	$284,500
AR: (01) Albemarle	Sub: FOREST LAKES	SqFtF/U:	1,277/220
BR: 3 BA(F/H): 2/0	Style: 1 Story	Acres:	0
PT: DET	GarPrk: None	YrBlt:	1991
DR: Forest Lakes North, Go to T, Left onto Timerwood Pkw, Right on CrossTimbers, Left on Highland Ridge, Left on Ridgefield to end of cul-de-sac.		$/Sqft:	$222.79

This wonderful truly affordable home in coveted Forest Lakes North allows you to relax.The house is ready to move into - absolutely great condition.Dramtic beautiful location on cul-de-sac. Best priced home in neighborhood. A rare find at a price not to be missed.

ML: 448664m RES A	1166 RUSTIC WILLOW LN, CHARLOTTESVILLE (ALBEMARLE)	LP:	$335,000
AR: (01) Albemarle	Sub: FOREST LAKES SOUTH	SqFtF/U:	1,900/400
BR: 4 BA(F/H): 2/1	Style: 1.5 Story	Acres:	0.3000000000
PT: DET	GarPrk: Attchd, DrOpnr, FcsFrnt, Wndws	YrBlt:	2002
DR: 29N to entrance of Forest Lakes South. Stay on Ashwood Blvd. for 1.2 miles. Go through traffic circle and continue a short distance. Turn left on Bristlcone, then right on Rustic Willow. #1166 is on the right.		$/Sqft:	$176.32

This is the best priced home in FL. Open floor plan,9'ceilings on 1st floor, dramatic 2-story foyer,tray ceilings in DR & MBR. Long windows provide a cheerful,sunny interior. Great Room has FP with built-in TV cabinet above. Hardwood flooring on much of main level, 1st floor Master BR with adj. luxury bath. Three BRs up, one is the bonus room over garage (might also be used as playroom, studio, etc.)Back yard is fenced, has shed. No more yard work! All exterior lawn maintenance is done by HOA.

ML: 449305m RES A	3160 CROSSFIELD LN, CHARLOTTESVILLE (ALBEMARLE)	LP:	$350,000
AR: (01) Albemarle	Sub: FOREST LAKES NORTH	SqFtF/U:	1,825/300
BR: 3 BA(F/H): 2/1	Style: 2 Story	Acres:	0.2500000000
PT: DET	GarPrk: Attchd, DrOpnr, FcsFrnt, Strg	YrBlt:	1989
DR: 29 North to Forest Lakes right on Timberwood, First right into Steeplechase & then first right on to Crossfield		$/Sqft:	$191.78

A short walk through the woods on the walking trail and thru the tunnel to tennis, pool & recreation areas. A very special quiet street in a lovely & friendly neigborhood. This home has been well maintained and updated & is in move-in condition. Family room w/ vaulted ceilings and masonry fireplace is worth seeing. Very nice shed for gardening or storage. Beautiful sky at sunset.

ML: 446901md RES A	1853 STEEPLECHASE RUN, CHARLOTTESVILLE (ALBEMARLE)	LP:	$379,000
AR: (01) Albemarle	Sub: FOREST LAKES	SqFtF/U:	2,253/504
BR: 4 BA(F/H): 2/1	Style: 2 Story	Acres:	0.1980000000
PT: DET	GarPrk: FcsFrnt	YrBlt:	1990
DR: 29 North to Forest Lakes North, Right on Timberwood to right on Steeplechase		$/Sqft:	$168.22

$10,000 credit offered towards closing costs for beautiful, spacious 4 bedroom, 2 1/2 bath home in desirable Forest Lakes. Bright eat-in kitchen opens to family room - built-in bookcases surround fireplace. Basement play room and workshop with handmade work benches, FENCED backyard. Paved driveway on spacious street. Great schools. Just a few minutes easy walk to pool and tennis. Soccer fields, basketball & volleyball, playrounds, exercise rm., and walking trails galore to keep moving!

ML: 443965m RES A	3134 MOLLIFIELD LN, CHARLOTTESVILLE (ALBEMARLE)	LP:	$385,000
AR: (01) Albemarle	Sub: FOREST LAKES	SqFtF/U:	2,417/452
BR: 4 BA(F/H): 2/2	Style: 2 Story	Acres:	0.2800000000
PT: DET	GarPrk: None	YrBlt:	1991
DR: 29 north to Forest Lakes North section. Follow signs to Ridgefield. turn into Ridgefield, immediate left onto Mollifield, house on right		$/Sqft:	$159.29

HOME WARRANTY for buyer~Walk to Baker Butler school~Great level backyard play area, oversized deck with large hot tub tucked under deck for privacy, finished basement has family room w/fireplace, hobby/billiard room and large storage area with workshop-shady yard-great condition-

ML: 447767m RES A 2013 LOCKE LN, CHARLOTTESVILLE (ALBEMARLE) LP: $385,000
AR: (01) Albemarle Sub: FOREST LAKES SqFtF/U: 2,422/294
BR: 4 BA(F/H): 2/1 Style: 2 Story Acres: 0.2100000000
PT: DET GarPrk: None YrBlt: 1990
DR: 29 North to Forest Lakes North, follow signs for Heather Glen: right into Heather Glen; left on Locke Lane $/Sqft: $158.96
Waterview from deck & kitchen. Beautiful 4 br, 2 1/2 bath home built by Van der Linde.Living room w/walk-in bay window,lovely formal dining, FR w/wood burning fireplace, built-in bookcases,eat-in kitchen w/ huge deck overlooking wooded & fenced back yard, plus rec room, home office, patio & storage...lovely soapstone sidewalk... freshly painted. YOU must see. Extensive landscaping w/mature trees. Many upgrades: Fisher/Paykel W/D, Heat Pump 1yr old, paved driveway, NEW full light kitchen door.
ML: 446750m RES A 2048 WHISPERING WOODS DR, CHARLOTTESVILLE (ALBEMARLE) LP: $394,000
AR: (01) Albemarle Sub: FOREST LAKES SqFtF/U: 2,422/330
BR: 4 BA(F/H): 2/1 Style: 2 Story Acres: 0.3000000000
PT: DET GarPrk: Attchd, DrOpnr, FcsFrnt YrBlt: 1991
DR: Enter Forest Lakes North from 29N. At the 'T' take a left. Follow the road past ponds and take first right. Then first left into Whispering Woods. We are third house on left. $/Sqft: $162.68
Fenced .3 acre almost level partly wooded backyard. New stainless steel appliances. New counter tops. 10 Rooms including large sun/rec.room and office. Front porch.Private position.Desirable neighborhood and schools.Oversized garage.Community pools, trails, tennis, etc.(Forestlakes.net)
ML: 448767md RES A 2951 MAGNOLIA BND (ALBEMARLE), CHARLOTTESVILLE (ALBEMARLE) LP: $399,900
AR: (01) Albemarle Sub: FOREST LAKES SOUTH SqFtF/U: 2,374/560
BR: 4 BA(F/H): 3/1 Style: 2 Story Acres: 0.2130000000
PT: DET GarPrk: Attchd, FcsSide, InBasmnt YrBlt: 2001
DR: Forest Lakes South on Ashwood Blvd. to top of ridge. Left around traffic circle onto Chimney Ridge, right onto Magnolia Bend. $/Sqft: $168.45
Wonderful classic center hall colonial in popular Forest Lakes South Neighborhood. Great cul-de-sac location. 9' ceilings on 1st level, Hardwood floors, tiled baths, tiled backsplash in kitchen, gas FP, built-in entertainment center. Finished walkout terrace level with full bath. Neighborhood amenities include clubhouse, pools, tennis, fitness room, playgrounds, play fields, ponds, and miles of paved walking trails. Conveniently located close to 29 north and Hollymead Town Center.
ML: 448065md RES A 2656 ENGLISH OAKS CIR, CHARLOTTESVILLE (ALBEMARLE) LP: $399,900
AR: (01) Albemarle Sub: FOREST LAKES SOUTH SqFtF/U: 1,649/440
BR: 3 BA(F/H): 2/0 Style: 1 Story Acres: 0.2820000000
PT: DET GarPrk: Attchd, DrOpnr, FcsSide, Wndws YrBlt: 1995
DR: 29N, into Forest Lakes South, left on Kendalwood, right on English Oaks Circle N, right on English Oaks Circle, house on left. $/Sqft: $242.51
This home is "just right": One level living, light and airy with 3 bedrooms, 2 full baths, formal living and dining rooms cathedral ceilings & a gas fire, plus a wonderful sun/breakfast room off the kitchen, 2 car garage, flat beautiful landscaped rear yard: this home is well maintained and ready for you!
ML: 443495md RES A 3158 SAGEBRUSH CT (ALBEMARLE), CHARLOTTESVILLE (ALBEMARLE) LP: $399,950
AR: (01) Albemarle Sub: FOREST LAKES SqFtF/U: 2,420/1,230
BR: 4 BA(F/H): 2/1 Style: 2 Story Acres: 0.2710000000
PT: DET GarPrk: None YrBlt: 2007
DR: 29N to Right Forest lakes main entrance -, (R) Timberwood to Right Steeplechase ,2nd (R) Saddlebrook ,(L) Jumpers Run, to Right on Sagebrush. $/Sqft: $165.27
This home is 100% complete and ready to go. Very tall ceiling in basement for future finishing after closing. Nice woodworking detail throughout. Newest home in a well established section of Forest lakes North. Close to Pool and Tennis. 3,650 Total Sq Feet. Great value.

ML: 442231mvd RES A 2908 CHIMNEY SPGS, CHARLOTTESVILLE (ALBEMARLE) LP: $424,900
AR: (01) Albemarle Sub: FOREST LAKES SqFtF/U: 3,152/240
BR: 4 BA(F/H): 3/1 Style: 2 Story Acres: 0.2830000000
PT: DET GarPrk: InBasmnt YrBlt: 2000
DR: 29 NORTH TO FOREST LAKES SOUTH ENTRANCE (ASHWOOD BLVD),STRAIGHT UP TO THE TOP OF FOREST LAKES TRAFFIC CIRCLE, TAKE FAR LEFT EXIT INTO CHIMNEY SPRINGS SECTION, TAKE FIRST RIGHT ONTO CHIMNEY SPRINGS, HOUSE ON LEFT $/Sqft: $134.80
*****PRICE REDUCED...A LOT OF HOME FOR THE MONEY!!THIS 3152 FINISHED SQ FT HOUSE IS MUCH, MUCH BIGGER THAN IT LOOKS FROM OUTSIDE! ORIGINIAL OWNERS HAVE METICULOUSLY CARED FOR THIS 2-STORY, 4BR HOME WITH FINISHED TERRACE LEVEL. 2 FIREPLACES. FRESHLY PAINTED INTERIOR. LANDSCAPED WITH SPECIAL CARE TO CREATE A PARKLIKE SETTING. THIS HOME HAS A WONDERFUL FLOORPLAN FOR ANY ACTIVE FAMILY NEEDS.
ML: 449751md RES A 2652 CORALBERRY PL, CHARLOTTESVILLE (ALBEMARLE) LP: $425,000
AR: (01) Albemarle Sub: FOREST LAKES SOUTH SqFtF/U: 2,400/605
BR: 4 BA(F/H): 3/1 Style: 2 Story Acres: 0.3100000000
PT: DET GarPrk: DrOpnr, FcsSide, InBasmnt YrBlt: 1996
DR: From Charlottesville, Rt. 29 North to Forest Lake South, Right on Ashwood Blvd, 1/2 mile to Right on Thornbridge, Left on Coralberry. House on Right. $/Sqft: $177.08
The Perfect Choice in Forest Lakes South! Traditonal styling in this well maiantained,4Br,3 1/2 bath home w/ fin.basement,double car garage, lrg. sunny gourmet kitchen,, F.Rm with gas FP & built in bookshelves,lrg.deck, terrace patio & very private back yard are features that will win your heart when looking for an outstanding home. Walk to schools and recreational facilities. Five minutes to shopping & the airport. This all lends to the best combination of location & property. See photo book.
ML: 449354md RES A 3028 MAGNOLIA BND (ALBEMARLE), CHARLOTTESVILLE (ALBEMARLE) LP: $434,000
AR: (01) Albemarle Sub: FOREST LAKES SqFtF/U: 3,140/480
BR: 4 BA(F/H): 3/1 Style: 2 Story Acres: 0.2040000000
PT: DET GarPrk: Attchd YrBlt: 2002
DR: 29N to right on Ashwood Blvd. Continue on Ashwood 1.5 miles around traffic circle to Chimney Ridge. Turn right on Magnolia Bend. $/Sqft: $138.22
Fantastic open floor plan in Forest Lakes. Upgrades throughout including: lighting, maple cabinets, ceramic tile, extensive molding, security system, and heat pump with gas pack. Terrace level has just been completed with flexible living space, an office, and full bath. A private, wooded back yard round out this great property!
ML: 448434mvd RES A 3022 MAGNOLIA BND (ALBEMARLE), CHARLOTTESVILLE (ALBEMARLE) LP: $439,900
AR: (01) Albemarle Sub: FOREST LAKES SqFtF/U: 2,538/240
BR: 3 BA(F/H): 3/1 Style: 2 Story Acres: 0.1830000000
PT: DET GarPrk: Attchd, Elec, FcsFrnt YrBlt: 1999
DR: 29N to Forest Lakes South entrance go approx 1.5 miles on Ashwood Blvd, around circle to left to Magnolia Bend, turn right house on left. $/Sqft: $173.33
This pristine colonial is now available in Forest Lakes south. It features a full finished basement with an inlaw suite that has a full kitchen. Upstairs you will find many upgrades, a screened back porch, shed, and recently replaced carpet and appliances. The master bath was just remodeled with a large walkin tiled shower. This is a wonderful place to call home for a multigenerational family or for the growing family in need of space.
ML: 443906mvd RES A 2902 CHIMNEY SPGS, CHARLOTTESVILLE (ALBEMARLE) LP: $449,000
AR: (01) Albemarle Sub: FOREST LAKES SOUTH SqFtF/U: 2,682/1,712
BR: 4 BA(F/H): 2/1 Style: 2 Story Acres: 0.2510000000
PT: DET GarPrk: Attchd, FcsFrnt YrBlt: 2000
DR: 29N to Ashwood Blvd (Forest Lakes South entrance). Go 1.5 mi to left at traffic circle (Chimney Rd), then right on Chimney Springs. Home is on left. $/Sqft: $167.41
Just Reduced!!Best deal on the market! This spectacular Forest Lakes home has a dramatic floorplan that you will love. The soaring two story family room provides all the drama and light to fill the entire downstairs area. Any style and color will fit right in as the decor is neutral throughout from walls to carpet. All the rooms are large and open. The ongrade two car garage is convenient and provides access directly into the kitchen for unloading of groceries. Quick occupancy is possible.

ML: 447533mvd RES A 3052 CHIMNEY RDG, CHARLOTTESVILLE (ALBEMARLE) LP: $449,500
AR: (01) Albemarle Sub: FOREST LAKES SqFtF/U: 1,969/707
BR: 3 BA(F/H): 2/0 Style: 1 Story Acres: 0.4530000000
PT: DET GarPrk: Attchd, DrOpnr, Elec, FcsFrnt, Strg, Wndws YrBlt: 1999
DR: 29North. Enter Forest Lakes South on Ashwood Blvd. Go to traffic circle. Left on Magnolia Bend. Left on Chimney Ridge. House on right. $/Sqft: $228.29
Notice New Price! Unusual opportunity in Forest Lakes:wooded,private backyard,one level living of almost 2000 finished sq',2 car garage,bonus room (20'6" x 10')potential above the garage for more possible finished space,vaulted ceilings in the main living area,and wonderful low maintenance, ceramic floors and ceiling fans.Sunny and light with a sunroom off the kitchen...perfect for you. Settlement and possession can be quick. Extras: security system, high ceilings, wonderful ceramic tile floors.
ML: 449615md RES A 2513 BRANDERMILL PL, CHARLOTTESVILLE (ALBEMARLE) LP: $479,000
AR: (01) Albemarle Sub: FOREST LAKES SOUTH SqFtF/U: 2,877/650
BR: 4 BA(F/H): 2/1 Style: 3 Story Acres: 0.3500000000
PT: DET GarPrk: Attchd, DrOpnr, FcsSide, InBasmnt, Strg, Wkshp YrBlt: 1994
DR: 29N to Forest Lakes South entrance. Follow Ashwood Blvd 1 mile to Right on Brandermill Pl; home is 1st house on Left. $/Sqft: $166.49
A corner of heaven--is yours, if you crave a neighborhood with pockets of privacy, a community of quiet, yet friendly streets, a 4 bedroom home in peak condition. This choice, Forest Lakes South colonial features well proportioned rooms with hardwood floors and new carpet, refinished cabinetry, new kitchen countertops, floor and appliances, new roof and Star rated HVAC system. The new screened porch and expanded deck overlook Powell Creek and acres of wooded common ground.
ML: 433954md RES A 2668 KENDALWOOD LN, CHARLOTTESVILLE (ALBEMARLE) LP: $484,500
AR: (01) Albemarle Sub: FOREST LAKES SOUTH SqFtF/U: 3,571/482
BR: 4 BA(F/H): 2/1 Style: 2 Story Acres: 0.2510000000
PT: DET GarPrk: Attchd, DrOpnr, Elec, FcsSide, LrgVhcl, Wndws YrBlt: 1994
DR: 29 North, R into Forest Lakes-South, L onto Kendalwood Lane, veer L and stay on Kendalwood to last house on Left. $/Sqft: $135.68
Spacious brick-front home, privately situated on a cul-de-sac * backs to woods as well as an undeveloped parcel * gracious two-story Foyer, formal LR and DR, Study/Library, eat-in Kitchen opens to spacious Family Room with gas fireplace * Rec Room in walk-out Basement * large Master BR plus three good-sized BRs * side-load Garage enhances curb appeal * lots of natural light and plenty of storage * two-zone HVAC (Gas in basemt + 1st flr) * ready for immediate occupancy!
ML: 449139mv RES A 1979 SHADYBROOK TRL, CHARLOTTESVILLE (ALBEMARLE) LP: $499,000
AR: (01) Albemarle Sub: FOREST LAKES SqFtF/U: 2,604/1,400
BR: 4 BA(F/H): 2/1 Style: 2 Story Acres: 0
PT: DET GarPrk: Attchd YrBlt: 2003
DR: 29 N. to Forest Lakes North, Right on Timberwood Blvd., Right onto Timberwood Pkwy. , Keep straight, around circle to left on Shadybrook Trl. 1st house on Left. $/Sqft: $191.63
Beautiful Home in Springridge section of Forest Lakes. Bright living room with 19' ceilings and mantel. Large master suite with sitting area accented with columns. Walk-in closet, jetted tub. Wonderfuly landscaped yard. Upgraded counter tops and cabinets. Corner lot backs up to natural common area.
ML: 438946m RES A 3374 TURNBERRY CIR, CHARLOTTESVILLE (ALBEMARLE) LP: $574,950
AR: (01) Albemarle Sub: FOREST LAKES SqFtF/U: 3,200/1,754
BR: 4 BA(F/H): 3/1 Style: 1.5 Story Acres: 0.2900000000
PT: DET GarPrk: Attchd, DrOpnr, FcsFrnt YrBlt: 2007
DR: Enter FOrest Lakes North at Timberwood Boulevard, Turn right onto Timberwood Parkway. Enter Springridge at traffic circle. Turn right at stop sign. Home will be on your right. $/Sqft: $179.67
Wonderful Cape Cod in popular Forest Lakes (Springridge). One of the last new construction opportunities in Forest Lakes. Quality features include hardwood floors, gas heat, cooking and hot water heater, unfinished basement, expansive rear deck and more.

ML: 446040mvd RES A 2960 COVE TRCE, CHARLOTTESVILLE (ALBEMARLE) LP: $600,000
AR: (01) Albemarle Sub: FOREST LAKES SqFtF/U: 2,736/529
BR: 4 BA(F/H): 2/2 Style: 2 Story Acres: 0.4300000000
PT: DET GarPrk: Attchd, DrOpnr, Elec, FcsSide, Strg, Wndws YrBlt: 1990
DR: 29 North to Forest Lakes North entrance. Right on Timberwood Pkwy, 3rd right into Cove Pointe. Left on Cove Trace. $/Sqft: $219.30
Lake front custom built home features first floor master suite, expansive deck with hot tub overlooking Lake Hollymead. Gorgeous .43 acre lot is totally private and feels even larger as it adjoins to common area & walking trails. Exquisitely maintained with features like extensive hardwood floors, 2 masonry fireplaces, mostly brick exterior, new tile in bathroom and shower, storage galore over garage, spacious kitchen w/island, irrigation system,and of course, water views from nearly every room.
ML: 449402mvd RES A 3117 EDGEWATER DR (ALBEMARLE), CHARLOTTESVILLE (ALBEMARLE) LP: $840,000
AR: (01) Albemarle Sub: FOREST LAKES SqFtF/U: 5,318/950
BR: 5 BA(F/H): 4/1 Style: 2 Story Acres: 0.6800000000
PT: DET GarPrk: Attchd, DrOpnr, FcsSide, InBasmnt, LrgVhcl YrBlt: 1991
DR: 29N to Forest Lakes North Entrance at Timberwood Boulevard, to Right at T/stopsign, to L on Cross Timbers, R on Edgewater $/Sqft: $157.95
Possibly the nicest home in the neighborhood! Five bedroom waterfront Colonial on secluded elite street in popular Forest Lakes. A classic and traditional floorplan,this home was custom built with 9' ceilings on the second level, spacious main level master suite + study with custom built-in shelving and Williamsburg paneling. Four BRs, 2 Jack & Jill baths on second level. Terrace level walks-out to waterfront, with another ensuite plus full kitchen, recreation room. Location, value and quality!

--Information deemed reliable but not guaranteed--Copyright: 2008 by the Charlottesville Area Association of REALTORS®
The Charlottesville Home Selling Team Why Go Coach When You Can Go 1st Class For The Same Price?
Prepared by FULTON W. GAYLORD of KELLER WILLIAMS REALTY on 2/23/2008 6:36:38 PM

New Real Estate Team Concept in Charlottesville

Fulton Gaylord (Keller Williams Realty) — Sat, 23 Feb 2008 14:03:45 -0600

Introducing a new concept in real estate here in Charlottesville, Virginia! A team of real estate practicioners working together to insure your transaction, whether buying or selling, goes according to all contractual time tables, and with the least amount of hassle. Please, give it a look-see. We'd love your feedback and assistance in making our services better.

Fulton Gaylord and The Charlottesville Home Selling Team http://www.CharlottesvilleHomeSellingTeam.com

Charlottesville Habitat For Humanity Needs Your Help, Please!

Fulton Gaylord (Keller Williams Realty) — Tue, 12 Feb 2008 08:30:57 -0600

Want to volunteer on a
HABITAT FOR HUMANITY jobsite
IN CHARLOTTESVILLE?

We would love your help. We can use both unskilled and skilled construction volunteers. Please take a moment to review our policies and construction schedule below. Please check out some of the other jobsite opportunities if you can't find a day and place that fits your schedule. Habitat For Humanity, Charlottesville.

Age Restrictions: All construction volunteers must be at least 14 years of age. All minors are restricted in their activities by Habitat International and our insurance company. Please let us know before work begins if you are not 18 or older. 14 and 15 year old volunteers are also asked to RSVP with our volunteer coordinator (not online) to ensure the work being done on a site is suitable. Fourteen and fifteen year old volunteers must be accompanied by an adult who is at least 21 years of age. Fourteen and fifteen year old volunteers are not allowed to climb ladders or be permitted on a jobsite when power tools are in use. We will note special youth days when painting, insulation, clean-up or landscaping activities are planned. Sixteen and seventeen year old volunteers may go up to 6' on a ladder but are not allowed to go on the roof or use power tools. There must be one adult who is at least 21 years of age accompanying every three sixteen and seventeen year old volunteers.
	Work Hours: Our construction staff typically works with volunteers Tuesday - Saturday from 8:45 a.m. - 3:15 p.m. Volunteers should plan to arrive at 8:45 to begin the sign-in process so we can begin work promptly at 9:00 a.m. Construction volunteers are asked to work the entire day unless alternate plans are made with the volunteer coordinator. Check the construction calendar by clicking the icon to confirm whether we are working on a specific day.
	Rain/Snow Forecast: If you have any concern that work might be changed or canceled due to weather, click the weather icon on our website for updates. You may also call the Habitat office at 293-9066. If we are cancelled or have changed the work, the website and voicemail will say so. Call right before you leave as we will want to wait to see if the weather will improve before canceling.
	Lunch: Regrettably, the coordination involved in arranging for volunteer lunches has become too much for our staff to arrange. While many groups are happy to take on this task, it is never expected. PLEASE, BRING YOUR OWN LUNCH unless told otherwise by the sponsoring group. Lunch break is scheduled from 12 noon - 12:30 p.m. Water will be provided, though you may bring your own beverages. No Glass Containers Please.
	What to Bring: We encourage you to bring a tool belt, safety equipment (gloves, hard hat, safety glasses, etc.) and basic tools (hammer, square, pencil, tape measure, screw driver, etc.) if you have them, as they may be more comfortable than those we supply. Please leave power tools and valuables at home. You should label everything and be sure to leave with what you came with. Habitat cannot be responsible for your personal property so consider leaving that cell phone in the car.
	What to Wear: Closed toe shoes are required! Boots are recommended, but any thick sole shoe will do. Please dress for the weather in layers if necessary. We suggest wearing long pants and sleeved shirts to protect from scrapes, scratches, and sunburns. Consider leaving your jewelry at home and wearing glasses instead of contact lenses for additional safety. Pull back long hair and chose clothing that is comfortable, but not too loose that it will easily catch on things. Insect repellant and sunblock are also good ideas.
	Parking & Transportation: Space is limited on most of our jobsites. When the site permits, we will provide a designated area, however street parking is usually the only alternative. Please Carpool whenever possible and leave enough time to find a parking spot. You should always be careful to select a spot that would not inconvenience a neighbor, as we want to be welcomed into the community. We encourage you to leave a note in your car window with your name and how to contact you in the event someone needs you to move your vehicle. You might also consider using public transportation.

Current work sites in Charlottesville:

320/322 Valley Road Ext.

306 & 308 Riverside Ave.

Paton Street

For further information feel free to call or e-mail me:

Fulton Gaylord
603-759-5068
Fulton@KW.com

Cheap Housing In Albemarle County, Virginia!

Fulton Gaylord (Keller Williams Realty) — Tue, 12 Feb 2008 07:58:30 -0600

Yes, there IS affordable housing--shall we even say "cheap"? housing in Albemarle County, Virginia.

Sure, prices are steady in the central part of the county where Charlottesville and the University of Virginia reside. But out and around the county you can find great deals!

There are, as of January 12th, 2008, 175 cheap properties on the market under $210,000 in Albemarle County, Virginia.

50 detached homes
38 attached homes
87 condos

The Charlottesville Home Selling Team is offering a great new way to look at, and use, our local Multiple Listing Service (MLS), so that you can find information on these cheap listings, it's called Home Buyer Scouting Report. Sign up TODAY!

Home Buyer Scouting Report allows you to:

* compare the property you want to others that have sold!

* find the locations of schools, shops, restaurants and points of interest in relation to the new home you want!

* your own private, password protected, web-based tool with no pop-up ads, your own user name and password!

* keep folders of the properties you like without having to go research them all over again, time after time.

I found all these properties using this new, fantastic tool! Now you can, too. Home Buyer Scouting Report. It's FREE and you can use it anytime, anywhere, with no obligation!

Charlottesville Habitat For Humanity Needs Your Help, Please!

Fulton Gaylord (Keller Williams Realty) — Tue, 12 Feb 2008 07:31:08 -0600

Want to volunteer on a
HABITAT FOR HUMANITY jobsite
IN CHARLOTTESVILLE?

Age Restrictions: All construction volunteers must be at least 14 years of age. All minors are restricted in their activities by Habitat International and our insurance company. Please let us know before work begins if you are not 18 or older. 14 and 15 year old volunteers are also asked to RSVP with our volunteer coordinator (not online) to ensure the work being done on a site is suitable. Fourteen and fifteen year old volunteers must be accompanied by an adult who is at least 21 years of age. Fourteen and fifteen year old volunteers are not allowed to climb ladders or be permitted on a jobsite when power tools are in use. We will note special youth days when painting, insulation, clean-up or landscaping activities are planned. Sixteen and seventeen year old volunteers may go up to 6' on a ladder but are not allowed to go on the roof or use power tools. There must be one adult who is at least 21 years of age accompanying every three sixteen and seventeen year old volunteers.
	Work Hours: Our construction staff typically works with volunteers Tuesday - Saturday from 8:45 a.m. - 3:15 p.m. Volunteers should plan to arrive at 8:45 to begin the sign-in process so we can begin work promptly at 9:00 a.m. Construction volunteers are asked to work the entire day unless alternate plans are made with the volunteer coordinator. Check the construction calendar by clicking the icon to confirm whether we are working on a specific day.
	Rain/Snow Forecast: If you have any concern that work might be changed or canceled due to weather, click the weather icon on our website for updates. You may also call the Habitat office at 293-9066. If we are cancelled or have changed the work, the website and voicemail will say so. Call right before you leave as we will want to wait to see if the weather will improve before canceling.
	Lunch: Regrettably, the coordination involved in arranging for volunteer lunches has become too much for our staff to arrange. While many groups are happy to take on this task, it is never expected. PLEASE, BRING YOUR OWN LUNCH unless told otherwise by the sponsoring group. Lunch break is scheduled from 12 noon - 12:30 p.m. Water will be provided, though you may bring your own beverages. No Glass Containers Please.
	What to Bring: We encourage you to bring a tool belt, safety equipment (gloves, hard hat, safety glasses, etc.) and basic tools (hammer, square, pencil, tape measure, screw driver, etc.) if you have them, as they may be more comfortable than those we supply. Please leave power tools and valuables at home. You should label everything and be sure to leave with what you came with. Habitat cannot be responsible for your personal property so consider leaving that cell phone in the car.
	What to Wear: Closed toe shoes are required! Boots are recommended, but any thick sole shoe will do. Please dress for the weather in layers if necessary. We suggest wearing long pants and sleeved shirts to protect from scrapes, scratches, and sunburns. Consider leaving your jewelry at home and wearing glasses instead of contact lenses for additional safety. Pull back long hair and chose clothing that is comfortable, but not too loose that it will easily catch on things. Insect repellant and sunblock are also good ideas.
	Parking & Transportation: Space is limited on most of our jobsites. When the site permits, we will provide a designated area, however street parking is usually the only alternative. Please Carpool whenever possible and leave enough time to find a parking spot. You should always be careful to select a spot that would not inconvenience a neighbor, as we want to be welcomed into the community. We encourage you to leave a note in your car window with your name and how to contact you in the event someone needs you to move your vehicle. You might also consider using public transportation.

Current work sites in Charlottesville:

320/322 Valley Road Ext.

306 & 308 Riverside Ave.

Paton Street

For further information feel free to call or e-mail me:

Fulton Gaylord
603-759-5068
Fulton@KW.com

Charlottesville Habitat For Humanity Needs Your Help, Please!

Fulton Gaylord (Keller Williams Realty) — Tue, 12 Feb 2008 07:25:34 -0600

Want to volunteer on a HABITAT FOR HUMANITY jobsite IN CHARLOTTESVILLE?

Age Restrictions: All construction volunteers must be at least 14 years of age. All minors are restricted in their activities by Habitat International and our insurance company. Please let us know before work begins if you are not 18 or older. 14 and 15 year old volunteers are also asked to RSVP with our volunteer coordinator (not online) to ensure the work being done on a site is suitable. Fourteen and fifteen year old volunteers must be accompanied by an adult who is at least 21 years of age. Fourteen and fifteen year old volunteers are not allowed to climb ladders or be permitted on a jobsite when power tools are in use. We will note special youth days when painting, insulation, clean-up or landscaping activities are planned. Sixteen and seventeen year old volunteers may go up to 6' on a ladder but are not allowed to go on the roof or use power tools. There must be one adult who is at least 21 years of age accompanying every three sixteen and seventeen year old volunteers.
	Work Hours: Our construction staff typically works with volunteers Tuesday - Saturday from 8:45 a.m. - 3:15 p.m. Volunteers should plan to arrive at 8:45 to begin the sign-in process so we can begin work promptly at 9:00 a.m. Construction volunteers are asked to work the entire day unless alternate plans are made with the volunteer coordinator. Check the construction calendar by clicking the icon to confirm whether we are working on a specific day.
	Rain/Snow Forecast: If you have any concern that work might be changed or canceled due to weather, click the weather icon on our website for updates. You may also call the Habitat office at 293-9066. If we are cancelled or have changed the work, the website and voicemail will say so. Call right before you leave as we will want to wait to see if the weather will improve before canceling.
	Lunch: Regrettably, the coordination involved in arranging for volunteer lunches has become too much for our staff to arrange. While many groups are happy to take on this task, it is never expected. PLEASE, BRING YOUR OWN LUNCH unless told otherwise by the sponsoring group. Lunch break is scheduled from 12 noon - 12:30 p.m. Water will be provided, though you may bring your own beverages. No Glass Containers Please.
	What to Bring: We encourage you to bring a tool belt, safety equipment (gloves, hard hat, safety glasses, etc.) and basic tools (hammer, square, pencil, tape measure, screw driver, etc.) if you have them, as they may be more comfortable than those we supply. Please leave power tools and valuables at home. You should label everything and be sure to leave with what you came with. Habitat cannot be responsible for your personal property so consider leaving that cell phone in the car.
	What to Wear: Closed toe shoes are required! Boots are recommended, but any thick sole shoe will do. Please dress for the weather in layers if necessary. We suggest wearing long pants and sleeved shirts to protect from scrapes, scratches, and sunburns. Consider leaving your jewelry at home and wearing glasses instead of contact lenses for additional safety. Pull back long hair and chose clothing that is comfortable, but not too loose that it will easily catch on things. Insect repellant and sunblock are also good ideas.
	Parking & Transportation: Space is limited on most of our jobsites. When the site permits, we will provide a designated area, however street parking is usually the only alternative. Please Carpool whenever possible and leave enough time to find a parking spot. You should always be careful to select a spot that would not inconvenience a neighbor, as we want to be welcomed into the community. We encourage you to leave a note in your car window with your name and how to contact you in the event someone needs you to move your vehicle. You might also consider using public transportation.

Current work sites in Charlottesville:

320/322 Valley Road Ext.

306 & 308 Riverside Ave.

Paton Street

For further information feel free to call or e-mail me:

Fulton Gaylord
603-759-5068
Fulton@KW.com

Cheap Housing In Albemarle County, Virginia!

Fulton Gaylord (Keller Williams Realty) — Mon, 11 Feb 2008 09:25:46 -0600

Yes, there IS affordable housing--shall we even say "cheap"? housing in Albemarle County, Virginia.

Sure, prices are steady in the central part of the county where Charlottesville and the University of Virginia reside. But out and around the county you can find great deals!

There are, as of January 11th, 2008, 175 cheap properties on the market under $210,000 in Albemarle County, Virginia.

50 detached homes
38 attached homes
87 condos

* your own private, password protected, web-based tool with no pop-up ads, your own user name and password!

* keep folders of the properties you like without having to go research them all over again, time after time.

I found all these properties using this new, fantastic tool! Now you can, too. Home Buyer Scouting Report. It's FREE and you can use it anytime, anywhere, with no obligation!

Distressed Million Dollar Estate Properties, Albemarle County, Virginia

Fulton Gaylord (Keller Williams Realty) — Sun, 10 Feb 2008 19:39:07 -0600

Longer market times, drastic reductions in price--Horse farms, multi-level grand estates, sweeping pastoral and mountain vistas...yes, distressed, million dollar estate properties in Albemarle County, Virginia, are abundant and priced at bargain prices!

Sure, prices are steady in the central part of the county where Charlottesville and the University of Virginia reside. But out and around the county you can find great deals on many multi-million dollar estates!

There are, as of January 10, 2008, 114 properties on the market between $1,000,000 and $35,000,000 in Albemarle County, Virginia.

And now, The Charlottesville Home Selling Team is offering a great new way to look at, and use, our local Multiple Listing Service (MLS), so that you can find information on these fantastic multi-million dollar bargains, it's called Home Buyer Scouting Report. Sign up TODAY!

Home Buyer Scouting Report allows you to:

* compare the property you want to others that have sold!

* find the locations of schools, shops, restaurants and points of interest in relation to the new home you want!

* your own private, password protected, web-based tool with no pop-up ads, your own user name and password!

* keep folders of the properties you like without having to go research them all over again, time after time.

I found all these properties using this new, fantastic tool! Now you can, too. Home Buyer Scouting Report. It's FREE and you can use it anytime, anywhere, with no obligation!

ML: 447767m RES A	2013 LOCKE LN, CHARLOTTESVILLE (ALBEMARLE)	LP:	$385,000
AR: (01) Albemarle	Sub: FOREST LAKES	SqFtF/U:	2,422/294
BR: 4 BA(F/H): 2/1	Style: 2 Story	Acres:	0.2100000000
PT: DET	GarPrk: None	YrBlt:	1990
DR: 29 North to Forest Lakes North, follow signs for Heather Glen: right into Heather Glen; left on Locke Lane		$/Sqft:	$158.96

ML: 446750m RES A	2048 WHISPERING WOODS DR, CHARLOTTESVILLE (ALBEMARLE)	LP:	$394,000
AR: (01) Albemarle	Sub: FOREST LAKES	SqFtF/U:	2,422/330
BR: 4 BA(F/H): 2/1	Style: 2 Story	Acres:	0.3000000000
PT: DET	GarPrk: Attchd, DrOpnr, FcsFrnt	YrBlt:	1991
DR: Enter Forest Lakes North from 29N. At the 'T' take a left. Follow the road past ponds and take first right. Then first left into Whispering Woods. We are third house on left.		$/Sqft:	$162.68

ML: 448767md RES A	2951 MAGNOLIA BND (ALBEMARLE), CHARLOTTESVILLE (ALBEMARLE)	LP:	$399,900
AR: (01) Albemarle	Sub: FOREST LAKES SOUTH	SqFtF/U:	2,374/560
BR: 4 BA(F/H): 3/1	Style: 2 Story	Acres:	0.2130000000
PT: DET	GarPrk: Attchd, FcsSide, InBasmnt	YrBlt:	2001
DR: Forest Lakes South on Ashwood Blvd. to top of ridge. Left around traffic circle onto Chimney Ridge, right onto Magnolia Bend.		$/Sqft:	$168.45

ML: 448065md RES A	2656 ENGLISH OAKS CIR, CHARLOTTESVILLE (ALBEMARLE)	LP:	$399,900
AR: (01) Albemarle	Sub: FOREST LAKES SOUTH	SqFtF/U:	1,649/440
BR: 3 BA(F/H): 2/0	Style: 1 Story	Acres:	0.2820000000
PT: DET	GarPrk: Attchd, DrOpnr, FcsSide, Wndws	YrBlt:	1995
DR: 29N, into Forest Lakes South, left on Kendalwood, right on English Oaks Circle N, right on English Oaks Circle, house on left.		$/Sqft:	$242.51

ML: 443495md RES A	3158 SAGEBRUSH CT (ALBEMARLE), CHARLOTTESVILLE (ALBEMARLE)	LP:	$399,950
AR: (01) Albemarle	Sub: FOREST LAKES	SqFtF/U:	2,420/1,230
BR: 4 BA(F/H): 2/1	Style: 2 Story	Acres:	0.2710000000
PT: DET	GarPrk: None	YrBlt:	2007
DR: 29N to Right Forest lakes main entrance -, (R) Timberwood to Right Steeplechase ,2nd (R) Saddlebrook ,(L) Jumpers Run, to Right on Sagebrush.		$/Sqft:	$165.27

ML: 442231mvd RES A	2908 CHIMNEY SPGS, CHARLOTTESVILLE (ALBEMARLE)	LP:	$424,900
AR: (01) Albemarle	Sub: FOREST LAKES	SqFtF/U:	3,152/240
BR: 4 BA(F/H): 3/1	Style: 2 Story	Acres:	0.2830000000
PT: DET	GarPrk: InBasmnt	YrBlt:	2000
DR: 29 NORTH TO FOREST LAKES SOUTH ENTRANCE (ASHWOOD BLVD),STRAIGHT UP TO THE TOP OF FOREST LAKES TRAFFIC CIRCLE, TAKE FAR LEFT EXIT INTO CHIMNEY SPRINGS SECTION, TAKE FIRST RIGHT ONTO CHIMNEY SPRINGS, HOUSE ON LEFT		$/Sqft:	$134.80

ML: 449751md RES A	2652 CORALBERRY PL, CHARLOTTESVILLE (ALBEMARLE)	LP:	$425,000
AR: (01) Albemarle	Sub: FOREST LAKES SOUTH	SqFtF/U:	2,400/605
BR: 4 BA(F/H): 3/1	Style: 2 Story	Acres:	0.3100000000
PT: DET	GarPrk: DrOpnr, FcsSide, InBasmnt	YrBlt:	1996
DR: From Charlottesville, Rt. 29 North to Forest Lake South, Right on Ashwood Blvd, 1/2 mile to Right on Thornbridge, Left on Coralberry. House on Right.		$/Sqft:	$177.08

ML: 449354md RES A	3028 MAGNOLIA BND (ALBEMARLE), CHARLOTTESVILLE (ALBEMARLE)	LP:	$434,000
AR: (01) Albemarle	Sub: FOREST LAKES	SqFtF/U:	3,140/480
BR: 4 BA(F/H): 3/1	Style: 2 Story	Acres:	0.2040000000
PT: DET	GarPrk: Attchd	YrBlt:	2002
DR: 29N to right on Ashwood Blvd. Continue on Ashwood 1.5 miles around traffic circle to Chimney Ridge. Turn right on Magnolia Bend.		$/Sqft:	$138.22

ML: 448434mvd RES A	3022 MAGNOLIA BND (ALBEMARLE), CHARLOTTESVILLE (ALBEMARLE)	LP:	$439,900
AR: (01) Albemarle	Sub: FOREST LAKES	SqFtF/U:	2,538/240
BR: 3 BA(F/H): 3/1	Style: 2 Story	Acres:	0.1830000000
PT: DET	GarPrk: Attchd, Elec, FcsFrnt	YrBlt:	1999
DR: 29N to Forest Lakes South entrance go approx 1.5 miles on Ashwood Blvd, around circle to left to Magnolia Bend, turn right house on left.		$/Sqft:	$173.33

ML: 443906mvd RES A	2902 CHIMNEY SPGS, CHARLOTTESVILLE (ALBEMARLE)	LP:	$449,000
AR: (01) Albemarle	Sub: FOREST LAKES SOUTH	SqFtF/U:	2,682/1,712
BR: 4 BA(F/H): 2/1	Style: 2 Story	Acres:	0.2510000000
PT: DET	GarPrk: Attchd, FcsFrnt	YrBlt:	2000
DR: 29N to Ashwood Blvd (Forest Lakes South entrance). Go 1.5 mi to left at traffic circle (Chimney Rd), then right on Chimney Springs. Home is on left.		$/Sqft:	$167.41

ML: 447533mvd RES A	3052 CHIMNEY RDG, CHARLOTTESVILLE (ALBEMARLE)	LP:	$449,500
AR: (01) Albemarle	Sub: FOREST LAKES	SqFtF/U:	1,969/707
BR: 3 BA(F/H): 2/0	Style: 1 Story	Acres:	0.4530000000
PT: DET	GarPrk: Attchd, DrOpnr, Elec, FcsFrnt, Strg, Wndws	YrBlt:	1999
DR: 29North. Enter Forest Lakes South on Ashwood Blvd. Go to traffic circle. Left on Magnolia Bend. Left on Chimney Ridge. House on right.		$/Sqft:	$228.29

ML: 449615md RES A	2513 BRANDERMILL PL, CHARLOTTESVILLE (ALBEMARLE)	LP:	$479,000
AR: (01) Albemarle	Sub: FOREST LAKES SOUTH	SqFtF/U:	2,877/650
BR: 4 BA(F/H): 2/1	Style: 3 Story	Acres:	0.3500000000
PT: DET	GarPrk: Attchd, DrOpnr, FcsSide, InBasmnt, Strg, Wkshp	YrBlt:	1994
DR: 29N to Forest Lakes South entrance. Follow Ashwood Blvd 1 mile to Right on Brandermill Pl; home is 1st house on Left.		$/Sqft:	$166.49

ML: 433954md RES A	2668 KENDALWOOD LN, CHARLOTTESVILLE (ALBEMARLE)	LP:	$484,500
AR: (01) Albemarle	Sub: FOREST LAKES SOUTH	SqFtF/U:	3,571/482
BR: 4 BA(F/H): 2/1	Style: 2 Story	Acres:	0.2510000000
PT: DET	GarPrk: Attchd, DrOpnr, Elec, FcsSide, LrgVhcl, Wndws	YrBlt:	1994
DR: 29 North, R into Forest Lakes-South, L onto Kendalwood Lane, veer L and stay on Kendalwood to last house on Left.		$/Sqft:	$135.68

ML: 449139mv RES A	1979 SHADYBROOK TRL, CHARLOTTESVILLE (ALBEMARLE)	LP:	$499,000
AR: (01) Albemarle	Sub: FOREST LAKES	SqFtF/U:	2,604/1,400
BR: 4 BA(F/H): 2/1	Style: 2 Story	Acres:	0
PT: DET	GarPrk: Attchd	YrBlt:	2003
DR: 29 N. to Forest Lakes North, Right on Timberwood Blvd., Right onto Timberwood Pkwy. , Keep straight, around circle to left on Shadybrook Trl. 1st house on Left.		$/Sqft:	$191.63

ML: 438946m RES A	3374 TURNBERRY CIR, CHARLOTTESVILLE (ALBEMARLE)	LP:	$574,950
AR: (01) Albemarle	Sub: FOREST LAKES	SqFtF/U:	3,200/1,754
BR: 4 BA(F/H): 3/1	Style: 1.5 Story	Acres:	0.2900000000
PT: DET	GarPrk: Attchd, DrOpnr, FcsFrnt	YrBlt:	2007
DR: Enter FOrest Lakes North at Timberwood Boulevard, Turn right onto Timberwood Parkway. Enter Springridge at traffic circle. Turn right at stop sign. Home will be on your right.		$/Sqft:	$179.67

ML: 446040mvd RES A	2960 COVE TRCE, CHARLOTTESVILLE (ALBEMARLE)	LP:	$600,000
AR: (01) Albemarle	Sub: FOREST LAKES	SqFtF/U:	2,736/529
BR: 4 BA(F/H): 2/2	Style: 2 Story	Acres:	0.4300000000
PT: DET	GarPrk: Attchd, DrOpnr, Elec, FcsSide, Strg, Wndws	YrBlt:	1990
DR: 29 North to Forest Lakes North entrance. Right on Timberwood Pkwy, 3rd right into Cove Pointe. Left on Cove Trace.		$/Sqft:	$219.30

ML: 449402mvd RES A	3117 EDGEWATER DR (ALBEMARLE), CHARLOTTESVILLE (ALBEMARLE)	LP:	$840,000
AR: (01) Albemarle	Sub: FOREST LAKES	SqFtF/U:	5,318/950
BR: 5 BA(F/H): 4/1	Style: 2 Story	Acres:	0.6800000000
PT: DET	GarPrk: Attchd, DrOpnr, FcsSide, InBasmnt, LrgVhcl	YrBlt:	1991
DR: 29N to Forest Lakes North Entrance at Timberwood Boulevard, to Right at T/stopsign, to L on Cross Timbers, R on Edgewater		$/Sqft:	$157.95