Property Manager
Wallace S. Gibson, CPM
I have over 49 years of property management expertise. We have the largest choice of rental homes in Forest Lakes, Abington Townhouses, Redfields, Glenwood Station, Cherry Hill and Spring Creek
Office: (434) 825-1933
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Real Estate Agent
Pam Dent
Specializing in helping clients buy and sell horse farms and homes in Charlottesville, Virginia, Albemarle County and Central Virginia.
Cell: (434) 960-0161
Office: 434 951 7101
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Charlottesville, VA Real Estate News

By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
The world of real estate can be daunting, but with enough preparation, anyone can make the dream of purchasing their first home a reality.  To prepare to buy your first home in Charlottesville, VA, research the real estate market trends in the area. After that, you should contact a mortgage professional who will calculate how much you can spend on a down payment, monthly mortgage, and closing costs. Getting pre-approved for a home loan is essential for a smooth home buying process. Finally, to guide you through the complicated journey of buying your first home, get in touch with an experienced local realtor in Charlottesville. What Is the First Step You Should Take Before Buying a Home for the First Time?  The first thing you should do is learn about the available programs from the stat...
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By Wallace S. Gibson, CPM, LandlordWhisperer
(Gibson Management Group, Ltd.)
Wallace, I believe it was about ten years that you provided management services for us.  I feel that except for our encounter with Phil Sims brother-in- law it was a smooth operation.  I believe you were not involved with that but it prompted us to hire you. I just want to thank you for your management of our property.  You are excellent in your communication, obvious skill and  your care of us and the tenants. Thank you for all you provided. David Eubanks The resident I put into the Eubanks' townhome several years ago, purchased it last month...a true win-win for everyone
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
The home buying process can be a long and winding road, where the most experienced buyers can sometimes make mistakes. Even if you take extreme care and think you’ve double-checked everything, financial losses can still happen. Homebuyers need to be aware of the process of acquiring properties so no mistakes can be made. If you decide to buy a golf home, make sure to be aware of the common mistakes such as not double-checking locations, working with a realtor, and being well-versed in the art of negotiation and knowing your worth.Here are some of the most common mistakes you can make when buying a golf course home and how you can avoid them.1. Don’t Buy in the Wrong LocationThis is one of the key factors you must get right in the buying process. Even if you see a house that’s perfect wi...
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
Thanks to the pandemic, buying a house on or near a golf course could be a win both for golfers and non-golfers. Living next to a golf course gives you a good view of a scenic landscape. This is very relaxing, especially these days when everyone is working from home. Aside from the good view, though, does a golf course increase your property's value?A golf course adds value to your Charlottesville, VA home by providing an area where you can enjoy the outdoors and practice social distancing. It also increases your property value! Today, I will discuss the factors to consider before investing in a home on or near a golf course: Do golf courses increase property value? Is golf course property a good investment?Should I buy a house next to a golf course? The number of people interested in o...
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
As a prospective homeowner, there is a lot for you to consider before you buy a home. It is likely that you already have a dream home in mind. You might know the neighborhood that you want it to be in, or how you want the structure to look. You may already have a checklist of all the features that you need the house to have. The more elaborate your checklist, the more expensive your dream home will be. If you want to buy a home in Charlottesville, VA, you might be wondering how much you’ll need to save up. It all depends on you, and the type of home that you’re looking at buying. There are quite a few things that could make the house you want to buy expensive. The more expensive it is, the more you will need to save. This article will explain the cost of the average home in Charlottesvi...
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
To consider a home a good investment, you need to know what you plan to do with it, as well as where to buy it. In Charlottesville, VA, buying a home can be a good investment. With Charlottesville country homes, there often is open land which may increase in value along with the house itself. Mark Twain is quoted as saying “buy land, they aren’t making more of it”. The fact that there is a finite amount of land, makes these homes a great asset if you need a smart place to put your money.There are many reasons why you might be buying a home in Charlottesville, VA. You might want a home to live in with your family, or a retirement house. Others might be looking for a place with space to start a farm or raise horses. Charlottesville horse properties are always in demand. Yet, some people w...
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
You will be proud to call this property your home! Privacy, space, and amazing amenities- all these and more can be yours when you buy this Gordonsville VA farm for sale. This charming farm features a renovated historic home with 3 bedrooms and 2 bathrooms and sits on 8.2 private acres of gently rolling land. This Gordonsville VA farm has been upgraded and renovated to ensure comfort and convenience. The spacious gourmet kitchen comes with a dishwasher, a double oven, and a gas range. There is also a refrigerator, a wall oven, and a gas cooktop. A few steps from the dining area is the sunroom which was added in 2019. It features high tech glass to reflect heat and glare. The 2-story dependency is ideal as an office. Outside, there is a pergola and a fire pit. There’s also a 16’ x 40’ sa...
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
This Gordonsville VA farm for sale is ready for its new owner! Rarely does one have the opportunity to own a beautiful farm of this nature in an amazing location. This charming farm features a renovated historic home with 3 bedrooms and 2 bathrooms and sits on 8.2 private acres of gently rolling land.  This property has an exceptional location. Gordonsville is a charming southern town located nine miles northeast of Charlottesville. This small residential town has a population of around 1,500 people. Gordonsville is known for its award-winning wineries, world-class dining, and breathtaking scenery. This scenic region is dotted with farms, orchards, and woodlands. There are forests, rivers, rolling hills, and mountain views that can be explored by car, bike, or canoe. You can also go aro...
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
You can add value to your country home in Charlottesville by emphasizing the advantages of rural life. The peace of rural areas is important to many people, however, having good roads for access to urban areas is a boost. Adequate space for horses and other animals adds value too. The quality of the home and improvements should be optimal. While many appreciate a rustic appearance, modern amenities hold value indoors. Selling homes in an urban area may be easier than in rural areas. This boils down to more people living in urban areas, thus a larger buyer pool. Modernity appeals to many people. For some folks, though, they want to be among nature, with peace and quiet. For these people, homes in the country are their first choice. Over half of Virginia’s landmass is rural. There are als...
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
Nobody wants to sell anything when the market is bad. This rings true even for home sellers. But while selling a house in a sluggish market can be hard, it is possible. All it takes is a unique kind of game plan.In this article, you will discover the secrets to selling your Charlottesville VA house in a slow market.If you are selling your home in Charlottesville VA, take note of the following strategies to increase your likelihood of a sale:1. Be familiar with your market2. Sell for a good price3. Stage your home4. Advertise your home5. Highlight the best features of your home6. Offer incentives7. Adjust the terms of the sale8. Tap your neighbors to market your homeRead on to learn more about the things you can do to get your Charlottesville VA house sold in a slow real estate market. T...
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
Do you feel discouraged when your home stays on the market for a long time and can’t even get a single buyer to make an offer on it? Are you worried that your Charlottesville VA home for sale may become an expired listing soon?In this article, you will discover the actions you can take when your house doesn’t sell. There is no need to panic when your Charlottesville VA home doesn’t sell. Changing your sales strategy, selling for less, and considering a short sale are just some of the things you can do when your property doesn’t sell immediately. When your timing isn’t right, you may even consider waiting to sell.Keep reading to learn more about your options when your house doesn’t sell and turn your disappointment into a sigh of relief!Why is your Charlottesville home not selling?In a p...
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
An opportunity to make your dreams come true! Grow your organic garden and live the country life you dream of on this 17-acre farm in Central VA. This property has everything you need in self-sufficient country property, along with a stocked pond, a greenhouse, and a metal carport. In addition to the well-maintained farm, Palmyra Hill comes with an updated home featuring 3 bedrooms, 3 bathrooms, and 2,968 square feet of living space. Enjoy the best of privacy, space, and beautiful country views on this Central VA farm, listed for ONLY $469,900.   Call me, Pam Dent at (434) 960-0161 to set a showing today.   Overview Maps Photos Features $469,900 Single Family Home Main Features 3 Bedrooms3 Full BathroomsInterior: 2,968 sqftLot: 17.03 acre(s)Year Built: 2003MLS #: 602702 Location 2593 Ce...
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
Welcome to your farmette in Central Virginia Whether you’re looking to start a small farm, a summer getaway, or live a serene country life, this 17-acre property in Palmyra could be what you are looking for. Tucked away at the end of a private driveway, this property offers the privacy and serenity you dream of. It also has everything you need to start a self-sufficient farm.  This Virginia farmette features multiple barns perfect for your cattle and other livestock. Storage is not a problem. You have enough space to store grain, hay, and other produce.  There’s also a workshop, chicken house, composters, and a large garden spot if you plan to start an organic garden.  A paddock, two run-in sheds, and pastures are also available for smaller animals and your horses. In the summer, enjoy ...
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
Fall in love with this spacious Central Virginia farm! All you've been looking for in a country home is in this beautifully maintained Virginia home. Built in 1768, this property features 5 bedrooms, 3 full baths, 2 half baths, a living room, dining room, country kitchen den, and more!  The land is ready for your livestock!     In addition, this historic estate is just outside the Staunton city limits. This historic property is listed for $1,075,000.   Call me, Pam Dent at (434) 960-0161 to schedule a showing of this stunning farm.   Overview Maps Photos Features $1,075,000 Single Family Home Main Features 5 Bedrooms3 Full Bathrooms2 Half BathroomsInterior: 3,976 sqftLot: 3,956,990 sqftYear Built: 1768MLS #: 601196 Location 117 Middlebrook RdStaunton, VA 24401USA Pam Dent - REALTOR® Ga...
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
History and convenience meet in this ideally-located Virginia country property Set amidst wide, open spaces is a stunning historic home that offers 90+ acres of gently rolling pastures and woodlands. It’s also in a great location just outside the Staunton city limits, giving you easy access to conveniences. Rarely does a property of this size and location come to the market! Built in 1768, this 2-story historic home’s stunning brick architecture is amazing. It features 5 bedrooms, 3 full baths, 2 half baths, and 5 fireplaces in its 3,976 square feet of living space. You’ll love the modern updates, graceful rooms, and high ceilings.  Immediately surrounding the house is an idyllic setting with large trees and established landscaping, offering a relaxed and serene ambiance.  This property...
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
Whether you are moving into a bigger home after outgrowing your starter home or downsizing, selling your home in Charlottesville VA is just as major a life decision as buying a new home. Selling the place you’ve called home for many years is a huge deal, especially when you start figuring out the taxes involved in a home sale.If you are selling a home for the first time, you probably are wondering if you have to pay taxes on the sale of your home. Knowing how much taxes you need to pay—if there’s any—is important when selling a home because it will impact your finances for the many years to come.In this article, you will discover everything you need to know about the taxes on selling a house, including tax breaks, reduced exclusions, reporting your home sale on a tax return, and determi...
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
Selling a house is a process so complex that whether you are a first-time home seller or not, you will probably have a bunch of questions as to how to go about it. In this article, you will learn the answers to those questions and more as I prepare you for your home sale.What are the things you need to know before selling your home?When it comes to selling, knowing the value of your house and exercising patience and restraint are crucial. Before you put your house on the market, get it appraised by a licensed appraiser and/or a broker price opinion from a real estate agent so you can price it right. If you don’t want complications during your sale, you may also deem a home inspection necessary. As you discover issues during the pre-sale home inspection, you will have more control over h...
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By inboundREM Market Updates
(InboundREM)
Real Estate Property TaxesReal Estate Property Taxes are the various taxes associated with owning real estate in any particular area of the country. If you are planning to buy a new home, it's a good idea to familiarize yourself with the various ins and outs of ownership, including how to pay the necessary taxes. Residents in Virginia enjoy lower tax rates compared to the national average at 1.08%. The average effective property tax rate is 0.80%, while Charlottesville's average effective property tax rate is 0.87%.Assessment of Property TaxesAssessment of your property taxes is done annually by the City Assessor's Office, which determines the overall value of your home. Assessments are usually based on the exterior of the property when a representative visits the house, ensuring each h...
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By Wallace S. Gibson, CPM, LandlordWhisperer
(Gibson Management Group, Ltd.)
....we can't do things they way we used to do them.  The days of calling a prospective tenant's landlord and asking "would you rent to them again" are OVER. Most states have landlord-tenant laws and almost all have a "confidentiality" caution in them.  Prospects need to provide permission to their current/former landlord IN WRITING to authorize them to release information to a prospective new landlord.  These forms can be found online by googling landlord verification and e-forms.com actually has a video. Payment of rent, lease performance issues, length of stay are valid questions...asking "would you rent to them again" is a no-no...landlords should not ask nor should current/prior landlords answer this question. Once I have completed the verification form and my tenant has sent me a c...
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By Wallace S. Gibson, CPM, LandlordWhisperer
(Gibson Management Group, Ltd.)
In these days of "multi-tasking" and providing "service above and beyond", let's not forget that PROPERTY MANAGEMENT is a specialty that requires expertise and education above and beyond general brokerage sales training. It it not just pulling a few sheets from the lease pad in the front desk or getting sign-on authorization from your real estate forms provider, writing a lease, even just filling in the blanks, should be done with direction...from your broker, attorney or client under supervision of your broker. If your property owner from your unsold listing has moved out of state and wants you to "manage" his home until it can be put back on the sales market, you need a property management agreement as your listing agreement is a one-time employment agreement with a  short end date. A...
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By Pam Dent, REALTOR® - Charlottesville Virginia Homes / Horse
(Gayle Harvey Real Estate, Inc.)
Own a piece of history in this Central VA historic country home! Gorgeous wooded views, vintage architecture, beautiful updates, and ultimate privacy are yours in this meticulously updated historic home for sale in Central VA. Located on more than 24 acres, this 2-story Colonial home features 3 bedrooms, 2.5 bathrooms, 6 fireplaces, 12' ceilings, and more. Entertaining is easy in its light-filled sitting rooms. There's also an English basement, a spacious kitchen, loft bedrooms, a recreation room, an outdoor shed for an office and additional storage, and more! Don't miss this chance to own a historic home in Central VA!    Make it yours for ONLY $520,000.   Call me, Pam Dent at (434) 960-0161 and schedule a showing today.   Overview Maps Photos Features $520,000 Single Family Home Main ...
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