The Real Estate Weekly | 2.22.2023

FEBRUARY 22 - 28, 2023

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CHARLOTTESVILLE ALBEMARLE, FLUVANNA, GREENE, LOUISA, MADISON, NELSON, ORANGE, AUGUSTA

Stanardsville, VA

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Live life in full color.

Encourage and accept diversity in your neighborhood and community. It will promote a greater sense of engagement, better prepare your children for the global community they will inhabit…give us all a richer life. To better understand please log onto www.ARicherLife.org.

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how neighborhood diversity will benefit you and your family,

Celebrating the 40th Anniversary of the Fair Housing Act

Real Estate Weekly

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Featuring properties for sale and rent in and around Charlottesville as well as Albemarle, Fluvanna, Greene, Louisa, Madison, Nelson, Orange and Augusta counties

February 22 - 28, 2023 c-ville.com

109 Virginia Ave

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Integrity & Service is Our Motto!

Find Homes REALTORS® are licensed to sell real estate in the Commonwealth of VA. Locally owned and operated.

Find Homes Realty Brokerage License # 0226033659. 90 Whitewood Rd # 6, Charlottesville VA 22901. 434-218-0221.

If you have a relationship with another Realtor, this isn’t a solicitation. Information deemed reliable but not guaranteed.

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3 BR • 2 BA • $377,000 Text 109 to 434-337-3216

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Your Place. Our Purpose.

Montague Miller & Company

is proud to be celebrating 75 years of service in Charlottesville and surrounding communities!

As a family-owned real estate company deeply rooted in the region’s evolution and growth, we are committed to serving our clients and communities with experience and integrity.

We owe our past, present and future success to our exceptional group of real estate professionals who keep one goal in mind: Earn our clients’ trust by providing exceptional service to establish long term client relationships.

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Your Place. Our Purpose.

605 Lexington Ave | Charlottesville

1182 Rustic Willow Ln | Charlottesville

1051 Glenwood Station Ln | Charlottesville

Circa 1940 two story in the heart of the North Downtown Charlottesville neighborhood. Spacious rooms and wood floors throughout. Large and level city lot. Walkable to everything downtown - 605 Lexington exudes charm inside & out!

Beautiful 1-Level Low-Maintenance Gem in popular Forest Lakes! Step into this well maintained cul-de-sac villa boasting a spacious open Living/Dining Room with Fireplace. Enjoy all the amenities Forest Lakes has to offer.

Spotless, low maintenance condo convenient to all things Charlottesville! This beautiful home boasts gleaming hardwood floors, an impressive kitchen with cherry cabinets, granite counters, stainless steel appliances, and more!

$550,000 | montaguemiller.com/638335 Trish Owens | 434.825.5393

$324,900 | montaguemiller.com/638676 Pat Sury | 434.760.2999

$415,000 | newleafcville.com/637910 New Leaf Team | 434.981.2338

3545 Springfield Rd | Charlottesville

355 Gobblers Glen Ln | Nelson Co

Langdon Woods Dr Lot 11 | Earlysville

Great value in Albemarle County! This 3 BR, 2 BA Ranch is located on a quiet Cut-de-sac just minutes from shopping, schools, and the airport. You’ll love the spacious living room, wood floors and open floor plan.

Gorgeous 72 acre parcel near Lovingston. Multiple elevated building sites overlook a beautiful stocked lake, with mountain views. Carefully managed property is worthy of construction of an architecturally significant main dwelling.

Private 3.42 acres nestled in a peaceful community devoted to rural preservation. You’ll enjoy walking trails, a community lake and other amenities. Convenient to Hollymead Town a Center and the Blue Ridge Mountains!

$379,900 | montaguemiller.com/637108

$550,000 | montaguemiller.com/637981 Carter Montague | 434.962.3419

$121,000 | montaguemiller.com/591221 Anita Dunbar | 434.981.1421

Dana Watson | 434.996.2700

MONTAGUEMILLER.COM | 800.793.5393 | CHARLOTTESVILLE | MADISON | ORANGE | AMHERST/NELSON

Proudly serving Central Virginia’s real estate needs for over seventy-five years!

Annie Gould Gallery

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STAFF PHOTO

REAL ESTATE WEELY

A two-bedroom house at 1213 Little High St. was recently purchased for $208,000, much less than its assessed value, by Quick Fix Real Estate LLC.

Sold!

A glimpse at what’s on the market (so far) in 2023

By Sean Tubbs

A

109 S. Main Street, Gordonsville, VA • (540) 832-6352 anniegouldgallery

EAN FAULCONER INC. MCLFarm, Estate and Residential Brokers Farm, Estate and Residential Brokers 503 Faulconer Drive ∙ Charlottesville ∙ VA ∙ 22903

CHURCH PLAINS DRIVE

UNDER CONTRACT

Beautiful 2.15 acre lot set in a quiet neighborhood, in the western school districts. A bright open floor plan with vaulted entrance and a turned staircase. 4 bedrooms, 2.5 baths, full unfinished basement plus a large 2 car garage. Hardwood floors throughout the first floor. Large, bright kitchen with island, pantry, and terrific breakfast room. The kitchen looks into the family room that features a wall of windows and a fireplace. The wrap-around front porch takes in the lovely setting.The rear deck overlooks the large yard with room to play and a great place to garden.

MONTE SERENO

CALL SHARON

Over 25 years of Real Estate experience. email: callsharon.today@yahoo.com cell: 434.981.7200 WWW.MCLEANFAULCONER.COM

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5 Lot Subdivision! 4 two acre lots and 1 five acre lot. Stunning Blue Ridge Mountain views from the top of the hill to the west. Far reaching vistas define this property. Perfect for building a spectacular estate home. Create your own covenants and restrictions.

High speed internet is available now. One owner is a licensed real estate broker in the state of Va. Located one mile off 29 North off of Frays Mill Rd. Less than 10 minutes for all conveniences. $1,500,000

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“January saw fewer transactions than we are accustomed to, and likely represents the start of a trend.” JIM DUNCAN, LOCAL REALTOR

A unique art gallery located in the heart of historic Gordonsville.

February 22 - 28, 2023 c-ville.com

look through real estate sales in Charlottesville for the first month of the year shows a market with signs of a cooler 2023, while also revealing hints that there is money to be made in the future. Sales volumes are down from January 2022, while inventories are beginning to increase.

“January saw fewer transactions than we are accustomed to, and likely represents the start of a trend that we’ve seen where people are choosing to not sell because they either have no compelling reason to sell, or they have interest rates below 4 percent,” said local realtor Jim Duncan. “Current market rates are well above that.”

But one month of data is not enough to predict a trend, and there is still a long way to go in 2023 to see if this year will follow the past two years, which have seen doubledigit assessment increases in both Albemarle and Charlottesville. Plus, any analysis of the market must also factor in changing rules that will give property owners significantly more development rights in the near future.

In many cases, properties sold just below the 2023 assessments, including a house on Minor Road in the Lewis Mountain neighborhood: Its sales price of $534,600 was 4.63 percent under the assessor’s value.

A house at 907 Nassau St. sold for $485,000, just under the 2023 assessment of $503,800.

Anyone buying property in Charlottesville now has a clearer picture of what the future zoning code will allow. Three empty lots sold in January in the new Residential A district, which will allow for three housing units on each property.

A single-family home on Fontaine Avenue went for $355,000, right between the 2022 and 2023 assessments. The purchaser may not realize that the property will jump from R-2 to the new Commercial Mixed Use 5, which, under the draft zoning code, allows

up to five-story buildings before any bonus height is given for providing below-market residences.

House flips to watch include a two-bedroom house at 1213 Little High St. that was purchased for $208,000, more than half under the 2023 value of $448,800. The buyer is Quick Fix Real Estate LLC. Another, a property at 1205 King St. in Fifeville, sold for $175,000 to Cardinal Ventures. A house on 12th Street in the Venable neighborhood was bought by a Puerto Rico-based nonprofit that paid about $50,000 under the 2023 assessment.

Other existing homes continued to sell well above assessment, including a twobedroom house on Sheridan Avenue in the Locust Grove neighborhood that was bought for $375,000, or 17.8 percent over the 2023 assessment. A three-bedroom house at 815 Elliott Ave. went for $565,000, or 35.07 percent over the assessment. That property includes a separate apartment.

A house at 1505 Cherry Ave. was purchased for $425,000, or 43.1 percent above the 2023 assessment. That property is within the new Residential B zoning, which could allow up to six units by-right and 12 if all of the units will be subsidized.

Habitat for Humanity of Greater Charlottesville sold two new homes in the Jefferson Park Avenue neighborhood to two qualified homebuyers. They went for $281,900 and $284,900, and the deeds include restrictions that allow Habitat to have the right to buy them first if the owners decide to sell. Both are single-family detached units that are also located in the new CX-5 district.

“Families only pay what they can afford, which is always less than that and generally about half of that,” said Dan Rosensweig, Habitat’s CEO. “In addition, we provide a zero interest mortgage to them, which saves them generally tens of thousands of dollars in interest expense.”

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EAN FAULCONER INC. MCLFarm, Estate and Residential Brokers BLOOMFIELD ROAD

BLACKBERRY HILL FARM

Impeccable country property with an attractive, well designed and self-sustaining 5,525 fin. sf residence on 38± acres with 3-car garage, barn and Blue Ridge Mountain views. A peaceful oasis easily accessible to Charlottesville and Washington DC. MLS#634846 $1,550,000 Charlotte Dammann, 434.981.1250

ASHCROFT

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3-4 bedroom, 3,490 sf home on 1.6 private, wooded acres features LR, DR, cook’s kitchen with breakfast room, spacious main floor master suite. 2 additional BR and 1 BA upstairs. Large FR and BA downstairs with access to 2-car garage. $695,000 Tim Michel, 434.960.1124

STONY POINTE

A spacious and meticulously maintained 4-6-bedroom, 5.5 bath Manor home on 57 acres of tranquility.

Panoramic views of the Southwest Mountains and winter views of the Blue Ridge Mountains to the west.

Located 6 miles from Charlottesville. MLS#638292 $2,575,000 Jim Faulconer, 434.981.0076

Exceptionally rare offering in Western Albemarle! Surrounded by large farms and estates, this beautifully constructed 4-5-BR, 4.5-BA custom home is nestled on just under 9 park-like acres with mountain views and wonderful privacy yet is only minutes from Birdwood Golf Course, Boar’s Head Resort & Sport’s Club, UVA and Downtown. The home boasts a fantastic floor plan with rooms of generous proportion ideal for easy living and entertaining. Superb craftsmanship, quality materials, gorgeous setting and great location! MLS#638437 $2,885,000 Steve McLean, 434.981.1863

HATTON RIDGE FARM

A most tranquil and private 278+ acre grazing and hay farm with two-thirds mile of James River frontage. The centerpiece of Hatton Ridge Farm is an impressive 4-5 bedroom, brick Georgian home, built circa 2000. MLS#634311 $3,675,000 Jim Faulconer, 434.981.007

WOLFCREEK FARM

Situated near the Blue Ridge Mtns. in Madison County on 333 acres. Currently runs as a grazing farm for beef cattle. There are 2 homes on the property and a complement of necessary farm buildings. NOT IN CONSERVATION EASEMENT! MLS#630435 $3,200,000 Jim Faulconer, 434.981.0076

PEA RIDGE FARM

317 acre estate that has it all: location, views, water, spectacular 5-BR residence, event center and more! 15+ acre lake is centered among lush rolling fields of rich grass and unparalleled views. Additional acreage available. 25 minutes west of Charlottesville. MLS#631962 $8,875,000 Steve McLean, 434.981.1863

K’DEE FARM

Embodying the essence of country life! 214+/- acre farm with spacious main residence, 3-car garage with apartment, dependencies & farm buildings. Many agricultural & recreational uses. Easily accessible to Charlottesville, Orange, I-95 & DC region. MLS#636896 $1,975,000 Charlotte Dammann, 434.981.1250

BLUE SPRINGS FARM

Impeccably designed and custom-built Ivy residence situated on over 11 parklike acres, surrounded by mountain and pastoral views, only 7 miles west of the University of Virginia. This magnificent home is in immaculate condition and has been extensively remodeled and expanded upon by the current owner. It boasts a wonderful floor plan with ample space in every room. The formal gardens are truly a work of art and an impressive compliment to the rolling and fenced open acreage. $1,975,000 MLS#638445 Will Faulconer, 434.987.9455

BELMONT LOFTS

This 3-bedroom, 3.5 bath condo features extra high ceilings, a modern and open floor plan with huge windows and doors, and a large rooftop terrace with views of the Downtown Mall all the way around to Monticello. MLS#634149 $1,890,000 Jim Faulconer, 434.981.0076

503 Faulconer Drive| Charlottesville | VA 22903 | office: 434.295.1131 | email: homes@mcleanfaulconer.com

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EAN FAULCONER INC. MCLFarm, Estate and Residential Brokers

RAGGED MOUNTAIN FARM

Two wonderful estate parcels comprised of 185.01± acres in coveted Ragged Mountain Farm. Excellent elevated building site, complete privacy, and beautiful views. Murray/Henley/Western school district. MLS#621083 $1,895,000 Steve McLean, 434.981.1863

CROZET AREA

Beautiful building lot -3.3 acres, fronting on a quiet paved county road. Land is mostly in pasture, some woods, creek and elevated homesite with panoramic views of mountains, pond, and surrounding pastoral area. Less than a mile to Harris Teeter at Crozet.

MLS#636349 $450,000 Jim Faulconer, 434.981.0076

EDNAM FOREST

Wonderfully large 1.5+ acre building lot in Ednam Forest. Build your dream home on this elevated, wooded lot located in a single family community, minutes from UVA and within walking distance to Boar’s Head Resort. MLS#598537 $289,500 Steve McLean, 434.981.1863

MEADOW FARM

SIMMONS GAP ROAD

5-acre lot with mature hardwoods. Great opportunity to build with no HOA. Private building site amongst beautiful woods. Located between Free Union and Earlysville but so convenient to Charlottesville & UVA. MLS#621177 $140,000 Charlotte Dammann, 434.981.1250

GARTH ROAD

11.73-acre, buildable lot in Western Albemarle! One of a kind location and a rare opportunity to purchase a large lot in an estate neighborhood 10 minutes to town. 2 division rights and is gently rolling with a small stream bisecting the property. MLS#628219 $795,000 Steve McLean, 434.981.1863

503 Faulconer Drive| Charlottesville | VA 22903 | office: 434.295.1131 | email: homes@mcleanfaulconer.com

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436+ acre parcel of land in Southern Albemarle! 4 division rights; complete privacy; lush, gently rolling terrain; long road frontage; stream; 3-acre lake; 125135 acres of open land; mature hardwood forests. Under conservation easement. Owner/agent. MLS#634139 $2,985,000 Steve McLean, 434.981.1863

MISSION HOME ROAD

146.88 ac. in Albemarle & Greene County. Privacy & protection adjacent to the Shenandoah National Park!

Full division rights & multiple home sites. Extraordinary timberland. Views of the mountains, along with easy access to trails & Skyline Drive. MLS#620276 $1,100,000 Steve McLean, 434.981.1863

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GREENTREES

94+ acres 20 minutes from Charlottesville.

Originally part of a 188-acre tract, two parcels may be purchased separately or together, with 2 developmental rights each. Mostly maturing pine and very long public road frontage.

MLS#635861 $700,000 Tim Michel, 434.960.1124

820 CONDO

Well-designed corner condo consisting of an exceptionally bright great room with high ceilings, ample space for both relaxed living and dining, 1- bedroom, 1-bath, and inviting private balcony.

Views of the Downtown skyline and mountains.

MLS#634496 $285,000 C. Dammann, 434.981.1250

GIBSON’S HOLLOW

Ivy area! A 249 + acre hidden, private Arcadia controlling its own little valley up to the mountain ridge top building sites. Multiple parcels and subdivision rights make it a conservation easement candidate. MLS#634183 $3,250,000 Tim Michel, 434.960.1124 or Steve McLean, 434.981.1863

February 22 - 28, 2023 c-ville.com

SOUTHWIND ESTATES

3 separate parcels with commanding Blue Ridge Mtn. views, level building sites 15 minutes from Charlottesville. Sites have been perked, have wells, and ready for your dream home. MLS#632482 $375,000 (7.8 acres), MLS#632490 $275,000 (2.4 acres), MLS#632487 $175,000 (2.0 acres), Court Nexsen, 646.660.0700

THE WILLIS FARM

59 acres pastures and mountain woodland, magnificent views from c. 1920 farmhouse, large barn with stalls situated in quiet rural area of Nelson County. Vineyard nearby, 7 miles to shopping. Great grazing farm, possible to grow grapes. MLS#638289 $595,000 Jim Faulconer, 434.981.0076

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Semi-Custom Main Level Living Homes Surrounding a Pocket Park From $574,900!

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One Summer Move-In Available!

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MODEL HOMES OPEN DAILY 12-5 | 434-973-3362 | craigbuilders.com MODEL MODEL HOMES HOMES OPEN OPEN DAILY DAILY 12-5 | 12-5 434-973-3362 |subject 434-973-3362 | craigbuilders.com Conceptual images shown.

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A DREAM HOME IS GREAT, BUT THE RIGHT ONE IS BETTER. Let an agent who knows guide you.

FLUVANNA COUNTY

$374,900

$550,000

1821 GLISSADE LN

$179,900

LOCATED ON SOLOMON COURT

434-960-0414

Bev Nash 434-981-5560 • 2 bedroom, one bath, 856 sf Condo • Main level location and great condition • Fenced rear garden with patio • All appliances included Oak floors and ceramic tile

OPEN SUNDAY 1:00-3:00 PM

Bev Nash

434-981-5560

• Nestled on 11.25 mature wooded acres • 3 bedrooms, 2 baths,1456 sf cedar home • Oak floors in the living/dining areas, real fireplace, Paved drive, detached garage • 24x12 rear deck A framed in basement to recreate and finish • 5 mins south of Rt 250, 20 mins to Charlottesville

36 NAYLOR LN, TROY

$779,000

Ruth Guss

• 4 Bedrooms, 2.5 Baths, 2,802 Fin. Sq. Ft. • Spacious Finished Terrace Level Rec Room • Unfinished Spaces & Plumbed for 3rd Full Bath • HOA Includes Full Service Yard Maintenance • Granite, Stainless, Natural Gas, Mountain Views

MILL CREEK VILLAGE HOMES

WELCOME HOME

A NEW HOME FOR THE NEW YEAR

434-531-6155

• New Build - Custom One Level Living • 2900+ sq. ft. 5 Bedroom, 4.5 Bath • Must See Kitchen, Center Island, Walk In Pantry • Features include Coffered Ceiling, In to Out Gas Fireplace • Wonderful Owner’s Suite, Bonus Room over Large Garage • Pastoral Views on 2+ Acres, 15 Minutes to Charlottesville • READY NOW - MLS 634470 - Call for Personal Tour

4565 Shagbark Ln

$750,000

Candice van der Linde 434-981-8730

• 4 Bedroom 3.5 Bath Townhome.

• Italian Porcelain Flooring in Kitchen, Dining Area, New Granite Counters, Travertine Backsplash & Painted Throughout.

• HOA Includes: Gutters, Siding, Landscaping,Trash, Snow Removal, Walking Paths.

• Open Living Space w Laundry & half bath, Blue Ridge Mountain Views, Gas Fireplace & Formal Columns enhance the design & appeal of this lovingly cared for home. Must See!

48 MAPLEVALE DR

$799,900

Pat Burns 434-465-4444 • This large 3 br 3 1/2 ba home sits on a private,wooded 8.5 acres consisting of 2 lots. House features a man cave/ family room in basement with a 1 br apartment for extended family or extra income.fireplace,large deck and front porch. $345,000. Call pat burns 434-465-4444 $399,000

EARLYSVILLE RD

NEW PRICE

434-326-7593

• Lakefront living at it’s finest in a spacious, well maintained custom home • 5 Bedrooms/3 Baths located at Lake Monticello • Living room with cathedral ceilings & fireplace • Family room with pellet burning stove • 2 Kitchens perfect for large gatherings • Sunroom and glass surround deck • Generac backup generator

Candice van der Linde 434-981-8730

• Pre-Listing Inspection Done. Move right in!

• 5 BR Ranch on full fin. basement • Sun Room & Large Rear Deck • Main: Hdwd Floors, 3 BR/1.5 Ba, Large LR w/FP • Terrace Level APT: Kitchen, FullBath, 2 BR & FP • NEW Windows, HVAC, Electric Panel x2, Septic pump, lines & field • Deck repaired & Stained, chimney cap, tree removal...etc

434.974.1500 943 Glenwood Station Ln Suite 203 Charlottesville VA 22901

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434.985.0021 410 West Main Street Charlottesville, VA 22902 Downtown

Lori Click

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Dan Corbin 434-531-6155 • Wonderful Home in Earlysville • 4100+ sq ft, 4/5 Bedroom, 4 Bath • Huge Master Suite / Bath, 2 Walk ins • New Roof 2021, Granite, Hardwoods, Deck • 12 mi to UVA, 2 mi Broadus Wood, 8 mi to Airport • Privacy in Hickory Ridge on 2+ ac, MUST SEE • MLS 637801

February 22 - 28, 2023 c-ville.com

Dan Corbin