The Real Estate Weekly | 1.11.2023

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

Louisa, VA

A denser city

Redevelopment clues reside on Cherry Avenue

By Sean Tubbs

Of all the streets in a changing Charlottesville, Cherry Avenue may be one to watch closely to see how the new Comprehensive Plan might translate into a denser Charlottesville.

While the stretch from Ridge Street to Roosevelt Brown has always seemed ripe for eventual redevelopment, all of the properties from the 1000 block to the Cherry Avenue Christian Church are now colored light brown in the Future Land Use Map for “Middle-Intensity Residential.”

The map’s legend says the idea is to “increase opportunities for housing development including affordable housing along neighborhood corridors, near community amenities, employment centers, and in neighborhoods that are traditionally less affordable.”

Under current rules, most of those lots are restricted to one or two units at most, but that number will increase to eight or more depending on how the new zoning code is written. That process is expected to be completed in the summer, but Neighborhood Development Services Director James Freas said he reserved the right for delay if there are any legal issues.

So far, there has not been a land rush to pick up the properties, but it is worth taking a look at real estate activity in 2022.

On May 4, a company called Copper Fox REI LLC purchased 1210 Cherry Ave. for $185,000, and sold the property to Tribe Property Solutions LLC the same day for $217,000.

On October 5, 2022, Benco LLC purchased 1505 Cherry Ave. for $250,000. Two months later, on December 13, the property was sold to Meade Construction LLC for $250,000. Benco LLC purchased it again the same day for $280,000 before selling it the next day to Laurel Oak Properties LLC for the same price.

In 2022, there were two sales on this part of Cherry Avenue that were not to corporate

entities. A property at 1526 Cherry sold on March 10 for $350,000, about 17.71 percent below the assessed value. Another at 1514 Cherry Ave. was purchased for $251,000, which is 12.11 percent below assessment.

The commercial section of Cherry Avenue also had two notable purchases, both to Woodard Properties. With the exception of some properties at the intersection of 7 ½ Street, these lots are all in the Neighborhood Mixed Use Corridor, which calls for “neighborhood-scaled mixed-use areas arranged along corridors that support existing residential districts.”

In August, a company associated with Woodard Properties paid $3.5 million for the former IGA building across from Tonsler Park. In November, another Woodard LLC bought an undeveloped 0.25 acre lot at 716 Cherry Ave. for $150,000.

That continues the company’s significant investment in Fifeville’s commercial strip. In 2021, Woodard purchased both the Cherry Avenue Shopping Center and a nearby vacant lot. In addition, the company has significant holdings between 7 ½ Street and Fifth Street.

The zoning rewrite will also dictate how those lots can be redeveloped when and if Woodard Properties opt to redevelop that land. Last year, the company invested in a new facade for the Cherry Avenue Shopping Center, and installed new lights at the vacant lot. It also recently allowed a public trail to cross its land from Tonsler Park to the Blue Ridge Commons housing development.

Anthony Woodard of Woodard Properties said his company’s goal is to bring “thoughtful development” to Fifeville.

“For over 40 years, we have worked in Fifeville, where 75 percent of our housing portfolio is affordable, and where we also provide land and community support for efforts like the IRC New Roots garden program and the Fifeville Trail,” Woodard said.

WESTWOOD ROAD

ONE LEVEL LIVING. The Water view dominates the interior spaces from most rooms in this fabulous, new, waterfront residence. Expansive views from two full length decks. The front door opens to the great room with a wood burning fireplace and hardwood floors that flow through the first floor. A bright, open kitchen with beautiful countertops and appliances. Complete one floor living with master suite featuring a walk-in shower and double vanities. 2 additional bedrooms with a full bath, stack unit washer and dryer hookups. The terrace level offers more water views even from the laundry room plank flooring. A large family room, an additional bedroom and full bath round out the finished rooms. Large unfinished room can serve as storage, studio, or workshop. Includes a one-year builder warranty. $500,000

WOOD LANE

Beautiful, quiet wooded corner lot with mountain view, overlooking the 8th Tee of the Pete Dye Golf Course. Gently sloping to almost level terrain. One of the very best lots in Keswick Estates. Joining the Keswick Club is optional. The Club provides a tremendous opportunity for resort style living. $550,000

CALL SHARON Over 25 years of Real Estate experience. email: callsharon.today@yahoo.com cell: 434.981.7200

A company associated with Woodward Properties bought the former IGA building on Cherry Avenue for $3.5 million in August.

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&DCregion.MLS#636896 $1,975,000 Charlotte Dammann, 434.981.1250

BLACKBERRY HILL FARM

Blue Ridge Mountain views from this impeccable country property with an attractive, well designed and selfsustaining 5,525 finished square foot residence on 38± acres. Three car garage and barn designed for 3 stalls along with finished second floor office/full bath. Many amenities such as a full house generator, solar panels and geothermal HVAC. The perimeter is fenced and a mix of woods, two pastures and spring fed stream. A peaceful oasis easily accessible to Charlottesville and Washington DC region. MLS#634846 $1,550,000 Charlotte Dammann, 434.981.1250

Private 18 acre horse farm, with 4-bedroom main residence, 1-bedroom cottage, beautiful 8-stall center aisle barn, outdoor riding ring, and several fenced pastures and hay fields. With access onto 570 plus acres of parkland with trails. MLS#632164 $1,295,000 Jim Faulconer, 434.981.0076

$4,865,000 Steve McLean, 434.981.1863

33-acre property with beautifully constructed 3-4BR home. Home features great room with dramatic stone fireplace and panoramic views and large master suite with private deck. Peace, privacy and tranquility unsurpassed, but close to town. MLS#635341 $1,875,000 Jim Faulconer, 434.981.0076

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 min. west of Charlottesville. MLS#631962 $8,875,000 Steve McLean, 434.981.1863

REDUCED

RED HILL

10 miles south of Charlottesville, a beautiful 283 acres, rolling to hilly, mostly wooded tract, borders Walnut Creek Park, with lake and miles of trails. This land has pastures, trails, creeks and a river! Many homesites, NO EASEMENTS. MLS#634310 $1,995,000 Jim Faulconer, 434.981.0076

BELMONT LOFTS

SPACIOUS PENTHOUSE CONDO!

One of the finest condos in Belmont and the Downtown Mall area. 2-story, 3-bedroom 3.5-bath condo, over 3,150 finished square feet, extra high ceilings, a modern and open floor plan with huge windows and doors, plus a large rooftop terrace with views of the Downtown Mall all the way around to Monticello. Contemporary flair with many fine architectural details, many built-ins and great storage unit. Secure garage and garden space. MLS#634149 $1,890,000 Jim Faulconer, 434.981.0076

BROOMFIELD FARM

29 acres fronting Blenheim Rd. a small agricultural & residential subdivision with CCR’s, but NO HOA. 2 buildable lots, with an historic red barn, silo, & an 8-stall stable. Driveway in place, underground power, well & water, & several building spots with mountain views. MLS#624834 $495,000 Jim Faulconer, 434.981.0076

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, 434.981.0076

RIVER LAWN FARM

Southern Albemarle estate with 1.5 miles of frontage on the James River with 540± acres of highly fertile, gently rolling landscape. Historic farmhouse dating to the late 1700s offers extensive views of the river. Under conservation easement with the VOF. MLS#630470

TURKEY SAG ROAD

EVERGREEN HILL

PEA RIDGE FARM

K’DEE FARM

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

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

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

ESTATE PARCEL IN AFTON

Stunning mountain views available on this attractive 14± acre property, possessing lovely streams and woods. This parcel is only 1.5 miles from Route 151 Brew Trail, with easy access to Wintergreen, Charlottesville & UVA. MLS#629702 $399,000 Charlotte Dammann, 434.981.1250

BRIDLEWOOD TRAIL

Private Keswick residence on 18.6 acres with views of the Southwest Mountains. 3-bedroom, 1.5-bath with wood floors, screen porch and 2-car garage. Open and wooded land. Easy access to Charlottesville and UVA. MLS#634905 $695,000 Charlotte Dammann, 434.981.1250

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

SIMMONS GAP/ESTES RIDGE

10 acres of mature woods. Property has long road frontage and consists of two parcels being combined and sold as one. No HOA! Design and build your dream residence on this very well-priced parcel. MLS#621178 $189,000 Charlotte 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 $4,000,000 Tim Michel, 434.960.1124 or Steve McLean, 434.981.1863

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

MEADOW FARM

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

ECOVILLAGE CHARLOTTESVILLE

The Owner has been working with planners and the County of Albemarle to develop on this property an environmentally sensitive and sustainable housing community. 6.5 acre site with two houses. MLS#633951 $1,750,000 Jim Faulconer, 434.981.0076 www.ecovillagecharlottesville.org

INVESTMENT OPPORTUNITY

Currently zoned R-1. County plan projects land as urban density. 12” Water line along Rt 29. Best use would be multi-family housing adjacent to Forest Lakes and Hollymead. MLS#636152 $2,995,000 Sharon Donovan, 434.981.7200 Steve McLean, 434.981-1863

You don’t even have to choose sides.

Your

Place. Our Purpose.

6483 Rockfish River Rd | Schuyler

Located in Schyuler, Virginia along the meandering roads of Nelson County you will find the spacious 5 BR, 6 BA Home known as John and Olivia’s Bed & Breakfast. Spacious living room with a floor to ceiling brick fireplace and hardwood floors throughout, and welcoming large kitchen for gathering.

There in plenty of space to frolic about outside on the 7.48 acres nestled in the Blue Ridge Mountains.

$745,900 | montaguemiller.com/635155 Kristin Wood | 434.942.4680

396 Bellevue Ln | Rockbridge Baths Sycamore Springs---A fully renovated farmhouse in an idyllic setting in

$459,000 | montaguemiller.com/636337

Carter Montague | 434.962.3419

240 Oakmont Dr | Gordonsville

Move right in to this clean, well-maintained 4 BR, 2½ BA home. Located in Shenandoah Crossing Community that offers pools, lake, playground, walking trails, tennis courts, and more. Paved driveway and a two car garage.

$419,000 | montaguemiller.com/VALA2002874 Karen Payton | 434.960.1085