Abode | Fall/Winter 2025

Inside.

Outside.

Home.

WINTER 2025

ROOTED IN

BEAUTY A Bundoran farmhouse designed to open onto the landscape its owners love

IN THE MOOD

GET OUT THERE

BLANK TECH

INSPO BOARDS: DECODED

FALL FESTIVALS FOR THE HOME

HOW DOES AI FIT INTO DESIGN?

THE OUTCOME IS EXCELLENCE Our foundation was built on brick and stone, and so is our reputation. We’ve since branched out to offer expert design build services, bringing the same commitment to quality and craftmanship that defines our new construction, additions, and renovations.

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Charlottesville, Virginia

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C-VILLE ABODE

I N

T H I S

I S S U E

Rooted in place 26

ERIK KVALSVIK

On 20 rolling acres in southern Albemarle, a couple dreamed of a farmhouse that felt as much a part of the land as the trees and meadows around it. With architects, designers, and a landscape team, they shaped a home that unfolds with the seasons—where gardens, views, and rooms are seamlessly intertwined.

c-ville.com/category/abode

C-VILLE ABODE

ABODE, a supplement to C-VILLE Weekly, is distributed in Charlottes­ville, Albemarle County, and the Shenandoah Valley. No part of this publication may be reproduced without the written permission of the publisher. ABODE Editor Caite Hamilton. Contributors Carol Diggs, Laura Drummond, Shea Gibbs, and Rachael Kesler. Copy Editor Susan Sorensen.

Art Director Max March.

Graphic Designer Tracy Federico. Real Estate & Classifieds Manager Brian Hrozencik. Advertising Director Bianca Johnson. Account Executives Stephanie Vogtman-Say, Jacob Phillips. Production Coordinator Faith Gibson. Publisher Anna Harrison. Chief Financial Officer Debbie Miller.

A/R Specialist Nanci Winter. Circulation Manager Billy Dempsey. ©2025 C-VILLE Weekly.

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The Clock TheBulova Bulova Clock

We offer watch and jewelry repair – on the downtown mall – 319 east main street

We offer watch and Store jewelry repair “Your Friendly Jewelry Since 1945” – on the downtown mall – 319 434-295-4258 east main street “Your Friendly Jewelry Store Since 1945”

MATT RILEY

434-295-4258

14 BLUEPRINT 11

Past restored 11

The James Minor House springs back to life

Making moves 14

Winners circle 22

This year’s top home-related services

UVA’s pillars, local events, and more

REAL ESTATE 35

Future forms 19

Region’s home sales remain (mostly) flat.

Creative vision 20

HOME SWEET HOME 38

How architects are testing AI in design Mood boards: Where creativity and craft converge

Straight up

From the archives: The three-chimney house.

Cover photo by Erik Kvalsvik | Comments? E-mail us at caite@c-ville.com.

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C-VILLE ABODE

Jim Faulconer

Court Nexsen

434.981.0076 jfaulconer@mcleanfaulconer.com

646.660.0700 court@mcleanfaulconer.com

FA R M , E S TAT E A N D R E S I D EN T I A L B RO K ER S

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$12,500,000 | MLS 576150 | North Garden Court Nexsen, 646.660.0700

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OWENSVI LLE RD

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5T H ST REET SW

$2,716,000 | MLS 665629 | Charlottesville Jeremy Fields, 434.270.1220

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CAN T ERBURY RD

FARMI NGTON DR

$7,500,000 | MLS 663967 | Charlottesville Court Nexsen, 646.660.0700

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$2,950,000 | MLS 668580 | Charlottesville Court Nexsen, 646.660.0700

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WH I T E HALL

$8,800,000 | MLS 665249 | Crozet Jim Faulconer, 434.981.0076 Will Faulconer, 434.987.9455

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AUBURN H I LL

$2,100,000 | MLS 2520067 | Bowling Green Philip Reed, 804.833.8325

MCLEANFAULCONER .COM

ice

ROBI N H I LL

$2,350,000 | MLS 663005 | Charlottesville Katherine Leddington, 646.593.0333

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$2,275,000 | MLS 667664 | Charlottesville Jim Faulconer, 434.981.0076 Will Faulconer, 434.987.9455

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VENABLE CREEK FARM

503 Faulconer Drive, Suite 5 | Charlottesville · VA · 22903 | 434.295.1131

$1,695,000 | Kents Store Jim Faulconer, 434.981.0076 Will Faulconer, 434.987.9455

Annie Gould Gallery

Charlottesville Water Conservation Water Rebates and Free Incentives Available to City Residents!

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

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

8

Get a $150 rebate when you replace a waterwasting toilet with a WaterSense labeled toilet.

Get a FREE Indoor Water Conservation Kit with water efficient fixtures and toilet leak detection dye tablets.

Get a $30 rebate when you purchase and install a rain barrel to help with watering your plants or grass.

Charlottesville.gov/WaterConservation

C-VILLE ABODE

Elevate expectations. Build with purpose.

C-VILLE ABODE

www.cvillebuilders.com Email: hello@cvillebuilders.com

@cvillebuilders

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Transform your walls!

Celebrating 15 Years of Brilliant Frames & Fresh Art

1327 E. High St | 296-8131

1327 E. High St | 296-8131 M-F 8-5:00 M-FHours 8-5:30 Saturday Summer 9:00 am - Noon www.cssvac.com

BON AIRE CIRCA 1798

$2,400,000

Discover our inspired range of creative options, art & inspiration in a vibrant gallery setting. Hours & Design Appt’s Wednesdays - Saturdays.

Beate Casati • 117 S. Main Street, Gordonsville VA • (540) 832.3701

cavallogallery.com • @cavallo.gallery

Perched just perfectly on a hill overlooking the Nelson County valley is Bon Aire, circa 1798, listed in the National Register of Historic Places & the Virginia Landmarks Register. Built by Dr. George Cabell, Jr. , this property embodies a combination of Federal style, Jeffersonian influence and heritage. The county states there are (8) division rights. Bon Aire is a testament to early American architecture with massive columns at the entrance. This distinctive hilltop estate offers 4 spacious bedrooms, 2.5 baths, 10-14 ft ceilings, hardwood floors, synthetic slate roof, gourmet kitchen, and 7 wood-burning fireplaces. The English basement has a separate guest suite currently used as an Airbnb, “The Sunflower Room”, with private entrance, kitchenette, full bath, and bedroom. The 43acre property has a fully updated 3-bed, 1 bath guest cottage with whole-house generator, a barn, and multiple outbuildings. The main house and the guest cottage have been thoughtfully restored while maintaining the historical integrity.

There are graceful arches, recessed panels, Chippendale-style portico railings, and a staircase tucked within a side arch to the 2nd floor. The features are a design hallmark linked to Thomas Jefferson and his associates. MLS# 667690

DEBBIE CASH

Cell (434) 960-5501

dkcash55@gmail.com www.RealEstateiii.com

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3450 BERKMAR DRIVE, SUITE A 111 CHARLOTTESVILLE, VA 22901 (434) 817-9200

C-VILLE ABODE

Blueprint Design in all its many forms

Coming home

STEPHEN BARLING

Landmark house holds one man’s history as well By Carol Diggs

11

Connecting Charlottesville to the World Since 1955

gocho.com

STEPHEN BARLING

BLUEPRINT

A

1930s house in the Rugby-Venable neighborhood has recently been granted Virginia historic status—but to its owner, it’s worth preserving as part of his own family’s history.

The wood-frame and stone house, built in the Dutch Colonial Revival style, was designed by noted local architect Milton L. Grigg. A Virginia native, Grigg attended UVA but left to work on the restoration of Colonial Williamsburg. In the 1930s, he set up an office in Charlottesville, where he worked for more than four decades.

Among his projects were historic sites including Monticello and Michie Tavern, public buildings like Emmanuel Church in Greenwood, and several residences in the UVA area.

This residence, known as the James Minor House, was designed by Grigg for a prominent local attorney associated with drafting the 1902 Virginia Constitution. The house had several owners over the decades, until it was purchased in the late 1970s by George Theodoridis, a professor at UVA. Theodoridis had a dramatic background: He fled the communist regime of his native Romania for the family homeland in Greece at age 14, coming to the U.S. on a Fulbright fellowship, earning a doctorate at MIT. He and his wife Lilly raised their family in the Minor House; their son Alexander is now teaching political science at the University of Massachusetts.

C-VILLE ABODE

After George and Lilly passed away a few years ago, Alex didn’t want to lose the family home.

“It was a house my mother absolutely loved. It was a passion of hers—she was always adding these whimsical touches—and I wanted it to stay in the family,” he says. In 2022, Alex contacted Alloy Workshop about restoring the house.

The first step was getting the house its historic designation “because of the importance of Grigg as an architect [in this area],” notes Alex.

That process took two years, and inclusion on the National Register of Historic places was finalized a few months later.

Architect Michael Plehn and interior designer Jen Hamilton went to work on evaluating the state of the house and grounds, and developing a design plan consistent with its restoration.

Most of the structural problems, says Plehn, were the result of delayed maintenance over the last few years: replacing the roof and rebuilding the one operable chimney, rebuilding the wooden porch along the house’s west elevation, and replacing the exterior trim. Addressing those needs and bringing everything up to code was the first phase of the project. The next phase will be a full interior renovation—all steps requiring city and federal approval, given the house’s historic status. “Anything new has to look new,” Hamilton explains. “The trim in the rooms has to stay the same, or match exactly.”

While few changes will be made to the layout, the wall between the small dark kitchen and the dining room will be removed, but its beams will be retained to indicate that a wall used to be there. And Alloy is seeking approval for skylights in the master bedroom, now that the plantings around the house have grown so tall.

An interesting note: Alex points out this home was one of the first projects that Grigg worked on when he set up his firm in Charlottesville, and also one of his last. After Grigg retired, he did some design drawings for the sunroom wing that Alex’s father added when he bought the house.

It’s easy to see the old home’s charms: lots of built-in bookshelves, window seats, winding stairs, dormered bedrooms upstairs for the children. For Alex, the house is also full of childhood memories. “The central entry and its staircase— I remember running down those stairs. And my father’s study with his books lining the walls ... and that little bar cabinet tucked into a corner of the dining room.”

There’s a marvelous space on the second floor the family called “the owl room.” “My mom loved owls,” Alex recalls. “They’re a symbol of wisdom, you know, so she started a collection in that room, of statues and paintings.” He isn’t planning to move back to live here yet (“maybe in retirement,” he says), but he is keeping the home he and his family loved alive.

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BLUEPRINT

Designing wellness

MATT RILEY

UVA’s new wellness center earns top marks By Caite Hamilton

For the third year running, the University of Virginia’s Student Health and Wellness Center has claimed the top spot for Student Health Services in The Princeton Review’s annual list of Best Colleges. The recognition highlights UVA’s commitment to supporting students not just medically, but holistically—covering mental health, disability services, and wellness programs in a space designed to feel welcoming and accessible.

Designed to “nurture the ‘whole student,’” as VMDO Architects noted on its social media, through integrated services, transparent wayfinding, daylight-filled spaces, community zones, a teaching kitchen, and inclusive navigation, the 240,000-square-foot facility takes a comprehensive approach to campus health. Developed in partnership with Duda|Paine Architects, the project included sunlit interiors, clear signage, community gathering areas, and a teaching kitchen, which all work together to create an environment where students can care for themselves and one another.

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C-VILLE ABODE

BLUEPRINT

Fest local As the season ramps up, add these art-centric events to your calendar.

SUPPLIED PHOTO

Crozet Arts & Crafts Festival

Bright idea (house)

The 2025 Southern Living Idea House—a custom home created in partnership with local builders, architects, and designers to showcase the Southern lifestyle and home design trends—opened to the public in early August.

Designed by Rosney Co. Architects and built by Alexander Nicholson, with landscape architecture by Waterstreet Studio and interior design by Charlotte Moss & Co., the Keswick home is the second Idea House in our area (the first, in 2015, was in the Bundoran Farm community). “We believe design can impact how you live your life—and that carefully considering space can support and enhance its use,” says Julie Dixon of Rosney Co. “There is space for activity with bright morning light and there’s smaller spaces for retreat with soft northern light. Each has its time and use in the day.” The Idea House is open to the public through December 21.—CH

October 11 and 12 More than 125 artists and exhibitors gather to showcase handmade and handcrafted works—from fiber arts and photography to metalwork and jewelry—at the Crozet Fall Arts and Crafts Festival. Hosted at Claudius Crozet Park (also the event’s beneficiary), the weekend includes live music, food and beverages, and an area for young art-lovers, with a bounce house, face-painting, and crafts. $6-12, crozetfestival.com

Artisans Studio Tour November 8 and 9 Now in its 31st year, the Artisans Studio Tour offers a self-guided opportunity to visit 49 artists in 25 host studios around central Virginia. “[The tour] is different than other craft shows, giving a behind-the-scenes look at not only how craft is made, but how artisans live,” says Tour Director Shari Jacobs.

Explore the studios, witness live demonstrations, and ask the artisans questions as you view their work. Free, artisansstudiotour.com—CH

MATT RILEY

Modern care

C-VILLE ABODE

At the University of Virginia’s Pavilion I, skilled masons are peeling back decades of cement to reveal the original brick-andlime render that Thomas Jefferson’s craftsmen first applied. Over time, modern cement trapped moisture inside the columns, threatening the historic mortar.

Now, the team removes the cement and applies new lime matched to the original mixture, allowing the columns to breathe and preventing future damage. Capitals and bases are carefully stripped of old paint and treated to protect against freezing and cracking.

“It’s about honoring the original craftsmanship,” supervisor Matt Proffitt told UVAToday. With similar work already completed on other pavilions, UVA is preserving the Academical Village for generations to come.—CH

15

WATKINS

AND COMPANY, INC.

LANDSCAPE CONTRACTING

Residential and Commercial Install and Maintenance Charlottesville 434-823-4510 www.watkinscompany.net

Design by Waterstreet Studio Landscape Architect

16

C-VILLE ABODE

SPECIALIZING IN INTERIOR DESIGN, DECOR AND RENOVATIONS

540.256.2516 stushekdesign.com @stushek_design Stushekdesign Class A General Contractor leading all renovations

WINNER BEST INTERIOR DESIGN

Charlottesville’s favorite spot for antiques, vintage decor and one-of-a-kind treasures.

outlaw design company

additions renovations new houses kitchens

1700 Allied St I McIntire Plaza

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18

With Cornerstone Homes, you’ll find more than just a place to live—you’ll find a place to thrive.

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C-VILLE ABODE

BLUEPRINT

Rendering judgment Can a chatbot bring your design vision to life the way an architect can? By Shea Gibbs

C-VILLE ABODE

FILE PHOTO

A

sk ChatGPT to design you a dream room—bed, bath, utility, rumpus, you name it—and the popular bot will likely have a few questions. What are the dimensions? What style are you looking for? What are some main features and must-have details?

Answer those questions, and the moment of truth arrives.

“Do you want me to start with a floor plan sketch or jump right into a 3D-style perspective view?” the chatbot will likely want to know.

Seems like a no-brainer. Both, of course. But ask yourself: Should you even be using an AI chatbot like your own personal draftsman?

Local architects mostly agree that bots powered by artificial intelligence are great at creating lovely images that closely reflect the user’s imagination, given enough iterations. But the designers defend themselves when it comes to creating proper 3D renderings of spaces that are functional from an engineering and building perspective.

“Perhaps the greatest skill of the architect is to think in three dimensions and then get it out of their head in two dimensions on paper,” said Thomas Bates, director of visualization at VMDO Architects. “AI tools can’t think, conceptually, in three dimensions.”

That doesn’t mean chatbots aren’t good at other things of value to architects and their clients, Bates admits. AI is a go-to when he and his team need to put people into an illustration, for example, or when a summery scene might serve the client better as a wintery one.

Katherine Snider Tabony, of Oak Five Architecture, agrees. AI chatbots can create interior design shots that give clients a rough feel for a space in a fraction of the time a designer can.

They can quickly throw together floorplans.

They can rapidly run through sketch revisions. ”I think that is kind of the immediate takeaway right now: This is likely to be a real boon in terms of efficiency,” Tabony says.

The drawback, for Tabony, is that chatbots mine the internet for existing ideas, rather than offering novel solutions. For now at least, it’s

when they attempt something novel in an architectural context that they make critical mistakes.

“I see my role as being the curator for these different things,” Tabony says. She hopes that that means AI won’t replace architects anytime soon, but “it may happen someday.”

Stephanie Williams of Williams Architects points out that architectural modeling software is already adept at projecting designs in three dimensions, and many available products are using their own version of AI tools. “I have used AI to help me gain a baseline to certain code questions quickly,” she says. “I have found that quite useful.”

So, what happens when you ask that chatbot to give you both the floorplan and 3D rendering

it promised? The floorplan is effective enough: a 2D drawing of where everything should go, and even with measurements if you ask for them. But the 3D version is less inspiring: just a pretty picture of a stock room reflecting some of your specifications.

“I have heard some people … talk about the intangible soul that is in all artistic creations— whatever that feeling is in a piece of jazz music or a painting by a great master that brings about a reaction in you,” Bates says. “That’s something that feels lacking in AI-generated creative content, and I think of architecture as a creative profession. I like to think that AI will struggle to figure that out. But it is getting pretty good pretty fast, so it can be scary.”

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BLUEPRINT

Home in the making Ideas and textures that shape unique spaces By Caite Hamilton Every home tells a story, and often it begins on a mood board. We asked this year’s Best of C-VILLE Interior Designer, Stushek Design, to share a few it recently created for clients, giving us a peek into the inspiration behind a globetrotting couple’s living room, a timeless kitchen, a girl’s bedroom in bloom, and a cozy historic library. “At Stushek Design, we love crafting spaces that perfectly blend style, function, and personality,” says Associate Designer Meg Hook.

 At home and abroad

 Grounded elegance

 A growing haven

 Timeless comfort

“This design board celebrates a worldly, collected approach to living—curated for homeowners who love art, travel, and storytelling. The vision began with a grounding palette of black, ivory, and deep red, chosen to infuse the space with both drama and warmth.

“Layer by layer, texture was introduced—rich velvets, woven trims, and tactile neutrals—adding depth and visual interest. Playful details, such as an embroidered alpaca, bring a sense of whimsy, perfectly balancing bold geometrics and exotic animal prints. These elements reflect the clients’ sophisticated taste, love of travel, and their sense of humor.

“The result is a space that feels intentionally curated over time, blending global influences with deeply personal touches. It’s a living room full of character, soul, and stories waiting to be shared.”

“Designed for a client who values both beauty and functionality, this kitchen concept reflects a grounded, approachable elegance. The material palette blends organic textures and timeless finishes to create a space that feels calm, warm, and effortlessly refined.

“We began with a foundation of natural oak and creamy white stone to keep the space light and inviting. Deep green glazed tile introduces depth and a subtle connection to nature—something the client emphasized early in the design process. Handpainted patterned tile adds a handcrafted detail that speaks to the client’s appreciation for artistry and heritage.

“Brushed brass hardware and woven metal mesh introduce a touch of polish, elevating the overall look while still feeling livable. Each material was chosen with intention—prioritizing durability, texture, and quiet character that aligns with the client’s vision of a timeless, personal kitchen.”

“We had so much fun designing this bedroom mood board for a young girl with a love of creativity and nature. This room strikes a balance between playful charm and thoughtful sophistication. The palette—blush, deep raspberry, and moss green—feels fresh yet timeless, setting the tone for a space that evolves with her. Botanical prints, embroidered trims, and layered textures reflect her personality, while natural materials like wood, stone, and dried florals bring warmth and grounding.

“This is more than just a bedroom—it’s a personal haven she can continue to grow into. A space that celebrates who she is now, while leaving room for who she’s becoming.”

“Designed for a couple living in a historic home, this library and study concept balances classic charm with contemporary comfort. The palette combines rich earth tones— deep greens, warm rust, and natural wood—reflecting the home’s heritage while introducing a fresh, inviting atmosphere. Textural fabrics, from soft velvets to patterned weaves, add depth and tactile interest. Natural accents, like the antler and leafy greenery, subtly connect the space to the outdoors, enhancing its calm and restful feel. Subtle animal print accents and brass hardware inject personality and sophistication. We truly enjoyed designing this space, creating a cozy retreat perfect for savoring a good book and a cup of tea.”

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C-VILLE ABODE

SUPPLIED PHOTO

BLUEPRINT









C-VILLE ABODE

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BLUEPRINT

Problem solvers

HOUSE PAINTER

Sun Painting sunpaintingva.com

Runner-up: Anderson Quality Painting facebook.com/anderson qualitypainting

INSURANCE AGENT

Need a hand? Voted on by our readers, these local pros know how to get the job done right.

APARTMENT COMPLEX

evageescott.com

Runner-up: Hunter Wyant (State Farm) hunterwyant.com

INTERIOR DESIGNER

Stushek Design stushekdesign.com

Robertson Electric

Runner-up: Kenny Ball Design kennyballdesign.com

Runner-up: W.E. Brown, Inc webrown.com

INTERNET PROVIDER

liveatlakeside.com

FLOORING STORE

Firefly Fiber Broadband

ARCHITECTURE FIRM

carpetplusonline.com

Reserve At Belvedere

liveatbelvedere.com Runner-up:

Lakeside Apartments

robertsonelectric.com

Carpet Plus

VMDO Architects

Runner-up: Sarisand Tile sarisandtile.com

Runner-up:

HEATING/AC

vmdo.com

Alloy Workshop alloyworkshop.com Runner-up:

Rosney Co. Architects rosneyarchitects.com

CLEANING SERVICE

The Cleaning Company

thecleaningcompanyva.com

Albemarle Heating & Air albemarleheating.net Runner-up:

Runner-up: Ting ting.com

LANDSCAPING COMPANY

Dos Amigos Landscaping

dosamigoslandscaping.com

joneshava.com

Runner-up: Skyline Brick ernestmaier.com/skylinebrick

HOMEBUILDER

MORTGAGE LENDER

Southern Development Homes

Jamie Yowell (Bank of the James)

Runner-up:

Runner-up: UVA Community

nolabuilds.com

uvacreditunion.org

HOME INSPECTOR

PLUMBER

southern-development.com

charlottesvilleorganizing.com

NOLA Build & Design

CONTRACTOR

fireflyva.com

Jones Heating & Air

Runner-up:

Charlottesville Organizing

bankofthejames.bank

Credit Union

NOLA Build & Design

Tim Robinson

W.E. Brown, Inc

Runner-up: Martin Horn martinhorn.com

Runner-up: Justin Carlisle (Carlisle III Inspections)

Runner-up: Streamline Plumbing streamlineplumbing.com

nolabuilds.com

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ELECTRICIAN

Eva Gee Scott (State Farm)

wini.com/charlottesville

webrown.com

C-VILLE ABODE

BLUEPRINT

SUPPLIED PHOTO

Architecture firm VMDO is a national leader in net-zero and net-zero-ready buildings.

PROPERTY MANAGER

Marigold Residential Management marigoldmgmt.com Runner-up:

Braden Property Management bradenproperty.com

REAL ESTATE AGENT (RESIDENTIAL)

RENOVATION/ REMODELING COMPANY

storyhousere.com

nolabuilds.com

Sasha Tripp (Story House Real Estate) Runner-up:

Jenny Stoner (Thalhimer) thalhimer.com Runner-up:

Nicolle Comarovschi (Story House Real Estate) storyhousere.com

C-VILLE ABODE

Runner-up:

Ivy Haines (Nest Realty)

Walsh’s Remodeling

REAL ESTATE COMPANY

SOLAR COMPANY

nestrealty.com

REAL ESTATE AGENT (COMMERCIAL)

NOLA Build & Design

Nest Realty nestrealty.com Runner-up:

Story House Real Estate storyhousere.com

walshsremodeling.com

Tiger Solar tigersolar.com Runner-up:

SunDay Solar sundaysolar.com

23

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C-VILLE ABODE

Savings & service with a smile Call, click or stop by today

E Scott Ins and Fin Svc Inc

Eva Gee Scott, Agent

1136B Emmet Street N Charlottesville, VA 22903 Bus: 434-977-2741 eva@evageescott.com www.evageescott.com

WINNER

BEST INSURANCE AGENT

State Farm Bloomington, IL

C-VILLE ABODE

25

LIVING IN THE

ERIK KVALSVIK

land

Outside and inside blend in this integrated home

dscape

BY C A ROL DIG G S

PAGE

27

ERIK KVALSVIK

project started with a vision one couple had of living in the midst of the landscape they love. Once they discovered the perfect spot, the adventure of making that vision come to life began.

In 2017 they found about 20 acres in southern Albemarle County that had been left in pasture, close (but not too close) to Charlottesville. To begin the process of making their vision a reality, the couple hired landscape architect Anna Boeschenstein, owner and principal of Grounded, who started by planting a mix of native trees and understory plants along the road bordering the property to provide privacy and reduce noise.

Facing a blank slate, the couple wanted the home they envisioned to have a cohesive integrated feel. So they enlisted Julie Kline Dixon and Keith Scott, partners at Rosney Co. Architects, and Anne Hulcher Tollett, owner and principal designer of Hanover Avenue in Richmond, to work as a team with them and Boeschenstein.

“The clients asked us to design a classic farmhouse that had an easy connection to its setting,” says Scott. “They wanted a fairly modestly sized home, and asked us to use materials that would endure our local climate and age gracefully—a home that looks like it could have been on the site for 100 years.”

Rather than putting the house on a high point, Dixon and Scott suggested a site on the side of a knoll, facing southwest toward a saddle between two mountains. As a result, the home nestles into the slope; the cut that carves out the walled parking court at the house’s entrance provided fill for the curved plinth lawn facing the mountains.

Its placement also offers privacy from the road, Scott notes, and “the house gradually reveals itself ” as you drive in.

All materials were chosen to fit and enhance the landscape. Stone walls line the courtyard’s garden border and the plinth lawn (raised to a height of 30 inches, so as not to require a visually intrusive railing).

The house is constructed of fieldstone and clapboard, with cedar shingles on the fieldstone sections. The porch along the plinth lawn is paved in local bluestone, also used for the entry porch, and the parking court-

ERIK KVALSVIK

This

The primary suite overlooks a firepit garden built around a chimney salvaged from a deserted cabin.

yard is paved in tan quartz gravel bordered by a cobbled curb and apron of granite.

The couple specifically asked Rosney to make the house one room wide, with windows on both sides making the most of the light and views. “This creates a connection to the surroundings as the light changes throughout the day, not only on a daily basis but seasonally as well,” says Scott. “We also fine-tuned the orientation of the house so that the main living rooms (primary bedroom, living room, dining room, and kitchen) all have the best views.”

The details Architect: Rosney Co. Architects Landscape Architect: Grounded LLC Builder: Element Construction Landscaping: J.W. Townsend Interior Design: Hanover Avenue

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The southern end of the house has two areas side by side, the library/office and the outdoor dining porch. At that point, the layout makes a 90-degree turn for the mudroom and a breezeway to the connected garage. This makes the house’s footprint more compact, and creates the main-house-with-outbuildings feel of a country farmhouse.

The entry drive, bordered by a line of sugar maples on one side and a mix of native trees on the other, passes a rain garden in a swale next to the parking court. The court’s low fieldstone wall shelters beds of bulbs, flowering shrubs, ornamental grasses, and sweetbay magnolia, providing changing seasonal color as well as a visual transition to the meadow beyond.

The house itself is surrounded by gardens that are tied to, and intersect with, the living spaces of the home. This was part of the original concept.

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ERIK KVALSVIK

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KATE THOMPSON

ERIK KVALSVIK

Brick walkways wind throughout the garden beds, leading to a plinth lawn bordered by “pocket gardens” where visitors will find liriope, pink muhly grass, laurel, inkberry, and prairie seed.

“The clients’ vision was very landscape-driven,” says interior designer Tollet. “The grounds are beautiful in all four seasons, so we really focused on the changing light and seasons. The primary bedroom is a winter season, sunset on snow; the central rooms, the living and dining spaces, are spring and summer, while the kitchen and library end are geared to fall.”

But a farmhouse ethos didn’t mean old. “This client doesn’t particularly like antiques or oldfashioned,” says Tollett. “They wanted classic, timeless pieces, but also chose a lot of contemporary art and Virginia artists.”

The primary suite overlooks the firepit garden built around a chimney salvaged from one of the deserted cabins scattered through these mountains (Boeschenstein found it on Craigslist). The client collects old millstones, notes Boeschenstein, one of which is embedded in the brickpaved seating area in front of the outdoor fireplace, surrounded by beds of leatherleaf viburnum, sweetspire, little lime hydrangea, fothergilla, and boxwood.

Through these beds, a brick walkway leads to the plinth lawn, bordered at both ends by rectangular “pocket gardens” where liriope, pink muhly grass, laurel, inkberry and prairie dropseed are enclosed by hydrangea borders. The plinth lawn itself is bordered by a bluestone walkway, with steps leading up to the porch off the living and dining rooms, with full-story windows allowing both rooms light, air, and tremendous sunset views.

At the house’s other end, the dining porch overlooks the fountain garden—two millstones placed horizontally as a water feature in the center of a circular lawn surrounded by a border of flowers and shrubs. The fountain is one end of an axis that runs across the end of the house to another millstone placed vertically as a sculptural feature. The clients specifically asked for a cutting garden that would work through three seasons, so these beds feature black-eyed Susan, Joe Pye weed, Russian sage, peonies, two kinds of coreopsis, blue ice amsonia, and two types of echinacea as well as Mexican feather grass and fountain grass.

Stepped down on the south side of the flower garden is the vegetable patch—less decorative, but still important. On its east side is a small outbuilding that combines potting shed and dog kennel. (“The clients never got a dog, but we still call it the doggie cottage,” Boeschenstein says with a smile.)

As if on cue, resident long-haired ginger cat Tucker comes striding down the brick path, right on axis with the sun behind him, ready for his photo shoot.

KATE THOMPSON

On the south side of the flower garden is the vegetable patch, bordered by a combination potting shed and dog kennel.

Serving the land This couple wants both their house and their land to last. They worked with James River Consortium to plant a riparian buffer along the creek running along their property, and have used trees and branches removed from nearby construction sites to build brush piles (habitat for bugs, insects, and snakes as well as safe havens for small critters).

One partner is a devoted gardener, and Boeschenstein recalls him saying, “I want to spend every day outside.” In addition to the flowers, vegetables and maintenance, he is also working on two restorative projects.

On four acres at the back of the property, he’s started a traditional forestation project: about 1,200 seedlings of a variety of native trees. These are in their fifth or sixth growing season and “doing quite well,” he reports.

On a quarter-acre plot near the barn, he’s trying to restore a section of Piedmont savanna—which used to cover much of this region in pre-colonial times. “People think this area used to be all forest,” he says, “but really there were all these pockets of tall grass prairie.” To help bring back that mix requires intensive soil prepara-

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tion for about 18 months before densely planting a mix of understory, midstory, and overstory species—“The idea is to really accelerate the progression.” Planting the various layers simultaneously also encourages the return and flourishing of the wildlife mix that makes for a healthy ecosystem: bugs, beetles, insects, pollinators, birds, and small rodents.

“It’s an experiment in motion,” he says.

“Some things will work, and some will fail.

Five to 10 years from now, we’ll know. I’m trying to work with the land.”

GIFTS

HOME DÉCOR

INTERIOR DESIGN

2134 Barracks Road Charlottesville, VA 22903 434-295-0688 www.follycville.com

Thank You! Congratulations, Jamie!

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“If you’re thinking of buying or refinancing a home, I invite you to talk with me and together we’ll find a customized financial solution to suit your needs.”

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Jamie Yowell Loan Officer Vice President NMLS# 1604516 Phone: 434.328.7076 Mobile: 434.981.5849

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R E A L E S TAT E

House numbers Area home sales remain flat while prices continue to rise

By Sean Tubbs

T

he local real estate market remained relatively flat in April, May, and June, while prices continued to increase. That is reflected in the latest quarterly report from the Charlottesville Area Association of Realtors.

There were 1,087 sales in the six localities covered by CAAR in the second quarter of 2025 compared to 1,100 sales the previous year.

“The interest rates are basically the same, the number of sales units is essentially unchanged but the prices continue to climb,” says CAAR President Josh White. “The median price for the region is at $485,000 which is a 5 percent gain.”

That continues a steady trend upwards from a median price of $376,000 in the second quarter of 2021.

The sales volume trend is not universal, with home sales up slightly in Charlottesville and Greene and Nelson counties. In Charlottesville, there were 149 homes sold in the second quarter of this year compared to 134 in 2024. Sales volume dropped 2 percent in Nelson, 4 percent in Albemarle, and 12 percent in Louisa.

Sales prices were up in five of the six localities, with Albemarle County the most expensive with a median sales price of $575,000, up 8 percent from $533,750 in 2024. Fluvanna County is the most affordable, with a median sales price of $385,000.

Charlottesville bucked the trend with an average sales price decrease of 2 percent to $509,000, down from $520,000 in 2024. White says that might be because there were more homes on the market than last year.

“More competition could certainly influence the prices dropping as sellers may be more incentivized to offer their home at a lower price or offer concessions to get the deal to the closing table,” White says.

There was also an 8 percent decrease in the median sales price for new construction from $514,057 last year to $471,610 in the second quarter of 2025.

Rates for a 30-year mortgage are about the same as last year at 6.77 percent. Four years ago rates hovered above 2 percent and have graduC-VILLE ABODE

Home sales were up slightly in Charlottesville and Greene and Nelson counties in April, May, and June.

ally increased as the Federal Reserve took steps to fight inflation.

“If interest rates would drop, that could further increase pricing as more purchasers come to the market who may be priced out by current rates,” White says, adding that sales prices will likely continue to increase until more homes are on the market.

Local realtor Jim Duncan of Nest Realty says he doesn’t think interest rates are playing that big of a factor.

“I see the market is slowing due to intentional national uncertainty with respect to employment, tariffs, and the cuts that are affecting UVA and other educational institutions,” Duncan says.

“Homes are absolutely still selling, and buyers do want to purchase.”

Houses and condominiums are also spending more time on the market. In the first quarter of 2021, the average was five days and that has increased to nine days in the second quarter of 2025.

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Downtown Trolley Map

How to Catch the CAT! With the ETA SPOT app, you can see where your bus is, bookmark your favorite routes, and discover route alternatives. Find a link to our app on our website at CatchTheCAT.org or search in your phone’s app store for “ETA SPOT”.

Visit CatchTheCAT.org and select “CAT Schedules & Maps” from the left-hand column on the home page. Once the page loads, choose from a variety of options, including our downloadable fixed-route schedule, accessible real-time route map, convenient trip planner, and more!

Call CAT’s real-time arrival line at (434) 9703649 and press 0. When prompted, enter the 5-digit bus stop number associated with your stop. If you don’t know your stop number or need assistance, press 3 to reach CAT customer service.

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JOE FLETCHER

Home Sweet Home

Chimneys and sky From our 2022 archives, this featured home sets a contemplative tone for winter. Three Chimney House in Ivy rises quietly from a grassy hilltop, its white brick walls and steep dark roof silhouetted against the Blue Ridge.

Designed by architect Thomas Ryan, the 5,800-square-foot residence blends modernist lines with Virginia tradition, rooted in the landscape by three towering chimneys. Inside, the soaring Main Hall draws in light and mountain views, while wings for family and guests extend like open arms toward the horizon. Warm materials—oak, slate, copper—soften the bold geometry, while custom details, from a glass-lined library to a wood-fired pizza oven, keep the house grounded in daily life. At once striking and serene, the home is a meditation on place, light, and family.

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LUXURY BOUTIQUE INN

SURROUNDED BY HISTORY A hidden gem nestled in one of Charlottesville’s most charming historic neighborhoods, Oakhurst Inn is an intimate boutique hotel conveniently located just steps away from the University of Virginia. Experience luxurious accommodations, delectable cuisine, an inviting ambiance, and picturesque surroundings. A place connecting visitors and locals alike.

OAKHURSTINN.COM | 434872 0100 C-VILLE ABODE

122 OAKHURST CIRCLE, CHARLOT TESVILLE, VA 39

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