This beautiful luxury townhome has everything you want. As you enter you are greeted in a light filled foyer. The bottom floor has a great multi-purpose room which is a perfect guest suite with attached bath or additional large family/recreation room. On the main level you find an open floorplan including your living room, dining room & upgraded gourmet kitchen with oversized island. Enjoy the view of Carter Mountain from your living room. Perfect for entertaining inside & out with a lovely deck with plenty of space to cookout or relax. Head up to the bedroom level. There you’ll find a large master bedroom with two closets including a walk-in & master bathroom with double vanities & beautifully tiled shower. Two more bedrooms including another with a walk-in closet, bathroom, & laundry complete that level. As a bonus, the pulldown attic stairs lead to additional storage space which is a rarity in a townhouse. Perfect location minutes from UVA, Downtown, Wegmans, & I-64. The Avinity neighborhood is a true community where neighbors know each other. Enjoy the dog park, clubhouse, playground & full gym or meet your neighbors at a wine social or weekly food truck. Come see your new home today! $450,000
Previous model home is now ready for you to move in! This like-new home in the newly soldout Village Oaks neighborhood is perfect for thosewanting easy, single-level living. The open floorplan with LVP floors allows the natural light to flow through the home. The upgraded kitchen with an ample diningspace includes a island with bar is perfect for entertaining. With easy access to the patio and large yard, it is ready for hosting a backyard BBQ, playing in the yard, oryour favorite canine friend. The large owner’s bedroom has an attached bath with double vanities and an adjacent large walk-in closet. Two additional rooms, full bath,and laundry room completes the inside. The two-car garage has space for additional storage. The neighborhood takes care of the lawncare, trash, and snow removal;so you can relax on the weekends or simply walk across the street to the pool on a hot day. There is also a playground and clubhouse for when you want to entertainaway from home. All of this with a quick commute to Charlottesville and I-64. Come see your new home! $350,000
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
$4,865,000 Steve McLean, 434.981.1863
317 acre estate that has it all: location, views, water, stunning main residence, event center and more! The 15+ acre lake is centered among lush rolling fields of rich grass and a spectacular 5-BR home with heart pine floors, 4 FP, study, garages, and unparalleled views exists. 25 minutes west of Charlottesville in Greenwood, this exceptional property is a one-of-a-kind, not to be replicated, gem. Also includes a large metal barn, log cabin with FP, stunning party barn and a 2 BR cottage. Additional acreage available. MLS#631962 $8,875,000 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
BLACKBERRY
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
Unique 88-acre property with lake and 4-BR home. Property includes two-car garage, storage shed/shop and 3760 sq. ft. multipurpose building. Beautiful mountain and lake views just 4 miles from Charlottesville, with division rights. MLS#635483
$1,275,000 Jim Faulconer, 434.981.0076
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
This 3-bedroom, 3.5 bath condo features extra high ceilings, a modern & 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
GIBSON’S HOLLOW
Ivy area. Minutes from town and backing up to Bundoran Farm, Gibson’s Hollow offers complete and private domain at the end of a private road. Mountain top ridges offer panoramic views with minor clearing at several building sites. There is a caretaker’s house which is being offering as is, and 19th century log outbuildings. There are multiple parcels and division rights making this an excellent conservation easement candidate. Your own nature preserve. MLS#634183 $3,250,000 Tim Michel, 434.960.1124 or Steve McLean, 434.981.1863
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
175 acre grazing farm with 2/3 mile frontage on the James River. Impressive 4-5 bedroom, brick Georgian home, circa 2000 in excellent condition. Fertile James River bottomland for gardens, plus many recreational uses. MLS#632477 $2,670,000 Jim Faulconer, 434.981.0076
K’DEE
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
Remarkably large parcel located convenient to Charlottesville and UVA. Exceptional Blue Ridge views, charming farmhouse (in need of restoration). Under VOF easement but with divisions into already predetermined parcels. MLS#585228 $4,400,000 Steve McLean, 434.981.1863
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
FRAYS
Mostly wooded preservation tract of 81.395 acres next to Frays Mill Subdivision in highly desirable Northern Albemarle. This beautiful gently rolling land has a great, private homesite with Blue Ridge Mt. views, and creek on property. MLS#608509
$995,000 Jim Faulconer, 434.981.0076
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
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
Wonderful gently rolling parcel of land with just under 26 acres, 18 miles south of Charlottesville. The land is wooded (mostly hardwoods) with an elevated building site, stream/creek, total privacy, and long road frontage. MLS#619394 $229,500 Steve McLean, 434.981.1863
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
Great building lot in Ivy! Over 2.5 acres less than 6 miles to Charlottesville and UVA. Your future dream home could sit on this beautiful, wooded land, the perfect combination of country and city access. Murray Elementary School District. MLS#634897 $165,000 Steve McLean, 434.981.1863
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
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
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
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 promise hours or days of relaxation. 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 gorgeous 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! 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
Unique building site overlooking a quarry lake. Serene setting for a home. Gated, private entrance. Road to home site in place. 3 private properties share lake and access, sandy beach, cabana and 20 acres of common land
By Sean Tubbs
For the second year in a row, the average real estate assessment has increased by double digits.
Residential parcels increased by an average of 11.52 percent, based on 15,148 taxable properties. Commercial properties went up an average of 12.16 percent, and that includes apartment complexes, retail, and office space. When you throw in new construction, the overall average increase comes to 12.33 percent.
Nearly 98 percent of all properties in Charlottesville went up in value, with just over 1 percent declining.
As we wait for more details on how those assessments shook up, it’s a good time to look at the December numbers for property sales in the region.
“The median sales price in December was $422,450, up 5.7 percent from the previous year, a price increase of $22,950,” reads the latest report from the Charlottesville Area Association of Realtors.
Those numbers are also based on lower sales volumes. There were 29.6 percent fewer homes sold in the last month than in December 2021.
Drilling into the city, only 39 homes were sold in Charlottesville compared to 55 in 2022. The median sales price increased from $406,000 to $468,000. One prominent example of the increase in valuation is the $270,000 sale of a duplex in the Orangedale neighborhood on December 19. That unit had been flipped by an entity called Aspiring Developments, which had purchased it for $140,000 in June.
December also saw other sales that were well over the 2022 assessment. A condominium on Douglas Avenue sold for $950,000, or nearly 19 percent over the 2022 figure of $441,000. A house on Yorktown Drive sold for $715,000, 62.13 per-
cent over. The 2023 assessment, however, is at $646,700.
As for new construction, a recently built house on Lochlyn Hill Drive sold for $843,804. The 2023 assessment on that home is $834,900.
At the end of December, Charlottesville had the fewest active listings with 61. Sales were down sharply in Albemarle with 115 sales compared to 189 the previous year. However, the median price increased 21 percent to $547,459. Earlier this month, the county announced an average assessment increase of 13.46 percent.
One change over December 2021 is a higher number of homes available. There were 740 active listings at the end of the month compared with 436 a year previously.
But not all communities had the same trends. Median prices went down in Greene County by 10 percent, dropping from $350,000 to $315,000. That’s based on 14 sales in 2022 compared to 27 in 2021. There were 66 active listings at the end of the month.
The number of homes sold in Fluvanna County increased by six with 44 purchases. The median sales price increased from $305,504 to $359,995 with 99 active listings on December 31. Louisa County had 57 sales, a 23 percent decrease over 2021.
The median went up from $335,000 to $375,000 year-to-year. Nelson County also saw a decline in median sales price with a 6.6 percent decrease from $417,500 to $390,000.
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Nearly 98 percent of all properties in Charlottesville went up in value, with just over 1 percent declining.An overview of market activity across Charlottesville and the surrounding counties between December 2021 and December 2022. Sales decreased by double digits in all but Fluvanna County. CHARLOTTESVILLE AREA ASSOCIATION OF REALTORS Nelson County Albemarle County Greene County Louisa County Fluvanna County City of Charlottesville
