1939 Browns Gap Turnpike, Charlottesville VA home for sale.  $120,000.00

 1 bedroom, 1 bath, 1080 sq ft, living room, kitchen, greatroom, den, home office, screened porch.

This home on a landscaped lot is located in Albemarle County close to Crozet and Charlottesville.  At this affrodable price the darling bungalow is perfect for investors or first time homeowners.

Cpoyright all rights reserved by Pam Dent “1939 Browns Gap TPKE Charlottesville VA – Investor Opportunity“.

This post will examine the sales of Charlottesville farms over the past year. For the purpose of this report we will consider properties over 15 acres.

2010 average list price $1,887,107.
2011 average list price $1,439,348.

2010 average sale price $1,663,847.
2011 average sale price $1,286,576.

2010 median sold price $1,112,500.
2011 median sold price $750,000.

2010 average continuous days on market 361.
2011 average continuous days on market 243.

2010 %sold/list 88.16%.
2011 %sold/list 89.38%.

2010 months inventory 47.07.
2011 months inventory 32.52.

In 2010, 26 Charlottesville farms sold.
In 2011, 38 Charlottesville farms sold.

2011 Year End Sales and Inventory Charlottesville Farms

There is a lot to like in these numbers.  Obviously we still have way too many months inventory, but we are trending in the right direction.  One of the other figures to compare is the difference in the median sold price between the two days.  This could tell us that prices are down which we know is the case across the board in real estate, but it may be more of an indicator of the price range that is selling.  Purchasers are looking for value right now and buyers of Charlottesville farms are no exception.

Copyright 2011 by Pam Dent all rights reserved “Charlottesville Farms Real Estate Market Report – 2011“.

This Albemarle County real estate market report will focus on the sale of single family detached homes.  We will look at the November real estate activity and see how it compares with the activity over the past two years.

As we look at the total sales figures from this year so far compared with 2010 we will see that there is little difference. This years sales total is up very sllightly and prices are generally down. Month to month we have seen a volatile market that has gone up and down following the economic and political news. We still need to see a significant reduction in inventory so that we can reach a balanced market.

Copyright 2011 all rights reserved by Pam Dent “Albemarle County VA Real Estate Market Report – November 2011“.

This Greene County real estate market report will examine the sales of  single family detached homes during November 2011.  We will also look at data on how the Greene County real estate market has performed over the past two years.

When you compare this year so far to the previous year we can see that the Greene County real estate market has remained fairly stable; however month to month it has been a bit of a roller coaster as buying activity has reacted to the volatile ecconomic climate. Prices are down for the year as a whole as are sales totals, but not dramatically. Unfortunately inventory amounts also remain fairly stable, which means that we remain firmly in a sellers market. We will need to see a pickup in sales to buy down inventory to a 6 month inventory level before Greene County real estate will enter a balanced market. This is pretty much what we are seeing throughout Central Virginia.

Copyright 2011 all rights reserved by Pam Dent “Greene County VA REal Estate Market Report – November 2011“.

Everyone has listened to the news and is familiar with the growing number of foreclosures across the country.  While Charlottesville and Central Virginia do not have as many bank owned properties on the market as are seen in many parts of the country, we do have them.  Because of the possibility to purchase a Charlottesville foreclosure for a very good price, there is a lot of interest in these homes.  We see both investors and buyers looking for a home to live in themselves who are curious about the foreclosure market.

What is the foreclosure market like in the Charlottesville area?  What kind of REO properties do we have in our real estate market and what is involved in purchasing one?

This is the first in a series of videos on Buying A Charlottesville Foreclosure.

Copyright 2011 by Pam Dent, all rights reserved “Buying A Charlottesville Foreclosure – Part 1“.  Written by Pam Dent.

In the current real estate market I am often approached by folks who are interested in purchasing a foreclosure.  Bank owned properties can provide the opportunity to purchase a home at a discounted price.  However people are often surprised at what exactly that price may be.

You have been hearing on tv about the glut of foreclosures.  You know that the banks need to get these homes off their books.  So it makes perfect sense that they would be happy to get anything for the properties just to get rid of them…wrong.  The banks want to get as much as they can for the properties.  They have a figure that they want to get for the home.  The home has been priced according to a brokers price opinion based on market value and condition.  This is usually less than comparable resales that are on the market.  The Charlottesville foreclosure is already discounted and the bank usually will not take 30 cents to the dollar on this discounted price.

When the home comes on the market as a REO it is listed at a price based on a BPO.  If there has not been an acceptable offer, the bank will periodically reduce the price.  When the price of a bank owned home becomes attractive, offers come in.  It is not unusual to end up with multiple offers and we will see the home end up selling for over the list price.

This graph shows the sold to list price ratio of foreclosures in the greater Charlottesville real estate market.  Note that this ratio is based on the sale price as compared to the original list price, not the final reduced price.  You can also see how much lower the REOs are selling for compared with the conventional sales.

As you can see the foreclosures in the Charlottesville real estate market are selling on average for approximately 82 – 88% of  the list price.  Yes, you can make an offer, but don’t expect to be able to get the property at 1/3 of  the list price.  I am not saying that it never happens, but it is not at all the norm.

Copyright by Pam Dent all rights reserved “Buying A Foreclosure In Charlottesville – How Much Should I Offer?“  Written by Pam Dent.

Amazing Views

Can you imagine looking at these views every day?  This Charlottesville country home located at the top of Afton Mountain features spectacular views across the Shenandoah Valley.  The home is located across the Swannanoa Golf Course from the Blue Ridge Parkway on a secluded wooded lot at the end of a cul de sac.  This setting will appeal to golfers and nature enthusiasts alike.  The parkway abounds with hiking trails and the Wintergreen Ski Resort is just down the road.  At the same time the home is convenient to Charlottesville and Waynesboro.

Paradise in the woods

Home at the top of the world

This 3 bedroom 3 bath home sports vaulted ceilings, skylights, and spacious light filled rooms.  The home was designed with opportunies to enjoy the spectacular views from every floor and the multiple decks offer ample space for outdoor entertaining.  Priced at $310,000 this Charlottesville country home is not to be missed!

96 Ledges Lane, Afton, VA

Copyright 2011 all rights reserved by Pam Dent “Charlottesville Country Home With The Best Views – 96 Ledges Lane“.  Written by Pam Dent.

2285 Antioch Rd. is a 194 acre property that is ideally suited for a Charlottesville equestrian property. The land is a combination of open fields, lush pasture and mature hardwoods. There are three homes that offer rental possibilities or housing for farm workers.

Gorgeous Central Virginia Farm  

Overview Maps Photos Features Description Neighborhood
$1,275,000 Single Family Home Main Features 3 Bedrooms 2 Bathrooms Interior: 1,664 sqft Lot: 194.20 acre(s) Location 2285 Antioch Rd. Scottsville, VA 24590 USA To get updates on open home dates and other property events, please click the "Like" button below:      Pam Dent  Montague Miller & Company (434) 960-0161 pam@JumpintoGreenerPastures.com http://www.JumpintoGreenerPastures.com  Listed by: Montague Miller & CO,
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You may have heard of using the services of a seniors real estate specialist to help seniors with their transition as they downsize or move to an age restricted home.  However an equestrian may not feel that a real estate agent with a SRES designation would be a good choice to help them.  But  what about if you could find a seniors residential specialist who was also a horse property specialist?

Helping Equestrian Seniors Move

Downsizing with horses has its own challenges.  It may be a difficult transition if you are used to totally caring for your horses yourself.   Or you may be used to having a large farm with many horses and are faced with whittling down the numbers to just a few.  Your seniors real estate specialist – horse property specialist will guide you through your options.  He will be able to assist you with the sale of your farm and find professionals who can help with packing and also the sale or donation of extra farm equipment.

Equestrian seniors may still wish to maintain their equestrian activity at some level.  They may just wish to find a smaller farm with less acreage to take care of and an easier barn to work out of.  Or a home in an equestrian community could be a good choice.  Another option would be boarding your horses and letting someone else be responsible for the care.  If you are from out of the area, a horse property specialist can help you find the barn that is closest to where you want to live that would be a good fit for you and your horses.

Downsizing with horses is a transition in an equestrian’s life and a Charlottesville seniors real estate specialist can help, especially if they are an equestrian property specialist as well.

Copyright 2011 all rights reserved by Pam Dent  “A Charlottesville Seniors Real Estate Specialist Can Assist Equestrians“.   Written by Pam Dent.

The price on this already well priced Charlottesville horse farm just got better.  Hayground has just been reduced to $749,999.  This property has everything that you need for a small professional quality horse operation or a state of the art set up for your private horses.  You will appreciate the well thought out stable with rubber tile center aisle, 5 roomy stalls with automatic waterers, feed and tack rooms, a wash stall and overhead hay storage.  There are two large fields and numerous paddocks with board fencing; three of which contain runin sheds.  Plus there is a lighted dressage arena with rubber fiber all weather footing.

The comfortable country home has 4 bedrooms and 3.5 baths.  There are two master suites, one on the first floor and one on the second.  In addition there is ample space for family living and entertaining with a sunroom, family room, formal dining room, and formal living room.  The full front porch and large rear deck allow space to enjoy the pastoral and mountain views.  All this and a pool too!

Copyright 2011 all rights reserved by Pam Dent “Charlottesville Horse Farm – Hayground 3078 Burnt Mill Rd. Reduced“.  Written by Pam Dent.