PAM DENT

Jump into Greener Pastures


434-960-0161
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How Do You Prepare to Buy Your First Home in Charlottesville, VA?

The world of real estate can be daunting, but with enough preparation, anyone can make the dream of purchasing their first home a reality. 

To prepare to buy your first home in Charlottesville, VA, research the real estate market trends in the area. After that, you should contact a mortgage professional who will calculate how much you can spend on a down payment, monthly mortgage, and closing costs. Getting pre-approved for a home loan is essential for a smooth home buying process.

Finally, to guide you through the complicated journey of buying your first home, get in touch with an experienced local realtor in Charlottesville.

Home Buying Process Steps

What Is the First Step You Should Take Before Buying a Home for the First Time? 

The first thing you should do is learn about the available programs from the state Virginia Housing (formerly Virginia Housing Development Authority or VHDA). These programs are geared toward first-time homebuyers.

First-time homebuyers in Virginia have access to a wealth of benefits and grants (no pun intended) that make your  purchase possible:

  • Down payment grants 
  • Zero down payment
  • 30-year fixed-rate loans
  • Federal tax breaks

Eligibility is dependent on these criteria:

  • No history of homeownership in the past three years
  • Credit score of at least 620
  • Compliance with maximum income and loan limits
  • Property will serve as your primary residence
  • Completion of homeownership education class
Charlottesville, VA Homes

What Are the Steps in the Home Buying Process? 

If you’re looking into buying a home in Charlottesville, Virginia, it’s best to know and understand each step in the process first. 

1. Calculate What You Can Afford

Before you start shopping for a home, calculate how much you can spend on a house and your monthly mortgage. A mortgage professional is essential to assist you with this.

2. Get Pre-approved for a Mortgage

Getting pre-approved for a mortgage will let you know exactly how much money you can spend on purchasing a home.

Working With a Real Estate Agent

3. Come Up With a Wish List for Your Home 

Having a wish list with all the features and amenities you want will help narrow down your home options. However, remember that you might need to compromise according to your budget, particularly in the current low inventory real estate market.

4. Find an Experienced, Local Real Estate Agent

You don’t have to go blindly into buying your first home! Working with a local real estate agent will help make the home buying process smooth and efficient. 

5. Search for Charlottesville, Virginia Homes for Sale

A real estate agent will introduce you to homes that fit your budget and comply with your wish list.

6. Negotiate an Offer

A critical step in the home buying process is making the offer. Real estate agents specialize in negotiating the sale’s price, terms, and conditions in favor of their client.

7. Get Mortgage Approval

Once you have a home under contract, get back to your lender to proceed with the mortgage.

8. Order a Home Inspection

Ordering a home inspection will help you identify whether any major repairs need to be made to the home and any potential or existing conditions that affect the property’s value.

An inspector should advise you on the necessary maintenance and upkeep.

9. Complete the Closing

Once all the above steps are done, expect to sign a lot of paperwork to complete the transaction.

Buying a Charlottesville, VA Home

What Do You Need to Buy a House for the First Time in Virginia?

Here are some things you need to do when buying a home in Virginia for the first time.

1. Do Your Research

To buy a house for the first time in Virginia, you need to do your research. 

Before settling in the city of Charlottesville in Central Virginia, make sure that the Charlottesville lifestyle is right for you. 

Charlottesville, VA is a thriving community that values arts and culture and innovation grounded in tradition. Residents get a balance of urban and rural living, as just beyond the city lines lie acres of family farms and rolling hills.

Before you hire a real estate agent, visit websites and read newspapers and magazines to get an idea of available real estate listings in Charlottesville. Follow all the homes you’re interested in, and check back to see how long they stay on the market. 

This will give you an idea of the current housing market in Charlottesville, VA.

2. Calculate Your Budget and Save Up

Buying a house means that you need cash to make a down payment. You’ll also need to save up for upfront costs such as:

  • Mortgage applications
  • Real estate agents
  • Lawyers
  • Home inspections
  • Moving expenses
  • Insurance
  • Closing costs (interest, property taxes)
  • Starting utilities
  • Emergency funds

Because of these many expenses, you need to figure out exactly how much you can afford, taking into consideration average home prices in Charlottesville, your income, expenses, and goals.

Down payments on homes range between 3.5% to 20% of the total cost of a property. This will depend on a homebuyer’s:

  • Mortgage interest
  • Credit score
  • Income
  • Current financial situation
  • Type of loan

To figure out the hypothetical downpayment for a home, find the average price for a home in Charlottesville, VA, and take 20% of that rate. According to Realtor.com, the median listing home price for Charlottesville, VA homes is $437,000. Or better yet reach out to a mortgage professional who can calculate how much you are able to spend and what loan product is best for you.

As for closing costs, they are calculated approximately 2% to 5% of the purchase price.

3. Attending Homeownership Education

Attending free homeownership classes is essential to not only qualifying for a home loan but will also help you understand your personal finances.

As a general rule of thumb, it’s recommended that buyers aim for a property that costs no more than  2.5 times their gross annual salary.

Homeownership education will also help you create a personal spending plan that works for your personal goals.

Buying a Charlottesville, VA Home

4. Preparing for a Mortgage

Since buying a home for the first time is a major investment, you will need to prove your financial capacity through your credit score, income, assets, and equity.

The credit score is used by lenders to determine the “creditworthiness” of borrowers or simply their capacity to repay the debt. A high credit score means that a person is financially trustworthy, while a person with a low credit score will have a more challenging time securing a loan.

There are several ways to improve your credit score to avoid any problems with securing a loan:

  • Paying your balances
  • Requesting a credit limit increase
  • Check for errors in your reports

Otherwise, another solution to buying a home with a poor credit score is to save up for a larger down payment. An additional option would be to apply for a Federal Housing Administration loan, which allows homebuyers a minimum credit score of 580 and a credit score of 3.5%.

To avoid any problems in the home buying process, get pre-approved by your lender. Remember that sellers do not tend to work with potential buyers who have not yet secured pre-approval.

5. Work With a Real Estate Agent

The best way to prepare for the intense journey of buying your first house is to get the guidance of a professional real estate agent. Working with an agent means that you’ll most likely find a home that suits your budget and needs from the get-go.

Buying a home can be complicated and overwhelming, especially if it’s your first time. A real estate agent will help you deal with legal paperwork, clean up your credit score, and find financing.

Since you’ll be working with an experienced professional, you’ll save hundreds of hours researching properties, the neighborhood, local zoning laws, and even assessing a property’s physical condition.

Final Thoughts

A real estate agent will work in your best interests to secure a deal in line with your price range and future goals. If you’re hoping to buy your first home in Charlottesville, VA, get in touch with me, Pam Dent, at 434-960-0161. 

WaHooWah

If you are an alum of the University of Virginia, you can probably skip this next lesson.   But for anyone who is new to the Charlottesville area, it might help to explain a term you will hear frequently.

At Charlottesville’s University of Virginia, the students call themselves Wahoos.   The term has been in place since 1893 so it is not a new phenomenon.   According to Wikipedia, several factors converged for the Wahoos to claim that name.   A school chant using the term was used as an Indian yell at Dartmouth College as early as 1878 but was abandoned by Dartmouth when political propriety rendered it obsolete.   Around the 1890’s the Washington and Lee baseball fans referred to the University of Virginia fans as a bunch of rowdy Wahoos, and they used the Wahoowa chant as a form of mockery.   However the UVa students instead adopted that nickname of Wahoos, and by the 1940’s the term had been shortened to calling themselves Hoos.

So now the students of UVa are the Wahoos.   Or Hoos.   You’ll see it and hear it all over town when you live here.   The official name of the UVa sports teams is the Virginia Cavaliers, so there’s a lot of “cavalier” imagery here as well.

WAHOOWAH :

The chant might mystify newcomers.   When you attend your first UVa sporting event, after the team scores you’ll hear the chant of “Wa-hoo-wah”!   And it might be followed by The Good Old Song which is an alma mater tribute of UVa, and the lyrics include the Wahoowa chant.   At first The Good Old Song (same tune as Auld Lang Syne) sounds very proper and sleepily “southern”.   Fans stand and sway to the music as they sing.   Dreamy slow verses of reminiscence and nostalgia.   But soon that idyllic lilt is punctuated by loud rapid-fire cheers.


Is Buying A Home in Charlottesville, VA a Good Investment?

To consider a home a good investment, you need to know what you plan to do with it, as well as where to buy it. In Charlottesville, VA, buying a home can be a good investment. With Charlottesville country homes, there often is open land which may increase in value along with the house itself. Mark Twain is quoted as saying “buy land, they aren’t making more of it”. The fact that there is a finite amount of land, makes these homes a great asset if you need a smart place to put your money.

There are many reasons why you might be buying a home in Charlottesville, VA. You might want a home to live in with your family, or a retirement house. Others might be looking for a place with space to start a farm or raise horses. Charlottesville horse properties are always in demand. Yet, some people want to buy a home only as an investment. They may either be aiming to make a profit in the short-term, or years in the future.

Luckily, there are multiple ways to make money off of a home. Unlike how it might seem, investing in a home isn’t as easy as buying it and selling it years later. While value tends to be secure in a home, it does not necessarily increase. If you know what you are doing, investing in a Charlottesville, VA home will be easy. This article is here to tell you more on investing in Central Virginia country properties.

Central Virginia Country Properties

How to Make a Home a Good Investment in Charlottesville, VA

Real estate is a very complex domain. Ensuring that a home is a good investment requires more than just buying and selling. It requires patience, energy, time, and sometimes more money. Regardless of this, if you put in the effort, it’s possible to reap returns on a property. Here are some of the main ways to invest in a home in Charlottesville, VA.

1.Buying to sell later. The many Charlottesville equestrian estates in the area are perfect for investment. The open land offers the possibility for a variety of agricultural ventures.  This could be a farm for horses, a vineyard, or a sustainable family farm, and you can add barns and agricultural buildings. Many of our local horse farms are perfect for an equestrian business.  Owners can also choose to leave the property vacant, but the potential is still there. As a result of this, holding on to a property and selling it in a few years in a strong economy is likely to bring profit. With this form of investment, accumulating a profit will take several years. One major advantage is that the seller can live in the home during this period. As long as the house is well-maintained and the land is cared for, then selling value will likely stay intact.

Charlottesville Equestrian Estates

2.Buying a rental property. In 2017, there were 43 million rental households in the United States. At any time, in Charlottesville, there will never be a dearth of potential tenants, particularly due to the University of Virginia and the University of Virginia Hospital. Many people cannot afford a home of their own, so they must rent one. For others, they see renting as a short-term alternative to buying a house. Regardless of the reason, it remains true that renters are almost always available for a well-located house. By buying rental property in Charlottesville, VA, it is possible to get consistent returns. There are two ways to approach purchasing a rental home in Charlottesville, VA:

  • Leave the mortgage to the tenants. By buying the house with a mortgage, you are in debt to the lender. Apart from the usual 30% paid upfront, you won’t have to pull anything else out of your wallet. This means that without much monetary commitment, your tenants will pay every month. Of course, most of their rent will go towards paying the mortgage. But, you can always ensure that there is a nice profit on top of the rent for you.

  • Pay off the house in full. This option is a bit more limited, as not everyone will be able to do this. When the house is paid off in full, there is more safety for the homeowner. The house is theirs, and there is no risk of foreclosure if tenants default on payment. Yet, it will take years for them to recoup the value of their investment. This option is better suited for individuals who don’t mind the long-term investment.

3.Buying a property to flip. If you ever find a good deal on a Charlottesville, VA home that needs extensive repairs, go for it. These kinds of properties are perfect for flipping, particularly when the majority of the repairs are cosmetic and not structural. When a seller knows that the home is in a state of disrepair or neglect, the value of the house gets discounted.

By purchasing the home and making repairs, it can often be sold at a significant profit. The house does not have to be in a bad state either. A house that is old or outdated can also get flipped. Such a house will likely get sold at a lower price due to its age. By renovating the structure to a more modern standard, you can add to the asking price. Flipping requires effort, time, and money, but can be profitable in the short-term, particularly if you are able to make some of the renovations yourself and do not mind some “sweat equity”.

Charlottesville Country Properties

How to Get the Best Value out of Your Investment Property

The goal of an investment is to reap a profit. The expectation is that you will try your best to maximize the profit that you get. With any luck and a few simple things in mind, you won’t leave money on the table.

  • Keep the property well-maintained. When you neglect a home, it begins to show. Few people want to buy a house that looks like it is falling apart. It is important to keep not only the building itself looking good but the land around it as well. Neglected land is not attractive to a potential buyer.  Curb appeal matters.

  • Upgrade if needed. This applies to any path of investment chosen for your Charlottesville, VA, house. By making sure the house is up to date, you will earn more money from outright selling or rentals. Replace outdated utilities like pipes and electricals. Also, consider upgrades for energy efficiency or towards achieving a smart home. Be careful about what you upgrade, though. Not everything will add significant value.

  • Get an expert realtor. Many people want to keep all the profits to themselves, so they work alone. This can be stressful, time-consuming, and may not be worth the money ‘saved’. By getting a realtor, everything moves more smoothly. This applies to sales of property and finding renters. They can also assist you with a location-specific valuation that gets you the best price.

Charlottesville country properties are good choices for investment. To ensure you’re getting the best value you can, it is essential to work with a realtor who knows the area. For Charlottesville, VA, this is someone like Pam Dent, REALTOR.

If you’re on the lookout for investment properties in Charlottesville, you’ve come to the right place. Call Pam Dent, REALTOR, at 434-960-0161 to get started on a home.

What Adds Value to a Charlottesville VA Country Home?

You can add value to your country home in Charlottesville by emphasizing the advantages of rural life. The peace of rural areas is important to many people, however having good roads for access to urban areas is a boost. Adequate space for horses and other animals adds value too. The quality of the home and improvements should be optimal. While many appreciate a rustic appearance, modern amenities hold value indoors.

Selling homes in an urban area may be easier than in rural areas. This boils down to more people living in urban areas, thus a larger buyer pool. Modernity appeals to many people. For some folks, though, they want to be among nature, with peace and quiet. For these people, homes in the country are their first choice.

Over half of Virginia’s landmass is rural. There are also over 1 million people living in rural areas in the state. So while urban areas are more populated, rural living is very much in demand. And as a result of the pandemic, an increasing number of people are moving out of the city and into the country. If you’d like to sell your country home in Charlottesville, VA, this is the optimum time to put it on the market.

Before you sell your country house, you want to get as much value as you can. There are things you can do to increase the selling price of your home.

What Can Increase the Value of my Country Home?

Many home improvements can increase the home’s value  beyond the price it costs to get them done. Knowing the appropriate ones can turn a good profit. These range from minor renovations to more considerable additions.

  • Make all repairs: Ensure that all necessary repairs are complete before selling. You may be able to sell a house with a leaky roof, but it’ll take money out of the asking price. If you fix these deficiencies yourself, you won’t leave money on the table. Be sure electricity and water are in perfect working order. All light switches and power outlets should be functional. Don’t forget to make sure all windows and doors open without any issues. Proper repairs enable you to show the house without any worries. You will know there’s nothing you need to be concerned about!  You may even want to have a pre-listing home inspection so that you will know what will be found in a buyer’s inspection and you can take care of those items before your home goes on the market. 
  • Ensure easy access: Even if you don’t like the bustle of cities, being able to get to town easily is important. As much as you stay within rural confines, you will have causes to go to the city occasionally. Buyers coming for house showings will likely arrive from the city too. Private roads leading to your property should be free of any obstacles, well maintained and easy to navigate. Have your mailbox somewhere prominent and well-labeled. Buyers want to know packages can get to them without stress.
  • Get the property looking good: For taking pictures or having a showing, you want the property to look its best. Rural houses can take a lot to maintain, and most buyers know this, but if it looks shabby, they will reconsider whether they should take it on. Don’t add to the work they have to do if they buy. Ensure any grass is freshly mowed, and bushes and trees are presentable. Clean the windows, scrub floorboards, and make the house look pristine. The rustic charm of a country home is one of the major attractions. Take advantage of that, and make it look good before buyers show up. It’s sure to bring more value.
  • Market in the strongest season: You can sell a country home in any season, but you need to know which is optimal. A home in Charlottesville with abundant green is best marketed in spring or summer and don’t forget the display of fall color in the background. That way, the trees and shrubbery are as beautiful as can be! The value of a property is higher when its beauty is evident.
  • Renovate where necessary: If your country home is relatively aged, it may need some renovations. These can bring modern amenities to the home, in both functionality and appearance. Renovating bathrooms and kitchen space is one of the easiest ways to add value. Most buyers won’t want to do that themselves.

What Are Home Improvements That Don’t Add Value?

Adding renovations may seem like a sure way to increase your country home’s value. Unfortunately, that’s not true for the most part. Some home improvements will not do much to improve value. It’s essential to know which ones do, and which don’t. This will prevent you from spending money on non-profitable upgrades.

These improvements may not increase value, but they can seal the deal from prospects.

  • Improving infrastructure: There are many vital parts of a home hidden from sight. This includes water and sewage pipes, as well as electrical wiring. An old house can have older infrastructure in this regard, but upgrading won’t put much money in your pocket. It improves the description of the home, but putting a premium on account of these won’t yield much.  However, if these essential features are not up to date, it could deter a potential buyer from making an offer.
  • Bedroom renovations: A bedroom is a personal space. Putting your own touches on a bedroom to improve the home’s value can prove far from successful. Most buyers will want to design their bedrooms themselves. So doing it for them won’t add more to your asking price.
  • Re-purposing rooms: Changing a spare room into a gym or a theater may seem like a good idea. This is only if the buyer wants exactly that. More often than not, these additions will only frustrate buyers. Sometimes, this means a room that they cannot use. They can re-purpose rooms on their own, if you leave the space for them to decide.  In today’s market, rooms become offices or school rooms.  Buyers will want flexibility.  And with the prevalence of netflicks and streaming, home theaters are no longer popular.
  • Swimming pools: Pools can be fun to have, that’s a fact. Unfortunately, installing one is costly, and so is maintaining one. A home with a pre-existing pool can be a tough sell due to maintenance costs, and many buyers consider a pool to be a lot of extra work. There are also safety issues, particularly for families with children. Don’t expect a pool to add value for every buyer. 

In the end, these are a few of the elements that can add value to your home. Some are quick to put in place, and others may take some time to complete. Don’t forget decluttering and staging which are both inexpensive ways to add value to your home. It’s important to be practical and consider all the factors when planning to sell. Getting a fantastic agent makes selling a breeze. Pricing, location, and the house itself can determine which improvements you should consider.

In Charlottesville, VA, you’ll want to get an agent familiar with the area and with country homes. This way, you’ll get the greatest value, and a sale before you know it.

Don’t hesitate if you have a country home that you want to sell. Call up Pam Dent, Realtor, at 434-960-0161. Not only will she help you maximize value and get the most profit. She’ll make sure you have your country house sold before you can imagine.

☝ Guidelines for Buying a Home in Charlottesville VA

Purchasing a home in Charlottesville, VA is not an easy task. Since home buying involves a huge sum of money, you need to follow certain guidelines and ensure that you make the right decision before you dive in.

When buying a home, it doesn’t really matter whether you are an experienced real estate investor or a first-time homebuyer. Regardless of how many times you have invested in real estate, you need to put a lot of thought into this decision so you can safeguard your finances and avoid future regrets.

Here are some guidelines that you can follow if you are buying a home in Charlottesville:

Know the Type of Home You Can Afford

Since buying a home is a long-term commitment, you need to determine how much you can pay every month. Having to spend years paying your monthly home mortgage is not a joke, so it is imperative that you only get a home that you can afford. As you calculate, include the costs for regular maintenance, insurance and other upgrades that your home may need in the future.

Golf Course Homes for Sale in Charlottesville

Buying a home is one of the most crucial decisions that you will ever make. Not only does this provide a solid foundation for yourself, it also plays a huge role in your financial health.

When you buy a home, you help yourself build your net worth and achieve a level of financial freedom. However if you buy a home that is larger than you can afford, it could eventually become a major burden to you.

Here are some key signs that the house you are planning to buy is something you cannot afford:

It is outside your budget

While this may seem pretty obvious, in reality, you will be stunned at how many homebuyers tend to set a budget and end up going beyond it. There is a reason a budget exists. Going beyond it means you are stretching yourself past where you previously felt financially comfortable, so don’t take the risk of wanting something more than you can actually afford.

Determine your budget by calculating your current income and expenses on a monthly basis. To be safe, add in some cushion in case your expenses rise, but never assume that your income will go up. You also need to factor in how much you want to actually save and invest each month.

You make assumptions about your future income and expenses

Don’t be the kind of person who says, “I’m getting a larger and more expensive house because I will probably make more money in the future.” This thinking is disastrous because there’s a chance you or your spouse may never really get the raise you’re counting on. You may event lose your job entirely!

It is highly unlikely to predict your future income and expenses with real accuracy, so when you budget for a home, take a conservative approach based on your current income. Also, always assume that your expenses will go up if you plan to expand your family. Taking this approach will give you wiggle room to save money and invest in a home.

You are unable to place 20 percent down

Putting a sizable down payment on your dream home presents many key advantages. Aside from doing so will have you borrow less, you also get to start off with a larger piece of equity in your home. It also means lower interest payments overall.

Charlottesville Golf Communities

If you’re not able to save 20 percent for your down payment, then most likely, it will be hard for you to pay for your home in the long run. Rather than jumping into buying, try saving more for a larger down payment.

You have high interest rate

If your bank thinks you are a risky borrower, they are likely to impose high interest rates on you. If you have high debt, a low credit score, or both, you may end up with a higher-than-average interest rate, so your monthly mortgage payment will be higher.

Take a step back and examine why your interest rate is high, because that may be an indication that your finances are not in good shape. It may also mean you are trying to buy a house that is costlier than you can afford.

Your decision is emotion-driven

Say you chance upon a home that is the perfect embodiment of your dream home, but it’s expensive. It is expensive, but it is your dream home.

If you let your emotions to guide your decision, your dream home could end up being your worst nightmare. Remember that buying a home is more of a financial decision than an emotional decision. When you start having trouble making monthly payments after purchasing your expensive dream home, you might not appreciate all its beauty anymore.

You have weird mortgage terms

There are a lot of mortgage products out there, the most common of which is the one in which you place a certain amount of money down and obtain a loan with a fixed interest rate, then pay it back over an agreed period.

There are instances when you may not qualify for a fixed-rate mortgage. When such happens, banks will offer you different loan types. Don’t be lured to purchase a home that you ultimately cannot afford. If you are buying a home with a nontraditional mortgage—or if you do not understand the mortgage terms to begin with—you might take on more house than you can handle.

Your payments are more than 30 percent of your monthly income

Particularly in the U.S., renters and homeowners are advised to pay no more than 30 percent of their income in housing costs. While this is not a requirement or law, it is a helpful guide for determining if you may be overburdened by a mortgage.

If you have an average income, 30 percent is a safe target to stay under. If you have a high income, you may afford to spend more than that.

Obtain Financing

After figuring out how much you can afford to pay every month for your home, the next thing to do is find a lender and obtain financing. You can present to your lenders your credit score, recent tax returns and W-2 forms to verify your finances.

Charlottesville Golf Communities

Find a Reliable Real Estate Agent

The best way to go through the process of home buying is getting an experienced real estate agent to help you every step of the way. Especially if you are a first-time homebuyer and don’t know much about real estate investments, an agent can help you determine which communities have homes that suit your needs and can provide you with everything that you need to know about the homebuying process.

Whether this is your first real estate transaction or you are a veteran in real estate, having the right real estate agent is key to a smooth process. With millions of agents in the U.S. alone, however, how do you find the right agent for you?

The easiest way is by asking your friends and family for referrals in your area. Take into consideration their experiences and see if their names come up online. You can also check out reviews about those agents and go over these absolutely essential questions as you make your choice:

How long has she been in the business?

This question may sound basic, but it is crucial. While experience does not necessarily equal success, remember that real estate is a commission-based business and it would be difficult for any agent to survive the industry for a long time if she provides awful service. If an agent has been in the real estate business for many years, then most likely, she has already seen many different situations to be rattled should she encounter difficult clients down the road.

Does she have time for me?

Asking an agent about her average number of clients will also help you determine if she will have time for you should you hire her as your agent. As a potential client, you wouldn’t want to feel as if you’re thrown to the wayside while your agent is busy working with a dozen others.

If your agent is working with a high volume of clients, find out how she plans to remedy the situation should you hire her. If she has other team members who can help you, then that’s better.

Which specific areas does she cover?

As you look for an agent, you will likely encounter ones who are neighborhood experts and others who travel halfway across the country to find clients. If you want the best agent, find someone in the middle. Just because an agent covers an entire state doesn’t mean she has an intimate knowledge of all its local markets.

Is she part of a team?

While working with a team can have many benefits, you must clarify from the get-go the relationship you will have with the other members of the team. There will always be one who has more intimate knowledge of specific situations than another, so it’s better if you know if there’s a specific agent to work with you throughout the transaction or if you are going to meet with different people at different times.

Is she equipped to handle my unique situation?

Whether you are a long-time investor, a house flipper, first-time homebuyer, or seller, you will always encounter unique scenarios where you will need the assistance of an experienced real estate agent. Don’t just settle for someone who answers your question with, “Don’t worry, I’ve dealt with this before.” Instead, as the agent how specifically you are going to resolve and handle unique situations.

What type of communication do I expect from her?

At this point, you may have already noticed if you and your potential agent understand how each other communications. This is where you should set expectations for how often she needs to update you, the best communication methods to use, and how she’s going to keep you in the loop. Your agent’s priority must be what makes you feel most comfortable as her client.

Does she have a recommended vendors list?

You will know how experienced an agent is if she has a recommended vendors list. If she’s been in the business for a long time, she will have already developed trusted relationships with other industry professionals, from lenders and title companies to contractors and inspectors. She must be able to refer you to different sources who can assist you with your different needs during the process.

Search for Charlottesville Homes for Sale

If you want to find a home in Charlottesville golf communities, you can search all the available homes in the area and look for the one that meets your lifestyle and budget. Once you have found the home of your choice and have already decided to buy it, make an offer right away. Within 10 days after your offer gets accepted, order a home inspection.

Have an Appraiser Visit the Property

You can never underestimate the role of an appraiser in the home buying process. Appraising the property is a crucial part of the financing process because it is where the appraiser determines the fair market value of the property.

Have a Final Walk-Through of the Home

Before closing the deal with the seller, take a final visit to the property and make sure that it’s still in the same condition as when you made the offer to buy it. Have your real estate agent accompany you on this final walk-through so he can answer your queries.

Home for Sale in Charlottesville VA

Close the Deal

As you close the deal, the other party will present all the closing documents for your review and signature. Make sure that you understand everything that’s written on these documents before signing. If you have questions, feel free to ask so you know all the details before moving into your new home.

While it is true that home buying is a truckload of work, you don’t necessarily have to stress yourself with everything. If you get the right real estate agent, you will be able to save time and money as you go through the process.

Contact me today at 434-960-0161 and let’s talk! I am Pam Dent, Charlottesville’s top Realtor®. Let me make this whole thing as easy as possible for you.

In case you can not view this video here, please click the link below to view Guidelines for Buying a Home in Charlottesville VA on my YouTube channel: https://www.youtube.com/watch?v=1QyxrtYRWEY&feature=youtu.be

6058 Free Union Rd Free Union VA 22940 | Small Charlottesville Farm for Sale

A farmette with spectacular views – No longer available.

More than two acres of space, million dollar views, and the opportunity to own a small farm are yours in this darling 2.23 acre horse farm set off Free Union Road.

If you are looking for a small farm where you can grow your own foods or have a place for your horses, this Charlottesville mini-farm could be what you are looking for.

Horse Farm for Sale in Charlottesville VA

Set on a flat land and surrounded by beautiful mountain views everywhere you look, this property is also a perfect getaway from the stress of city living.

If you are a photography enthusiast, you’ll be thrilled by the gorgeous scenic photos you can get, and there are many!

Imagine waking up early to catch the morning rays of sunrise peeking through the mountaintops. And then there are breathtaking sunsets when the whole sky’s ablaze in orange, red and purple.

Horse Farms in Charlottesville VA

This property is captivating in all seasons at any time of the day!

For your horses, there is a custom stable with two stalls, tack room, and a loft.

Horse Farms in Charlottesville VA

The stable can be used with two stalls or can be opened up to allow for run in.

The tack room is located along the side of the barn.

The loft space over the stable has numerous uses. This custom barn has a roof with a lifetime guarantee, which is an amazing advantage.

This property has plenty of large shade trees, and the fenced pasture is ready for a couple of horses.

Charlottesville VA Horse Farm for Sale

This farm also has access to miles of riding trails, and you can explore all day and come home thrilled and happy.

The perfect location

Located off Free Union Road, this home is more than just space and views. It also offers convenience and amenities within a short drive.

You can enjoy fantastic wine tasting at Glass House Winery, located in the neighborhood and just a mile drive away.

Enjoy hunts and games with your fellow horse enthusiasts at Farmington Hunt Kennels and Clubhouse, less than a mile away. Downtown Free Union is only seven miles away.

If you need to stock up on your canned goods or do some shopping, Charlottesville is only eleven miles away.

This property is perfectly situated. It is far enough to provide peace, relaxation and retreat, yet close enough so you don’t have to give up on amenities and conveniences.

A beautifully maintained cottage

Charlottesville VA Horse Farm

The 3 bedroom, 1 bathroom, 1,479 square foot cottage of this Charlottesville farmette for sale is set among stately shade trees.

A spacious front yard shaded by mature trees welcomes you to this property.

The front porch awaits, perfect as a relaxing spot to read, relax, chat with visitors, and to enjoy your morning coffee.

The interior features display a tasteful neutral toned palette, a visually pleasing setting for everyday life.

Mini Farm for Sale in Charlottesville VA

It is bright and airy, thanks to the large picture windows that frame the park-like surrounding and allow light to stream in the living room.

The hardwood floors provide warmth, complementing the neutral toned walls.

If you love to entertain, the size of this home’s living room is perfect.

The attractive archway is unexpected and provides character and interest. It leads from the living room to the breakfast room and kitchen.

The light-filled open floor kitchen has everything you need. With  an electric range, microwave, refrigerator, wood cabinets and ample counter space, it is a great spot for any keen chef.

Bake your loved ones’ favorite treats and take Instagram-worthy photos of your culinary masterpieces in this large country kitchen.

Real Estate Properties for Sale in Charlottesville VA

On the other side of the kitchen is a good-sized breakfast area, a lovely spot to use for family gatherings and celebrations.

The open kitchen style of this Free Union horse farm is convenient and flexible, allowing easy communication and plenty of space for movement when you have guests.

This cottage offers three good-sized bedrooms with large windows that overlook the picturesque surrounding.

Charlottesville VA Real Estate Properties

The master bedroom has windows with gorgeous mountain views.

There is also a bathroom which has been recently updated to cater to your needs.

And there’s more!

If you think this home has a lot to offer, you’ll be surprised to know there’s more.

There’s also a recreation room in the walk-up terrace level. It has a wood stove that can warm the entire room.

There’s also a well-spaced sunroom with huge windows you’ll think you’re already outside. It is the perfect indoor-outdoor space and great for entertaining.

Charlottesville Farmette for Sale

And don’t forget the detached 3-car garage. The garage has two bays in front with a third bay to the rear which could be used for a shop, studio, office or finished for additional living space.

This mini farm or hunt box is so special, not just for its location, views and features, but also for its affordable price of ONLY $385,000.

To see more photos of this property, please visit http://JumpIntoGreenerPastures.com.

Charlottesville VA Mini Farm for Sale

Properties like this Charlottesville mini-farm are rare, so don’t miss the opportunity to make this one yours!

Call me, Pam Dent, at (434) 960-0161 to be personally amazed at the picturesque views and amazing features of this property. I’ll be waiting for your call.

In case you can not view this video here, please click the link below to view 6058 Free Union Rd Free Union VA 22940 | Small Charlottesville Farm for Sale on my YouTube channel: https://www.youtube.com/watch?v=dNrWa0gXaP0&feature=youtu.be

SOLD! 2094 Beautiful Run Rd, Aroda, VA 22709

A great place to start! This move-in ready 3BR/2BA home offers an open floor plan; a full, spacious basement to finish as you desire (rough-in plumbing for additional bath). The master bedroom features walk-in closet; full, private bath. Outside you’ll love the covered wraparound porch overlooking your beautiful 3-acre lot nestled on a quiet country road in Madison County!

SOLD! 2513 Northfield Rd, Charlottesville, VA 22901

2513 Northfield Rd, Charlottesville, VA is a single family home that contains 2,659 sq ft and was built in 1960. It contains 4 bedrooms and 3 bathrooms.

😁How to Make Buying a Home a Less Stressful Experience

From saving a down payment to applying for a mortgage to competing with other home buyers, buying a home can turn you into a ball of stress without you even knowing. Since buying a home involves a series of small steps that eventually lead to homeownership, it can be very stressful and challenging.

The good news, however, is that you can make the process go much more smoothly if you understand each step and prepare for the process before you jump into the boat. Before we talk about beating the stress of buying a new Charlottesville VA home, let’s talk about the hardest parts of buying a home so you can prepare yourself for them.

Golf Course Homes for Sale in Charlottesville

  1. Saving for the down payment

Most homebuyers cite this as the single biggest obstacle to owning a home in the U.S. The savings rate in the country is so dismal that majority of Americans find it hard to save enough to make a down payment on their dream home.

While saving money is not easy especially if we are talking about thousands of dollars, it is possible. To prepare for this part, set up a budget that includes a regular line item for your expected down payment, and give yourself as many months or years as you believe it will take. By the time you’ve saved enough, you are finally ready to purchase your dream home.

  1. Finding a buyer for your current home

While this only applies to homebuyers who are living in their current homes, this is also one of the hardest parts of buying a new home. This is primarily because it requires you to be involved in two real estate transactions at the same time. Imagine how hard it already is to purchase a home, and then adding a second—and sometimes an even tougher—transaction into the mix.

Another reason why this is can be very challenging is that most of the time, even a strong market is not enough to sell a home. Many prospective buyers do not always qualify for financing and as a home seller, you will encounter one or more false starts on offers before you get your home sold.

There is also the challenge of having one of these two transactions dependent on another. More often than not, the sale of a previous home is required for the mortgage of a new home. If there is any detail on the sale of your current home that looks a bit odd or uncertain, then that will most likely cause your home buying transaction to fail.

If you want to overcome this obstacle, come up with an effective strategy that will help you sell your current home first before you buy a new one. While that may not be easy, that will increase the chances of your home buying process turning out successful.

  1. Improving your credit

Even though the conditions in the housing market continue to improve, mortgage lenders are still cautious about borrower credit. If you are planning to buy a home and want to make sure that you are able to participate in the widest number of mortgage programs, then the first thing you need to do is to get your credit score up to at least the 700 level.

If you have recently had an impaired credit, improving your credit may be a challenge. This also rings true if you are carrying too much debt.

To prepare for this part of the home buying process, take time to give your credit a boost. Bring it where it needs to be so you can easily apply for a mortgage when it’s time to buy a home. You may want to get a free copy of your credit report as soon as now so you can take a look at the negative information it may reveal. As soon as you see it, take the necessary action.

  1. Choosing the right home in the right neighborhood

This is also one of the biggest challenges when buying a home. Often, prospective homebuyers find the home of their dreams in a neighborhood that goes beyond their price range. Most of the time, what they do is compromise.

Charlottesville Horse Farms

If you do not want to compromise, then find a home that suits your needs and taste and is located in the right neighborhood at the same time. For instance, having school-aged children may push you to sacrifice finding a dream home in favor of moving into an area where there are good schools. On the other hand, having no children at all may push you to prioritize the house more than the neighborhood.

  1. Preventing yourself from overbuying

In every real estate transaction, emotion always has a way of taking over you when you begin your search for your dream home. As a homebuyer, you have the tendency to fall in love with the property and end up paying too much for it in the process.

You may also tend to buy a house just because you like the way the furniture is arranged in it, even when it is not really the type of home that you need. Once you develop an emotional attachment to a home, it’s a short walk to paying more for that home than it’s actually worth. To keep that from happening, make sure that your emotions are always at bay when purchasing the right home for you and your family.

Before you begin your shopping decide on the amount of house you can afford and stick to that. Make sure that you also make decisions based on available facts, not because of your emotions.

Purchasing a home is just plain stressful.

Buying a home is a complicated process that involves strong emotion. In fact, experts agree that moving to a new home is among the top three most stressful events in life- next to death and divorce.

Whether it’s your first time or not, some aspects of buying a home are simply beyond your control.

However, there are some things that can help make your experience less stressful. In this article, I’ve included three of the best ways in which you can beat the stress of buying a new Charlottesville VA home and enjoy the experience.

Home for Sale in Charlottesville VA

1. Get your finances in order

Before you even think about hitting open houses, the first thing you need to do is to get your finances in order. A few months before you start your home search, order your free credit report from the three big credit bureaus at annualcreditreport.com.

Examine your credit report carefully because lenders will use them to determine whether they’ll lend to you and at what rate. If you see any mistakes, have it corrected as soon as possible. You’ll need a score of a least 620 to get a mortgage while the best rates require a score of 740 or higher.

With a financial investment this big, the earlier you start getting your financial ducks in a row, the better.

2. Understand the home buying process

In the home buying process, knowledge is power. Don’t be afraid to ask questions until you understand. It’s essential that you keep yourself informed on the different steps involved in purchasing a home in Charlottesville VA. Doing so will help you manage your expectations.

There’s’ always a measure of anxiety when buying a new home. That’s perfectly normal, but you must not forget that it is also supposed to an exciting time. To make it a less stressful experience you have to prepare. Take time to educate yourself and do some legwork.  

Having an experienced and reliable real estate agent can also be an invaluable resource for you at a time like this. Your agent will keep you in the loop and let you know what’s happening at all time.

3. Partner with Pam Dent

Any real estate agent can help you browse home listings and set up showings for you. However, you will benefit more from working with an experienced real estate professional who has built connections and know-how over the years.

That would be me. I’ve been through the house buying process with many clients many times and I will help you through this one. As your agent, I will point out the pros and cons of homes, making sure you have noticed any red flags and generally making the home buying a positive, successful experience for you. I am familiar with the tools of the trade—from online listing sites to all the paperwork it takes to simply make an offer on a home.

Call me, Pam Dent, at 434-960-0161. My ultimate goal is to make your home buying experience as easy and stress-free as possible. With me on your side, you can take a step back and enjoy the process responsibly.

👎What Are the Risks of Buying a Charlottesville VA Home without an Agent

Buying a home is a big deal.

It may be the most significant transaction you ever deal with. If you’ve been thinking of purchasing a home, chances are you have asked yourself whether you need a real estate agent or not.

Most people would not consider going through the home buying process without a real estate professional. In fact, in any given year, only a small fraction of the home buying sales are transactions completed without the services of a real estate agent.

Charlottesville VA home

Trying to buy a Charlottesville VA home without an agent can carry risks and lead to costly mistakes. Here are some disadvantages and risks of buying a home by yourself.

1. Limited knowledge of the neighborhood

Without an agent, you will not have a neighborhood specialist to help you with your decisions.

When buying a home, knowing how to pick the right neighborhood is crucial.  The neighborhood you choose will have an impact on the quality of life and resale value of your home.

One of the biggest advantages of working with a Charlottesville real estate agent like me is my knowledge of the neighborhoods in the area you are buying. I can provide you with information regarding school districts, property taxes, HOA rules, commutes, property values, and more.

2. Inspection problems

Without the guidance of a real estate agent, you’ll be on your own to determine the types of inspections that should be done. If you miss the necessary inspection, you may wind up with a home with real issues.

A home inspection is an examination of the overall condition of the home. It is important to conduct one to avoid costly mistakes by purchasing a home that is in need of major repairs. However, a home inspection report can be difficult to understand. It will contain every potential problem and may include 20-50 points of concern.

As the top real estate agent in Charlottesville VA, I can help you understand which inspection reports are necessary and which ones are unreasonable. I look at these reports all the time, so I know how to pick out the important stuff.

3. Negotiation and paperwork

Without an agent, you’ have to do your own negotiation. Negotiating a home purchase is quite challenging. Sellers want the highest price and buyers want the best possible deal.

As a qualified and experienced real estate agent, I can help you negotiate the tricky process of buying a home. I negotiate for my clients and I know every factor that influences home values, and every pressure point that is likely to deliver a response.

In addition, real estate law is complex. You also need to complete all necessary paperwork correctly and accurately, submitting them by deadlines.

Having an agent helps you understand what you need to sign. The odds of making mistakes can drop substantially when you’re working with someone who knows the paperwork inside and out.

The Benefits of Hiring a Professional Agent

With so much information readily available online, many homebuyers think that hiring a real estate agent is no longer essential. Homebuyers, including you, may wonder if you can actually buy a home through the Internet or marketing your property yourself through different advertising channels without representation.

While some homebuyers do fine on their own, like I said, it’s risky. Here are the reasons why you need to consider hiring a professional real estate agent when buying a home in Charlottesville VA.

We are experienced

If you are buying a home and you do not know a thing about home buying, you are taking a huge risk. But if you hire a real estate professional, you do not need to know everything about buying and selling real estate.

Once, Henry Ford said that when you hire people who are smarter than you are, you are only proving that you are actually smarter than they are. For a successful home purchase, the trick is always to find the right person to help you with the transaction process. For the most part, they all cost roughly the same, so what’s wrong with hiring someone who is more educated and experienced in real estate than you are?

Buying a home takes time, especially if you do not have a representation. Since you are looking for more precious time your life, hiring a pro gives you that time.

We offer buffering help

Through the help of a real estate agent, you can tak the spam out of your property showings and visits. Especially if you are buying a new home, your agent will help keep the agents of builders at bay and prevent them from taking advantage of you and your lack of experience.

On the other hand, if you are a seller, your real estate agent will help filter all the phone calls that lead to nowhere to make sure that only serious buyers who are ready to write offers immediately can reach you.

We are knowledgeable about your neighborhood

Real estate agents like us usually possess intimate knowledge when it comes to the neighborhood. You can depend on us to know where to find the industry buzz about your area and identify comparable sales and hand these facts to you.

If you are not yet familiar with your target neighborhood, you can expect us to point you in the direction where you can find more data on schools, crime or demographics. For instance, if you are interested to buy a home down the street, your agent may know if it had upgrades and can give you an estimate of its value.

We can give you price guidance

Contrary to popular belief, real estate agents like us do not choose prices for our clients. However, we help guide our clients to make the right choices for themselves. Your agent will devise a negotiation strategy that will work best for you.

We will tell you the current conditions of the market

If you choose me as your agent, you can count on me to disclose the true conditions of the market to you so it can help you govern your buying or selling process. There are several factors that usually determine the success of a home sale of purchase, and most of these factors have to do with the market.

Data such as the average per square foot cost of similar homes, median and average sales prices, average days on market and ratios of list-to-sold prices are the most common market factors that have the hugest bearing on what homebuyers or sellers like you ultimately decide to do.

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We have a network of professionals

As a real estate agent, I network with other professionals in the industry. Many of these professionals provide the services that you will need throughout your home buying or selling transaction. While some agents hesitate to recommend an individual or company due to legal liability, I know which vendors have a reputation for efficiency, competency, and competitive pricing and I will not hesitate recommending them to you.

I can also give you a list of references with whom I have previously worked, as well as give you some background information to help you make the right choice.

We are expert negotiators

As top producing agents, we are able to negotiate well because we are able to remove ourselves from the emotional aspects of the transaction. Not to mention the fact that we have good negotiation skills. Unlike buyers and sellers, we make decisions not based on emotions but on actual factors.

If you hire me as your agent, expect me to be more than just a messenger who delivers your offer to the seller and vice versa. As a professional, I am trained to present your case in the best light and agree to hold your information confidential from competing interests.

We can handle volumes of paperwork

When you buy a home, you will find that purchase agreements usually run at least 10 pages, excluding the federal and state-mandated disclosures and non-disclosures dictated by local custom. If you hire an agent, you will not have to deal with all those paperwork and run the risk of losing some important documents and landing in court.

We will answer questions after closing

There are instances when even the smoothest transactions that close without complications come back to haunt the buyer. It’s possible that after closing, taxing authorities will come knocking on your door to collect property tax assessments, doc stamps or transfer tax. Especially if you are a new homebuyer, you may not be able to deal with these things.

One major benefit of having a professional agent is that you have someone to call to straighten out such confusions and complications. Several questions may pop up after closing, so it’s good to have an agent on stand-by to assist you. Remember that worthy and honest agents do not leave you right away.

We can develop relationships for future business

Most of the time, the basis for an agent’s success and sustained career in the business is referrals. Only a few agents survive if their livelihood solely depends on consistently drumming up a new business. This fact keeps us more motivated to make our clients happy and keep them satisfied.

Qualities to Look for In Your Real Estate Agent

There are many different players in the residential real estate industry, but the workhorses of every real estate transaction are the people who coordinate the process—the real estate agents.

By nature, a real estate agent is similar to a conductor of symphony who coordinates the different players for a successful transaction. She becomes a salesperson, a buyer’s advocate, an analyst, a business manager, a negotiator, and a marketer.

Here are the qualities and traits to look for in a successful real estate professional:

  1. She’s a problem solver

Find someone who enjoys coming up with creative solutions to problems. A house for sale may not have the features that attract buyers, but if a real estate agent knows how to properly showcase a property to make it more marketable, she can attract the right buyers.

  1. She is self-motivated

A successful real estate professional has a desire to control her own professional destiny and be her own boss. Only successful real estate agents have such a high degree of self-motivation and drive.

  1. She is honest

Find an agent who considers her professional reputation as crucial in her real estate career. You will know that she applies only the best practices and high ethical standards in her profession is if she’s a member of the National Association of REALTORS. Agents who are members of this association pledge to a strict Code of Ethics and Standards of Practice.

  1. She is tenacious

Top-producing agents do not only have a great work ethic but also the tenacity to pursue every lead. They have the hustle to market your properties to achieve success and they work smart in doing whatever is necessary to close a deal.

  1. She’s interested in houses

A true real estate agent is passionate about houses and architecture. If you are looking for an agent, find someone who can give you that advantage. The best thing about having an agent who has interest in houses is that you know she really cares about the industry and she can give you the advice that you need as you go along the home buying or selling process.

  1. She has an engaging personality

Remember that a good real estate agent does not only sell properties—they sell themselves. Find someone who has a great attitude, is personable and honest, and has confidence in her abilities to help you.

  1. She has attention to detail

The ability to pay close attention to detail is crucial to become a successful agent. Hence, look for someone who is attentive to your needs and is organized enough to follow up with leads, communicate well with you and is willing to go the extra mile to attend to your needs.

  1. She understands the local housing market

Make sure that your agent also utilizes the nuances that make your housing community’s housing market and pricing strategy unique. She must also be able to identify and develop a niche in your local market.

  1. She has connections

You know a real estate agent is experienced enough to assist you if she has a vast network of contacts within the market she serves. These connections include other real estate agents, potential buyers and sellers, appraisers, home inspectors, and mortgage loan officers.

  1. She is knowledgeable

Your agent must also be up-to-date with the latest topics in real estate and in the local market, so she can service you more effectively. You may also choose someone who considers continuing education and professional development as doors to opportunity which she can utilize to stay at the forefront of the industry.

Let me help you find your dream home in Charlottesville VA!

Call me, Pam Dent, at 434-960-0161. With my extensive knowledge of the Charlottesville area and the real estate market, I can help you find the best home that suits your lifestyle! Let’s get started today!

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Contact Pam

Pam Dent
Phone: (434) 960-0161
Email: [email protected]
Gayle Harvey Real Estate Inc.
198 Spotnap Rd, #C-5,
Charlottesville, VA 22911


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