PAM DENT

Jump into Greener Pastures


434-960-0161
Pam@PamDent.com

July Market Report for Farms in Albemarle, Louisa, Fluvanna

The following is the July 2008 market report for farm sales in the Louisa, Fluvanna and Albemarle County real estate markets.

In July of 2008 in Fluvanna County there were not any farms contingent, pending or sold.  At this time there are currently 3 active farm listings priced at an average price of $538,300 and a median price of $525,000 with an average days on market of 150.

There were not any farms contingent, pending or sold in Louisa County in July as well.  At this time there are 2 farm listings that are actively on the market with an average list price of $1,839,000 and an average days on market of 347.

In Albemarle County in the month of July there were not any farms contingent or pending but one farm sold.  The farm was listed at $13,900,000 and sold for $14,600,000 after 39 days on the market.

Currently there are 23 farms actively listed in Albemarle County with an average list price of $2,662,413 and a median of $1,495,000.  They have been on the market for an average of 197 days.

In June 2 farms sold in Albemarle for an average list price of $8,225,000 and an average sold price of $6,300,000.  They had been on the market for an average of 252 days and they sold for an average of 76.60% of the sale price.

This information was obtained from the CAAR MLS and is considered accurate but not guaranteed.

Click here to search all of the farms for sale in Central Virginia.

Pam Dent
Real Estate III
434 960-0161
Jump into Greener Pastures
Charlottesville Real Estate Talk
Licensed to sell real estate in Virginia

Is There A Recession In The Albemarle County Horse Industry?

For several months this spring the Virginia Horse Journal had an ongoing discussion about whether there is a recession in the Virginia Horse Industry.  One of the points that everyone agreed on was that the rising cost of gas was having an impact on horse ownership.  Due to an increase in transportation costs prices of feed and supplies are going up.  We will see an increase in the cost of hay this year in the Charlottesville, Virginia and Albemarle County area due to the higher price of fuel to run the tractors and hay making equipment.  Luckily so far this summer we have had ample rainfall; so we should be able to buy hay locally and not need to incur the added expense of shipping hay in from other states.

Many stables are seeing customers cutting back on extras.  They are taking fewer lessons and going to fewer horseshows.  The stable owners are forced to raise shipping fees which also results in a smaller number of  cllients who are able to afford showing.  Unfortunately it is a no win situation as stable owners will either need to raise board or cut back on services.  It looks like we will need to tighten our belts for a little while until the Virginia horse industry rides out the next few months before it can rebound as it always does.

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In the meantime, if you are thinking of buying a farm, it may be the perfect opportunity to get the price of a lifetime.  Buying or selling, I would be happy to talk with you about the Central Virginia and Albemarle County real estate market.

Pam Dent, e-PRO, SRES, NHD
Real Estate III
Charlottesville, Virginia
         434 960-0161       
www.JumpintoGreenerPastures.com
www.CharlottesvilleRealEstateTalk.com

Steal This Home – Price Reduction on Keswick Home

6150 Louisa Road, Keswick, Virginia
3 bedroom, 3.5 baths, 2,863 sq ft, built in 2007, $795,000

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This lovely craftsman style home on 3.5 acres in the heart of the Keswick Hunt Country in Albemarle County has just beed dramatically reduced to $795,000.  At that you are stealing this exceptional new home. 

See more pictures and additional information.

Pam Dent, e-PRO, SRES, NHD
Real Estate III
Charlottesville, Virginia
434 960-0161
www.JumpintoGreenerPastures.com
www.CharlottesvilleRealEstateTalk.com

Crozet Farm – The First To Receive Conservation Funding

P1010057_wince_3 A 288 acre farm in Crozet, Virginia is the first property to be protected from development under a program that was funded by the 2007 General Assembly and designed to stop the loss of farmland and forests.  The farm has 128 acres in agriculture and more than 6,700 feet fronting on the protected Beaver Creek Reservoir.  Under the program Albemarle County was the recipient of a grant of $403,220 to purchase the development rights. 
Albemarle County now has more than 74,000 acres of farm and forest protected.  They especially target properties that protect critical natural resources.  The use of easements can help to keep farmland in agriculture by compensating a farmer for money that he might receive from developers.
The use of conservation easements is one more tool to use to keep the balance between growth and farm land in the Charlottesville area.  It is important to preserve the rural beauty that makes Albemarle County such a special place in which to live.

Read the entire article.

For more information on farms, country homes and residential property in Charlottesville and Albemarle County contact:

Pam Dent, e-PRO, SRES, NHD
Real Estate III
Charlottesville, Virginia
434 960-0161
www.JumpintoGreenerPastures.com
www.CharlottesvilleRealEstateTalk.com

The Glenmore Equestrian Center

Do you dream of keeping your horse at home, but can’t afford to buy a farm?  Or you don’t have the time to devote to taking care of horses and keeping up with all the chores of owning acreage.  The answer may be to buy a home in an equestrian community.  Imagine being able to wander down to the barn to see your horse whenever you want to or your children riding their bikes to the barn.  All of this can happen in Glenmore.
The lovely neighborhood of Glenmore is located just outside of Charlottesville, Virginia.  This is a community of homes in a range of styles and price ranges with many amenities including pool, tennis courts, golf course, fitness center and club with an excellent chef.  Of prime interest to horse enthusiasts is the adjoining full service equestrian center which is professionally managed by Shadowfax LLC.  In Glenmore the rest of the family can be happy enjoying their interest and you can follow your dream of having your horses at home.

If you’re looking for a guide, check out our Buyer’s Checklist!

For more infomation on Glenmore or other options for horse properties in the area please contact:

Pam Dent, e-PRO, SRES, NHD
Real Estate III
Charlottesville, VA
434 960-0161
Jump into Greener Pastures
Charlottesville Real Estate Talk
Charlottesville City Blog

Ready For Horses, Fluvanna County Farmette

1891 Covered Bridge Road, Kents Store, Virginia

3 bedrooms, 2 bath, 2,112 finished sq ft, 576 unfinished, 6 acres, built in 2000, priced at $385,000452364_1539091

All you need are the horses.  6 acre horse ready farmette in Fluvanna County convenient to both Charlottesville and Richmond, Virginia.  The horse amenities include a six stall barn, run-in shed and board and electric fencing.  The home features a living room, family room, kitchen with separate dining area, sunroom, first floor bedroom and bath.  There are two additional bedrooms and bath upstairs.  The extensive decking and pool provide the perfect opportunity to enjoy the peaceful setting.  A two car garage and finished bonus room that is not included in the finished sq ft completes the offering.

For more information on this property or on other homes in the area please contact:

Pam Dent, e-PRO, SRES
Real Estate III
Charlottesville, Virginia
434 960-0161
www.JumpintoGreenerPastures.com
www.CharlottesvilleRealEstateTalk.com
www.Charlottesville.virginiablogpage.com

Estate Quality Home in Fluvanna County

161 Little Pond Lane, Palmyra, Virginia

454396_02412501_3 Estate quality home of exceptional construction and design on 14.5 scenic acres within an easy commute of Charlottesville, Virginia.  This welcoming CapeCod style home of exceptional construction and design is situated among scenic rolling farmland.  Enjoy the view of your stocked pond from the welcoming front porch.  The large screened porch with brick floor, patio and in-ground pool add to your opportunity for outdoor living.  The very large master suite has French doors leading out onto the screened porch and the lovely palladian window looks out on the pool.  The 4,888 finished sq ft and 2,618 unfinished affords plenty of room for family and guests.  The open kitchen has a breakfast bar and cooking island.  A study, formal dining room, and spacious family room finish out the first floor.  The home has many special features such as hardwood floors, high ceilings, walk-in cedar closets and plantation shutters.  There is also a 3 car detached garage and a detached garage which includes a home office.  Priced at $995,000.

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  For more information on this home or other properties in the area please contact:

Pam Dent, e-PRO, SRES
Real Estate III
Charlottesville, VA
434 960-0161
www.JumpintoGreenerPastures.com
www.CharlottesvilleHorseFarmsandCountryHomes.com
www.Charlottesville.virginiablogpage.com

June Market Activity for farms in Fluvanna and Louisa

In my last post I talked about the June real estate market in the Charlottesville area mls regarding farms.  Delving further into the available information it is apparent that the majority of the activity regarding farms and estates in the month of June  was in Albemarle County.

Louisa County did not have any sales, or contingent or pending contracts for farms in the month of June.  However there are also only 3 active listings for farms in Louisa County ranging in price from $478,000 -$3,200,000.

In Fluvanna County for the month of June there were also 0 sales and contingent farm contracts but there is 1 pending priced at $168,900.  There are 3 farms listed actively for sale priced from $439,900-$650,000.

Compare this with Albemarle County with 2 pending, 4 contingent contracts, and 22 active farm listings.  There were 2 farms sold in June in Albemarle, one for $4,800,000 after 189 days on the market and one at $7,800,000 after 315 days on the market.

From the available data we can see that the area farm sales are lagging behing the residential market.  It is a very good time to buy a farm.

Please contact me for information on either the farm and estate or the residential market in the central Virginia area.

This information is from the area mls and is deemed correct but not guaranteed.

Charlottesville Farms – June Market Data

If you are interested in buying or selling a farm in the Charlottesville, Virginia area it is important that you are up to date on what is happening in the local real estate market.  There are often many opportunities to hear about what the activity is in the Charlottesville, Virginia residential market, but what is happening with farms for sale?

In the month of June in the total Charlottesville Area Association of Realtors market area one new farm came on the market.  It is priced at $1,250,000.

There were not any farms with pending or contingent contracts.

Two farms sold with an average list price of $8,225,000 and an average sold price of $6,300,000.  The average days on market was 252.  They sold at an average of 76% of list price.

There are currently 22 farms actively on the market in the entire Charlottesville area as of today July 4, 2008.  The average list price is $2,873,927 and the median sales price is $1,645,000. The average days on market is 187.

At the June rate of sales there is about an 11 month inventory of farms on the market in the Charlottesville, Virginia area.

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Contact Pam

Pam Dent
Phone: (434) 960-0161
Email: Pam@PamDent.com
McLean Faulconer Inc.
503 Faulconer Dr. #5
Charlottesville, VA 22903


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