Information for sellers Archives

Relocating to a Charlottesville Virginia Horse Farm – Feed Stores

If you are relocating to a Charlottesville Virginia horse farm or one in the surrounding area of Central Virginia, it is important to know where to go for horse feed and farm supplies. Listed below are a selection of feed and farm supply stores.

Augusta Cooperative Farm Bureau Inc., Scottsville 434 286-2650

Southern States Charlottesville Cooperative, 810 Harris St., Charlottesville 434 296-6191
Proffit Rd., Charlottesville 434 974-6147

Tractor Supply, 921 River Rd., Charlottesville 984-2190

Spangler S G Farm Supply, 16103 S Constitution RTE, Scottsville 434 286-3200

Pet Food Discounters, 607 Woodbrook Dr, Charlottesville 434 974-6060

Southern State Co-op, Orange 540 672-2977

If you are buying or selling an Albemarle County horse farm or a farm in the Central Virginia area, I would love to help you. My years as a professional in the horse business give me the specialized knowledge necessary to understand what is important to the equestrian buyer. Couple this with my knowledge of the Charlottesville Virginia real estate market, energy and attention to detail and it is obvious that I am the perfect choice to market and sell your existing farm or find the perfect Central Virginia horse propertiy to suit your particular needs. I would love to work with you.

Search all of the Central Virginia horse properties currently on the market.

Albemarle County Horse Farms – August Market Report for Albemarle Farms

Its the beginning of a new month, and time to take a look at what the current trends are in the Albemarle County real estate market. In this report we will take a look at what happened regarding sales of farms in Albemarle County, Virginia. This report will track properties that were listed as farms in the CAAR mls.

In August of 2008 there were not any farms with contingent or pending contracts.

4 Albemarle County farms were sold in August of 2008. The average sold price was $5,587,250, with an average list price of $6,524,750 and a median of $7,250,000. The farms had been on the market for an average of 154 days and sold for an average of 85.63% of list price.

There are currently 23 farms actively listed on the Albemarle County real estate market. The average list price is $2,868,283 and the median is $2,200,00. They have been on the market for an average of 195 Days.

In July of 2008 1 Albemarle County farm sold. The sales price was $14,600,000 and the list price had been $13,900,000. It had been on the market for 39 days and sold for 105% of the list price.

In August of 2007 1 farm sold in Albemarle County for $1,350,000. It had been listed for $1,485,000, was on the market for 49 days and sold for 90.91% of the list price.

As you can see from these figures the market for farms in Albemarle County has been soft for the past year and this trend continues. If you are considering buying, this would be a very good time to find a great value for your money. There is alot to choose from, interest rates are low and many farms have been on the market for a long time. Give me a call and I would be happy to go over the inventory with you to help locate that perfect Central Virginia horse property.

If you are thinking about selling, I would hold off unless you absolutely have to sell now. If you do need to sell, it is important to price the property right in the beginning. Agressively priced farms are getting shown. I would be happy to do a free CMA to help determine what would be the best price for your property in today's market.

Search all of the Albemarle County Farms currently on the market.

Relocating to a Charlottesville Virginia Horse Farm – local tack shops

You are moving to an Albemarle County horse farm, but where do you go in Central Virginia for all the necessary supplies for your horse and farm? Listed below is a selection of area saddleries and tack shops.

The Gifted Horse – 1417 Emmet St., Charlottesville, VA 434-979-0965

Dover Saddlery – 242 Zan Rd., Charlottesville, VA 434-964-1301

Boot'Vil – 8633 Seminole Trail, Ruckersville, VA 434-985-4574

Crawford Saddlery - 8629 Seminole Trail, Ruckersville, VA 434-985-4262

Scottsville Saddlery – 975 Valley St., Scottsville, VA 434 286-2101

The Saddle Fitter Inc – 2967 Dawaons Mill Rd., Esmont, VA 434-286-7000

Tad Coffin Performance Saddles Inc – 1151 Dairy Rd., Ruckersville, VA 434-985-8948

If you are looking for that perfect Albemarle County horse farm, I can help you. As a REALTOR and a professional in the horse business I understand the wants and needs of the equestrian buyer and know the Central Virginia real estate market. I am familar with the farms on the market in Albemarle County, Keswick Virginia, Fluvanna County, Orange County, Greener County and Louisa County.
If you would like to perform your own mls search click here.

Living Green – How Do I Measure My Carbon Footprint?

Everyday in the course of our normal lives each of us is adding to the emission of greenhouse gases. One of the main factors changing the earth's climate is greenhouse gases. The choices that each of us makes in how we live our lives has a direct impact on how much carbon dioxide and other greenhouse gases are created each year. Choices in home construction, the foods we eat, energy consumption, what we buy and what we throw away have a direct impact on the environment.

The Nature Conservancy has an online carbon footprint calculator designed to measure how your personal lifestyle contributes to the global climate. Click here to use the calculator.

We are seeing an increase in awareness of how our home choices affect the environment. As a result we are seeing the construction of more "green" homes. If you would like information on energy efficient or "green" homes on the Charlottesville, Virginia real estate market, contact me. I would love to help you in your search for the perfect green home.

Click here to search all of the homes on the market in the Charlottesville area.

Features of Green Building

It has become quite popular to speak about "green" building, but what exactly do we mean. I was reading an article in Realty Times this morning wich gave a good overview of the factors which make up green building design.

According to the article a green home should have the following features:

Natural Light – in order to reduce energy used for lighting
Shading – screens, awnings and trees on the southern and western exposures to block the summer sun
Dual-glaze windows – keep heat in during winter and heat outside in the summer
Roof reflectivity or a landscaped roof to lessen heat absorption
Green building materials
1. Non-toxic materials (low-VOC paint and finishes)
2. Sub-flooring made of strawboard
3. Renewable wood products
4. Materials made from recycled content
5. Non-toxic insulation with a high R factor
6. Energy Star rated HVAC systems and appliances
7. Drought tolerant landscaping and native plants

While many of these systems and supplies may be more expensive initially they will often pay for themselves over time.

Click here to read the entire article.

Search all of the homes currently on the Charlottesville, Virginia real estate market or contact me if you would like information on green homes available in the Central Virginia area.

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

Fluvanna County country homes market report July 2008

The following is the report of sales of country homes in the Fluvanna County, Virginia real estate market in July 2008. For the purpose of this report a country home ranges in size from 3 to 10 acres.

In July there was 1 country home under a contingent contract in Fluvanna County. It was listed at $499,999 and had been on the market for 432 days.

One country home was under a pending contract. It had a list price of $499,999 and had been on the market for 428 days.

In the Fluvanna County real estate market in the month of July two country homes sold. The average list price was $442,500 and the average sold price was $392,500. They had been on the market an average of 364 days and sold for an average of 88.70% of the list price..

There are currently 51 country homes actively listed in Fluvanna County. The average list price is $372,783 and the median is $310,000. The homes have been on the market for an average of 146 days.

Compare these numbers with the June sale of country homes in Fluvanna County. In the month of June 3
Fluvanna country homes sold for an average of 104.06% of the list price. They had been on the market for an average of 52 days.

Information obtained from the CAAR MLS and is deemed to be correct, but not guaranteed.

Click here to search all of the homes currently listed on the market in Fluvanna County, Virginia.

July Market Report – Albemarle County Country Homes

The following is the market report for sales of country homes in Albemarle County, Virginia for July 2008. For our purposes a country home has 3-10acres.

In July in Albemarle County there were 11 country homes with a contingent contract. The average list price was $592,323 and the median price was $660,000. They averaged 113 days on the market.

2 homes had a pending contract. The average list price and the median price was $315,950. The average days on market was 158.

In July 2008 12 country homes sold in Albemarle County. The average list price was $844,392 and the average sold price was $773,963. The median price was $599,500 and the average days on market was 69. The ratio of sold price to list price was 91.66%.

There are currently 133 active listings of country homes in Albemarle County with the average list price of $780,441 and a median price of $549,885. They have been on the market for an average of 170 days.

To see what is happening in the market in June 2008 there were 11 sales of country homes which had been on the market for an average of 92 days. They sold for an average of 97.25% of the list price.

Information obtained from CAAR MLS, and is deemed correct but not guaranteed.

Check back next month for the August market report to see what the trend is in the Albemarle County real estate market. If you would like to read market reports of the sales of detached homes, condos and townhomes in Charlottesville, Albemarle, Fluvanna and Louisa go to my other blog www.CharlottesvilleRealEstateTalk.com.

Click here to search all of the homes for sale in the Charlottesville and central Virginia real estate market.

Mortgage shopping Guidelines

If you are a first time homebuyer, shopping for a mortgage can be an intimidating and overwhelming process. It helps if you know in advance what to expect and what you will need to do.

Obtain your credit report and take action to make any necessary repairs to your credit.
Shop for a mortgage. Don’t just go to one lender. Different lenders have different programs. You need to find the program that best suits your particular financial needs. Check with mortgage brokers, mortgage lenders, credit unions as well as banks. Also check and see what mortgage or downpayment assistance programs exist in your locality and if you qualify for any of them.
Find out the total costs involved in each loan: monthly payment, annual percentage rate (APR), the number and cost of points, broker, origination and underwriting fees, administrative costs, mortgage insurance, and commissions, escrow and closing costs.
Check the terms for different kinds of loans; the amount of down payment, the term of the loan, and whether the loan is a fixed or an adjustable mortgage and what are the terms of each.
Negotiate. Ask the lender if they can offer better terms.
Once you have decided on the loan you want, you may want to obtain a rate lock.
Obtain a written loan comittment.

Read the article Beginner’s Guide To Mortgage Shopping in Realty Times.

I would be happy to talk with you about any questions that you might have about the Charlottesville, Virginia real estate market.

Click here to search all homes for sale in Charlottesville, Virginia, Albemarle County and Central Virginia.

Foreclosures – Not Your Typical Real Estate Transaction – Part II

In the first part of this series, I talked about the preforeclosure process which ended with the issuing of a notice of default by the bank. In this post the next step of offering the home at auction will be discussed.

After issuing the NOD (notice of default), the lender will offer the property for sale at auction. The auction may take the form of a sheriff's sale or through a private party. Usually the auction will start with a minimum bid which will cover the balance of the mortgage, interest and any costs associated with the foreclosure. However, most foreclosure auctions don't even get one bid, because the amount owed on the home is usually greater than the market value of the property. As a result the lender will end up the highest bidder thus becoming the owner of the property.

If you do decide to bid on a home at a foreclosure auction, there are some points to be aware of. Often the homeowners are still occupying the home, and will be unwilling to let you in to see the interrior of the home. This results in your bidding on a property that you have only seen from the exterrior. In addition you will not be able to bring in any inspectors. The home will be sold "as is" without any warranties. It is crucial to do your homework and research the title before bidding on the home to determine if there are any back taxes or leins on the property.

You will need to obtain all of your financing in advance, because public auctions usually demand cash payment at the time of the sale.

If you do end up being the highest bidder and buying the home, you may be faced with evicting the homeowner. Also be aware that the former owner may try to vandalize the home before leaving.

If the bank does end up as the owner of the home, it is now referred to as a real estate owned (REO) or bank owned property. I will talk about the special aspects of buying bank owned properties in the next post in the series.

Click here to see all homes for sale including foreclosures in the Charlottesville, Virginia real estate market.

Charlottesville, Virginia and the Albemarle County area is a beautiful place in which to live. Now is the perfect time to buy a home is this area and there are some great deals in the local market right now. We are also seeing more Charlottesville foreclosures as well.

Pam Dent, e-PRO, SRES, NHD
Real Estate III
Charlottesville, Virginia
Charlottesville Real Estate Talk
Jump into Greener Pastures