Lisa Sturtevant, Chief Economist for the Virginia Association of Realtors, has recently given us an overview of various market conditions affected by low home appraisals. Can a low appraisal derail home buyers?
A home appraisal is an evaluation of a home’s market value based on comparable recent sales and sometimes recent listings in the neighborhood. Appraisals are required by a lender to protect both the lender and the buyer and to help to ensure that the buyer is not borrowing more than the home is worth.
In hot housing markets, like the one we have been in for nearly a year, it can be challenging to accurately appraise the value of a home. Different appraisal values and below-offer appraisals can be confusing for home buyers and sellers and can sometimes prevent a successful transaction.
Different Methods, Different Values
An appraisal is typically conducted by a licensed real estate appraiser at the request of a lender or borrower. Appraisers generally use data on the prices of comparable homes sold in the last three or six months, or sometimes over a longer period. However, in fast-paced markets, where prices are rising rapidly, looking back at past home prices might not be a good indication of current values. It is important in this busy housing market that appraisers are not only using data on closed sales, but are also using data on pending sales and listings.
Automated valuation models, or AVMs, have been a popular way for consumers to get an immediate assessment of their home’s value. These AVM values can also sometimes be used in refinance applications. AVMs collect data from multiple listings services, along with data from public records, to compare recent sales and list prices and generate a value for a particular home.
There are differences in the methodologies in these AVMs, including the types of data used, how frequently the data are updated, and the number of comparables used in the estimate. These differences in data and methods can result in different home value estimates. (I plugged my home address into five different AVMs, and the difference in estimates was more than $100,000.) Because the housing market is so fast-moving, it is important that the data they use are updated very frequently.
These public-facing AVMs are popular with consumers, but they can also provide misleading information and result in disappointed (or pleasantly surprised) homeowners when a licensed appraisal is produced.
Appraisals Below Offer
In this frenzied housing market, bidding wars and offers over list are common. When the home appraises at the contract price, the deal can go off without a hitch. However, appraisals below offer can throw up a roadblock to the purchase.
While there are stories about buyers losing out due to a low appraisal, the data suggests that it is very uncommon for low appraisals to completely derail a transaction. According to Fannie Mae, an estimated 8% of appraisals came in below offer price in 2017. Zillow estimated that 10% of deals that fell through in 2018 did so because of a low appraisal. More recently, the National Association of REALTORS® reported in August 2020 that appraisal issues accounted for less than 1% of real estate transaction issues.
Despite the fact that appraisal issues seem to be relatively uncommon, homebuyers that are worried about a home not appraising have increasingly been waiving appraisal contingencies in their offers. Nationally, Redfin estimated that about 20% of winning home offers last summer had waived the appraisal contingency. According to a survey of Virginia REALTORS®, in March 2021, 37% of REALTORS® said that it was very common for buyers to waive the appraisal contingency to make their offers more competitive. For some buyers, waiving the appraisal could be problematic down the road. For others, including those using an FHA or VA loan, an appraisal contingency is not an option.
Helping Buyers and Sellers When Appraisals Come in Low
There are several steps REALTORS® can recommend to buyers and sellers if an appraisal comes in lower than expected:
REALTORS® should remind clients that AVMs are not meant to serve as a formal appraisal and that for most transactions, a lender will require an appraisal from a licensed real estate appraiser.
Appraisals should include data not only on recent sales, but should also take into account homes that have recently gone under contract and homes currently listed for sale. The fast-paced market means that home prices six or even three months ago are not necessarily a good indicator of current home values.
Buyers, sellers, and lenders can request a review of the appraisal to see if there were any inaccuracies in the analysis.
If the appraisal comes in below an offer, buyers could have the option to increase the down payment to make up the difference or take some of the money set aside for a down payment to close the appraisal gap.
It is also possible that a low appraisal is a sign that the offer price really is above the home’s true value and that the smartest thing for the buyer to do is to step away from the deal and move on to the next home. Having a REALTOR® who can provide sound advice on market conditions will be a tremendous value to buyers in this situation.
*Information as of 07/21/21Luxury Estate Home
NO LONGER AVAILABLE
Nestled in the Blue Ridge Mountains of Nelson County VA, Cardinal Rest is an exceptional 15,000 sf custom home that was created with exquisite craftsmanship and luxurious attention to detail.
Cardinal Rest is the ultimate Blue Ridge retreat property. The home features a floor plan that is open and perfect for relaxation or entertaining. Eucalyptus flooring leads you past mahogany doors and foyer to the dining room with a wagon wheel ceiling and alabaster and bronze chandelier.
On the first floor, the great room is stunning, with its 19′ barrel ceiling and a two-story Rumford stone fireplace. The gourmet kitchen will delight the cook with its wet bar, custom copper vessel sink from Italy, and butler’s pantry. Floor-to-ceiling mahogany creates warmth and elegance in the study. A sitting area and fireplace complement the owner’s suite with luxuriously appointed bath that encourages relaxation. You also find an indoor pool, sauna, and a gym on the first floor.
A media and billiard room are on the second level with three additional bedrooms. There are 5 bedrooms and 6.5 baths in the home. Wine cellar, banquet room with a full bar, and an apartment are on the terrace level. Entertaining continues outdoors; with a fire pit and grill on the upper patio and fireplace on the lower patio. For the most discerning buyer, Cardinal Rest is the perfect mountain retreat or year-round primary residence.
ADDITIONAL DETAILS AND FEATURES
Exquisite attention to quality details puts this elegant retreat property in a class of its own. Here is a link to a printable full report of the Special Features of Cardinal Rest, which includes details of systems, rooms, upgrades, and equipment.And here is a link to a Plat of the Property
Co-listed with Bridget Archer … 434-981-4149
Pool Popularity Soars During Covid
When your children are small, pools become a magnet for not only your children but their friends as well. It can also be a great place for the summer holidays, Memorial Day, 4th of July and Labor Day. Any warm day, especially on the weekends, can be an opportunity to enjoy the pool, cook outside or bask in the sun…. and in Virginia our warm weather often extends well into the fall.
During the first major stay-at-home event that most of us have experienced in this country, pools have given families an enjoyable recreation without leaving the home. For those without a pool, the NPD group reports that the Covid-19 pandemic has increased pool building by 161% this year.
Some may have even made the transition from children enjoying the pool to the grandchildren. If this happened to you, there is an interim where you may have wished that your home didn’t have a pool so you would not have the maintenance and required upkeep. Then, as the new generation of family starts using it regularly and again, you are glad you have a pool and can see the grandchildren more.
For those people who don’t have a pool but are considering one, there are some things that you need to think about.
If you’ve watched some of the TV shows like Pool Kings, most of those look like resorts or water parks and the price tag that comes with them can be staggering. Even a modest gunite, in-ground pool with a limited amount of decking can be as expensive as a luxury car, especially after including the cost of landscaping and pool furniture.
If you finance the pool as a home improvement, the term will probably be between seven to fifteen years. If you refinance your current mortgage and wrap the cost of the pool together, you could get a 30-year term.
Pool cleaning and chemicals depend on the size of the pool but will generally start at about $175 a month through a service. Your utilities will see an increase because you’re going to use more electricity and water than you did before you had a pool.
Then, of course, there may be increases in food and refreshments to consider for not only your family but your guests. There are also pool toys, floats, sunscreen, and towels. Minor things can add up!
People going through the pros and cons of building a pool usually tell themselves that the house will go up in value. It is true but not nearly as much as the cost of the pool. Long time pool owners will tell you that they have had lots of great memories and it has been a good investment in their family. It just may not be good as a financial investment.
Once you’ve made the decision to build a pool, find a reputable pool builder, ask for references and check them out. Ask friends who have pools, who built them and would they use the company again. Most pool companies hire and coordinate with subcontractors to do the work. It is important to know that the builder will be around if something goes wrong and how they’ll solve the issue.
The Better Business Bureau has some suggestions about hiring a pool contractor and they warn about scammers who are eager to take advantage of the increased demand for pools.
How Do You Sell Your House In A Slow Market?
Nobody wants to sell anything when the market is bad. This rings true even for home sellers. But while selling a house in a sluggish market can be hard, it is possible. All it takes is a unique kind of game plan.
In this article, you will discover the secrets to selling your Charlottesville VA house in a slow market.
If you are selling your home in Charlottesville VA, take note of the following strategies to increase your likelihood of a sale:
1. Be familiar with your market
2. Sell for a good price
3. Stage your home
4. Advertise your home
5. Highlight the best features of your home
6. Offer incentives
7. Adjust the terms of the sale
8. Tap your neighbors to market your home
Read on to learn more about the things you can do to get your Charlottesville VA house sold in a slow real estate market.
Tips to sell your house fast in a slow market
While it is still possible to sell your Charlottesville VA home fast and for top dollar even in a cooling market, you will have to refine your selling approach to make your home sale successful.
Take a look at the following secrets to selling your house in a slow market:
· Be familiar with your market
Learning your market and your competition is key to a successful home sale. It’s not enough to offer your house for the price you want. You have to regard what other properties in your area have sold for and are selling for. Knowing your market will help you avoid overpricing or underpricing your property, which may cost you tens of thousands of dollars.
· Selling for a good price
While selling a house for a good price can be tricky in today’s market, it is necessary. Don’t turn off potential buyers by asking as much for your property as your neighbor got a year ago. Instead, look at similar houses in your area and price your home conservatively.
· Stage your home
Before selling your home, repair everything that is broken and replace things that you need to replace to make it look presentable to buyers. You may want to consider a professional home staging service to help your home make a strong positive impression during showings.
· Advertise your home
Marketing your home aggressively is another key to a quick home sale. To boost your chances of selling fast even in a slow market, don’t just rely on multiple listing service. Advertise your home in local papers and make sure your home’s photos highlight its best and unique features.
· Highlight the best features of your home
When you play up the best features of your home, you make it much easier for prospective home buyers to appreciate and want to buy your property. Features such as fireplaces, a gourmet cook’s kitchen, and an outdoor oasis are some of the features you can highlight when marketing your home.
· Offer incentives
While some homebuyers may find a low price attractive, that’s not enough incentive if you want to sell your house fast in a slow market. Most homebuyers may hold out for something more than just that, so you need to be a creative home seller. Offer incentives that will speak to the heart of buyers, such as a paid vacation or a set of living room appliances.
· Adjust the terms of sale
Most of the time, the easiest way to sell a home fast in a slow market is by offering flexible terms to buyers. While it is sometimes enough to lower the asking price, there are times when offering help with closing costs or extending the settlement date are necessary to win a buyer.
· Tap your neighbors to market your home
Involving your neighbors in your home sale may also help you sell your house fast. Before you put your home on the market, inform them about your upcoming home sale so they can inform their friends about it. That way, you will be able to generate interest before you even list your home.
If only you can do things your way, you will sell your home whenever you want and at the price that you want. In reality, however, the condition of the market is a huge factor in the outcome of your home sale. And since every house is different, what it takes to sell your house in Charlottesville VA could be different than your neighbor’s situation.
Mistakes to avoid when selling your home in a slow market
As a home seller, you must be aware of the telltale signs that you are in a slow real estate market. These signs may include “for-sale-signs” taking over your area, or huge red price reduction labels tarnishing the online listings in your neighborhood. These signs tell you one thing: If you are selling your Charlottesville VA house now, the odds may not be in your favor.
The good news, however, is that while changing the conditions of the market isn’t as easy as waving a magic wand, a slow market is an opportunity for you to channel your competitive side. No matter how slow the market is, it is not impossible to sell a house. With the right game plan, you can still be successful with your home sale.
Whether the market is good or bad, the key to a successful home sale is having the right game plan. Along with having the right game plan is avoiding the mistakes that will doom your home sale. Here are some of them:
· Not preparing your house for sale
Selling a house in a slow market is never for the lazy. If you want your home sale to be successful, you have to put in some sweat equity to make your home as presentable as possible to house hunters.
Deep cleaning and decluttering are necessary to meet the bare minimum buyer expectations. But if you are in a buyer’s market, you will need to go far beyond just cleaning to boost the desirability of your home. Generally speaking, staged homes sell faster than unstaged ones, especially in slow markets.
· Foregoing professional photography
Nowadays, more than 90% of home buyers search online for homes. Hence, if your goal is to attract homebuyers online, you can’t just settle for amateur photography when marketing your home.
Making sure your online listing photos are on point is critical in home selling. While you can take good listing photos yourself, it’s not worth the risk if you are in a buyer’s market. Hiring a professional real estate photographer will not cost you much, so go that route if you want to get a leg up on your competition.
· Overpricing your home
Selling a home isn’t like selling loads of products in the market, where you can lower the price when you get stuck with inventory just to be able to sell. When you sell a home, your home is your only product, so you can’t afford to discount if it doesn’t sell.
· Refusing to let buyers access your home
Showings are necessary when selling a home. While you wouldn’t want to be told to get out of your own home, you will need to do that when your home is on the market. Don’t demand access restrictions like requiring half a day’s notice before showings because that’s a major turn off to potential buyers. Remember that when selling a house, the more foot traffic, the better.
If you need a top local real estate agent to work with, call me, Pam Dent, at 434-960-0161 today. My knowledge and experience in selling homes in Charlottesville VA will help you navigate tough decisions towards a successful home sale.
Horse and Livestock Show Guidelines During Covid Virus
The Virginia Governor’s Horse Show Procedures has published the following requirements that pertain to horse and livestock shows in Virginia during this phase of the Covid 19 public health rules.
Scope: Indoor and outdoor horse and other livestock shows. Phase 3: Horse and other livestock shows must either implement the following mandatory requirements or they must not take place.
Mandatory Requirements:
Participants and organizers of horse and other livestock show activities must strictly adhere to the physical distancing guidelines, enhanced cleaning and disinfection practices, and enhanced workplace safety practices provided in the “Guidelines for All Business Sectors” document.
Participants and organizers of horse and other livestock shows must adhere to the following additional requirements for such activities:
Post signage at the entrance that states that no one with a fever or symptoms of COVID-19, or known exposure to a COVID-19 case in the prior 14 days, is permitted in the establishment.
Post signage to provide public health reminders regarding physical distancing, gatherings, options for high risk individuals, and staying home if sick (samples at bottom of this document).
Create a guest flow plan of modified queue lines to and within the facility. Determine areas likely to become bottlenecks or pinch points and adjust guest flow accordingly.
Install visible markers for queue lines that separate people by six feet of physical distance. Sample markers are available in the VDH Business Toolkit.
Create and display physical distancing communication tools, including static signs, kiosks, audio announcements, or video announcements. Signage should include the requirement to wear face coverings at all times and to maintain six feet of physical distance between people who do not reside in the same household. Sample signage is available in the VDH Business Toolkit.
Reconfigure seating areas to allow six feet of physical distance between individuals by eliminating and closing select tables or seating areas, or by spreading them out to allow for adequate spacing.
Ensure facility exits are configured to reduce the occurrence of bottlenecks and large gatherings. The total number of attendees (including both participants and spectators) of livestock and horse shows cannot exceed the lesser of 50% of the occupancy load of the venue, if applicable, or 250 persons. For shows held in a barn, stable, or ring, attendees are limited to 250 persons per structure or assigned area.
Ensure anyone who has symptoms of, has tested positive for, or has been exposed to COVID-19 follows appropriate guidelines for quarantine or isolation. Persons with symptoms should stay home until CDC criteria for ending isolation have been met. Persons with severe symptoms may need to be evaluated by a healthcare provider. Establish procedures for safely transporting anyone who is sick to their home or to a healthcare facility. If you are calling an ambulance or bringing someone to the hospital, try to call first to alert them that the person may have COVID-19.
Conduct daily screening of trainers, officials, staff, participants, and other attendees for COVID-19 symptoms prior to admission to the venue/facility. Children should be screened per the CDC guidance for screening children. Adults should be asked if they are currently experiencing fever (100.4°F or higher) or a sense of having a fever, a new cough that cannot be attributed to another health condition, new shortness of breath that cannot be attributed to another health condition, new chills that cannot be attributed to another health condition, a new sore throat that cannot be attributed to another health condition, or new muscle aches that cannot be attributed to another health condition or specific activity (such as physical exercise). Anyone experiencing symptoms should not be permitted on show grounds. Screenings should be conducted in accordance with applicable privacy and confidentiality laws and regulations.
All shared items must be disinfected between each use to the extent practicable.
Employees should wear face coverings in customer-facing areas that cover their nose and mouth using CDC Use of Cloth Face Coverings guidance.
Require all people inside the show grounds, unless mounted on a horse, to wear a face covering.
Provide hand washing or sanitizing stations at the reception area and throughout the entire facility for employee and attendee use.
Best Practices: In addition to the requirements provided above, management must utilize the following best practices to the extent they are feasible:
Utilize online entries and payment by credit card.
Designate one representative to handle the entire barn or stable’s interface with the show and event offices.
Adhere to physical distancing guidelines and utilize face coverings when in the show office.
Install sneeze guards in front of commonly used point-of-sale or guest service stations.
Clean and disinfect all tack, equipment, and surfaces that others may come in contact with or handle frequently. This includes golf carts, tack trunks, reins, halters, lead ropes, and other common show items.
Maintain at least six feet of physical distance in the show ring.
Encourage competitors, trainers, riders, grooms, owners, competition staff, and parents to leave as expeditiously as possible after their competition.
Limit those on the show grounds to competitors, trainers, riders, grooms, owners, competition staff, and parents or other adults attending as a minor’s guardian. No spectators, extended family, or friends should be allowed on competition grounds.
Include current COVID-19 guidelines in the show’s protocols and entry procedures.
Require attendees to keep dogs under control and confined or leashed at all times. Dogs can potentially come in contact with multiple people if loose on competition grounds. They must be confined and/or leashed.
Require all current entry agreements and addendums that cover COVID-19 to be signed and returned to the show office prior to competing.
Barn Safety During Covid Virus
For many of us during covid our one link to sanity has been the ability to ride our horses even though we have missed the ability to compete or depending on the protocol followed in your barn, to participate in lessons.
After seeing horseshows cancelled all spring, horseshows are starting back up. Due to Covid they are proceeding a little differently than in the past. We are seeing restrictions as to the number of people who are allowed on the showgrounds. Some shows are only allowing the exhibitor and one extra person. They may also assign a ride time. Everyone may be required to wear a mask except for the exhibitor while in the ring.
The Virginia Horse Council has the following tips for maintaining safe practices around your horse barn at this time.
** Stay at least 6 feet away from other people
** The virus is thought to spread mainly from person to person, and no evidence indicates that animals or pets will become ill with Covid or spread it to other people
** These commonly used surfaces should be disinfected at least once a day: water and feed buckets, cross ties, lead ropes, halters and tack, grooming supplies, water taps and hoses, stall and barn door handles, wheelbarrow/shovel/broom handles, frequently touched surfaces like doorknobs, light switches, countertops, etc
IF YOU CONTINUE TO HAVE BOARDERS OR LESSONS AT YOUR FACILITY:
** Limit the number of people in the barn so that they can maintain about 6 feet of distance between them. If riders or boarders are unable or unwilling to do this, you may have to excuse them from lessons or from coming to the barn until the pandemic has passed.
** Encourage boarders and owners to communicate with each other or to create a virtual schedule, to help limit the number of people present in the barn at the same time.
** Actively encourage sick people and boarders to stay home
** Ask boarders and owners to have enough feed (concentrate, hay, and supplements) and bedding for 2 weeks at the barn; emergency contacts and instructions for care (feed, supplements, medications, exercise, special concerns, etc) should be written down.
** Perform routine environmental cleaning and disinfecting.
** Change the barn hours to allow more time for cleaning and disinfecting.
** Emphasize respiratory etiquette and hand hygiene by all.
OUT OF AN ABUNDANCE OF CAUTION, IT IS RECOMMENDED THAT THOSE ILL WITH COVID 19 LIMIT CONTACT WITH ANIMALS UNTIL MORE INFORMATION IS KNOWN ABOUT THE VIRUS.
The Market at Grelen
When Central Virginia residents are looking for an interesting way to celebrate a gorgeous day, one of our best options is to visit The Market at Grelen. It’s only a short drive into the beautiful countryside to explore the gardens and activities that The Market offers.
The Terrace at the Market at Grelen is a lovely spot to linger for a snack or beverage. There are social distancing guidelines in place to protect your health while you enjoy unique edible delights.
If you like gardening, you’ll love this market. Their huge nursery offers high quality flowers, shrubs, and trees, plus gardening supplies and adornments for your own garden. There are pick-your-own options for each season or you can purchase fruits and veggies in their store. The Grelen Nursery has its own store hours, so CHECK HERE for more details about the nursery. For outdoor fun there are trails for you to hike that allow you to explore the countryside and they even connect to the trails of James Madison’s Montpelier estate.
Fans of the Market at Grelen appreciate their nice gift shop with unique and beautiful items for the home. In fact, you could even browse through their gift shop from the comfort of your own home… for foods, wine, garden items, jewelry and more… by going to their ONLINE STORE IN THIS LINK.
I don’t hesitate to recommend a trip to the Market at Grelen…. so feel free to let me know about your own visit? Enjoy!
Mortgage Closing Scams
The American bank robber, Willie Sutton, was asked why he robbed banks and his answer was “because that is where the money is.” During his 40-year career, he stole about $2 million but Internet scammers are stealing many times that amount in phishing schemes preying on unsuspecting home buyers.
These crooks know where the money is because buyers have the down payment and closing costs and are expecting to transfer it to the close the sale of their home. The FBI, in their 2018 Internet Crime Report, stated victims lost over $149 million and the CFPB estimates the losses at over $1 billion as a result of fraud in real estate transactions. The scammers want to take advantage of the situation while it is still in the buyer’s account.
Commonly, during the closing process, scammers will send spoofed emails to homebuyers from someone they expect to hear from regarding the transaction like the real estate agent or the settlement agent. They will include false instructions for the closing funds.
Following these suggestions can help to protect you and possibly, avoid scams:
Call before you click to verify the wiring instructions to transfer funds. DO NOT use the phone number or email in the email request. Use a trusted source, preferably, in person, of contact information.
Confirm everything independently with your real estate agent and closing officer. Confirm the actual instructions with the bank before transferring money.
Verify immediately, within four to eight hours, with the title company and real estate agent that the money was received. If it has not been received, notify the bank immediately to determine if it can be cancelled.
If you believe you have been the victim of a phishing scheme, call your bank immediately and ask them to issue a recall notice on the money transfer. File a complaint with the FBI at www.IC3.gov and report it to your local FBI office.
The Consumer Financial Protection Bureau has released two documents in an effort to inform consumers about wire fraud scams that commonly occur during closings: Mortgage Closing Checklist and Mortgage Closing Scams.
This is for information purposes only and should not be considered legal advice.
Refinancing During Covid
Taking cash out of the equity of your home could be a legitimate way to fund a temporary cash crisis now or to have it on-hand if the need arises. Most homeowners can pull out the difference in 80% of the fair market value of their home and what they currently owe.
The most frequently cited reasons for refinancing are to lower the payment, eliminate the private mortgage insurance, combine mortgages, consolidate debt, convert an ARM to a fixed rate mortgage, remove a person from the loan or to take cash out for another reason.
The option of using your equity to deal with unexpected living expenses or potential lost wages in the future could be a good reason for doing a cash-out refinance. It is important to consider that it could increase your monthly payment instead of lowering it which would result in higher expenses during uncertain economic times.
Some lenders have recently raised the minimum credit score requirement but borrowers with good credit and the ability to repay should be able to refinance. Lenders are reporting that during the Covid-19 crisis their processing time is taking longer but they have implemented procedures to safely facilitate the application as well as the appraisals.
While homeowners with an FHA loan are available for a streamline process because FHA is already insuring the mortgage to be refinanced, the cash-out is limited to $500. Even though the owner may not be able to pull funds out of their FHA equity, refinancing may lower their payment and therefore, lower their expenses.
Unlike conventional loans that require income through a job or other sources, refinancing an existing FHA loan does not require income verification or an appraisal. The borrower cannot be delinquent on their current FHA loan and it must be at least six months old. The refinance must reduce the current interest rate or term or both.
Another alternative for homeowners is a HELOC, home equity line of credit, where you do not incur interest expense unless you actually draw on the line of credit. It will be a variable rate home equity loan similar to a credit card letting you borrow up to a specific limit when you want and repay it slowly over time.
Refinancing a home incurs closing costs which can be paid in cash or added to the financed amount. The breakeven point to recapture the cost of refinancing is determined by dividing the monthly savings into the cost of refinancing. If you stay in the home less than that time, refinancing could be an unnecessary expense.
Charlottesville Restaurants During Coronavirus
Charlottesville restaurants are adjusting to new requirements during the coronavirus outbreak. At this time most restaurants do not offer in-house dining, but most are offering some form of Take Out or Delivery & Online Ordering. Their status is likely to change because the situation is fluid at this time… please verify each one for yourself, so that the information below is updated for you after this posting.
OR EMAIL | ||||
| ALBEMARLE BAKING CO | (434) 293-6456 | |||
| BEBEDERO | (434) 234-3762 | |||
| BEER RUN | (434) 984-2337 | |||
| BELLE | (434) 996-4919 | |||
| BELMONT PIZZA | (434) 977-1970 | |||
| BODO’S | (434) 977-9598 | |||
| BREADWORKS BAKERY | (434) 296-4663 | |||
| C & O | (434) 249-4040 | |||
| CHAMPION GRILL | ||||
| CROZET PIZZA | (434) 202-0592 | |||
| DUNERS | (434) 293-8352 | |||
| FEAST | (434) 244-7800 | |||
| FELLINI’S | (434) 284-7676 | |||
| FLEURIE | (434) 234-7394 | |||
| GREENBERRY’S COFFEE | (434) 984-0200 | |||
| HOT CAKES | (434) 295-6037 | |||
| IVY INN | (434) 466-9222 | |||
| JUNCTION | (434) 984-9749 | |||
| LAMPO PIZZERIA | ||||
| MANGIONE’S ON MAIN | (434) 327-4833 | |||
| MARIEBETTE | (434) 529-6118 | |||
| MAS | (434) 979-0990 | |||
| MAYA | (434) 979-6292 | |||
| MELLOW MUSHROOM | (434) 972-9366 | |||
| MILAN | (434) 984-2828 | |||
| MOE’S BBQ | (434) 244-7427 | |||
| MONA LISA PASTA | (434) 295-2494. | |||
| MONSOON | (434) 971-1515 | |||
| ORZO | (434) 975-6796 | |||
| PAD THAI | (434) 293-4302 | |||
| PETER CHANG | (434) 244-9818 | |||
| PUBLIC FISH & OYSTER | (434) 995-5542 | |||
| REVOLUTIONARY SOUP | (434) 296-7687 | |||
| RIVERSIDE | OPEN | |||
| SHEBEEN | (434) 296-3185 | |||
| SOUTHERN CRESCENT | (434) 284-5101 | |||
| TAVOLA WINE | ||||
| THAI 99 | (434) 964-1212 | |||
| THAI CUISINE & NOODLE | (434) 974-1326 | |||
| THE WHISKEY JAR | (434) 202-1549 | |||
| TIMBERWOOD GRILL | (434) 975-3311 | |||
| VIVACE | (434) 979-0994 | |||
| ZOCALO | (434) 977-4944 |
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Pam Dent