825 Rockfish Valley Hwy, Nellysford, VA 22958
Now off market, but we have others

This spacious 16-acre estate is located in Nellysford, VA on a scenic byway in the Blue Ridge mountains. It is near Wintergreen Resort, wineries, breweries, orchards, and of course the breathtaking views of Nelson County. The Meeting Place 12,420 sq.ft. home was built initially as a boutique hotel, retreat, and teaching hub…. and now it could be a fantastic business or retreat or Airbnb as well. The home boasts 10 bedrooms, 10 bathrooms, 2 living rooms, an exercise room, conference space, computer room, greenhouse, and more.

A large foyer on the main level leads to a great room centered around a fireplace, kitchen, dining, and sunroom. The first level is complete with a library, billiard room, media room, four ensuite bedrooms, powder room, work room with attached greenhouse, and laundry room/mud room.

The second level is inviting and spacious, with its own foyer and a charming balcony, a large living room, 6 additional ensuite bedrooms, an exercise/fitness room, a conference room and plenty of storage. There is also an attached three-car garage and a detached two-car garage.

Click To View Floor Plans

Below is a Google map that you can click/drag to explore the area around The Meeting Place

Co-listed with Bridget Archer 434-981-4149

441 Lovell Drive, Locust Dale, VA 22948
Currently off market but we have others

Lovell is a stately Georgian manor home located on 165+/- acres of rolling farmland in the Virginia Piedmont region east of the Blue Rige Mountains. The property includes 3 ponds, is bordered by the Robinson River, and surrounded by properties under conservation easement. Lovell, located in the Bull Run Hunt country of Madison County, enjoys timeless beauty and tradition. The home combines the best of old and new with an 1840’s main house coupled with a stunning modern addition.

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HISTORIC HOME INTERIOR, below
Entering through the front doors framed with glass transom and side lights set in the double wedding ring style, you find intricate woodwork & original heart pine flooring. The home is graced with 10’ceilings and 9 original mantled fireplaces. A lovely music room adjoins the living room through stately pocket doors, and a library/study is currently used as a classroom. A former kitchen is now a charming butlers pantry. Upstairs there are 9′ ceilings, 3 spacious bedrooms, and a nursery or small bedroom. In the English basement of the historic home, is a partial kitchen, full bath, and three rooms now used for storage providing potential additional bedrooms.

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MODERN ADDITION, below
A new rear wing addition includes a gathering room with a cozy conversation area that has expansive views of the property. There’s a dining area with a cooking fireplace, and an upscale gourmet kitchen with high end appliances. Also on the first level of the new addition is a powder room. Upstairs is an office and a beautiful primary suite. There are wide white pine floors milled in New Hampshire. Exquisite details and craftsmanship are seen throughout the home.

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165 ACRE FARM and AMENITIES below
The farm consists of approximately 80 acres of hay/grasses, 20 acres of pasture, and 65 acres of woods. There are 3 ponds, 3 silos, numerous barns, and a detached garage. Also on the property are 4 tenant houses, one of which is currently used as an AirBnB. The expansive views are tranquil and idyllic.

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Below is a Google map that you can click/drag to explore the area around Lovell.

   
   

Co-listed with Bridget Archer, 434-981-4149
   
   

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.

MLS #618465            $2,600,000

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.

Here are photos of the main living areas of the home.

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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.

Features

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.

Below are photos of the home’s indoor pool, apartment, wine cellar, and additional areas

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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

CLICK FOR MLS LISTING DETAILS

Below is an aerial view showing the boundaries of the approx 10.5 acre Cardinal Lane property.

Below is a Google map of the Cardinal Rest property. You can click on the map to zoom/drag and explore the Cardinal Lane area.

Co-listed with Bridget Archer … 434-981-4149

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. 

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.

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.

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!