PAM DENT

Jump into Greener Pastures


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The Meeting Place

825 Rockfish Valley Hwy, Nellysford, VA 22958
MLS #635315     $2,495,000

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.

  • Meeting Place 2
  • Meeting Place 1
  • Gazebo
  • Foyer
  • Sunroom
  • Kitchen
  • Library
  • Billiards
  • Primary Bedroom
  • Primary Bathroom
  • Media Room
  • Bedroom2
  • RearElevation
  • Greenhouse
  • Bedroom3
  • UpstairsFoyer
  • GatheringRoom
  • GatheringRoom
  • GatheringRoom
  • Exercise
  • Bedroom9
  • Bedroom8
  • Bedroom10
  • Bedroom7
  • Bedroom4
  • Bedroom 5
  • Bedroom6
  • BoardRoom2
  • BoardRoom1
  • AttachedGarage
  • DetachedGarage

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
FloorPlan
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


Filed Under: Blog, Central Virginia Homes, Farms and Estates, Listings, Nelson County Homes Tagged With: Central Virginia Real Estate, Homes for Sale, Listings, Nelson County

Autumn 2020 Real Estate Forecast

It continues to be an interesting year, and today’s real estate market is no different.   In Central Virginia, we are seeing the spring market in the fall, with strong sales continuing due to pent up demand.   At the current purchase rate, there is about a 3 month’s supply of inventory in the Charlottesville area.   A 6 months supply is considered a Balanced market and below that number is a Seller’s market.   As you can see, we are in a strong seller’s market.

LOCAL HOUSING TRENDS

The move to the suburbs is real and in our Charlottesville area the counties of Nelson, Louisa and Buckingham saw an increased number of sales in July of 2020 as compared to July 2019.   As a result of the pandemic, we saw a shift of more people moving out of cities across the country.   Many people are working from home and even as we recover, many will continue to work from home. This shift also has changed how we live in our homes.  New home sizes had been falling for the past 4-5 years, but we are now seeing an increase in home size.

NATIONAL HOUSING TRENDS

I had the opportunity to listen to Dr Robert Dietz, economist for The National Association of Home Builders, speak last week.   According to Dr Dietz, the latest prediction is calling for a 2-year period for economic recovery, and housing is leading this recovery with 16% of GDP.

FINANCING AND PRICING

We are also seeing gains for mortgage purchase applications.   However, increased Refinance activity due to the low interest rates helps keep inventory low as more people are staying in their homes and remodeling instead of selling.   Due to the low inventory and high demand, we are seeing prices up by about 3%.

NEW CONSTRUCTION IMPACT

Since there is a shortage of resale homes coming onto the market, it will be necessary to have a strong new construction industry.   However, there are several headwinds for new construction.   Until there is a vaccine or treatment, there is the risk of renewed lockdowns.   There continues to be a shortage of skilled construction workers, and although we are seeing an increase in trade schools, training takes time.   There has been a 170% increase in lumber prices since April.   This adds about $16,000-$20,000 to a new build.

GLOBAL IMPACT ON NEW CONSTRUCTION

New home prices and the cost of remodeling will gradually go up as builders go through the current stock of lumber.   Since we get about 1/3 of our lumber from Canada, we will want to watch what happens with the tariff.   Another impact on new construction, is the fact that the global supply chain has been disrupted because of Covid and the natural disasters.   For new construction, you can expect higher prices and delays.

As you can see, there is cause for optimism, but one thing that we have learned this year is that things can change quickly.


 

Filed Under: Blog, Central Virginia Homes, Charlottesville VA Homes, Market Reports Tagged With: Central Virginia homes, Central Virginia Real Estate, Central Virginia real estate market, Charlottesville homes, Charlottesville real estate

An Insider’s Guide to Buying A Charlottesville Country Property

Are you considering buying a “main home” or a “second home”?

Buying country property is a dream for many people.

With the constantly increasing cost of homes in the city or suburbs, moving to the countryside is ideal. Just imagine having a big house on a vast parcel of land where you can enjoy fresh air every day, raise pets, grow a garden, and your kids can play and run freely.

If you are not fully committed to living in the countryside just yet, having a country retreat as your vacation home is also a wonderful arrangement. Many people buy rural properties as their second home, though some of them actually don’t have a first home yet.

Your vacation home is a great place to spend the weekend, the summers, the holidays, and for when you just want to get away and leave all the stress behind.

Come and experience the unique charm of Charlottesville!

Charlottesville in VA is one of the best places to buy a country home. If you haven’t fully decided, watch this video and you’ll see why.

(Click this link if you can’t watch the video : https://www.youtube.com/watch?v=pZ0mLZE1doQ)

Downtown Charlottesville is fun, vibrant and dynamic. It is a great shopping district with a lot of restaurants and boutiques to choose from. It is a city but it has a small-town feel, which is why many people love it.

If you love being outdoors, Charlottesville is perfect. Depending on the season, you can go hiking, kayaking, horseback riding, skiing, snow-tubing and more. You’ll never run out of activities here.

How to buy a country property in Charlottesville

When it’s time to buy an acreage in the countryside, you might feel overwhelmed by all the choices and decisions you’ll have to make. Let me help you make it easier.

Here’s a step-by-step process to help you take it one day at a time.

 

Step 1. Conduct preliminary research.

As soon as you decide to buy a property, start visiting websites that offer estates, farms and ranches in Charlottesville’s countryside.

Your goal is to see what real estate you like, and have an idea of the price range. Take note of specific listings that catch your interest, and see how they are positioned  in the market. Also, note if those properties experienced any price changes.

This is also the time to determine how you intend to use the land and if your favorites will have the necessary features. When you decide to buy a country property in Charlottesville, you already have a general idea of why you want it and what you want to do with it.

 

Step 2. Know how much you can afford.

Knowing your budget easily streamlines the country homes available to you.  The expression, “Don’t bite off more than you can chew” fits this situation.

The first question you want to ask yourself when it comes to your purchase ability is, “How will I pay for this property?”

Will it be a cash purchase? Or will you opt for bank financing?

When you have substantial savings, you may want to make it a cash purchase. This will allow more room for negotiation, and it makes the whole buying process easier.

 

Step 3. Get Prequalified and Preapproved.

Knowing your possible budget range based from your own computations, and knowing how much you actually qualify for are two different things.

Before you buy the country property that you’ve been checking online every night, you first need to know how much you can actually spend, and the best way to find out is to be pre-qualified.

Getting a pre qualification allows you to know what loan program is best suited for you. It also gives you an idea of how much you can borrow.  Securing a pre qualification will prove beneficial in the other steps of the buying process, like in budget preparation.

Once you know how much you can secure for the financing, get pre-approved.

A pre-qualification is helpful, but a pre-approval is more valuable because it tells the seller that a lender has checked your credit, verified your papers and has approved a loan amount for a particular time period.

Getting a pre-approval has many advantages:

1. It makes the home selection process easy for your agent. When agents know the price range you have been approved for, it is easier for your agent to know which properties to show you.

This is a better solution that your agent showing you properties way over your price range. You could fall in love with a country farm you cannot afford. After that, the lower price point properties just don’t have the same appeal to you.

Don’t set yourself up for disappointment.

2. Sellers are more likely to take your offer seriously when you have been pre-approved.

3. It lessens stress knowing you have already been approved by the lender. It gives you assurance that the buying process will be smoother.

 

Step 4. Hire the right real estate agent.

There are real estate agents, and there’s the right real estate agent.

When you are looking for a home in Charlottesville’s lovely countryside, you need someone who is not just a residential real estate agent. You want someone who specializes in selling country properties, farms, and ranches, and that would be me, Pam Dent.

My knowledge of the area, of the ranches, of Charlottesville’s land itself came many years before I was even actively involved in real estate.  I grew up exploring the countryside on the back of a horse.

I raised my kids in Charlottesville’s countryside. I know what you need to look for when purchasing land, being a long time owner myself.

My skills as a real estate agent allow me to guide you through the home buying process, aid you during the negotiation, provide assistance for all the paperwork, and share with you information about anything you’d like to know as a countryside home owner in Charlottesville.

With my skills, experience and professionalism, our home buying process will be less challenging and stressful.

 

Step 5. Find the acreage you like and make an offer.

This is the most exciting part! This is the part you usually see on TV, the part where buyers visit different properties, checking out the features and amenities, seeing if the farms offer what they need.

This is also a really difficult part. This is what the decision of where you’ll be living and what type of real estate you’ll be buying heavily relies on. This is the part you have to get right because it will affect your future drastically.

Start by looking at the homes in your price range. Bring your “Needs and Wants” list and take note which farms or ranches fit your list.

Since this step is crucial, let me share with you my top considerations if you are buying a country home. Carefully read the different factors you must make note of. Knowing these considerations can make a huge difference in the selection process.

Top considerations for buying a country property

  • Location. When you are buying a city or suburban real estate property, you want a home that’s in a safe neighborhood, close to school and other amenities, easy commute to work, etc.  The same things factor in when you are looking for a Charlottesville country home.

Here are a few questions you should be asking yourself :

 

  • How close (or far) do you want to be to shopping, hospitals, and many other amenities?  
  • Should there be a water feature close to the property?
  • Is there access to electricity, water, cable and other utilities?  There will usually be electricity but country farms  will have well and septic.  There will rarely be cable but often dsl is available.
  • What’s the road condition?
  • Do you want a place y that’s easily accessible from the main road, or one that’s miles off from the main road?
  • What’s the productivity of the soil type in the area?

 

Also, know why the home is being sold. Learn its history.  Drive around the area of the acreage  you are considering to purchase and see what the neighbors are like.

Get a feel of the area and decide if you can live in that setting. Visit more than once, on different times of the day, to see if your first impression of the farm still holds, and if you still like it.

  • Type of country property. Think of your definition of country living and know the type of property you intend to purchase.  For some buyers, country living means a home with country views, easy  access to water, electricity and other utilities, and neighbors a couple of minutes away.  For others it means being surrounded by extensive land, with its own wells, a reserve power generator, and where the nearest neighbors are a 10 to 15 minute drive away.

What will you do with the land? Do you plan to raise livestock? Are you going to use it as a horse farm or as an agricultural land? Will you hunt?  Or do you just want a get away?

  • Property size. The size of farm you will purchase depends on what you are going to use it for. It also depends on your purchasing power.

If you plan to use the property as a vacation home, how many acres do you need to secure privacy and retreat? If you’re going to start a Charlottesville horse farm, how many acres is a good start-up size? If you intend to use it for outdoor and recreational activities like hunting, how many acres would be sufficient?

  • Zoning and property restrictions. Zoning rules vary on different types of property.  Generally, farms with 20 acres or more are agricultural lands, which allows all types of animals and livestock. If you intend to hunt in your land, you need sufficient acreage in a rural location, and it should  neighbor with lands that also have large acreage, but remember that you will only be able to hunt on neighboring properties with permission.

Find out building codes, zoning and restrictions. Can you build a chicken coop on the property? How about a ranch? How about a pond?

Check with the seller and the municipality for any existing easements in the area.

Know if the property is part of a conservation area or under conservation easement.

  • Neighbors. You may think that being out in the vast countryside, you’ll have little chance to see your neighbors so it doesn’t really matter what kind you have.

However, you have to remember that neighbors are a great help especially if you have questions about how to develop the acreage. They have extensive knowledge of the land and the weather. They know what to do during emergencies.

Significant research goes into finding the right property.

Take your time in deciding which Central Virginia real estate   to buy.

Once you’ve chosen “the one”, work with your real estate agent and negotiate an offer based on the comparables in the area.

In your offer, include any contingencies, like home inspections, well and septic tests, building and safety code requirement for the house, etc. You have to be specific in writing any requests and repairs to be included in the sale.

Determine the amount of “earnest money” you’ll be putting in.

When both parties are in agreement regarding the terms, you can then put your name on the Purchase and Sale Agreement form.

 

Step 6. Get a home inspection and a land survey

You have to know what you’re buying.

A home inspection is conducted so you’ll know everything that’s going on in the property, from the condition of the house, to the plumbing, the structural strength,  and of course, the deal breakers.  You may also want to have an environmental study (think home inspection for the land).

A land survey will tell you the exactly where the property line is. You’ll know where your farm begins and ends through this survey.  

These surveys and inspections should be clearly stated as contingencies when you make an offer.

 

Step 7. Secure your loan.

This is the part where you choose the lender. Before you decide, shop around for mortgages with the lowest interest rates and best programs.

Choose the mortgage where you’ll be financially comfortable.   Be aware that many mortgage companies do not lend on farms and land.  Your Realtor will be able to give you a list of lenders who can assist you with this type of property.

 

Step 8. Get a property appraisal.

Your lender will want to ensure it is paying the right market value of the Charlottesville acreage.

A professional appraiser will be hired to check the farm’s value.

 

Step 9. Prepare the necessary paperwork and finalize the deal.

Once the terms are set, and the property is appraised, you can use the result for renegotiating the terms if needed. Your agent will negotiate on your behalf.

To verify if the seller is the rightful owner of the home, your attorney or closing company will use the service of a title company to take care of all the paperwork.

 

Step 10.  Close the deal.

 

This is the easiest yet costliest part of the buying process. Review everything prior to the closing, going over the fine details, ensuring everything is to your liking before handing over the payment to the seller.

 

Congratulations! You’ve now reached the end of your country home buying journey. The final step is to move in to your new home.

 

Call me, Pam Dent, at 434-960-0161. I am your golf and equestrian property specialist here in Charlottesville. I am also a Seniors Real Estate Specialist, as well as being experienced in working with first time buyers. I have lived here in Central Virginia almost all my life and have a deep love for the countryside and its preservation. My long involvement with equestrian activities, along with my professionalism and in-depth knowledge of the area makes me uniquely suited to take care of all your real estate needs. You, my client, are my first priority, and I am dedicated to ensuring that your real estate experience goes smoothly. 

I look forward to hearing from you.

 

Filed Under: Blog, Central Virginia Horse Farm for Sale, Charlottesville, Charlottesville VA Homes, Charlottesville VA Horse Farms for Sale, Farms and Estates, Homes in Charlottesville VA, Real Estate Tagged With: Central Virginia, Central Virginia homes for sale, Central Virginia Real Estate, Charlottesville, Charlottesville country homes, Charlottesville country properties, Charlottesville real estate, Charlottesville Virginia horse farm, homes for sale in Charlottesville, Real Estate Properties for Sale in Charlottesville VA

What’s On Your Realtor’s Mind

Realtor JobYou all know that these days nearly everybody works hard.  The increasing responsibilities of life are well documented.  So it came as a surprise to a realtor colleague of ours when he was asked by a prospective customer… what exactly is it that you do all day?  To be more precise, the way it was asked was “what exactly is it that you Doooo all day?

A bit of questioning allowed our colleague to realize that this customer believed that being a realtor would be so much fun because you’re able to tour all those pretty houses and drive around.

Being a realtor is a great job.  Being able to tour those homes has little to do with it.  So we thought we’d give you a glimpse at the job description of the duties in One Week In A Realtor’s Life.  Our version is condensed in hopes of keeping you from nodding off by the second sentence.  This is what’s on your realtor’s mind:

Call seller to verify completion of repairs.  Explain what a neighborhood amenity is and verify current HOA fees.  Get the disclosure sections signed and delivered on time.  Negotiate an offer. Confirm that the loan has been funded. Keep blogging to keep the site active.  Answer the phone.  Coordinate the timing with the attorney for an upcoming closing.  Deliver the HUD form and review for errors.  Schedule listing appointments for buyer who’s arriving from out of state.  Answer the phone.  Maintain yearly continuing education classes. Attend a property inspection with a buyer.  Update website county tax information.  Prepare comps. Research title information at the courthouse.  Answer the phone.  Assist with staging and photography of a new listing.  Order home warranty.  Document and deliver escrow money to broker.  Meet the appraiser.  Answer the phone. Return missed phone calls.  Prepare neighborhood flyer.  Place lockbox at new listing.  Attend meeting at Board of Realtors.  Collect local advertising for relocation package.  Recommend hotels.  Attend re-zoning meeting.

We don’t need to do these things backwards and in high heels.  We just need to do it while we compete with thousands of other realtors, none of whom earn a fee until after a closing happens.   And oh yeah… did we mention, answer the phone?  (Touring those beautiful homes is icing on the cake).

 

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Filed Under: Blog, Information for buyers, Information for homeowners, Real Estate, Uncategorized Tagged With: Central Virginia Real Estate, Charlottesville real estate, real estate market

Should I Take Advantage Of The Lower Interest Rates And Buy A New Home?

Pink house This week we have been hearing the buzz in the news about the government plan to bring interest rates down to 4.5% in order to prompt home buying and ease the housing crisis.  Does this mean that you should take advantage of the new rates and buy that new home?  The Wall Street Journal discusses the pros and cons of buying a new home with the lower rates.

While the drop in interest rates will translate to a major reduction in your monthly mortgage payment, it may not make sense for you at this time to use this reduction to buy up into a larger home.  Homeowners need to be careful that they do not use the rate reduction as an excuse to buy more home than they can actually afford.  Instead it may be smarter to downsize into a more affordable home with lower payments, particularly if you are unsure about your job security.

The Central Virginia real estate market offers many opportunities to downsize and take advantage of the lowering interest rates.  In addition to lower payments a smaller home will also offer reduced energy and maintenence costs.  If you would like to explore how this option might work for you,  give me a call and we can look together at what Charlottesville area homes are available that could suit your needs and lower your expenses at the same time.

Filed Under: Blog, Information for buyers, Mortgages, Real Estate Tagged With: Central Virginia Real Estate, Charlottesville homes, home buying, interest rates

Albemarle County Goes Green – Should Albemarle County Allow Wind Turbines?

 

Wind turbineAlbemarle County could allow private wind turbines on private property within the next six months.  At this time zoning in the county prohibits the installation of wind turbines.  However the Albemarle Planning Commission is studying whether to permit small personal turbines at private county residences.  These turbines may not be a cost effective way to generate power, but they could help with the reduction of greenhouse gases, which is a long term goal for the county.  Whatever the commission decides regarding personal turbines, there will definately not be commercial wind farms in the counties future.

 

Charlottesville, Virginia and Albemarle County have increasing numbers of green built and energy efficient homes for sale.  If you are considering buying or selling a “green” home in the Central Virginia real estate market, contact me and I would love to discuss how I can help you with your real estate needs.

Search the Charlottesville and Central Virginia homes for sale.

Filed Under: Blog, Green building, Information for buyers, Information for sellers, Real Estate Tagged With: Albemarle County, Central Virginia Real Estate, Charlottesville Virginia, energy efficient homes, Green built home, wind turbines

Foreclosures – Not Your Typical Real Estate Transaction – Part Three

When a foreclosed home does not sell at auction, it becomes a (REO) real estate owned or bank owned property.  Since the banks are not interrested in keeping assets, like homes, that require maintenance, they will probably be interested in selling the property.  Usually the banks will get an asset managemant company to handle the sale and this comapny will then retain a local real estate agent to list the property.  The property will usually be listed to sell for whatever the market will bear.

In a purchase of a foreclosure, it is important for buyers to be represented by a
REALTOR who understands the unique processes and paperwork involved in that particular kind of transaction.  Each lending institution has their own addendums and special forms.  Buyers of foreclosed homes should realize that it is necessary to have a great deal of patience as delays, problems and a lot of red tape are the norm.  It is important for these buyers to also realize that the whole transaction is slanted to favor the bank.  In a typical foreclosure purchase the buyer waives many of the rights that they may have in a traditional home purchase.  For that reason, it is a good idea to have the advice of an experienced real estate attorney as well as a buyer’s agent who understands the foreclosure process.

However, for the educated buyer the purchase of a foreclosed home may present a very good opportunity.

If you are considering the purchase of a foreclosed home, I will be happy to talk with you about this unique process.  I would also be happy to help you find foreclosed homes in the Charlottesville and Central Virginia real estate market that may suit your particular wants and needs.

Filed Under: Blog, Foreclosures, Information for buyers, Real Estate Tagged With: Central Virginia Real Estate, foreclosed home, foreclosusre, REO

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.

Filed Under: Blog, Farms and Estates, Information for buyers, Information for sellers, Virginia Tagged With: Albemarle County horse farm, Central Virginia Real Estate, Charlottesville Virginia horse farm, Keswick Virginia, tack shops

Comparison of Real Estate Taxes for Central Virginia

When you are considering a purchase of a home, one of the necessary things to know is the real estate tax rate for that particular area.  In the Central Virginia real estate market there are considerable differences in tax rates among the various counties that make up the region.  For some purchasers these rates are still very low compared to the section of the country that they are relocating from.  However, many purchasers will need to carefully consider the tax rate, because it may impact whether they can afford a particular home.

The following are the real estate tax rates for the Central Virginia area:

City of Charlottesville – $.95/$100 of assessed value

Albemarle County – $.71/$100 of assessed value

Louisa County – $.62/$100 of assessed value

Fluvanna County – $.48/$100 of assessed value

Greene County – $.72/$100 of assessed value

Orange County – $.47/$100 of assessed value

If you are considering a move to Central Virginia, I would be happy to talk with you about the different neighborhoods that make up the Central Virginia real estate market.

Click here if you would like to search the homes for sale in Central Virginia.

Filed Under: Blog, Information for buyers, Real Estate, Virginia Tagged With: Albemarle County, Central Virginia Real Estate, Central Virginia real estate market, Charlottesville, Fluvanna County, Greene County, Louisa County, Orange County, real estate taxes

My Specialties in Central Virginia

HORSE FARMS

GOLF COMMUNITIES

FOR SALE BY COUNTY

FOR SALE BY PRICE

FOR SALE BY ACREAGE

HISTORIC PROPERTIES

Relocation Series

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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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