Category Archives: Albemarle

2014’s 3rd Quarter Market Report – Answering “How’s the Market”?

Download the 2014 Q3 Charlottesville Market Nest Report.


The #1 Question buyers and sellers ask - whether in the conference room, the coffee shop, beers or dinner, is "how's the market?" The underlying question tends to be a variation of, "can I sell?" or "should I sell" or "can I buy a home" or "should I buy a home"?

Update: NBC29 had a nice report last night and I've immensely glad they used what I've been saying for years -

“Get advice on what this report means to them because the report gives them good guidance but every market truly is extremely localized. The Charlottesville and Albemarle areas can vary neighborhood by neighborhood, street by street,” Duncan said.

For example -

I was pulling some data this afternoon on condos in the City of Charlottesville. Comparing 3rd Quarter 2014 with the 3rd Quarter 2013, condo prices in the City were up about 15%. But. Looking at the data a bit more granularly:

In 3rd Quarter 2013, 32 condos sold in the City versus 22 in the 3rd Quarter 2014 ... and one sold in this 3rd quarter for $1.1 million, with the next highest sold price being $485k. Compare that with the 3rd Q 2013 where the highest sold price was $450k.

The data matters, but the context - and relevance to your particular situation - matters more.

 

The below reports will provide some top-level insight, but be cautioned ... top level analyses provide just that - insight into what others are able (or unable) to accomplish.

More digging to be done, but for now here is CAAR's 3rd Quarter Market report.

The Nest Report will be released a bit later today has just been released - Download the 2014 Q3 Charlottesville Market Nest Report.

2014 Q3 Charlottesville Market Report

Posted in Albemarle, Charlottesville, Market statistics | Tagged , , , | 2 Comments

More Houses Coming Near Mill Creek

I'd call this, generally, good density - in the urban ring, less than 10 minutes (east/south east) to the Downtown Mall, good access to schools and 64, close to stuff (including the coming Wegmans), and (hopefully) meeting the needs of the marketplace. If the end result looks close to the rendering ... (and if there are sidewalks and crosswalks).

More infill neighborhoods, so long as the accompanying infrastructure improvements, are examples of relatively good growth.

Charlottesville Tomorrow reports:

The Albemarle Board of Supervisors has approved construction of as many as 100 new homes between Avon Street Extended and Route 20 in the county’s southern urban area.

 

...

“We live in a county that increases population by about 2,000 people per year,” Cetta said at the board’s meeting earlier this week. “There has been very little change here as opposed to most places in the country that would be filled with subdivisions by now. We want density in these spots, and the county is looking terrific as a result of that.”

 
Posted in Albemarle, Charlottesville, Growth, Transportation | Leave a comment

Jobs and Albemarle County’s Comp Plan

Charlottesville (meaning: Charlottesville + Albemarle) is a great place to live, and a great place to retire as well.

Neil Williamson poses a great question, highlighted by one of the better opening sentences I've read in some time:

Rather than asking if they aspire to be Austin or Aspen, the real question for Albemarle County is a choice between fostering job growth or becoming a land of newlyweds and nearly deads?

(great conversation on his FB post, too)

Great question that speaks to the dearth of "ladder jobs" and the need for the County to actively seek out employers who will provide said ladder jobs. For an example of how Albemarle is competitively outmatched, look no further than how they were completely outmaneuvered (so I'm told) in the recent battle to woo Stone Brewery to Crozet.

Part of the conversation should also be - how can the City of Charlottesville and County of Albemarle cooperate to bring businesses that will benefit all parties (residents, local coffers, tourists).

 

Posted in Albemarle, Growth | Leave a comment

October’s Note: Perspective, Oddities & Inspections

October's monthly note - realcentralva

 

The subscription-only monthly note from Jim Duncan/RealCentralVA - this month, the Charlottesville real estate market, perspective & thoughts on home inspections and the always-popular roundup of the previous month's best blog posts from RealCentralVA and RealCrozetVA.

Two clicks here and you'll have the note next week when it's published.

One change that I've made recently: I'm publishing the archives a few months after they're published. If you're curious, you can read 2013's notes, and I think I'm going to publish them all here on RealCentralVA in December. (me? I tend to print them to edit them)

Posted in Albemarle, Charlottesville, General Real Estate, Monthly Notes | Leave a comment

One of the Best Things about Living in Charlottesville

Taken on this morning's bicycle ride on Garth Road. Taken on this morning's bicycle ride on Garth Road.

One of the best things about living in Charlottesville is, quite simply, this time of year. The weather - the crisp temperatures, clean air, blue skies - and the changing of the leaves makes this truly a great time to live in Charlottesville.

But living in Charlottesville is one thing - making/taking the time to appreciate where we live is another.

Posted in Albemarle, Charlottesville | Tagged , , | Leave a comment

C’Ville Pie Fest 2014 – 28 September

I love this about Charlottesville.

C'Ville Pie Fest is Back! It's this Sunday at the Crozet Mudhouse, supports the Crozet Volunteer Fire Department, and pie entries are needed (there are some hungry judges!)

mmmmm … Pie.

It all started on Twitter and was, as I said at the time, ridiculously good fun at the Charlottesville Downtown Mudhouse.

And we had pie later in 2009 at Crozet Mudhouse, and it benefited PACEM.

And Pie was had in 2010.

And more pie in 2011, benefiting the Haven.

And the judges:

- Head Judge Brian Geiger
- Wendy Novicoff
- Sean McCord
- Rebecca Cooper
- Josh Harvey (Albemarle Baking Company baker)
- Nathan Moore of WTJU
- Gary Dillon of the Crozet Firefighters
- Jim Duncan (that's me!)
Posted in Albemarle, Charlottesville | Tagged , , , , , | Leave a comment

Engaging with Albemarle County

An easy way to learn about and engage with Albemarle County - Engage Albemarle.

Here's an interesting topic:

The Comprehensive Plan is Albemarle County's most important document regarding growth, development and change. It establishes government policy to help guide public and private activities as they relate to land use and resource utilization. What general thoughts would you like to share about the Comprehensive Plan as it is being reviewed by the Board of Supervisors this summer and fall?

Better to express your opinion now in the hopes the Comp Plan can be altered than complain about the decisions that have already been made.

What would be helpful would be if the County would identify which specific parts of the Comp Plan are, or are likely to be, up for debate/discussion - in the Housing section, for example (pdf).

Posted in Albemarle, Growth, Politics | Tagged , , , , | Leave a comment

WNRN Radio – 7 September 2014 – Lots to Talk About

This Sunday should offer a fun hour of radio. Thanks to Rick for asking me to join him on Sunday, I asked friends for topic suggestions to fill an hour of live radio. We should be ok.

Suggestions welcome.

Tune in this Sunday at 11 on WNRN.

I asked for suggestions, and some of the early ones are -

- This should be a fascinating topic, should be get to it - America is rapidly aging in a country built for the young

- Which meshes well with this - "What will be/is the impact on the Charlottesville / Albemarle economy as the aging baby boomer population moves from homes, to apartments to retirement communities and assisted living over the next ten years."

- And this - "Who are the local first time buyers? Are they local? What types of jobs do they have? Starter properties affect the entire real estate food chain, so I'd like to know if our local economy provides opportunities for them."

- And ties in with this - "Impact of bringing to market so many high-end apartment plexes in Charlottesville over the last decade, most recently The Flats at West Village for the students and CityWalk for the yuppies."

We have a lot to talk about.

- "Realistic pricing for sellers. when I had to sell my mom's condo in CT, I first visited competing units and saw how long they had been on the market, and then priced to sell within 90 days - didn't give it away, but did not want to sit on it for a year, either!"

Some of Rick's early thoughts as we prep -

- What makes a good neighborhood? (coincidentally, I've had this tab open for a couple days - When buying a home, what do you want to live or not live next to/nearby?)

- Uber (and urban vs suburban vs rural)

- Triangles (a story I wrote last month)

And I love this prompt - "What do we discuss for listeners who aren't buying/selling but want to learn more about our area?"

Posted in Albemarle, Charlottesville, General Real Estate | Tagged , | Leave a comment