First, thank you for reading. I’ve learned more than I could have ever expected or hoped for. Thank you for your comments and emails over the years.

I’ve been a Realtor for just over eight years, a real estate broker for nearly a month, and have been writing this blog for five years. Without the blog, I wouldn’t still be in business.

A couple million page views, several hundred thousand visitors, I finally had to switch to a more robust hosting solution, and most importantly, I’m still a successful husband, father and Realtor. 2009 was a pretty good year.

For my readers and clients (and potential clients) – please contact me anytime with questions about the Charlottesville regional real estate market, story suggestions, tips,

I worked hard on last year’s “blog-iversary” post where I looked back at four years of blogging about the Charlottesville real estate market, so I won’t do the same this year.

Milestones in 2009:

There were quite a few more, but a sampling …

- The brokerage – We opened Nest Realty Group this year, and by all accounts we have been successful. Increased market share, implemented new tools and always placed the clients first. 2010 looks to be exciting.

- I finally earned my Virginia Broker’s license.

- I’m giving up my fight to eliminate single-agent dual agency. More on this later, but suffice it to say that the traditional real estate establishment has too much of a vested interest in this legacy. I and we at Nest will just continue doing what we think is right for our clients; “Dual Agency is not in the client’s best interest — it’s only in the agent’s best interest“.

Other thoughts:

- Blogging is work. (but the good kind – fun and rewarding)

- I’ve added a lot of tools to the blog over the years, and gladly talk about them to whomever asks. Heck, five years ago the only “tools” I knew about were reading, writing and how to publish. Tools don’t make you good at what you do – in my case, representing clients.

- My archives are getting full.

- I’m trying to stick with my roots – writing about the Charlottesville real estate market, growth, politics, etc.. I stray frequently, but appreciate readers’ persistence and patience with my tangents.

- I’ve enjoyed a good relationship with the Charlottesville press, whom I respect for doing their best and embracing new ways to communicate to their readers. Seeing them all reach out to their respective readers and views via Twitter, Facebook … and yes, in real life … has been encouraging.

I’m grateful for my readers, clients and friends. Unsolicited kind words such as this make what I do worthwhile:

Still one of my favorites, from 2007:

… I started investigating local real estate blogs because, given that I am old and anxious to call myself a homeowner, I should approach the market as an old, yet informed, future Donald Trump, should I not? This is how I arrived at Real Central Virginia, a real estate blog by local Realtor Jim Duncan who, not coincidentally, is quoted to distraction in all manner of local media. It should be no surprise that the vast majority of local Charlottesville blogs are insanely boring or stupid or both. Ditto local real estate blogs (or all real estate blogs for that matter). Which is why this one stands out as being none of the above: It’s both good looking and good reading. It makes good use of TV clips from YouTube, links to articles on the topic (“The Upside of a Down Market” on RealBlogging.com), and personal observations.

I’m going to continue to be involved in Realtor and real estate stuff. I’ve questioned being involved, but will remain so long as they’ll have me (and even when they don’t I’ll still express my opinion). I serve on the Charlottesville Realtor Association Board of Directors, a committee or workgroup here or there, just finished my fairly fruitless term on the Virginia Association of Realtors’ Public Policy Group, will be beginning service on a VAR Group tasked with evaluating Virginia’s Agency laws (because, since the early ’90’s “much has changed in real estate with the advent of new technologies, business practices and consumer expectations.”) and will continue to serve on National Association of Realtors Groups and Committees whenever I am asked. I serve to learn and give back.

My advice to those who are fretting about not having strong social media presences? Don’t worry. Start writing; but write for yourself and your brand, not someone else’s. I’ve said since the beginning that my focus is on owning the content I create; what benefit do you get from building someone else’s site?

Find my Google profile, my card.ly profile, my Twitter feed,

Sincerely, thank you for reading and spending your time here. I greatly and humbly appreciate your time.

Copyright RealCentralVA.com, LLC. If you like this post, please, visit RealCentralVA.comwhere this was originally posted.

Bear with me … some changes are afoot. I’ll update when all is well.

Email may be wonky, so if you need me and I’m not responding, contact me via one of the many ways at my Google profile – or I’ve heard the phone still works. 434-242-7140

Update 19 December 2009: We’re back up, and I’m pretty sure the site is faster. Hopefully much faster. Thanks to 6sync. I’m hoping to get a few things added, sorted and ready for 2010.

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I don’t know what caused it, but RealCentralVA.com was mostly inaccessible today from about 0500-1400. It was either an attack on this site or my host or a mistake by by host, but either way it was extraordinarily frustrating. I think it’s all over, but I’m in the midst of sorting a few things out to make the site faster and more efficient.

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Maybe I have gotten a bit astray, maybe I haven’t but re-focusing can’t be a bad thing.

(transcript after the break)

That being said … I have been writing and sharing at Posterous a fair amount lately. What is Posterous, you ask?

Not only is writing/posting at Posterous dead simple – you can post anything there – PDF, text, video, mp3, etc. etc. – and they take care of the rest, but it posts everywhere I want it to – Flickr, Twitter, Facebook …

Why have I been writing there recently?

- Writing there gives me the ability to post while I’m mobile (being a Realtor I’m mobile quite a lot),

- Sharing pictures taken with my Blackberry is simple, and the sharing can be ubiquitous.

- Real Estate industry stuff that doesn’t fit at or isn’t developed enough for AgentGenius (the national real estate magazine where I write) goes to Posterous.

- I can post about personal stuff occasionally (I went hiking at Humpback Rock the other day) and not feel like I am detracting from the focus of RealCentralVA

- The ability to share others’ writing is ridiculously simple.

- It can be a more varied place to share information. For example, over the past week I have noted the recent survey about "prestigious careers," Redfin’s philosophy about open data, having a beer Blue Mountain Brewery after hiking Humpback (their new Pilsner is fantastic) and livestreaming of the Charlottesville real estate market update with Barry Merchant.

I started RealCentralVA as a place to share information about the Charlottesville real estate market, and I intend for that focus to remain. There just happens to be more to life than real estate, and Posterous provides the best forum I have found for sharing.

* To the person who emailed me, I responded but your email got kicked back.

Hey Jim Duncan with Nest Realty and RealCentralVA.com here in Charlottesville. I got an e-mail from a reader the other day and he had a simple question for me. He was wanting to know a good local surveyor. He had some land he was looking at. So I’m going to respond to him with a few local surveyors I’ve used in the past.

It’s nice to be thought of as somebody who might know the answer to something. I might be better than Google. But he ended it with – he’s a long time reader, long time commenter – and I noticed he hadn’t been commenting recently and he said something at the end, he said: “I still check in on your blog sometimes, but not so much since you’ve shifted away from being a local real estate blog to more industry focused.”

And it really kind of hit me like a ton of bricks because I never intended for my blog to be anything other than a local real estate blog focusing on Charlottesville and surrounding areas, land use, politics, real estate, growth, water, etc., etc. market trends. So I don’t really want my blog to be a real estate industry blog. I think it kind of reflects what I’ve been doing in recent years, but I’ve got something that I’m trying out that I think is going to relieve some of the stress that I feel to post industry thoughts on www.realcentralva.com and you’ll be seeing and hearing about that in the next couple of weeks. I’ve got a new tool that I’ve been playing with that I think is mighty, mighty cool!

So my apologies if any of you folks think my focus has shifted. I have not intended it, but here is my recommitment to trending back to focusing on Charlottesville real estate and growth, politics, land use, etc., etc. So thanks for listening, thanks for watching.

Please call or e-mail me anytime with comments: 434-242-7140 or Jim@realcentralva.com or hit me up anytime at jimduncancville on any of your instant messengers. Thanks.

Copyright RealCentralVA.com, LLC. If you like this post, please, visit RealCentralVA.comwhere this was originally posted.

(Click through to see the video)

What’s a Realtor to do when the sellers’ best interests conflict with MLS rules and/or Virginia Real Estate Board regulations?

As noted in 2007,

For a web site, either the firm or the licensee must include disclosure of their status as a real estate licensee in a prominent place, or have an easily identified link to such a disclosure if the firm or licensee owns the webpage or controls its content.

For emails, blogs, and bulletin boards, disclosure should be provided at the beginning or the end of the email.

The Code of Virginia reads in part:

“Advertising” means all forms of representation, promotion and solicitation disseminated in any manner and by any means of communication to consumers for any purpose related to licensed real estate activity.

“Disclosure” in the context of online advertising means (i) advertising that contains the firm’s licensed name, the city and state in which the firm’s main office is located and the jurisdiction in which the firm holds a license or (ii) advertising that contains the licensee name, the name of the firm with which the licensee is active, the city and state in which the licensee’s office is located and the jurisdiction in which the licensee holds a license. “Disclosure” in the context of other advertising means (a) advertising by the firm that contains the firm’s licensed name and the firm’s address or (b) advertising by an affiliated licensee that contains the licensee’s name, the name of the firm with which the licensee is active and the firm’s address.

The Charlottesville MLS rules state:

No URLs (branded or unbranded) will be allowed in fields viewable by the public.

But what about real estate video? (note: this is an “unbranded” video”) As far as I know, MLS’ aren’t in the business of hosting video … so we’re left to the vendors to fill the need. But we can’t post video in the MLS if the video has branding. So … if we post an unbranded video, aren’t we violating the Code of Virginia?

What about single property websites with more information than the MLS allows?

Here’s the thing – I (and a lot of other Realtors) *want* to provide more information in the MLS – more maps, more descriptions, more any links to schools, parks, neighborhood blogs, HOA information, GIS maps, bike routes, bus lines, but I cannot because the MLS is predicated on keeping the information limited. Sure, we have the best and most comprehensive database of property information, and the National Association of Realtors is readying their “Real Property Resource” but we need to empower the public – let them interact with the property.

The Charlottesville MLS rules, in line with many other MLS’ around the country, prevents “branding” within the MLS – meaning that single property websites, chock full of information -

Real-estate brochures often fail to highlight your home’s best features. They’re created by a rushed real-estate agent who has never lived in your house. By contrast, Hobby’s home-sale site is filled with great hyperlinked information (schools, nearby restaurants, a Google map, etc.). It offers more photos and text than you could find in other sources.

The internet is about more, yet MLS’ haven’t yet recognized or accepted this.

Example: The Charlottesville MLS limits the public remarks to 500 characters. 500 characters! In the age of the long-tail and the insatiable urge and demand for more information, we’re limiting the description of the properties we are marketing to 500 characters of text – no links, just text. (text is boring and so 1999)

For now, the best we can do is try to educate the public to do their due diligence … tell them to Google the address … and do our very best to ensure that one of our pages comes up … in this case, the number one result is Trulia (get that, MLS committees? We’re driving people away from our interface!) Luckily, my site comes up #2 and Nest Realty’s site #3 …

My personal philosophy when marketing properties is to put everything out there for the world to see – Buyers want information and transparency and Sellers want buyers to see why their house different and better. It’s in our Sellers’ best interests to provide as much information as possible, but we can’t. That hamstringing will come back to bite Realtors.

Takeaways:

Realtors – let’s expand our worldview a bit – more information is good.

Consumers/buyers/sellers – educate yourselves on how best to search for homes and please understand the limited frameworks under which we are operating. A lot of us are doing the very best that we can.

**Note: RSS subscribers, please click through to see the video. I am testing out some formatting options with my theme.

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Bloggers deserve protected free speech too, and it looks like Waldo Jaquith, with the help of the VA ACLU, Thomas Jefferson Center for Protection of Free Expression, and Public Citizen, is set to prove that fact (again).

The time will come I suspect when a real estate blogger is going to be placed in a similar situation, whether it’s a freedom of speech issue or a journalism -vs- advertising suit.

Copyright RealCentralVA.com, LLC. If you like this post, please, visit RealCentralVA.comwhere this was originally posted.

For the past four years, I have resisted instituting a no-anonymous-comments policy.

Recently, however, there have been more anonymous commenters than is typical. This makes readers’ tracking of discussions more difficult. I can see the IP addresses of visitors and can track who’s saying what, but the readers can’t. (but there’s a plugin for that)

(see Waldo’s history with anonymous comments – particularly the cited cartoon, which gratefully, I’ve never had a problem with).

So … rather than say “no anonymous comments,” here is my compromise request -

Please pick a handle and stick with it – I don’t care what it is, just please be consistent.

Thanks everybody!

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Waldo Jaquith of Cvillenews has been subpoenaed for names, email addresses, IP addresses, etc. And we’ll be watching. My money (assuming I had some to bet) is on Waldo.

I debated putting this on the sideblog, but feel that this sort of thing deserves front page coverage, if only to express empathetic irritation on Waldo’s behalf as well as the fact that he has to spend valuable time and money on this.

Copyright RealCentralVA.com, LLC. If you like this post, please, visit RealCentralVA.comwhere this was originally posted.

(photo courtesy)

Seriously.

Every email, instant message, phone call, text … basically any conversation that comes about because of this blog is considered by me – the owner and operator – to be confidential. The range of questions that I receive is broad and varied, ranging from home inspection process questions to questions about specific neighborhoods to “how much should I offer …” to questions about agency – and dual agency.

Frequently, I will ask permission to post about the questions – if one person is curious about something, it’s likely others are curious as well.

Anytime – use the Contact page or the “Contact Me” widget in the sidebar.

Please – ask away; I love helping to educate people and I’m always looking for story ideas.

As such, I’ve updated the footer of the blog with a privacy policy and terms of use.

However, I am very careful to not infringe on any existing agency relationships.

Copyright RealCentralVA.com, LLC. If you like this post, please, visit RealCentralVA.comwhere this was originally posted.

Courtesy of Bluehost:

The server realcentralva.com is hosted on will be undergoing a hardware upgrade at approximately

11PM MST Monday January 12th

We expect the downtime for the account to be 1-2 hours, but could be completed long before that window. This upgrade will greatly increase performance on your server and therefor your account. We apologize for any inconvenience.

BlueHost Support

I have a few blogs running on this server, so I’m hoping for the promised increase. In spite of my occasional complaints about Bluehost, they’re better at what they do than I could be, and they saved my butt – big time – last year.

Copyright RealCentralVA.com, LLC. If you like this post, please, visit RealCentralVA.comwhere this was originally posted.

And throwing it away.

Forcing myself to take nearly ten days off of writing has been very productive. I’ve been writing, but not posting. By deliberately not posting, I’ve missed it – the writing, the posting, the commenting – I think I’ll try to do this every year going forward.

One note – I’m planning to use my sideblog category more this year – for quick, short stories that do not necessarily warrant full, front-page exposure. To ensure you don’t miss any of that content, I humbly ask for you to subscribe to the blog’s feed. If subscribing via email is your preference, please enter your email in the box in the sidebar.

Looking back at the end of the year Realtor stats for 2007:

Compare the start of 2009 with the start of 2008:

One of the most lamentable developments was the Daily Progress’ decision to get rid of their archives. There is hope for the DP; though they’d have to refocus their goals.

Thoughts going forward -

- I’m going to try to do more in-depth analyses of the local real estate market.

- There will be a few more self-serving posts that blatantly show that I am a Realtor representing buyers and sellers in the Charlottesville region.

- I’m going to look to build and highlight the search tool you see in the sidebar – I sincerely believe it is the best way to search for homes in the Charlottesville area.

- I’m looking to find a good Realtor to share the management of RealWaynesboroVA – a third blog is just a bit too much work, and to be truly successful, I need more content and time dedicated to building that site. Suggestions for authors are welcomed (and you don’t have to be a Realtor to write there).

- A focus here and on RealCrozetVA will be on the community – building, maintaining, helping … this year is one where community is going to play a much stronger role than it has in the past decade.

- I’m looking to maintain, build on and strengthen my relationships with the local media. We have worked well together over the past few years, and I look forward to a productive 2009.

- I’m going to renew my request for the Virginia Association of Realtors to look at agency – specifically Dual Agency. My belief remains that they are negligent and delinquent by continuing to refuse to study agency. Consumers and Realtors are demanding a change – and the status quo is no longer sufficient.

Upcoming stories -

- Realtor stats update – how many will drop out this year? (we need to lose at least 40%)

- Shadow Inventory – 7 January

- Charlottesville Foreclosure Study – 6 January

- Buyer recommendation/testimonial – 14 January

- Blog Confidentiality – 20 January

- Quite a few more than I’m not yet mentioning.

- Story suggestions and requests always welcomed – please contact me anytime.

Don’t get used to this type of planning; these posts are a result of the past ten days off.

Copyright RealCentralVA.com, LLC. If you like this post, please, visit RealCentralVA.comwhere this was originally posted.

I’m going to try to take a break from blogging here for the next couple of days. It’s been a long year, and I need to work on my beginning-of-the-year post, my upcoming four-year blogiversary post as well as a few deeper pieces I’ve been meaning to put together.

In the meantime, feel free to contact me anytime, read about Charlottesville’s market statistics and analyses, or pop in and ask me a question if you see me available in the meebo sidebar (not you, RSS readers – you need to visit the blog for that!).

I will be on Twitter – the more I’m there the more I’m realizing what a positive influence that service is on my life – business and personal.

Copyright RealCentralVA.com, LLC. If you like this post, please, visit RealCentralVA.comwhere this was originally posted.

Hooray.

What is Alltop?

You can think of an Alltop site as a “digital magazine rack” of the Internet. To be clear, Alltop sites are starting points—they are not destinations per se. The bottom line is that we are trying to enhance your online reading by both displaying stories from the sites that you’re already visiting and helping you discover sites that you didn’t know existed. In other words, our goal is the “cessation of Internet stagnation” by providing “aggregation without aggravation.”

Productive Flourishing has a succinct definition as well as links to other great explanations of Alltop.

I’ve added their real estate widget as well; scroll down about a third of the way -

If you’re looking for something and you know the topic, try Alltop first – heck, try typing in the subject – food or business or psychology or science – and then .alltop.com. You might be surprised at how much faster you find what you’re looking for.

Copyright RealCentralVA.com, LLC. If you like this post, please, visit RealCentralVA.comwhere this was originally posted.

I just upgraded this blog to the newest version of Wordpress, the brilliant software that makes my blogging life possible. If you notice anything odd, please let me know. I am very proud of myself for waiting two entire days to upgrade (I tested it out on several other blogs first).

Copyright RealCentralVA.com, LLC. If you like this post, please, visit RealCentralVA.comwhere this was originally posted.

To be posted in no particular order:

- Market update

- Market Projections for 2009

- Walkable Neighborhoods – where are they in Charlottesville and Albemarle?

- Building communities – why the recession is good for neighborhoods and communities

- Dwellicious

- End of the year thoughts and predictions – about local politics, growth, the Real-VA triad (RealCentralVA, RealCrozetVA, RealWaynesboroVA) and their plans

- Request for stories/topics you want to see covered here

- I’m going to pick a few houses and track their sales histories over the past ten years – where’s the real appreciation?

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First and foremost – time and dedication and commitment.

Finnegan at Harrisonburg News puts together the perfect analysis of what he’s learned in the two and a half years since he started writing. Everything he says is on point. It’s a shame that he’s “throwing in the towel” because the comments speak to the value that his site has brought to his community, but it’s good that the site will continue. All of his points ring true, and they speak to what I’m trying to start in Waynesboro and provide guidance and inspiration.

Two ThreeFour points (just read the whole thing) with which I particularly agree, and if I could copy and paste his entire post, I would, because each one is poignant.

- Curiosity is key. Most of what I’ve written here has been driven by curiosity. If an informed and educated public is “necessary to the well being of a free society,” we need curious journalists. When they’ve become jaded, it’s time for them to step down and let someone else take over.

- It’s not difficult to break news. A combination of the right RSS feeds in Google Reader, email, and a few well-informed friends will do it. When I started blogging, I was surprised when I scooped the local media. Now, I’m often surprised if they publish a story first. The days of the 24 hour news cycle are long gone.

- Just because it’s not in the news doesn’t mean it’s not news. There are a lot of important stories that fall through the cracks or are intentionally ignored. If you know where to look and who to ask, you can find them. And sometimes if you write about it on a blog, a reporter might take notice and follow your lead. In other words, news is not the exclusive purview of professional reporters.

- Bloggers need reporters. Reporters need bloggers. Whether we like it or not, we’ve developed a symbiotic relationship. Paid reporters scan the Internet for leads, and sometimes find them on blogs. Bloggers are rarely in the field reporting, so we rely on material we can quote and link to, giving them additional traffic. The majority of what I’ve posted on hburgnews over the years has been excerpts and links to news reports from traditional media sources.

Thanks, hburgnews.com for the roadmap to a successful, critical and vital community blog. Hopefully your knowledge and experience will provide inspiration for others.

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A brief trek through recent search queries bringing visitors to my site -

incentives for realtors to sell – besides a paycheck? Kidding. This is why I negotiate my fees with my buyer clients up front – so there is no question about bonuses (huge or small) from builders, sellers, sellers’ agents … my fee is between my buyer and me. Not them.

Nicest Areas of Charlottesville – it really depends on what you want/need to be close to as well as what you define as “Charlottesville.” “Charlottesville” technically means “the City of Charlottesville,” but has come to mean Charlottesville, Albemarle County that surrounds it as well as parts of Nelson County, Fluvanna County, Greene County, even parts of Orange County.

discount real estate services buyers Charlottesville – Discount from what? If you’re looking for Buyer-Brokerage, check out my Services page.

should i use a realtor when working with a builder? Yes. A thousand times, yes.

charlottesville real estate blogs – My tenuous position at #1 in Google, with no keyword slamming – ever – remains

conflict of interest dual agent – Yes. Buyers get it. Sellers get it. Why don’t Realtors and the Legislature get it? More on Dual Agency, Dual Agency – Who Benefits? The Realtor. Clarifying my stance against Dual Agency.

ngic charlottesville – hey, I’m #2!

ngic mailing – I think it’s safe to assume based on the volume of searches coming to my site that a mailing was recently sent out to the NGIC folks (start here!).

Copyright RealCentralVA.com, LLC. If you like this post, please, visit RealCentralVA.comwhere this was originally posted.

It’s been a while since I broke redesigned my site.

I purchased the Thesis theme months ago because it offered the look, flexibility and support community that I was looking for. Finally, I’ve gotten the help needed to implement it. Hopefully you see it as cleaner and more efficient (that is the intent).

If you read only via RSS, I thank you and I’m much the same. (please take a moment to visit and let me know your thoughts)

A few changes –

- Added widgets to some of my various profiles.
- Make the header thinner to allow for more actual content on the top of the “fold”
- Added a Google Talk widget – the Meebo widget is great, but now that I have a Blackberry (shhh! Don’t tell anyone!), I am usually “on” and available
- Added a box on the main page “psst … I’m a Realtor!” — I was at a charity function a few weeks ago and I met someone who reads this blog; she asked, “What do you do besides write the blog?” Thus, the blue box.

Challenges/Still working –

- Known issue: Whenever I mess with the sidebars, the Get Recent Comments plugin throws up code.
- I intend to display the Comments Feed (which can subscribe to by clicking here).
- Eventually I’ll display an updating graph charting the region’s median prices
- I’m working on the color scheme, but really want to have a simple, clean look with the focus being on the content and the contact.

Please, please, please – let me know if you find something that’s not working or you think could be implemented better. I’m not afraid or ashamed to admit that I need help.

Copyright RealCentralVA.com, LLC. If you like this post, please, visit RealCentralVA.comwhere this was originally posted.

Now for 2008.

It’s been a long time since I’ve run a poll.

In late 2006:

- 49% of readers identified themselves as “Curious Consumers.”

- 7% were “active buyers or sellers”

- Nearly 30% were “real estate professionals or related fields”

I’m curious – who reads this blog now?

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This morning I deleted my blog. In attempting to clean up the back end, I deleted an FTP account (and all the files) of someone who did some back-end work for me. Apparently, all of my blog’s files were in that directory. I lost a few comments and emails are coming back through from Monday, but that’s ok. Three years and nine months of blogging – deleted in one click. I. Am. A Moron.

D’oh.

Thankfully, Bluehost had a backup (more recent than mine, but at least I had one, thanks to this plugin).

Lessons learned -

1) Work with a host who backs up frequently

2) Work with a host who knows how to restore a backu

3) Backup youself.

4) When deleting FTP accounts, don’t. (at least I won’t) – Just change the password.

5) Backup.

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