I’m watching with interest to see how many incoming UVA Medical Residents choose to purchase …

Traditionally UVA Resident comprise a fairly significant portion of the Charlottesville and Albemarle real estate market – generally at least three bedrooms, two baths (usually) no more than 20 minutes to the UVA Medical Center … usually not too old as Medical Residents tend to be quite busy … at the bottom of this post are a few homes that may meet some of their criteria …

This is going to be a telling year, as many of the outgoing UVA Residents are going to be selling and (some) incoming UVA Residents will be buying. Anecdotally, far fewer folks are buying than have in previous years.

Charlottesville is transient by nature, and for many, renting will prove to be a better decision.

It’s Match Day on Twitter, too -

stmiles: It’s finally here… today is Match Day! Five hours until the Big Reveal.

jessicaesquire: I try not to use twitter like a 12-year-old girl, but I am so tempted to write an entire tweet of “MATCH DAY” all in caps and nothing else.

MedicineUMMS: MATCH DAY! Mar 18, 2010 Congratulations, graduating med students! (NRMP) http://ow.ly/1bFXR Welcome new #UMass interns! http://ow.ly/1bFYF

- UVA Match Day 2009
- This is a comprehensive post I wrote earlier this year about Match Day in Charlottesville
- This is a useful Charlottesville relocation map I did using Google’s MyMaps … and it’s what I do on real maps when I’m meeting with clientsThanks to Ken Mextorf with SunTrust Mortgage for the following post:* In response to various questions from potential buyer clients who were hoping to Match at the UVA Medical School, I asked Ken to write this for me.

Graduating medical school students have just gone through “Match Day” where they have found what hospitals and Residency programs they have been paired with. Current Residents and Interns who are finishing up their programs are ready to venture out and embark on their new medical careers. For many of these new Doctors relocation is part of their new life.

For those looking to buy a new home, SunTrust mortgage Doctors Loan program provides;

- Financing up to 100% of the sales price of a new home.

- Loan amounts up to;

- $417,000 for Residents and Interns

- Special banking relationships and discounts

If now is the right time for you to buy speak to your local SunTrust Mortgage specialist and learn more about the Doctors Loan program and how it can work for you.

* Yes, I know this reads like an ad for SunTrust’s Doctor’s Loan program. It’s intended to answer questions, and Ken happens to have a great program that is useful for UVA Medical Residents and Doctors. Why wouldn’t I write about a lender I recommend?

These are a few homes that may suit UVA Residents.

Sorted by Walkscore -

Showing properties 1 - 5 of 286. See more Home for UVA Medical Residents.
(all data current as of 3/18/2010)

1. $229,000 : 911 Paoli St, Charlottesville (city Of)
   
   5 beds, 2 full baths

   Size: 1,104 sq ft

   Listed with ROY WHEELER REALTY - GREENE
2. $169,900 : 705 NW 12th St (charlottesville), Charlottesville (city Of)
   
   3 beds, 2 full baths

   Size: 1,434 sq ft

   Listed with ASSIST2SELL - FIRST RATE REALTY, INC.
3. $199,900 : 706 Concord Ave, Charlottesville (city Of)
   
   5 beds, 3 full, 1 part baths

   Size: 2,079 sq ft

   Listed with ASSIST2SELL - FIRST RATE REALTY, INC.
4. $179,000 : 201 Holly St (charlottesville), Charlottesville (city Of)
   
   4 beds, 2 full baths

   Size: 760 sq ft

   Listed with CENTURY 21 Ray Caddell & Associates
5. $224,900 : 1708 Cedar Hill Rd (charlottesville), Charlottesville (city Of)
   
   6 beds, 2 full baths

   Size: 2,100 sq ft

   Listed with ASSIST2SELL - FIRST RATE REALTY, INC.

Listing information deemed reliable but not guaranteed. Read full disclaimer.

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

And how they do things that would get normal people fired.

It’s ten minutes. I know, but it’s worth it.

The Daily Show With Jon Stewart	Mon – Thurs 11p / 10c
In Dodd We Trust
www.thedailyshow.com
Daily Show Full Episodes Political Humor Health Care Reform

And now ask yourself … why exactly should I feel bad about doing a short sale or foreclosure? And, why should my credit take a hit?

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

Walkability.

It’s something that more and more of my clients are seeking. One of the very first features desired by clients with whom I just met was “walkability” – being able to walk to stuff – grocery stores, coffee shops, parks … but there’s another aspect of walkability and bikeability that I have noticed since I started my effort to bike and walk around Charlottesville and Crozet – (Kelly’s biking to work now)

I’m more connected to my community. I see people more, I wave more, I see Charlottesville from a different perspective than that from a car.

This is a prime example – There is a pothole in Crozet on Crozet Avenue. This is what it looks like from my car:

And this is what it looks like when walking (incidentally, I took this photo after walking my younger one to school, stopping at the Crozet Mudhouse on the way to and from):

Granted, it’s just a pothole, but think about if it were a friend, or a dog, or a client, or a garden …Using Walkscore, these are some of the most walkable homes for sale in Crozet and these are some of the most walkable homes for sale in Charlottesville.

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

There have been quite a few stories recently discussing Baby Boomers, seniors, the Charlottesville area and their housing needs. The question is – where is the housing for those seeking to age in place, plan for the future or semi- (or fully) retire in the Charlottesville area -

In addition to the lack of housing for those seeking to achieve the above goals, location is key – coming back to my “close to stuff” principle – close to groceries, libraries, things to do … but why aren’t builders capitalizing on this demand? I’ve been asking this question for years, and it seems that like much else in the Charlottesville/Albemarle area (and really, the US as a whole) we’ll wait to benefit from hindsight to recognize what we should have done.

2005 – Where is the Senior Housing?

2006 – What happens after the baby boomers?

2007 – What happens after the baby boomers? Take Two.

The short story is – the Charlottesville area really is a wonderful place to live. But we need to plan for the future.

The Daily Progress recently published a good story describing how seniors add to the vitality of the Charlottesville area – Area offers much to seniors; seniors give back*

I’m often asked why so many people choose to stay in Charlottesville or relocate here after careers wind down and children are launched. The better question is: “Why not?” We are a great community, so why wouldn’t a person at 55 or 75 or 95 enjoy living here? Indeed, the greater Char-lottesville area is often cited as a world-class community.

From Charlottesville’s recognition in 2004 as America’s best city in which to live, to the University of Virginia’s consistent ranking as one of the nation’s best public universities, to the John Paul Jones Arena’s award as the nation’s best new concert venue, we take pride in being the best. And we have resources that are particularly inviting for people in the second half of life.

The Jefferson Area Board for Aging is one of America’s most respected and recognized agencies of its kind. The UVa Health System and Martha Jefferson Hospital consistently rank among the best in their fields.

…

We can retire to a great life here in Charlottesville because we have many of the resources necessary for a high quality of life. Studies consistently show that the biggest challenge facing American communities as we age is the need to help seniors maintain their independence. Further research shows the key ingredients for independence are maintaining physical and mental wellness, continuing to have a purpose in life, and maintaining social connections and support. Fortunately, our community has many great opportunities for people to access the resources necessary to add quality to our later years.

To remain physically fit, we have fantastic outdoor recreation options and a wide variety of fitness clubs. To maintain mental fitness, we have excellent and accessible lifelong learning at the Miller Center and the Osher Lifelong Learning Institute (both associated with UVa) and at Piedmont Virginia Community College. There are countless options for staying socially engaged.

From the Consumerist:

Note to Baby Boomers: You might dress, look and behave significantly more youthful than your forebears, but you are still getting older. That inexorably means retirement and declining health. Unfortunately, a ton of the doctors currently practicing will be retiring along with you. The solution? More medical schools to churn out more M.D.s. After two decades in the ’80s and ’90s during which only one new medical school was opened in the U.S., approximately two dozen med schools have either recently opened or are in planning stages.

The HooK:

However, while Charlottesville is often touted as an attractive retirement destination for all those Boomers and offers several assisted living facilities, the Gardners discovered there weren’t many destinations they’d call home, especially in their price range. “It’s slim pickens for seniors out there,” says Lynne. “There are just not many houses in town designed for seniors.” And that would be houses with a master bedroom, kitchen, bathroom, and laundry all on the first floor— plus easy access to the street. Indeed, according to local realtor Jim Duncan, who picked up on this trend in 2005, out of the 1158 homes currently on the market in the Charlottesville/Albemarle area for under $1 million, only 143 have bedroom, kitchen, and laundry on the first floor, never mind a full bathroom.

* Links added by me.

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

I’m not a mortgage broker or a lender in Charlottesville, but I know folks who are.

Guest post by Matt Hodges with Compass Home Loans:

FHA has picked up much loan volume that the sub-prime world vacated – so much so that for every ten new purchases, FHA insures three. This isn’t to say that FHA isn’t a great product – it is. I’ve used it for eleven years, but it’s now sustaining losses for which the up-front Mortgage Insurance Premium (UFMIP) is paying. The UFMIP helps to pay future claims on bad debt, i.e. foreclosures of FHA insured loans.

FHA tells us it’s time to pay the piper. For all new case numbers (FHA’s mechanism to keep track of loans they insure) assigned on April 5, 2010 or later, the UFMIP will increase from 1.75% to 2.25%. While this isn’t a huge change to qualifying standards, it does show that FHA is looking at underwriting standards a bit closer and refilling their coffers. If a new FHA loan was originated for $100,000, currently the total loan amount with UFMIP would be $101,750. On April 5th, it will become $102,250.

To be implemented in the summer, FHA proposes to change down payments for sub-580 credit score borrowers from 3.5% to 10%. Most lenders won’t touch a sub-620 score for FHA right now, so I don’t see an immediate problem with this either. This is potentially beneficial for FHA, as it will provide additional equity in the case of foreclosure, mitigating losses.

Probably our biggest concern right now is the proposed change from 6% seller concessions down to only 3%. But, Matt, you argue, 3% is a lot of money for the seller to pay. It might be at a $200,000 loan, but at $100,000, most borrowers will expend at least $3000 in closing costs, pre-paid items and points. Remember, FHA is the loan for those who are cash-strapped.

For more detail on all three changes, review HUD’s release.

More often than not, FHA borrowers come to the table with just over 3.5% required down payment. If HUD removes the ability to get seller concessions at the lower loan amounts, they will be directly affecting the housing recovery and effectively be discriminating against poorer borrowers, who can only afford lower priced homes.

Virginia is considered a “high-cost” state, meaning closing costs are relatively higher than other states. Perhaps HUD can modify this proposed rule to accommodate for different loan sizes in different states and make the program continue to work. This is your time to voice concerns for or against this rule change NOW while HUD welcomes your comments.

–

So, what does this mean for homebuyers in Charlottesville?

It means that buying a home in Charlottesville – with an FHA loan – is going to get a bit more expensive, and is another reason that I have been advising clients – both buyers and sellers – that if they choose to buy or sell now, time is of the essence. For some, $1000 may be a make-or-break number.

Right now, for the Charlottesville MSA the FHA loan limit is $437,000 for single-family homes, so this affects the most crucial segment of the Charlottesville real estate market.

More:

- Upcoming Changes to FHA Home Loan Guidelines = Higher Costs to Home Buyers
- FHA Changes Make FHA Loans More Expensive
- FHA Guidelines Scheduled to change this Spring and Summer

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

Do better schools increase house prices? From my perspective as a Realtor in the Charlottesville area, the answer is yes. I have never had buyers tell me that they wanted to live in a bad school district; but virtually every single one – whether they have kids or not – wants to be in a good school district. Frankly, I don’t need metrics or analysis or data to support my conclusion; I know that people buying homes in Charlottesville and Albemarle want good schools.

All the data in the world isn’t going to change my opinion, either as a Realtor or as a parent, that good, quality schools matter – to our kids and to our housing values.

From The Impact of School Characteristics on House Prices: Chicago 1987-1991

For many people, an important consideration when buying a house is the quality of the local public schools. There is a general perception that, all else equal, houses in better school districts will cost more.
…

Our results indicate that individuals pay attention to both per-pupil expenditures and test scores when deciding where to locate. However, when purchasing a home, individuals do appear to consider the current test performance of students in the local school rather than the extent to which a community’s schools contribute to a cohort’s test performance.

So what? What happens to Albemarle County home values if:

1 – Albemarle County schools cannot trim the fat sufficiently and
2 – They have to make so many dramatic cuts?

This is an email sent by the Albemarle County Parents’ Council with five attachments that will help you get acclimated … before the public hearing tonight at 6:30.

Brian Wheeler has presented a post with hard numbers – numbers that put into context what an increase in property taxes would mean for you – something that has been mostly lacking from most discussions I have read.

The Albemarle County Public Schools budget is now facing catastrophic cuts if we do not find new sources of revenue. This is the result of the national economy, declining sales taxes, declining property values, a proposal to lower taxes collected in Albemarle, and significant state funding cuts for education.

… In an effort to get my head around the numbers, I have prepared the attached spreadsheet which evaluates (to the best of my ability with the data available), the impact of the different budget scenarios and what different property tax rate increases necessary to close the funding gap.

• http://www.wheeleronboard.com/docs/20100214-analysis-wheeler.pdf (Acrobat PDF); or

• http://www.wheeleronboard.com/docs/20100214-analysis-wheeler.xls (Excel spreadsheet)

If you download the Excel spreadsheet, you can even plug in your own home assessments from 2009 and 2010 to measure the personal impact of adjusting the tax rate. At this point in the process, I don’t like trying to address a budget challenge by manipulating the tax rate, but I think the public deserves some factual information about the different scenarios and how that might impact their personal pocketbooks. At this point, the burden has been put on local government and it has few revenue tools at its disposal. We all need to understand the cost-benefit of the status quo, the current tax rate, which in reality is a tax reduction.

…

In the analysis I have provided, here is the bottom line for the median household (2009 sales price) in Albemarle.

• With the worst case state funding scenario (new reductions of $9 million), a property tax rate of 86.5 cents would fund Dr. Moran’s budget with only Tier 1 cuts implemented. That rate would increase ANNUAL tax payments by $272.08 for the median priced home when compared to 2009.

• In the best case state funding scenario, a property tax rate of 81.9 cents would balance the budget and increase ANNUAL tax payments by $146.19 for the median priced home when compared to 2009.

This discussion at the Daily Progress was pretty informative.

* Thank you to Deedstreet for pointing me to the below-referenced study.

The quality of local public schools is widely believed to be a key determinant of housing prices.1 However, the strength of the consensus is puzzling, given the formidable empirical challenges facing any homeowner or empirical researcher seeking to answer the question carefully.2 First, good schools usually come bundled with other neighborhood qualities– such as proximity to employment, shopping and recreational conveniences and neighborhood peers. Because the homebuyers who enjoy (and can afford) such amenities tend to congregate together, it is difficult to isolate the effect of schools from the effect of these other traits that accompany good schools. Second, it is difficult to disentangle the valuation of the schools themselves (school facilities, curriculum, teachers and principals) from the valuation of the quality of peers available at the school. Common measures of school quality (such as test scores) typically reflect both the quality of the education being offered and the characteristics of the incoming students.3 It is unclear whether homebuyers are paying for quality schools or quality classmates
for their children.

Google Rocks.

Personally, I’d feel a lot better about all of this if I trusted the government. (I’m surprised you made it to the bottom of the post)

Cross-posted at RealCrozetVA.

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

Apparently E*Trade own 225 Bedford Park Road in Foxchase in Crozet (technically Charlottesville, but really Crozet).

As far as I know, this is the first foreclosure in Foxchase and is an indication that foreclosures are not isolated to any particular price point.

I think this home offers potentially a great opportunity. Built by High Harbor Homes in 2006, it was purchased for $899,000 – $241/ft. Now it’s being offered for $167/foot (apparently the previous owners finished approximately 600 square feet as well).

The house has been on the market since May of 2008.

From the Albemarle County GIS (tax assessment) site:

Most Recent Sales History
Previous Owner (ed note: I’m choosing to leave this out; if you’re curious you can find it)
Owner E*TRADE BANK
Sale Date 10/23/2009
Sale Price $869,126
Deed Book/Page 3811/403
Validity of Sale (For Internal Use) Foreclosure

225 Bedford Park Rd, Charlottesville (albemarle), VA 22903 (MLS # 473525)

Excellent craftsmanship! 1st floor w columned foyer, round living room w wet bar, huge cherry n granite kitchen, & formal dining. 2nd floor w gorgeous marble floored master bedroom n enormous walk-in closet, private bedroom balcony, & jacuzzi tub in every bath. Quality finished basement w home theater room, sunny rec room, round family room, home office & kitchenette. Beautiful backyard mountain & pastoral views from the wraparound decking. Central vac, 3-zone HVAC, & intercom system.

Property Type(s): Residential / All, Residential / Detached

Price History

Schools

Additional Details

Features

Location

Listing information deemed reliable but not guaranteed. Read full disclaimer.

Listed with RE/MAX ASSURED PROPERTIES - GLENWOOD STN

(view all details for MLS # 473525)

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

There are a lot of important matters being discussed in Crozet right now, discussions that will impact the future of Crozet (and Albemarle County). The challenge in Crozet is one that cannot be well-defined in a simple blog post. The challenge is one of the long-time residents, the mid-time (<10 years) residents and the new residents – there are competing and aligned interests that center around the concepts of “change” and “where should Crozet grow?”

First, the light industrial conversation: (comments at the DP)

A spirited crowd of Crozet residents was on hand at a public forum Thursday to challenge the notion that western Albemarle is a prime location for expanded industrial development. The Albemarle County Board of Supervisors has asked for consideration of a new light industrial business park in the Crozet Master Plan’s first five-year update.

“We’ve been waiting for this meeting and don’t know if the Board of Supervisors has already made a preliminary decision or not,” said Meg West, a Crozet resident for over 25 years who is opposed to the new park. “We’re hoping they will listen to us.”

In early January, the Board of Supervisors approved a pro-business action plan that identified the Yancey Mills area as one location for expanded industrial zoning. That directive coincides with a request from the Yancey family to expand the county’s designated growth area for a new business park.

Brian Wheeler describes the conflicting sides well (start at the 5:30 mark) “… neighbors in those new neighborhoods along 240 …  neighbors have never experienced the industrial history of Crozet … the fruit industry or the frozen food industry of Acme Visible, all of those industries have been dormant for sometime, I expect the neighbors there would have a different reaction today, were it to come down their street …”

From Charlottesville Tomorrow -

A proposed gas station on U.S. 250 in Crozet is coming under increased scrutiny by the public and the Albemarle County Architectural Review Board.

At its meeting Monday, the ARB told the applicant’s representative, Jo Higgins, that the Re-Store’n Station plan had not improved enough over the past year and still had a negative impact on the adjacent neighborhood and historic area of Free Town.

”It is less worse than it was in the beginning, yet it is still not good,” said board member Paul Wright. “I think it’s too big and its scale is significant, and I think the site [plan] makes it currently unacceptable to ARB guidelines.”

“This is a very rural area of Albemarle County, this is not [U.S. 29 North],” continued Wright. “We shouldn’t stick a 29 North store on this specially designated scenic byway that’s different from almost any other road we have in the county.”

Maintaining Crozet’s still-sort-of-rural feel while bringing in good growth is an important debate.

The question is – how do Crozetians and Albemarle citizens want Crozet to develop/grow/evolve?

Some of the newest listings in Crozet (by zip code):

Showing properties 1 - 7 of 96. See more 22932 zip code real estate.
(all data current as of 3/18/2010)

1. $184,900 : 5536 Brookwood Rd (albemarle), Crozet
   
   4 beds, 2 full baths

   Size: 1,536 sq ft

   Listed with REAL ESTATE III - GLENMORE
2. $301,080 : 1617 Old Trail Dr, Crozet
   
   3 beds, 2 full, 1 part baths

   Size: 2,304 sq ft

   Listed with REAL ESTATE III - GLENMORE
3. $244,900 : 5547 Brookwood Rd (albemarle), Crozet
   
   3 beds, 1 full, 1 part baths

   Size: 1,496 sq ft

   Listed with REAL ESTATE III - RIO SQUARE
4. $489,000 : 8212 West End Dr (albemarle), Crozet
   
   3 beds, 3 full, 1 part baths

   Size: 2,500 sq ft

   Listed with THE REALTY DOT, INC.
5. $449,900 : 7102 Blackwells Hollow Rd, Crozet
   
   3 beds, 3 full baths

   Size: 3,248 sq ft

   Listed with RE/MAX ASSURED PROPERTIES - GLENWOOD STN
6. $389,900 : 1859 Bargamin Loop, Crozet
   
   4 beds, 3 full, 1 part baths

   Size: 3,055 sq ft

   Listed with LORING WOODRIFF REAL ESTATE ASSOCIATES
7. $2,750,000 : 1687 Mint Springs Rd, Crozet
   
   4 beds, 3 full, 1 part baths

   Size: 3,510 sq ft

   Listed with MCLEAN FAULCONER INC., REALTOR

Listing information deemed reliable but not guaranteed. Read full disclaimer.

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

Huge thanks to the Charlottesville Podcasting Network for producing this podcast.

I was on Coy Barefoot’s Charlottesville-Right Now! last week and we briefly discussed the Charlottesville real estate market. I anticipated 20 minutes on air, prepped as if I would be on air for three hours, and got 7 minutes. It was fast.

Some of the topics we discussed:

- Foreclosures in Charlottesville’s MSA

- FHA’s increasing limits/guidelines (story coming later this week) and their impact on the real estate market, specifically first-time homebuyers.

- The homebuyer tax credit’s impending expiration – If you’re buying a home, you must have it under contract by 30 April 2010.

- How much time do buyers and sellers have before FHA and homebuyer tax credit hit the market? (not much)

Transcription is after the “fold”. I’ve bolded what I think are the most important parts.

—

Sean: This is an audio archive edition of WINA Charlottesville right now with Coy Barefoot, made available online by the Charlottesville podcasting network, www.cvillepodcast.com Jim Duncan is live in studio, local realtor and blogger. He is with the Nest Realty Company and joins us on occasion for a real estate update. We’ll just change gears here. I wanted you to hear that Gemini. I appreciate you waiting while I could do that because I wanted to share that press conference with people because folks haven’t have a chance yet to hear WINA has been playing extended clips but they haven’t had a chance to hear the entire thing from beginning to end and if we have time again today I’m going to play that again and it will be podcast www.wina.com and www.cvillepodcast.com.

Coy: Just horrible horrible news here isn’t it?

Duncan: Pretty much indescribable.

Coy: Yeah. It’s just tragic and gosh. Well let’s see if we can change gears and talk about the real estate market it we can, the very latest and when it’s going to get better. Are there any signs that all the people who are under water with their mortgages are going to – you’re making a face as if it’s not going to be any time soon.

Duncan: I don’t think so. I think that we are looking at – I think I’ve been saying for three years that we are in a market in transition. I think the transition is just continuing to transition in and of itself. We have the volume of sales in the Charlottesville area are up in some categories dramatically from a percentage wise year over year or actually quarter over quarter, but what we’re seeing is I think that that may be a false indication of what’s going to happen in the next three to five years. In my opinion there’s no way to really track that accurately in our region. I think a lot of that has been driven by the tax credit, the $8,000 tax credit that has been extended two to three times.

Coy: Is that still in place now, that tax credit?

Duncan: It is and the two things that I really wanted to push to people today is that if they do make that considered thoughtful decision to purchase right now. Which it’s never a good time to buy for anybody, but if they do purchase there are two time lines that are really pretty hard that they need to pay attention to. The first is the tax credit expires and you have to be under contract by the end of April of this year to take advantage of that $8,000 tax credit for first time home buyers and it’s $6,500 for repeat buyers. The second time line is the FHA is getting ready to increase their costs and the FHA is something that a lot of buyers are using right now in the lower price points.

Coy: Are they like closing costs?

Duncan: They’re increasing essentially the closing costs.

Coy: They’re not increasing the rate?

Duncan: No, just the with the FHA funding fee up front. So some people are going to see increases of $300 to $600 minimum for purchases that they make with FHA loans.

Coy: Now we’re talk with Jim Duncan of Nest Realty. Where is the volume that we’ve seen quarter after quarter? Is it in the lower end of new home buyers?

Duncan: It’s under $300,000 is the bulk of what we’re seeing.

Coy: So apartments, townhouses, condo’s kind of thing?

Duncan: More town homes and single family. I mean I think that the condo market is going through a significant transition. A lot of the condo conversions that we saw in the boom years are really suffering right now where some were purchased for $200,000 or $225,000 a couple of years ago are now selling for $80,000 and $90,000.

Coy: Oh my God!

Duncan: That’s a segment of the market that is really really hard right now.

Coy: Now all of these new people that are getting into the market as home owners for the first time with this tax credit wouldn’t that bode well that they are going to want to move up?

Duncan: I think so.

Coy: Wouldn’t that sort of push the market up with all these new people in at the bottom?

Duncan: I think so, but again, it’s something we, as Americans have a hard time doing, just looking at the big picture. That’s something that’s not going to take effect as far as the next cycle for five to seven years. So the people who are buying today in that sub $300,000 in my client base are buying for a minimum of five to seven year time frames.

Coy: So if they do move up, they won’t have enough equity to move up for at least a few years.

Duncan: Right and I’ll be 40! It’s a good thing that we’re starting to see people who have some confidence in buying right now, but there are all sorts of negative indicators that we’re looking at and trying to make sense of.

Coy: Like?

Duncan: Well the foreclosures. I think that when you look at the number of foreclosures in our area, it looks like they’re going up. I always make the parallel between Northern Virgina and Charlottesville Metropolitan statistical area. NOVA is down year over year about 23% from foreclosures and we are actually up from the beginning of the year to fourth quarter of 2009 to about 57%.

Coy: So foreclosures in Central Virginia are way up?

Duncan: Right. Right and I think we’re just starting to see that wave.

Coy: What’s the price value of the homes? Where are we seeing those foreclosures, across the board?

Duncan: All over the board from top to bottom.

Coy: Really?

Duncan: So I’ve seen some that are in the $600,000, $700,000, $800,000 price range and some are in the $30,000 to $100,000 price range.

Coy: In Northern Virginia with the volume that they have though, they’re usually a little ahead of us, right?

Duncan: Right. They usually track.

Coy: So it’s encouraging that their foreclosure numbers are coming down.

Duncan: Right. I think they’re at the point that we want to be next year now. So there’s a lot of stuff happening right now. The interest rates are thought to be moving up after the second quarter of this year which will increase the purchasing price for buyers and increase the amount of reduction that sellers are going to have to make to meet those buyers.

Coy: Jim Duncan is my guest. You said something last year or the year before on this program that I took to heart and I think it’s the best advice you ever gave for this market. People, if you own your home and you’re in your home the best thing you could do right now is fall in love with your home again. (*note: I’ve used this line quite a lot and want to be clear that it wasn’t my idea; I just think it’s a brilliant and relevant and useful concept)

Duncan: Absolutely.

Coy: And look at it with fresh eyes and say: you know what? This is the time. I’ve always wanted to punch a hole through that wall and make this one big room. I’m going to do that. And that in fact is something I just recently did because I am seeing my home in a totally new way now and I’ve totally fallen in love with it all over again.

Duncan: One of the things that I think we’re seeing now is that the people who are buying now are doing it now with the intent to be in the community and that’s something that we haven’t seen over the last five to seven years. We’re transient in Charlottesville by nature.

Coy: People are just treating the homes they bought like bank accounts and flipping them and taking money out of them and not really thinking long term. Most people this is where I want to raise my kids and this is where I’m going to be 15 to 20 years from now.

Duncan: I’ve had people who have bought recently who are looking at that ten, 15, 20 year time frame which I think is wonderful from the community aspect.

Coy: Yeah. That’s good for us. Jim what’s the website again?

Duncan: www.realcentralva.com and www.nestrealtygroup.com .

Coy: Jim Duncan www.realcentralva.com and www.nestrealty.com are the websites. Thank you for being here. I appreciate it.

Duncan: Thank you Coy.

Coy: You’ve been listening to Charlottesville right now with Coy Barefoot. Charlottesville right now is broadcast live Monday through Friday on news radio 1070 WINA from 4:00 pm to 6:00 pm. Best selling author and historian Coy Barefoot is the host and producer. To interact with Coy and his guests, you can call (434) 977-1070. Coy can be reached at: barefoot@wina.com. This audio download has been made possible by the Charlottesville Podcasting Network. Visit www.cvillepodcast.com for more.

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Steve Rubel put this trend in context succinctly yesterday morning:

All of us – whether you’re a stay at home mom or an executive – are going to have to cope with the firehose. There’s more information coming at us than we can handle. Information will scale. Human attention is finite. This presents a major challenges to those of us who are in the attention business. It’s like 25 lanes of traffic trying to squeeze into the Lincoln Tunnel all it once.

Transcription:

Hey, Jim Duncan with RealCentralVA and Nest Realty here in Charlottesville, Virginia thinking about a common theme that I’ve heard from my new prospective clients recently and it’s a feeling of overwhelmed. A lot of people are overwhelmed with the amount of information that’s out there about the real estate process whether it’s buying a home, selling a home, looking for a home, just getting started.

There is such an extraordinary amount of information on the Internet that filtering through it and finding the accurate, the good, the relevant information can be an extraordinary challenge. God knows I would be if I didn’t have a process in place to delve into the information on a daily basis.

Personally I read or skim 200 some local Charlottesville blogs and 150 real estate blogs and between ten and 20 economics blogs on a daily or every other day basis so I have become accustomed to processing this type of information in a rapid and hopefully effective way. So I see part of my job as representing my clients, marketing homes, showing homes, etc., but a lot of it is also answering questions about the process. How do I buy a home? What questions should I have? What questions do I not know that I should be asking, etc. etc.

Today’s realtor is as much a client representative as somebody who deciphers and puts information about the home buying process, about the local politics, about the land use policies and growth policies into context that matters. Every year as I look at more information and process more information, I think that’s really the key; putting information into the context that matters for clients.

It’s something I think I’m pretty good at, I enjoy, and I’m really passionate about educating people, but I always like the opportunity to learn from my buyer clients what they’re reading and what question they have because there’s new information every day and I’m always looking to learn.

If you have any questions, please give me a call. Jim Duncan, (434) 242-7140 or online anywhere, RealCentralVA Have a good day.

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Will Goldsmith with the C-Ville consistently produces outstanding work. Today is no exception. In just over 4,000 words, he provides one of the best, most insightful analyses I’ve read. (and gets a few swipes in at the DP)

But military intelligence isn’t likely to improve our quality of life in the way UVA does. It won’t have a repertory theater or beautiful public buildings or a world-class library accessible to all. It won’t provide anything accessible to all. In that sense, it is not much different than a GE.

With the DIA relocation, some people will clearly win: a few locals who successfully switch careers; qualified UVA students who want to stick around after graduation; engineers and analysts who want to resettle near an idyllic college town; the UVA research park and University employees who teach classes needed for military intelligence; developers with land near NGIC—most especially Wendell Wood and his heirs, who stand to keep selling land to the U.S. government as long as Rivanna Station keeps needing it.

For most of us, however, it’s a mixed bag. There will probably be a few new restaurants around Hollymead. A nice new couple could move in next door. Traffic will pick up even more on 29 North, and the northern Albemarle schools could fill up faster. Services from the county will likely decline unless taxes go up. For some, that trade-off will be worthwhile; others will grumble.

Is the NGIC expansion and DIA relocation a good thing for our region? Absolutely. Is it the panacea that is going to turn the Charlottesville regional real estate market around?

Nope:

Realtor Jim Duncan says expect homes to be bought within a 45-minute drive of the DIA building. “I think it’s not going to be centralized around the 29 North region in Greene, Ruckersville, northern Albemarle,” stated Duncan.

As for the area real estate market, Duncan says expect some of the 3400 “for sale” signs to disappear, but he expects a lot of families to rent. Duncan contends this staggered move will not be a silver bullet. “It’s not going to be the thing that’s going to turn our market around,” he said.

The question about whether the DIA and NGIC groups would hire locally is one that has been asked for years (and answered eloquently by a commenter here on ReaCentralVA in 2007)*

I’m sure contractors in particular will make some effort to hire locally — nobody wants to pay relocation money. But understand that obtaining a new clearance, probably higher than TS, for most of the professional jobs at NGIC will be a long process (12 to 18 months), and site security policy may not allow personnel into the building until a clearance is finally granted.

In that case, two issues apply. #1, even if it takes 2-4 months and several thousand dollars to relocate, a pre-cleared person from DC or straight out of the uniformed services can come on much faster than Sara’s fresh, uncleared UVa graduate. #2, assuming that fresh, uncleared Hoo gets hired, what’s s/he going to do for the next 12-18 months while awaiting clearance? In the DC area, there are other government jobs where that kind of movement is expected, and the large contractors sometimes have other assignments in which to “stash” their personnel awaiting clearance. That infrastructure isn’t present here.

This is a very small sampling of homes for sale that meet the NGIC/DIA criteria -

Showing properties 1 - 5 of 75. See more Homes-close-to-NGIC-DIA-Facility.
(all data current as of 3/18/2010)

1. $1,950,000 : 5401 Laurel Ridge Rd (albemarle), Charlottesville (albemarle)
   
   2 beds, 2 full, 1 part baths

   Size: 3,441 sq ft

   Listed with MCLEAN FAULCONER INC., REALTOR
2. $925,529 : 4575 Seminole Trl (albemarle), Charlottesville (albemarle)
   
   0 beds, 0 baths

   Size: n/a

   Listed with RE/MAX ASSURED PROPERTIES - GLENWOOD STN
3. $814,000 : 5193 Coventry Ln (albemarle), Barboursville (albemarle)
   
   5 beds, 4 full, 1 part baths

   Size: 5,185 sq ft

   Listed with RE/MAX ASSURED PROPERTIES - GLENWOOD STN
4. $739,900 : 0 Burnley Station Rd, Charlottesville (albemarle)
   
   4 beds, 3 full, 1 part baths

   Size: 5,425 sq ft

   Listed with KELLER WILLIAMS REALTY
5. $739,000 : 1229 Grove Park Ct, Earlysville
   
   4 beds, 3 full, 1 part baths

   Size: 3,552 sq ft

   Listed with REAL ESTATE III - WEST

Listing information deemed reliable but not guaranteed. Read full disclaimer.

* I so wish the Daily Progress had not nuked their valuable archives.

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Seth Godin asks in the “Ubiquity of Competition”:

There are twenty towns you can choose for your family’s new home. One invests in its schools, has a focus on inquiry, AP courses and community, while the others are muddling through, arguing about their future. Which one commands a higher premium for its houses?

…

There are seventy houses for sale in town. One of them is represented by a broker who is a pillar of the community, a friend of many and a role model for the industry. Which one gets more people to its open house?

There are eighty million blogs to choose from. Thanks for picking mine to read today.

You don’t have to like competition in order to understand that it exists. Your fair share isn’t going to be yours unless you give the public a reason to pick you.

Whenever buyer clients ask me about the quality of Charlottesville and Albemarle County schools, I answer with a market-based response. I hope that I will be able to continue answering the same way for years to come.

Competition is good, useful and the best innovation change agent I can think of. Here’s to a competitive 2010.

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Or … #RTB as the conversation has become known on Twitter and on the Google Wave conversation. Now the conversation moves to blogtalkradio. Talking about raising the bar within the real estate world is one thing.

Mobilizing to actually effect change is another.

From the Professional One Franchising blog:

You can listen to the portion of the show that dealt with the # RTB issue here. In response to this interesting experience, I’d like to say the following:

• First and foremost, thank you to Maya, Diane and Lesley for inviting me onto the show. And thanks to Stefan, Bill and the callers into the show who – along with our gracious hostesses – made the show interesting and dynamic.

• Second, I was encouraged by the level of passion and energy inherent in the conversation. The prevailing theme that I took away from the experience was “for the most part, we agree that the bar DOES need to be raised in real estate…but how, my what means, and by whom?”

• Finally, we at Professional One have decided to continue the conversation in this format and have created “Raise the Bar” radio, which you can find at http://www.blogtalkradio.com/raisethebar. We plan to kick the show off with our inaugural broadcast in early February (details to follow on Twitter), and the following guests have already graciously agreed to appear on the show:

Read more: http://p1fran.com/2010/01/rtb-on-the-radio/#ixzz0ddsqIZey
Under Creative Commons License: Attribution Share Alike

Raising the Bar is another reason that we at Nest have such high standards for our agents.

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One of the reasons people choose to relocate to (and stay within) Albemarle County is that our school systems are generally regarded as being quite good. Now that the Albemarle County Schools’ Budget/Funding request has been released, we need to do our part and see how we may help.

From the Albemarle County Public School Parents Council site:

The Superintendent’s Funding Request calls for $5.3 million in reductions, including:

• No salary increases of any kind for any employees; the projected 8 percent increase in health care costs and increased Virginia Retirement System expenses are covered by the request so employees will not receive a direct reduction in compensation for 2010-11;
• Increases in class size by one student in grades 4 through 12, a net loss of ~17 full-time equivalent teaching positions, many of which will be absorbed by attrition;
• Ten percent cuts in eligible operational budgets across the board for all schools and departments;
• Places hold on technology replacement and improvements;
• Reduces Learning Resources (textbooks, online resources, consumable materials) by $500,000;
• Reduces the transportation department by nearly $400,000, as efficiencies in routing, compensation, and program delivery are implemented. There will be fewer bus routes, longer bus ride times, expanded walk zones, and fewer bus drivers.
• Reduces professional development reimbursement funds by 50 percent.
• Introduces for the first time a student activities fee for athletic programs and reduces the programs we offer:
• A student activity fee of $75 per student, per sport, with a cap of $425 per family will be enacted.
• Freshmen athletic teams at Monticello High and Western Albemarle High will be eliminated.
• Junior Varsity coaching assistants will be eliminated at all high schools.
• Cuts instructional support funds for intervention and enrichment, CATEC, elementary and middle school summer school;
• Makes, for the third consecutive year, additional position cuts in at the central office, and in support services, including leadership reductions.

The Superintendent’s Funding Request is not balanced to current projected revenue. An additional $1 million in increased funds or further reductions must be made to meet current available revenue. The School Board will hold a series of budget work sessions in January, a Public Hearing on February 2, and another Telephone Town Hall on February 3 to hear feedback and concerns from the community. The Board may decide to revise the funding request before submitting it to the Albemarle County Board of Supervisors.

Please get involved.

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This would be a devastating loss for both Crozet and Scottsville.

From The HooK:

Not only is Crozet not getting the mammoth new library it was expecting, a possible ten percent budget cut might mean closure of library it already enjoys, and Scottsville could lose its library with just a five percent cut. This is according to Anthony Townsend, president of the board of the Jefferson-Madison Regional Library.

And from NBC29:

With Albemarle County proposing budget cuts of 5 or 10 percent, the library’s board says it will not stand for it.”Such cuts would likely force the closure of Albemarle’s two smallest branch libraries in Scottsville and Crozet,” Townsend said.The library’s president says they will not have Albemarle dictate how its money is spent, especially when it comes to its hours of operation.

If you’re wondering whether Crozet needs a library, consider this story last month on RealCrozetVA:

I suspect no one has or will move to Crozet because of the library, but having a good library, as we do now, is a component of a community with a high quality of life. One that values knowledge, literature, community and the sharing of all three. Having a new, more adequately-sized library is a promise that the County of Albemarle made to its citizens and is a promise that they should keep.

The current Crozet Library is 1,728 square feet. That is smaller than most private homes in Albemarle County. For many years the minimum square footage standard for public libraries, set by the State Library Board of Virginia, has been 4,500 square feet. Last January, the State Library Board adopted a new standard of “.6 SF with .8 desired” for public libraries serving populations up to 25,000. Many years ago, the Albemarle County Board of Supervisors, through the CIP process, adopted .7 SF as Albemarle’s goal. Based on those standards, if Crozet’s service area population (that is, the population within 6 miles of the library) reaches 25,000, the public library should be in the square foot range of 15,000 SF – 20,000 SF.

A rule of thumb in public library development is that when a building’s circulation of library materials (checkouts) reaches 25 per square foot per year, the library should plan for expansion. Here’s how JMRL’s annual circulation per square footage compared as of July 2009: Central Library, 11; Gordon Avenue Library, 25; Scottsville Library, 17; Greene County Library, 13; Louisa County Library 7; Nelson County Library, 17. The two Albemarle libraries that have been discussed for possible expansion are as follows: Northside Library (Albemarle Square), 34; Crozet Library, 76.

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Being in-the-know about our community is expected and good for business. I want to give you an update about TJACH (Thomas Jefferson Area Coalition for the Homeless) and The Haven at First and Market. This is rather lengthy, but should serve as a one-stop for education!

The building that now houses TJACH is The Haven (at the corner of First and Market) and is open after a massive renovation; the CO has been issued and they been serving clients for the past week or so, under a ‘soft opening’; a bigger, formal shindig is forthcoming once furniture and other infrastructure arrives, and the service providers full move into their spaces. She has hired a full-time kitchen manager, and hopes to be hiring a volunteer coordinator soon.

Who’s Homeless? There are a lot of myths and assumptions surrounding the homeless, and one of the mandates will be to educate the public about what homeless is and isn’t; here are a few:

1) 80% of people are homeless LESS THAN 2 YEARS. For most, it is a transitional issue, not a permanent state.

2) Of those 80%, 40% are homeless LESS THAN 6 MONTHS.

3) In Charlottesville City and Albemarle County, there are 387 homesless children attending school currently.

At minimum wage, an employee needs to work 114 hours a week to afford a 2-bedroom, market-value apartment in Charlottesville.

What is The Haven at First and Market?

First, it is a physical building. It will provide day-shelter (no overnight stays or temporary housing) to the region’s homeless where they can, 1) Take a shower, 2) Do laundry, 3) Have mail sent, collect checks or to have a physical, no-cost mailing address for job applications, 4) Have a safe place to go during the day to read, get out of the cold/heat/rain, relax, meet people, go to the bathroom, etc. 5) Get breakfast and/or a bag lunch for the working homeless {there are numerous places around the area serving dinner}, 6) Have a single place for social services who serve the homeless. Currently, if you are homeless and want/need to take advantage of social services, you must either walk, hitchhike, get a ride or forgo appointments for housing helping, legal aid, mental services, spread out around the city and county. The Haven will provide all those services in one place…imagine having to show property without a car! This will greatly reduce the logistical issues for most folks (especially those with children or physical issues) and help them get more services faster, hopefully reducing their homelessness time.

The Haven will house/serve the following agencies: a) PACEM b) Love, Inc. c) Region 10 will have an office d) Charlottesville Dept of Social Services e) Charlottesville Health Access f) New Home, New Life g) Legal Aid Justice Center. More agencies may come in the future.

The Haven has public space: The main sanctuary has already served as a place for sold-out Christmas musical celebration, and will be available to the public for events.

What can you do to help?

1) Become a FACEBOOK fan!

2) Get a tour of the building and understand how it serves the area so you can spread the word

3) The facility will always be in need of toilet paper, paper towels, cleaning supplies and personal hygiene items…drop anything off, anytime. 3) Provide eggs or grains (grits, oats, etc) for breakfast. The kitchen well-equipped, is an industrial dream-space and will be working with local-area food providers and chefs over time to provide job training.

4) Volunteer There are shifts from 7:00 to about 8:00 daily, in 2-4 hour increments, depending on the volunteer work (kitchen, laundry area, etc)…volunteer yourself, with your family, involve your other civic organizations or place of worship. Kaki provides a structured volunteer training for new folks, and even if it’s just a few hours once a month, they can use your help.

I hope this has been helpful; for more info, to schedule a chat for your blog/website, to volunteer or find out more, contact Kaki directly: executivedirector@tjach.org or Cell: 434-906-1691

*Editor’s note: the above was written by a friend.

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Help Jeannine get educated on how to buy a house …

Never one to put off day dreaming today about something that won’t be reality until tomorrow, I’ve already started to casually glance at real estate listings. I used to have some house characteristics in mind, but this browsing has me thinking about very specific locations, down to the actual street.

I’m wondering how other people’s home searches went. How long did it take? Did you have specific architecture in mind? Did you limit your search to specific neighborhoods?

The homebuying process fascinates me. She may be buying in 2011, but she’s preparing now …

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Or … Walkscore gets some love.

There’s real demand, I tell ya.

“We found that walkability had a statistically significant, positive impact on housing values in 13 of the 15 markets we examined,” said Cortright. “For the typical metropolitan area, each additional point of Walk Score was associated with a $700- to $3,000- increase in home values, after controlling for other observable factors. To give you an idea of what kind of difference that makes in the marketplace, we looked at the difference in home values between a typical house that had the 50th percentile Walk Score, compared to an otherwise identical house that had the 75th percentile Walk Score. Going from the average level of walkability to the 75th percentile raised the value of the median house by between $4,000 and about $34,000, depending on the market.”

This is the perfect opportunity to show a little bit of what I’ve been playing with here for the past few weeks. The good folks at Diverse Solutions have been kind enough to let me beta test their nifty new plugin – dsIDXpress – and it’s awesome.

Check this out – Walkable Homes in Charlottesville.

Or – Walkable Crozet Homes.

Awesome, I tell ya.

If you’re interested in Walkability and Walkscore, the National Association of Realtors’ Winter 2009 Issue of On Common Ground offers a wealth of information.

Even more on walkability from the New York Times:

REAL estate agents often chant the mantra “location, location, location,” which essentially means “find a home in a well-kept neighborhood with good schools and a low crime rate.”

Some may cite a fourth factor, “walkability,” a concept supported by self-styled “new urbanists” who advocate denser cities designed for the pedestrian and mass transit as much as for the car. In their ideal neighborhood, you could walk to a bookstore and then to an ice cream shop, and your children could walk to school, probably unescorted. (It sounds like so many movie depictions of America in the 1950s.)

They argue that walkability lowers crime — that good people on the streets drive away the bad guys — and that it generally improves life and sharply raises home values. Whether it helps homes retain their value when the market slumps, however, seems a harder question to answer.http://www.nytimes.com/2010/01/10/business/10every.html

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Hint: The house is secondary, and why when working with buyers, we start with areas before houses …

Good story at the Wall Street Journal Juggle blog:

A recent survey tackled the question of what bonds us to the places we live, and its findings suggest the quality of our juggle is a more influential factor than economists might think. Given a choice, most people don’t care as much about the local economy as they do about the social offerings, physical beauty and openness of a locale, says a recently released survey of about 14,000 people in 26 communities by Gallup and the Knight Foundation.

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Match Day is March 18 2010.

Every year, I do research into the Match Day process, and every year I find interesting blog post. This one is a particular favorite because of the insight one gains into the thought and process.

We’ve been contemplating where we want to go for Residency for months, maybe even years. I spend hours and hours on Internet websites, like CNN MONEY, and FORBES and MSNBC, researching:
…
I wanna end up in a place that I’ll love. A place that’s safe for my kids. A place where one orange doesn’t cost 150 pennies. A place where I can have a white Christmas and a dry mild Summer. A place that has lots of trails, parks, museums, and green trees that make a canopy over the street. A place with low crime, great schools, good air quality and a Target. Oh, and places that have a temple within an hours drive and some mountains and beaches would be nice too! A place that is close enough to see family within a days’ drive, you know, a place with few earth quakes, tornadoes, hurricanes, kinda like the BEST OF EVERYTHING?!

Sounds to me like she’s describing Charlottesville, Virginia. Of course I’m biased. Shouldn’t I be?

I’m particularly curious about this link in the Match/Medical Residency timeline:

JANUARY 15 2010: Submit Rank Order Lists. It is based on the applicant’s preference and the programs do the same for their applicants. (With 1 being our first preference, we list our top 1-20 programs that interviewed Rick.)

I wonder how many people submit the University of Virginia as one of their top three programs.

Match Day 2009 – March 19

Match Day 2008 – March 20

Usually, Medical Residents coming to the University of Virginia Medical Center are looking for homes in either the City of Charlottesville or County of Albemarle under $300k. Usually. There are always exceptions.

If you think you’re going to match at the University of Virginia and have questions about the area that you may not have found the answers to online, please feel free to contact me with any questions. If you’re putting Charlottesville at the top of your list and have questions about relocating to Charlottesville, please take a look at this work-in-progress page.

(here’s a tip: “Charlottesville” frequently means “Charlottesville, Albemarle, Greene, Fluvanna, Nelson and/or Louisa” Most likely, you will be targeting Charlottesville, Albemarle, and maybe parts of Greene and Fluvanna )

These are a few homes for sale that meet the admittedly basic and broad criteria used by many incoming UVA Medical Residents. For instance, these are sorted by Walkscore.

Showing properties 1 - 5 of 286. See more Home for UVA Medical Residents.
(all data current as of 3/18/2010)

1. $229,000 : 911 Paoli St, Charlottesville (city Of)
   
   5 beds, 2 full baths

   Size: 1,104 sq ft

   Listed with ROY WHEELER REALTY - GREENE
2. $169,900 : 705 NW 12th St (charlottesville), Charlottesville (city Of)
   
   3 beds, 2 full baths

   Size: 1,434 sq ft

   Listed with ASSIST2SELL - FIRST RATE REALTY, INC.
3. $199,900 : 706 Concord Ave, Charlottesville (city Of)
   
   5 beds, 3 full, 1 part baths

   Size: 2,079 sq ft

   Listed with ASSIST2SELL - FIRST RATE REALTY, INC.
4. $179,000 : 201 Holly St (charlottesville), Charlottesville (city Of)
   
   4 beds, 2 full baths

   Size: 760 sq ft

   Listed with CENTURY 21 Ray Caddell & Associates
5. $224,900 : 1708 Cedar Hill Rd (charlottesville), Charlottesville (city Of)
   
   6 beds, 2 full baths

   Size: 2,100 sq ft

   Listed with ASSIST2SELL - FIRST RATE REALTY, INC.

Listing information deemed reliable but not guaranteed. Read full disclaimer.

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