Reader Question - What do you think about Fifeville?
“curious if you are familiar with the fifeville neighborhood in charlottesville. and if so what you think about the huge price tags on houses in a neighborhood that is clearly still in the early stages of gentrification”
Thank you for the question.
For starters, I wrote about Fifeville last year.
From a market perspective, I like Fifeville. I like its location between the Downtown Mall and University of Virginia’s Main Grounds and its proximity to the restaurants that have sprouted up along West Main Street (cVillain has started using the term “Midtown” to describe this part of the City). As I have said many times before, (almost) any house or neighborhood that offers “walk-ability” to desirable “stuff” - coffee shops, restaurants, shopping, grocery, parks, gyms - will likely be well poised to take advantage of the local real estate market going forward.
Fifeville offers walk- and bike-ability that is almost unparalleled in the City of Charlottesville.
There is opportunity in Fifeville, and hopefully not just that of “making a buck” by flipping houses; the shifting real estate market has seen to that. I have found that those moving into Fifeville seem to be moving with the intent of becoming part of the neighborhood - and that is better for all involved. Is Fifeville in the “early” stages of gentrification? I’d say they’re in the early-mid stages, closer to “mid.”
While I intended to post this question later this week, C-Ville’s Will Goldsmith today puts forth an outstanding and comprehensive story about Fifeville.
Click here for a larger, legible map.
More also at Charlottesville Community Design Center’s site.
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Charlottesville relocation map
There is an awful lot of information that can be found online. Maps are plenty, but being able to fold one up and take it with you is something that the internet has not yet accomplished. All of the relocation packages I send out have color-coded (courtesy of Crayola) maps that highlight some of the most important landmarks and sub-regions of the Charlottesville/Albemarle area. While talking this week to a potential client who may be relocating to the area, I was trying to convey this without the use of visual aids. When I hung up, I had a revelation - why not make a map online?
When searching for homes, I have found it useful to work from a process of elimination. The quicker we can eliminate at least two of these areas, the better the search results will be. An important note is that from virtually every part of our area, commute times are under 45 minutes, which is a tolerable commute for many, especially those who are coming from larger metropolitan areas.
The CharlAlbemarle area is becoming more and more segmented, and I break it down like this -
- 29 North
- 29 & 20 South
- Crozet (West)
- Pantops (East)
- City of Charlottesville
Within the map, I have the Downtown Mall, the University of Virginia and my office location - three of the most well-known landmarks in the area (ok, my office is only well-known to my clients) …
Each section has its own grocery store, (most) have a Starbucks, elementary schools, etc. Frequently residents of Crozet never have occasion to go to 29 North - why would they?
Also, I have a “Town Center” map.
While it’s pretty neat to have this resource - is it helpful?
Technorati Tags: albemarle, charlalbemarle, charlottesville, mapping
Green building in Charlottesville is about to (hopefully) take a major step forward
They are setting a lofty goal and vision that should set the standard for new developments in the Charlottesville region. Yesterday I had attended a presentation given by the developers of the new Belvedere development and the builders - Hauser Homes and Church Hill Homes.
The approval is for up to 775 units. They have the vision - “Enhance lives by creating great places to live and work.” They are using the right buzzwords - “stewardship” “LEED” “sustainable.” They will have an organic farm run by a local organic farmer (and current candidate for Albemarle’s BoS). They’re saying the right things - “green space within 250 feet of every front door.” Healthy skepticism and cynicism dictates that judgement be reserved for a couple of years … but they are certainly on the right track (in spite of the recent negative press).
A few notes and thoughts on yesterday’s presentation for Realtors:
- None of the floorplans (not yet online) are more than 3,000 square feet. This is a huge accomplishment for the developers - recognizing that buyers want smaller, smarter and high quality space is surprisingly innovative for such a large development.
- Realtors who are representing buyers will have to be more educated on this development than they would have to be on other developments - there is just more “to it.” As such, Agency disclosures will be even more crucial. And … the process seems to be so integrated that finding room for buyer representation will be challenging. My fear is that buyers will think that they don’t need buyer representation. For an example of a “worst-case scenario” - read this (and no, I am not implying that this will be the case here).
- There will be a soccer facility there - immediately bringing in the “beating heart” of the community.
Chris Schooley’s comment in May seems to be a reality. They will be building 800-1200 square foot cottages in the development.
While the current data don’t clearly demonstrate this trend locally:
In 2004, 52% of homes sold in Charlottesville/Albemarle were less than 2000 square feet finished and in 2007, the percentage was 56%.
In 2004, 27% of homes sold in Charlottesville/Albemarle were more than 2500 square feet, compared with 25% in 2007.
The trend is there and will grow.
Bacon’s Rebellion has a post today about Belvedere as well as a more in-depth story that points out a major hole in the development:
The project will not include a grocery store. That hole in the retail offering will generate thousands of off-site trips every month, adding to congestion, gasoline consumption and pollution.
So close to perfect …
The vision is admirable and was lamentably lacking in the past five to seven years. Lauding a visionary goal is one thing; lauding implementation of said vision will come later. If they can pull it off, they will provide the best model (yet) for new developments in the region.
(Tonight I am attending an “Exclusive Information Session” for interested buyers on behalf of out-of-town clients. Whether there is any difference between their message to Realtors and their message to the public remains to be seen. More tomorrow.
Update 18 October 2007: The presentation was the same, but the questions from the audience were new.
- There is a persistent them that the development will be “family friendly.”
- Concerns about the soccer facility came to light - there will be traffic to and from the fields and this likely will be a concern for some, although the benefits far outweigh the negatives.
- Streets will be narrow to encourage slower traffic and more walking - “activating the street” as they say.
- The buzz around this facility is unique. At no time did anybody speak of agency or representation. Who they select to market the development will be interesting, for many reasons. More on this in a later post.
Technorati Tags: albemarle, belvedere, charlalbemarle, charlottesville, green, real estate
What should the Martha Jefferson neighborhood look like?
Dave Norris put together an impressive array of historical photos (read the comments, too) of the Martha Jefferson neighborhood and raises the question - if the Martha Jefferson community had input, what would become of the Martha Jefferson campus?
The Martha Jefferson Hospital is the major center of activity and employment in the plan area, which generates some related uses in the neighborhood …
For 90 years, Martha Jefferson has been the hub of this part of the City of Charlottesville. What should the new hub look like?
C-Ville asked the question last week; likely there will be a mix of development - condos (what price-point?), mixed-use retail, and be fiscally viable - remember, this isn’t a charity; even with possible proffers, the redevelopment has to make economic sense.
If you had to choose - what direction would you point the Martha Jefferson folks? Condos? Office space? Grocery store? Library? Youth center?
Technorati Tags: affordable housing, charlalbemarle, charlottesville, martha jefferson
Charlottesville Neighborhoods - Woolen Mills
Located East of the Downtown Mall and flanked largely by 250 East and 20 South and more specifically “on the north by East High Street. The Rivanna River and the CSX railroad form the eastern and southern edges of the neighborhood. Meade Avenue creates the western boundary of the neighborhood,” Woolen Mills is a unique part of the City of Charlottesville, with a character all its own. There is more information online about this Charlottesville neighborhood than most. Biking distance to the Downtown Mall and Pantops for shopping (although driving to Pantops would be a better route if you’re concerned with self-preservation) and a very active homeowners’ organization (not Association)
“The Woolen Mills neighborhood is one of the earliest textile mill villages in the South, and though the neighborhood is threatened by development pressures, it remains largely intact,” says Historical Society executive director Dr. Douglas Day. “This exhibit is a labor of love, by a neighborhood with a mission, it is the kind of project we’d like to encourage from each of the area’s historic neighborhoods.”
Topography: Gently rolling hills, sidewalks in many places
Housing Prices: Unfortunately, there is no good way to search for homes for sale in the Woolen Mills area, other than looking at the results and knowing which streets are within the Woolen Mills ‘hood. Generally, prices range from $225k to $550k.
House Styles: More varied than most neighborhoods. Bungalow to Cottage to traditional single family to the occasional townhouse to a small new “green” development.
Proximity to Green Spaces: Good. Meade Park is quite close
Broadband Internet Coverage: 100%
Schools: Check out the City’s interactive map, generally Woolen Mills kids will go to the Burnley-Moran elementary school.
- A recent podcast about the history of Woolen Mills
- A little bit of political controversy.
- They have their own website.
- Charlottesville Community Design Center
- The Neighborhood Plan laid out by the City (PDF)
- Google MyMap of Woolen Mills
Don’t miss one of the coolest displays of housing data there is, showing growth over the past 100 years.
For those residents of Woolen Mills - what do you love about your neighborhood? What would you tell to a prospective neighbor walking down the street asking questions?
Read all stories in the Charlottesville Neighborhood Series.
Technorati Tags: charlottesville, woolen mills
Charlottesville Neighborhoods - Barracks Road
I am partial to this part of Charlottesville for a variety of reasons, first and foremost being that I grew in this general vicinity. This section of the area defines the term I use frequently - CharlAlbemarle - meaning the blending of the City of Charlottesville and County of Albemarle - hence, CharlAlbemarle.
The hub of this area of Charlottesville is the Barracks Road Shopping Center, home the only two stores I personally need - Greenberry’s coffee shop and a Barnes and Noble.
The Charlottesville Community Design Center defines the area thusly: (again, check out their great maps!)
The Barracks Road, Rugby, Greenleaf, Kellytown area is a combination of many neighborhoods located in the north central portion of the city. This 386.44 acre area of the city is bordered by Barracks Road Commercial Corridor to the south and the 250 bypass to the north. This area was annexed into the city during the 1916, 1938 and 1963 annexations. The majority of the neighborhood is owner occupied single family dwellings.
My description of the area expands a little bit to the North and West, just beyond City limits. The City line ends and the County of Albemarle line begins near Finley’s Service Center on Barracks Road (one of the only honest mechanics I know). Generally, this is a very pleasant and convenient place to live.
Topography: Gently rolling to level. As this is a more established part of Charlottesville (CharlAlbemarle), there tend to be more trees than the more newly-developed areas.
House prices: The gamut, ranging from about $250k - $1.5 million. Generally, house prices are in the $300k-$450k range for a single-family detached house with at least three bedrooms and two full bathrooms.
House styles: Traditional brick ranch and two story homes. Many have been updated over the years, as the majority of the homes were built (very broad generalization coming) in the mid-50’s to 70’s.
Proximity to green spaces: backyards are usually a good size - average of about 1/3 of an acre or so. Greenleaf Park is nearby, as is Albemarle High School with their abundant fields. You may find access to St. Anne’s Belfield lower school more appealing. Even better, Sugar Hollow, one of my favorite hiking and swimming holes, is about fifteen to twenty minutes to the West.
Broadband internet coverage: Generally 100% (I cannot think of any location in this general vicinity that would have neither cable nor DSL)
“Good things” about living in this area - close proximity to Barracks Road Shopping Center, easy access to the bypass and Interstate 64, trees.
Depending on where you live in this area, you may find yourself in the County, which has a lower tax rate than the City. On the flip side, living in the County means that there is no curbside recycling.
“Not so good things” - traffic can be (by our standards) a bit difficult in the mornings and afternoons at peak hours.
An idea I wish I had thought of sooner - a permanent link to search for homes in the Barracks Road area here.
Technorati Tags: albemarle, charlalbemarle, charlottesville
Charlottesville Neighborhoods - Martha Jefferson
The Martha Jefferson neighborhood, located in the heart of Charlottesville, is bordered by North Downtown, Woolen Mills and Belmont, is facing a significant transition - Martha Jefferson is leaving the neighborhood. This neighborhood is a prime example of how quickly a neighborhood can change, and also why it is important for a buyer to do his or her own due diligence when shopping for a home. Already, developments are popping up in the new location, marketing themselves due to their close proximity to the new hospital location.
From the C’Ville Design Center’s excellent site:
The Martha Jefferson Hospital is the major center of activity and employment in the plan area, which generates some related uses in the neighborhood, including a number of doctor’s offices. Historic Maplewood Cemetery is located just to the west of the plan area but within the MJANA area, with graves dating from the 1840’s. Taylor Walk at the Martha Jefferson Hospital commemorates Fairfax Taylor, the first African American property owner in the area. Fairfax Taylor and his family lived in the neighborhood during the mid 19th Century.
Homes’ ages range from the early 1900’s to the 1970’s with the odd new, in-fill home here and there.
Garages/Basements: Finding a garage would be rare. Finding a functional (clean, dry) basement - not so difficult, but your definition of functional may change from “livable” to “I could do laundry here.”
Home prices and Architecture: the gamut. From ranches to capes. From 1920’s to 1950’s cottages. From this $449k brick home to this nearly $2 million home.
Topography: Mostly level, with sidewalks on Locust Avenue.
Being an older, established neighborhood, the homes are older themselves, and have many of the limitations that come along with purchasing an older home - potentially smaller homes with more traditional, separated floorplans - versus the current trend towards open floorplans, systems that may be in need of attention and generally they are less energy-efficient. However … two of the most compelling reasons to move to the Martha Jefferson neighborhood are the mature trees and sidewalks that make for an easy walk to the Downtown Mall.
The question remains - What will the Martha Jefferson neighborhood look like … when Martha Jefferson leaves?
Rumor: I have heard a rumor that UVA will be buying the soon-to-be-old hospital …
Read about all of the Charlottesville Neighborhoods covered so far.
Update 02/04/2008: “A once in a generation opportunity” to redevelop the Martha Jefferson site.
Technorati Tags: charlottesville, martha jefferson, real estate
Charlottesville Neighborhoods - Fry’s Springs
I’m cheating this week. The City’s “In our Backyard - Newsletter for our Neighborhoods” (PDF) has just been released, and it features Fry’s Spring, located very close to the University of Virginia, in the South/South West part of the City of Charlottesville.
Fry’s Spring neighborhood is an area rich in history and overflowing with architectural and natural beauty. From its springs to its streetcars, the neighborhood has contributed greatly to the character and integrity of our city.
Today this neighborhood is still largely residential and boasts a variety of housing types and architectural styles. The old rail lines now lay beneath lush, green medians at the center of the neighborhood’s main corridor, Jefferson Park Avenue. While most properties contain single-family units, some homes have been converted to rental properties for students, due to the neighborhood’s proximity to the University.
Centered around the Fry’s Spring Beach Club, the neighborhood is mature with something that is all-too rare in this day and age - trees.
Much of the Fry’s Spring area is in the Jackson Via elementary school district, which can be highlighted at the City’s decent school district map. Generally, single family houses in the area range from $250-$400k.
Follow the Fry’s Spring neighborhood google group here.
Read about some of the Fry’s Spring news at Charlottesville Tomorrow.
You can read about all of the neighborhoods in the Neighborhood Series here. So far, the following have been covered:
Starr Hill
Willoughby
Fifeville
Belmont
The Downtown Mall
The next neighborhood will be Martha Jefferson on Monday.
Technorati Tags: charlottesville
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