Author: charifsoubra

The town of Scottsville, home of Albemarle’s first county seat, is located at the intersection of Routes 20 and 6 straddling the three counties of Albemarle, Fluvanna, and Buckingham.  Though set in the midst of a rich agricultural area, it is part of the Charlottesville SMSA and offers an easy commute to jobs there.  It has a rich past reflected in its downtown where 153 commercial, residential and religious buildings are nationally recognized as having historic significance.

In the 1700s, when the most efficient way to move goods west to east was by boat, Scottsville was an important commercial center thanks to its location on the James River.  The James River and Kanawha Canal, connecting Richmond to Lynchburg, ran alongside the river adding to Scottsville’s prominence during this time.  The town also served as a drop off point for agricultural goods moving on a toll road from Staunton to Richmond.   As a result, Scottsville was the largest grain market in the state and home to many wealthy people.

In 1761 Scottville lost its status as county seat, which moved to Charlottesville.  The old courthouse, no longer needed as a municipal building, was converted to an ammunition storehouse during the Revolutionary War. By the late 1800s when river traffic gave way to rail, Scottsville also lost its importance as a commercial center.

In more recent times, the downtown area suffered from frequent flooding due to its proximity to the James River, causing many business owners to give up and leave their boarded up buildings behind.

Fortunately in the 1980s, the town acquired federal money for a levee. The resulting flood protection made it possible for businesses to be viable in downtown and contributed to a renaissance in the area. Now, not only is there a growing list of new businesses, but the downtown area enjoyed a facelift thanks to a streetscape project completed in 2013 that spruced it up making it much more inviting.

Today Scottsville is valued for its growing list of amenities, its proximity to Charlottesville, and its quiet country lifestyle that nevertheless offers much in the way of outdoor activities, restaurants, historic preservation and community based activities like the recent July 4th fireworks.   In addition, the real estate market continues to improve, offering a range of options for first time buyers as well as for those looking for a historic home, a farm or estate overlooking the river or just a piece of land.

A Small Town with a Big Heart

A. Scott Ward, Jr. is a REALTOR® and appraiser with A. Scott Ward Realty, Inc, the oldest locally owned real estate company in Scottsville.  He described Scottsville as a “great little town, friendly and welcoming,” where it is easy to get to know people and very different from what he called “the hustle and bustle of Charlottesville.”

Larry Barnett is another prominent local agent who recently decided to shut down his Scottsville company, Barnett Real Estate, and join the Old Ivy office of Long and Foster.  Years ago he and his wife moved to Scottsville after visiting there frequently and deciding they wanted to stay.  He described the town as a place with a “wonderful mix of people from all walks of life.”  Although he initially had reservations about moving to a small town (his wife was originally from New York City) neither of them has had any regrets.

Today, at age 78, Barnett is still an active agent and property owner.  He was especially excited about a new business that recently opened in the space that was his former real estate office.  Called James River Embroidery it offers sewing, screen printing, custom embroidery and graphic design.  “When you visit Scottsville, you must go in there,” he said.

John Ince, with Nest Realty, described Scottsville as a “very real slice of Americana right in our own back yard.”  For those who choose to live there, it is “a unique opportunity to forge an intimate relationship with one of Virginia’s classic small towns. Scottsville is not gentrified or fancy.  It’s grounded with agriculture and the rich history of a thriving 18th century river port.”  In many ways it is the best of two worlds offering,  “home town character with cosmopolitan Charlottesville just 25 miles north.”

In addition to being friendly, Scottsville residents recently showed they could be very generous. In October of 2014 the James River club, a chapter of the Boys and Girls club of Central Virginia, opened its doors.  It offers after school and summer activities for local children, many of who are low income with few other alternatives for structured activities when school is out.  The project required significant local fundraising to obtain the $1.5 million required to open the doors as well as an agreement from Albemarle County to lease an old school house for $1 a year.   

Barnett, who volunteers there as a tutor, recently rented one of his apartments to a family with two children who expressed appreciation for the Boys and Girls club. He explained that not only is it a safe place for their children to go after school and during the summer, but the $30 per child annual fee makes it very affordable.

Although Charlottesville, with its many cultural activities, is nearby, Scottsville is in many respects self contained.  Residents will find most of what they need there including a major grocery store, medical care, restaurants, and recreational activities.

Scottsville’s Real Estate Market Coming Back to Life

When it comes to real estate, people have many options in Scottsville.  Buyers will find a wide range of prices, everything from starter homes under $150,000 to million dollar plus properties depending on the size and location of the home and the number of acres that accompany it. This means Scottsville is a place where first time buyers as well as those looking for farm and estate properties can find just what they need.

Scottsville is the “southern anchor of Albemarle County,” Ince said.  Those “looking for a farm or estate will find some of the finest period homes and richest land in Virginia’s Piedmont there.  It’s also a great place to find an affordable home in town or on a couple of acres.”  He went on describe the allure of local river properties.  “Fine homes overlooking the river sell well,” he said.  He recently sold a $1.8 million such property and said that the river was “the major part of its ambiance.”  He also just sold some pieces of land as well as a farm on 50 acres that went for $895,000.

Barnett described Scottsville’s market as “mixed.”  Starter homes and others under $150,000 are selling quickly he said, adding that the market has “not come back like Charlottesville’s.” He currently has two homes listed in town, both built in the early 1900s, one at just under $310,000 the other at $249,900.  He added that the rental market is very strong in Scottsville.

Ward described the market as a little slow, but homes are selling.  “First timers will find a better home at a better price in Scottsville,” he said noting that closer to Charlottesville they would pay $199,000 for a double wide currently on the market north of Carters Bridge.

Another big advantage of Scottsville is that buyers can choose from three different counties each with its own school system and a lifestyle that is a little different from the others.   Albemarle is closer to Charlottesville and has more jobs, but Buckingham offers better prices on homes along with lower taxes.  Prices are higher in Fluvanna, which may mean smaller lot sizes that nevertheless appeal to people who like living close to their neighbors.

Buyers can also find good values in town including historic properties. For example, in town properties for sale now include some “fabulous period homes for under $500,000,” Ince said. There are also deals in more rural settings where, “there are some really wonderful opportunities for under $200,000,” he continued.

Who’s Moving to Scottsville?

Scottsville is attractive to young families who want space and a back yard big enough for a garden or to those who appreciate historic properties and love good prices.

Peter Lee, with Roy Wheeler Realty, said the area attracts young professionals who like the feel of the town and the older buildings.  “It is especially appealing to people who don’t have to commute such as people who have a home based business or who are retired,” he added.

One of Barnett’s recent buyers is a couple from Norfolk who just retired and wished to downsize from a huge house on the bay and to be closer to their daughter in Richmond. They chose Scottsville for its small town flavor.

Ward described buyers who relocated to Scottsville from the northeast.  Also retirees, they wanted to live in a rural community where they could have some acreage and enjoy life away from the big city.

Scottville’s Food and Drink

Visitors come from all over to enjoy some of Scottville’s brewery, wineries and restaurants that are a source of pride to locals.  The popular James River Brewing Company is located in a 19th century brick warehouse right in town. It recently reopened under new management and patrons can enjoy its brews along with live music and food delivered from local restaurants. The recently renovated James River Tavern is also doing extremely well. Barnett said that on a recent Sunday he looked around at a full house and saw only two tables with people he knew, the rest were visitors.   

Baines Books and Coffee, an Appomattox-based business, opened a second location in Scottsville just a couple of years ago.  Ward described it as “a great place to catch up with the local gossip.”

Outdoor Activities

This time of year Scottsville offers many recreational activities for anyone who loves to canoe, tube, swim or fish, and water enthusiasts will find three companies that offer excursions via canoes and kayaks as well as river floats on rafts and tubes.

The river is also the focus of an annual event called the Batteau Festival celebrated every year in June. Back when water was the most common mode of transport, people and goods were shipped on flat-bottomed boats called batteaux that regularly stopped in Scottsville.  For the annual festival, volunteers build their own boats and recreate part of this journey dressed in period costumes.

Residents and visitors can also enjoy the nature trails at the Van Clief natural area, a 63-acre park right in town. Its highlight is Scottsville Lake, stocked with trout by the Virginia Department of Game and Inland Fisheries and open to the public.

Whether you are a first time buyer or someone looking for a period house in town a historic plantation home, farm or estate, you will find what you are looking for in Scottsville.  Call your agent today for more information.

By Celeste M. Smucker, PhD

Celeste Smucker is a writer, and blogger who lives near Charlottesville.

Today’s homeowners can control a host of innovative home technologies from their tablets and smart phones, and if you aren’t yet acquainted with these innovations you are in for a pleasant surprise.

The list of possibilities includes entertainment such as home theatre or distributed audio that lets you enjoy music throughout your home.  Making day to day life more convenient is another way technology can improve the quality of your life, allowing you to control many of your home’s functions from wherever you are on the planet, while at the same time assuring your home is more secure when you are away.

Some of these technology upgrades are simple, requiring little in the way of DIY ability, while others are best left to the pros.  Regardless, the good news is that as the technology becomes more sophisticated it frequently becomes less expensive, and in some cases may actually be significantly cheaper than it was just a few years ago.

Will technology impact your home’s resale value?  In some cases the answer is clearly yes.  In others it may depend on when you sell and what comes on the market between now and then.  An HVAC system that is state of the art today may be considered old and inefficient even five years from now.  Even if you don’t get your investment back, you can, in the meantime, enjoy all the convenience and lifestyle enhancements the different technologies have to offer.

Energy Savings

Technology can make a major contribution to the quality of your life via energy savings.  A good example is solar panels which have received a lot of attention in our area thanks to the Solarize Charlottesville program spearheaded by LEAP (Local Energy Alliance Program).   Homeowners can request a free energy assessment and if solar panels are appropriate, can choose to have them installed at a reduced cost.  Low interest loans to pay for them are available from the UVA Credit Union.

“Solar is a big conversation,” said Charif Soubra, Sales Manager for The Woods at Burnet Commons, a Southern Development Homes project near the downtown mall.  Homes in this development are pre-wired for solar and Soubra said that for three recent homebuyers, solar installation was a “must.”

Returns are immediate with solar systems, he explained, because they are “net metered.”  This means the system is directly plugged into the electric meter and the client is only billed for net energy use reducing their monthly power bill.

Another energy saving technology is the hybrid heat pump hot water tank.  These tanks have an extra component on top, Soubra explained, which removes heat from the surrounding air and transfers it to the water.  In times of high demand the system can revert back to a conventional water heater as needed which is why it is called a hybrid tank.  “These hybrid hot water heaters are as efficient as the tankless ones,” Soubra said.

Programmable thermostats are also a popular technology that offers significant energy savings.  However, Sinisa Maricic with CvilleInstallations.com described an even smarter option called a learning thermostat. “The learning thermostat is one step above a programmable one,” Maricic said.

The thermostat’s website explains that it is for the 90 percent of people who install a programmable thermostat but never get around to programming it.   When you install a learning thermostat you teach it in the first week what your preferences are by adjusting the temperature for when you are away during the day or at night.  After a few days the thermostat learns your schedule and programs itself to match.  Expect to save about 20 percent in energy costs when you use one. The other good news is that you can control it from your phone and for most people installation is a DIY project.

Ben Davis, Sales Director for Craig Builders, said “we’ve seen a large push for technology surrounding the energy efficiency of the home.”  Some energy saving technologies his company has incorporated recently include variable speed fans as part of the heating and cooling system and multiple programmable thermostats zoned for different parts of the house.  “These give the new owners more temperature control in the areas where they’re spending the most time,” Davis said.

Technology Enhances Home Entertainment

Technology can vastly expand and improve home entertainment options.

Wireless systems are available that make music available throughout the house and even outdoors, Maricic explained adding that “it’s like having a separate boom box in every room that you can control with your phone.”  This means you can have the same music playing throughout the house, or something different in each room.  It also means “parents can turn down their kids’ music if it gets too loud,” he said.

Full home entertainment systems with surround sound are popular, but may not suit everyone, Maricic explained.   Many people instead choose a sound bar which “simulates big sound and can be controlled from a TV remote,” he said.

Improved functionality is a big part of what technology adds to a home’s audio visual systems.  Ben Feiner with Prolink, LLC explained that today consumers have access to online content allowing them to stream videos or access music via internet radio.  They also experience better sound and a much enhanced video experience.

Increasing your home’s ambiance through lighting is another life enhancing technology.  LED bulbs are available today that not only save energy and have a very long life, but are WiFi enabled allowing you to control their color from your smart phone.  For example, Maricic described programming your lights to give you the orange glow of sunset even on a dark day.  You can also program your lights to be dim first thing in the morning, gradually brightening as you awaken.

Technology Enhances Convenience

Home automation, with all of its convenience, is a big part of why people choose to install new technologies in their homes.

“When customers do upgrade, we’re seeing it go toward surround sound, home audio and home automation packages…it’s incredible what can be controlled from a smart phone these days,” Davis said.

A fully automated home means it is all connected on one platform, explained Nick Salzman with Appalachian Home Technologies, LLC.   “One app controls everything including window shades, the HVAC system, lighting and music.  You can even access your oven to have it start preheating before you arrive home,” he added.   

Keeping track of the different systems in your house can be challenging.  Did you remember to turn off the stove?  Lock the doors?  Salzman described an incident when he was drifting off to sleep one night and suddenly noticed one of his kids had left the bathroom fan on.  Instead of getting up and walking to the bathroom, he turned it off from the comfort of his bed using his smart phone.   

Salzman has been in the home technology business since the late 1990s and said that not only are there many more options available today, but they are much less expensive.  Compared to when he started in business, the cost to upgrade your technology is sometimes as little as 10 percent of what it was back then.  He added that universal remotes are also an option for controlling multiple technologies and are still in use by people who aren’t comfortable with today’s apps.

Comfort features are a big reason people like the new technologies.  As an example, Soubra described a popular item—touchless faucets for the kitchen.  To fill a pot with water just hold it in front of the faucet to turn it on.  When the pot is full, move it away and the water turns off automatically.

Home Security

Automation lends itself well to home security options of all kinds.  Feiner listed some of these, which can include burglar alarms, fire, carbon monoxide and flood sensors, all of which can be controlled from a smart phone.  Surveillance is also an option and allows you to keep an eye on doors, driveways and pools.  “Log in anytime 24/7,” he said, “to see what is going on.”

With the right technology you can control what happens in your home when you are away. You can set your system to have lights go on and off at different times during the day or evening or to lower and raise shades or open drapes making the home look much more like one where someone is in residence.  And of course if you forget to set this up or want to make changes you can do that from wherever you are.

Home Wiring

While some technology upgrades are simple and lend themselves to a weekend project, others require professional installation.

Even though many innovations are wireless, “there are access points that have to be hard wired,”  Salzman said.  The most important wire, which Salzman called the “Swiss army knife for the home,” is the Ethernet cable. This means for many installations it will be critical to seek the advice of a professional, even if your home is relatively new.

However, upgrading even a very old home is not difficult.  “Most technologies are not out of the question,” Salzman said.  “Today we can do what we couldn’t do even five years ago, and it’s not so expensive.”  He did say that it costs more to add these technologies in an existing home because of the wiring that will be required, but it can be done.

Resale

As home technologies become more known and accepted, buyers will look for them when out shopping for a home.  Even today, while they may not increase the value of the home, “they increase its perceived value,” Salzman said, which can translate to fewer days on the market.

New home sales may more accurately reflect the value of some technologies that may eventually impact how appraisers value resale homes.  An example is Craig Builders, where “technology upgrades are included in the final purchase price of the home so that real estate appraisers can track what’s added in each home,” Davis said.

If you are considering technology upgrades, research the options and consult a professional if you have big plans.  Then evaluate whether the extra convenience and safety features are worthwhile for you and your family.  If you are like many homeowners, you may well decide the answer is yes.

Celeste Smucker is a writer, blogger and author who lives near Charlottesville.

Forest Lakes is conveniently located in Albemarle County across from Hollymead Town Center. Opened in 1989, it was this area’s first planned community, and has been a popular place to live ever since. Today it consists of two sections, North and South plus Forest Grove, a recently launched Ryan Homes neighborhood. Forest Grove homeowners will be part of the Forest Lakes Home Owners Association (HOA) with access to all of its amenities.

Forest Lakes contains1400+ homes in a range of price points and styles that appeal to a wide variety of buyers. Everyone from first timers or those looking for a no-maintenance townhome to move up buyers needing more space or a house with more amenities will find what they are looking for there.

The community has a multitude of recreational opportunities including miles of walking trails, competitive sports of all kinds including tennis, swimming and soccer, and a fitness facility available to all residents. Forest Lakes homeowners also enjoy the beauty and privacy that come with living amongst mature trees, well maintained common areas and access to the six lakes which give this neighborhood its name.

All in all Forest Lakes offers amenities that make its homes a solid investment and is a community where many of the families who move in choose to stay for many, many years.

Buyers Love Forest Lakes

The agents who work Forest Lakes all agree that its long list of amenities is a lot of what makes it a desirable place to live.

Part of the appeal is the way the original 1400 building lots were spaced within the subdivision, explained Fulton Gaylord with Keller Williams Inc. “Thanks to the topography and the woods, homes were privately situated. They are there but you can’t see them all,” he said.

Gaylord and his family are long time residents of Forest Lakes where he serves on the Board of the HOA. He described a time when he and his wife were watching the kids swim at one of the pools soon after they moved in. On this sunny day with a nice breeze he and his wife looked at each other and said, “we’ve moved to Disney World.”

Pat Jensen with Better Homes and Gardens Real Estate III echoed this sentiment when she referred to Forest Lakes as “the cruise ship of our subdivisions.” “It’s large but it doesn’t feel large,” she added, explaining that the developers left many of the trees intact and created smaller neighborhoods with similar price points throughout the community.

Judy Savage with Judy Savage & Company Realtors said it is “the amenities of the pools, tennis courts and playing fields that are still the biggest draw. When I have listings in nearby neighborhoods and follow up I often find the buyer chose a less desirable house just so they could get into Forest Lakes.”

Debbie Cash took an office manager job at Forest Lakes back in 1989, just one week before the first house closed. Today she is an agent with RE/MAX Affinity Group. She said that unlike in some subdivisions where a clubhouse is part of the package but not built until later, in Forest Lakes the clubhouse was up and running from the beginning. “Frank Kessler, the original developer, had a vision of an all inclusive walkable community with schools, shops, paved trails, a clubhouse and pools,” Cash said. Building the clubhouse was part of his commitment to that vision.

The appeal of the planned community was reflected in the popularity of this community when it first opened. At that time, its location eight miles from the university was considered “far out,” Cash said. In spite of that, many families bought there for the lifestyle it offered even though it meant driving across town to get to work. The early sales figures were impressive…the agents sold 154 homes in the first 15 months.

Appreciation for a planned community like this continues today.

“We love living here,” Gaylord said. He explained that everything they need is nearby, They have shopping at Hollymead Town Center across the street and recreational activities such as a swim team for the children. The swim team is well known with participation from many of the local families. Gaylord also appreciates the privacy, the miles of walking and bike trails and the work out facility which is open to all homeowners.

Another factor in the popularity of Forest Lakes is the quality of the schools. Gaylord referenced two nearby elementary schools and a middle school within the neighborhood, which make it easy and safe for children to get to school every day.

Cash agrees saying that buyers frequently tell her they have searched for information about the schools and choose Forest Lakes for that reason.

The Forest Lakes Real Estate Market

Forest Lakes is a neighborhood where “homes sell more quickly and for more,” Cash said.

Usually these homes sell well “across the board,” Jensen said, however there are always cycles. At the moment the homes that are selling best are in the $400,000 to $500,000 range and the $200,000 to $300,000 range. The new construction section is also very popular.

Current listings include two townhomes under $200,000 which would be attractive to first time buyers, Jensen said. The lowest priced townhome is 1200 square feet and is on the market for $172,990. At the other end of the spectrum is a 5000 square foot home with six bedrooms and five baths listed at $519,900.

“The market in Forest Lakes is good,” Savage said. “However many of the homes now have some age on them. Some homes were built as early as l989 so are 25 years old. If a home has not been updated it will sit.” She added that the new Ryan homes going up with “all the bells and whistles,” are a lot of competition for older homes, especially ones that have not been updated.

“Prices hold better in Forest Lakes than any other area,” Gaylord said. The community’s amenities are a big part of this. His kids tell him they never want to leave the neighborhood, and, he added, “they don’t need to.”

The stability of prices is due in part to what Gaylord describes as the HOA’S “proactive management of the subdivision’s assets.” He attributes much of this to efficient management of the Association’s funds and careful maintenance of the common areas and association owned buildings. Careful management has also meant that the HOA fees have stayed essentially the same for the last seven years. The dollar amount increased but this was due to adding trash pick up as an HOA service.

The Association is professionally managed and maintains a club house and offices as well as two pools. It is also responsible for maintaining walking trails, tennis courts, soccer fields and the subdivision’s lakes.

Insurance and landscaping are the biggest costs Gaylord explained, but repair and maintenance can also be costly. In recent years the club house and association offices were renovated to make them more energy efficient. The association also did major repairs on a pool, fixed problems with the walking trails, and improved the ecological balance in the lakes by adding carp.

Who is Moving to Forest Lakes

Forest Lakes attracts a wide spectrum of home buyers.

Gaylord described the cul de sac where he lives which has families with children, two families who originally moved here for jobs but now work from home, some elderly couples, including three where the people are well into their 80’s. “It’s a nice mix of people,” he said, “and we don’t get a lot of turnover.”

It’s still a “family” neighborhood,” Savage said. “When I think back over the last year as to what the buyer profile has been it’s definitely been a family with children.” A big attraction for kids is the water slide at the pool.

Savage said, “when I worked in the Forest Lakes sales center in the 90’s we had a bay window right in front of the water slide. If a family walked in with kids in the summer we would stroll over to that window to look out over the pool. We hoped that some child would come swooshing down the water slide just at that moment. If they did we could count on the children in the family begging mom and dad to buy there. It’s still a big draw today. My grandkids live in Forest
Lakes and each year they can’t wait till the pool opens.”

There are also sections that appeal to couples whose children have grown. “I find empty nesters like the Arbor Lake Villas, Ravenswood and Willow Bend where there are first floor master bedrooms and garages,” Savage added.

“It’s a great place for families,” Jensen said, adding that “there are so many kids’ activities.” Often these families are people who have lived in townhomes, but are ready to move up to a larger home with a yard.

Retirees also favor Forest Lakes, Jensen said, especially the sections that have one story homes. “They love the trees, the lakes, and the hike and bike trails.” All of this adds up to “feelings of comfort and enjoyment,” Jensen concluded.

Where They Move From

“They come from all over,” Savage said. “Some are local but many are new to the area and like the idea of the planned community which is safe for them and their children. I’ve seen families live in several different homes in the neighborhood,” she continued. “They might start in one of the smaller homes and move up from there as their family grows.”

There are also a few of what Jensen called “transients.” These are often people with a job at NGIC which is just a few miles away from Forest Lakes, and who choose to rent.

“The rental market is quite active,” Cash said agreeing that many of the tenants are affiliated with NGIC. Monthly rent for a rancher can be as high as $1300, not less than $1100, she explained.

Cash estimates that about 50 percent of the people who move to Forest Lakes are local. Many are move up buyers already in the subdivision who want a larger or nicer home. They stay in part because the children are connected there and enjoy their friends, the swim team and their tennis lessons. People who move in from out of the area seek out Forest Lakes because it is similar to the kind of community they are moving from.

Are you in the market for a home in a community with a nice selection of amenities? If so ask your agent to show you Forest Lakes. It is a beautiful place with a terrific lifestyle, and a range of home styles and price points. One of them will be right for you.

Celeste Smucker is a writer, blogger and author who lives near Charlottesville.

As home prices increase, homeowners are finding new options available to them. Many have regained the equity they’d lost over the last several years and this creates an opportunity to remodel or sell. For those still sitting on the fence, we’re offering some tips to help make that all-important decision.

A basic starting point is to realize that while financial aspects of this decision must be carefully weighed, the choice is about far more than what shows up on a spreadsheet. A great deal depends on the personalities, desires, and emotional investment of the homeowners.

Some people love their neighborhood, their landscaping, and their school district. They aren’t entirely happy with their home’s layout or size, but despite the potential chaos, they are willing to make significant changes through remodeling or adding on.

Other people do not love their location. They don’t especially like the house they are in and want real changes without the chaos of remodeling. Maybe a brand-new home in an eco-savvy development appeals to them, or they want a substantial change in the size of their home—either larger or small.

Love it

For many people who like their location including their neighborhood, their neighbors, and the schools if they have children, it’s an easy choice to stay. There are distinct benefits in knowing who’s next door and which young person will mow a lawn, baby-sit, or water the plants when you’re out of town. In addition, there’s a welcome continuity in enjoying a home you’ve lived in over the years and the yard where the saplings you planted are now providing significant shade.

It may be, however, that the house has become outdated. Especially if it is one of the smaller dwellings in a neighborhood, adding on or upgrading can make a lot of sense. In that case, this might be a great time for remodel. Some people make significant upgrades to create an up-to-date kitchen or a luxurious, but eco-savvy bathroom. Others finally add a garage or screened porch.

“Do you love your location?” asks REALTOR® Bill May, owner of Bill May Realty Company. “If so, from that point on, it’s easy to decide. What we’re seeing now is that people aren’t as interested in moving. Location is everything and if you have a good one, you will add on all day long.”

In point of fact, that’s exactly what May and his wife did. “We have a great view,” he reports enthusiastically. “That view kept us there and we added on—actually doubled the size of the house. We wanted a place for friends and children to stay and we had the location we wanted.”

“A lot of people are invested in their community and so they stay,” chimes in Todd McGee, a REALTOR® with Nest Realty.  “We’re seeing that when people love the area and amenities and schools, they may move within the neighborhood. They may trade up or they trade down on the size of the house depending on their stage of life.  Or they stay in the same house and upgrade to today’s trends and make energy efficient improvements to the house.”

McGee cautions that it is very important to weigh the cost of any improvement against the added value. “Is it worth it to add a mud room when you may not get dollar for dollar out of the improvement?” he asks. “Be especially cautious about eliminating a bedroom.”

On the other hand, he continues, certain improvements consistently add value such as kitchen upgrades. Particularly popular these days when it comes to remodeling, the kitchen is again becoming the center of the home for family and entertaining alike. In fact, homeowners may move or eliminate interior walls to enlarge the kitchen so it blends seamlessly with larger living areas.

Still, McGee says, you don’t have to do manor structural projects. “Things that you see good return in kitchens include new flooring, countertops, and appliances. Refacing cabinets is a good option, and a lot less expensive than replacing them entirely.”

Bathrooms are also good candidates for remodeling. “People really love bathroom upgrades,” McGee continues. “Taller vanities are very popular and a lot of showers that were those fiberglass prefab units are being replaced with tile and frameless glass doors. Some people are taking out oversize spa tubs and putting in a large walk-in shower or a separate little ‘water closet’ room.”

Another popular option is to remodel a multi-level home to create a ground-floor bedroom suite with a luxurious bath, especially if children are heading out on their own and the owners are contemplating eventual retirement right where they are. “When homeowners are looking ahead and thinking about ‘aging in place,’ one of the first things they want is a first-floor master suite,” verifies REALTOR® Sue Raupp of Montague Miller and Company Realtor.

She points out that remodeling also gives an opportunity to increase safety and accessibility for older residents or persons with disabilities. Important amenities include secure handrails for stairs, good lighting, grab rails for bathrooms and toilets, high-visibility slip-resistant edging for outside steps or even no-step entries, wider hallways to potentially accommodate a wheelchair, door handles that are levers rather than knobs, and roll-in showers. Even if these features aren’t needed now, they may increase the livability of the home in the future and the marketability of the home at any time.

Some people clearly enjoy the prospect of remodeling, combing the Internet for inspiration for floor plans, color schemes, and how to create a mini-office from a walk-in closet or a powder room from the storage space under the stairs. For them, the whole process is an adventure rather than an inconvenience. They don’t mind living with missing walls, cooking on a hot plate in the living room, or the whole family using a single bathroom and shower for a month.

In addition, much remodeling can be done in steps and this mean a more gradual cash outlay. For people who don’t mind living in a less-than-finished way for a period of time, this can be part of the excitement of changing a house to be exactly what you want.

Another important aspect of major renovations is that they probably require building permits and adherence to zoning regulations. In some neighborhoods, remodellers will need an OK from a homeowners association, or even approval from neighbors. Then too, there may be unexpected structural considerations or costs. It’s always wise to obtain several written estimates from any contractors or suppliers you are considering.

Another important factor is the age of the house. An older home may require unexpected and expensive updates of electrical and plumbing systems once work starts. On the other hand, incorporating modern “green” technology may result in lower month-to-month utility energy costs.

Finally, before considering major remodeling it’s important to ask some yourself some questions, warns McGee of Nest Realty. “If you are considering investing a lot of money, how long will you be there?  Are your planned improvements consistent with other homes in area?” He says an experienced real estate professional can offer guidance about housing trends in your area.

List it

Moving to a new home can be an expensive, time-consuming proposition that can also involve new schools, a new commute, and finding a new grocery store, doctor, and hairstylist.

Nevertheless, some people are definitely motivated to move—not just the ones leaving town. In some cases, people simply don’t like their present neighborhood. Other reasons can be that their family has grown with the addition of children or an older relative. Or the kids are grown and gone.  Some people are seeking a bigger house. A smaller bungalow. A single-story home. A condo in town.  A place in the country. A retirement community. A better school district. A shorter commute.

Interestingly some people sell one house and buy another in the general area. May of Bill May Realty Company calls this moving for an “architectural” reason. In other words, the house itself just isn’t right any more. “Maybe the kids have left home or you are single,” he says. “I see people moving to a bigger house or a smaller house.”

He adds there is a growing trend toward condominium living where you can walk to places you want to go. “Look at downtown Charlottesville,” he says. “They wouldn’t be building all those condos if they weren’t selling.”

Another reason to simply buy a different home rather than doing major remodeling would be the likelihood of a move in the next few years. Non-structural upgrades such as kitchen counters and appliances or bathroom fixtures may be an excellent idea when preparing to put a house on the market, but recouping the investment of major rearrangement of the home’s interior generally takes a number of years.

Still others decide they want major changes in the way they are living, but simply cannot face remodeling problems such as doing the dishes in the laundry while the kitchen is being overhauled or having to take bird baths for weeks while the bathroom is being realigned, retiled, and re-plumbed.

Another argument against remodeling is “over improving.” This occurs when the house is already one of the larger and more expensive ones in the neighborhood. It may not be smart financially to make it even more valuable in relation to its neighbors.

Then, of course, there’s the dust, the noise, the mess, and the disruption of strangers in the house when the homeowners want to relax. In some cases, remodeling isn’t practical because of the layout of the existing house, the size of the property, or local zoning regulations.

Granted, house hunting and selling a house can be stressful, but sometimes house-shoppers find a place that is perfect for them and can move in and start enjoying it right away with the finances clearly spelled out.

For these many reasons, the decision to sell is pretty easy. The homeowners just have to prepare to put their home on the market. (And that’s a whole ‘nother article.)

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Marilyn Pribus and her husband love their location in Albemarle County near Charlottesville. They have added a screened porch and recently replaced kitchen countertops, sink, and aging appliances.

If you want to see what “handmade in Virginia” looks like, hit the road this weekend for the Artisans Studio Tour – and allow yourself some time. “Two years ago we documented a 400 attendance figure with just shy of 3,000 studio’s visits,” says potter and tour organizer Nancy Ross. That means people who started the tour went on to visit an average of about 7.5 studios apiece. It’s no wonder. From pottery to quilting, from jewelry to furniture, and from the useful to the beautiful and the both at once, Virginia artisans offer much to see, admire, purchase and be inspired by.

Forty artisans in twenty-two studios in Charlottesville and surrounding counties will show their work and demonstrate their craft November 8-9, 10:00 a.m. to 5:00 p.m. as part of From Our Hands to Yours, the 20th annual free Artisans Studio Tour.

In a general store in Barboursville which they renovated themselves, the folks at Yaeger & Ernst have been designing and building fine furniture and residential cabinetry for over 30 years. “We are classic, custom cabinet makers,” Walter Jaeger says. “We produce interior fitments like kitchen or linen cabinets, paneling for libraries, bookcases, and furniture. It’s all custom made, and all on commission.”

In his studio in Amherst in the foothills of the Blue Ridge Mountains, Kevin Crowe has been crafting Asian-English inspired, wood-fired stoneware pottery since 1980, using a 400-cubic foot Japanese-style hybrid kiln. “The chamber holds a couple thousand pots,” Crowe says. “We fire over eight days, using seven to eight cords of wood.”

In her home in Charlottesville, Mary Beth Bellah has been fashioning three-dimensional quilts since 1996, incorporating everything from shipping materials to barbed wire. “The materials are like words,” Bellah says. “They’re part of the conversation, and it doesn’t matter to me what those things are, it’s just that I love the stitch. Fabric is my favorite media. It has an immediacy and a familiarity to it that I love working with.”

Here is a complete list of studios and artisans on this year’s Tour:

At Phineas Rose Wood Joinery in Madison, Richard Gordon shows furniture and demonstrates hand woodworking; Ninika Gordon shows jewelry creations made from silver and select gemstones; Jo Perez displays ageless stained glass designs in panels, lamps and sculpture.

At Noon Whistle Pottery in Standardsville, Holly Horan offers slip-decorated functional pottery; John Pluta shows whimsical sculptures made of clay, wood, and found objects.

At Anne R. Hanson Jewelry in Ruckersville, Hanson shows silver, BiMetal, and 14k gold jewelry; Elizabeth Krome shows functional and decorative stoneware and porcelain.

At Mud Dauber Pottery in Earlysville, Suzanne Crane shows botanically themed stoneware vessels and tiles; Laurie Duxbury shows textiles; Becky Garrity shows stoneware.

At Blaise Gaston in Earlysville, Gaston shows art furniture; Nancy Ross shows functional pottery art.

At Jaeger & Ernst Cabinetmakers in Barboursville, Walter Jaeger & Craig Ernst exhibit cabinetry; Anita Whitney displays 18K gold and sterling silver jewelry with gemstone beads and natural stones.

At Hean Cabinetry in Charlottesville, Fred Hean shows custom furniture, cabinetry, and woodwork.

At Heller and Heller Custom Furniture in Charlottesville, Dave Heller shows furniture and woodenware; Greg Sandage exhibits gold, silver and natural gemstone jewelry.

At City Clay in Charlottesville, Randy Bill displays pottery and sculptures and demonstrates on the wheel.

At Inleaf Studio in Charlottesville, Lotta Helleberg displays nature-inspired art quilts, other textiles, and artist books.

At Tom Clarkson Pottery in Charlottesville, Tom Clarkson shows ash glazed, stone and porcelain vessels.

At taviametal/ Silver Muse Studio/Formia Design in Charlottesville, Tavia Brown exhibits jewelry in sterling, gold and titanium; Nancy Hopkins shows sterling silver jewelry and accessories; Mia van Beek shows jewelry created from children’s art.

At Budala Pottery in Charlottesville, Alp Isin displays crystalline glazed porcelain mirrors, tables and pottery.

At her home studio in Charlottesville, quilt artist Mary Beth Bellah shows three-dimensional work combining traditional and non-traditional elements; Brian Rayner displays furniture, art furniture and sculptural creations; Tanya Tyree shows abstract raku fired clay sculptures and jewelry of sophisticated whimsy.

At the Barn Swallow in Charlottesville, Janice Arone displays a wide range of clay creations, from teapots to contemporary lighting; Mary Ann Burk shows sculptural, yet functional porcelain and stoneware inspired by nature.

At Two Owls Pottery in Crozet, Roslyn Nuesch shows functional stoneware.

At Pinnell Custom Leather in Crozet, Charles Pinnell shows leather creations; Jan Elmore displays mirror frames and sculptures crafted from hardwoods, painted wood, metals, stucco, and canvas; Enid O’Rourke shows jackets and coats.

At Frederick Williamson Bowls in Crozet, Williamson displays greenwood turned bowls, both functional and artistic, from local hardwoods.

At Judd Jarvis Studio in Afton, Jarvis presents functional salt-fired stoneware pottery.

At K Robins Designs in Afton, Robins shows symbolic pendants carved in wax and cast in silver; Dan Hunt displays furniture built with traditional tools and techniques.

At Nan Rothwell Pottery in Faber, Rothwell shows functional pottery fired in both salt glaze and stoneware; Penny J. Sipple displays soft, top grain cowhide shoulder bags.

At Tye River Pottery in Amherst, Kevin Crowe displays and fires wood-fired pottery.

By Ken Wilson

If you missed last week’s Parade of Homes you have another opportunity this Saturday and Sunday, October 12^th and 13^th from noon to 5:00 p.m., when once again all the homes will be open.

This year’s Parade of Homes is even bigger and better than last year’s.  There are more homes and more builders representing neighborhoods and price points from Zion Crossroads and Palmyra to Crozet and from Ruckersville to Nelson County.  Prices range from $200,000 to $1.25 million, and you can tour a net zero home, a real breakthrough in green technology.

If you plan to buy or build in the near future, the Parade of Homes offers an overview of what is available in today’s new home marketplace.  It is also a way to get to know different neighborhoods and to converse with builders, all of whom have a unique view of new construction.

Even if you have no plans to move, visit the Parade of Homes and ask questions about energy saving technologies and design features to use when you renovate your present home.  The Parade of Homes is a relaxed, no pressure way to spend  time getting to know your local real estate market and dream about what is possible. Bring a friend and enjoy the day.

The Parade of Homes is free.  This issue of the Real Estate Weekly has the information you need to plan your route. You can also visit the Blue Ridge Home Builders Association (BRHBA) website and Facebook page for information about the homes, neighborhoods and builders.

Questions Welcome 

A huge benefit of visiting the Parade is learning about the builders and their agents.  In addition, these professionals are available to answer questions about design, technology, floor plans, the neighborhoods and energy savings.

For people preparing to build, it is important to “research everyone to see who you will click with,” said Charif Soubra with Southern Development Homes. “Building a house is a four to six month proposition and since homes are very complex, something will go wrong during that time. The process works best when the builder is someone the buyer can work well with,” he said.

Of course anyone visiting the Parade will have questions about price.  For an overview, visit a variety of homes at different price points to view the kind and quality of amenities that go with each. Be sure to visit the very upper end homes, even if they are out of your price range, since they offer many amenities all in one place.

Questions about the price for a particular project are more difficult to answer as there are so many variables involved, said Quinn Beversluis, Sales and Marketing Director for I & J Home Builders.  For example, does the house have unfinished square footage?  Is there a garage or a basement?  He suggests the best way to answer this question is to start with a budget and work back from there.

People moving from out of state may have a whole different set of questions than someone who has lived here for awhile, said Jeff Robertson of Echelon Homes.  A frequent one is whether or not we heat with gas here.  Many people moving from up north are used to gas heat and want to know if that is the most efficient for this area.

Energy savings is always a “hot button,” especially in Charlottesville with its high level of environmental consciousness,” said Jodi Mills with Roy Wheeler Realty Co.  Mills represents Riverside Village (one of two neighborhoods featured in this year’s Parade) which is an EarthCraft certified community.  “People want to know about the dollar amount of savings to expect,” she continued.

Whether you are buying a new home or retrofitting an old one with energy saving upgrades, the Parade is the place to get answers.  According to Greg Slater with Nest Realty, who represents Stanley Martin Homes, “the overwhelming majority of builders in our marketplace now feature energy efficient construction methods as a core part of their offering.”

Energy savings come from using many different technologies from insulation to better windows to highly efficient light bulbs.  A big one of course is the HVAC system.  “We continue to be impressed with the advances in high efficiency HVAC systems,” said Justin Kent with Better Homes and Gardens Real Estate III, and representing Craig Builders.  “These systems utilize variable speed fans and multiple zones to more effectively and efficiently heat and cool a home than ever before,” he continued.

Take advantage of all of the expertise of the builders and agents in Parade homes by asking them how you can benefit from some of the many energy saving innovations.

Net Zero

This year’s Parade offers the opportunity to learn about and view what is called a net zero home; one which “makes as much energy as it consumes,” said Doug Kingma with Kingma Development, Inc.  This concept is measured using a HERS (Home Energy Rating System) Index where a home built to code has a score of 100.  In most cases ratings on older homes will exceed 100, while those built with energy efficiency in mind will be less than that.

A decent HERS rating is between 60 and 70, while one in the 50s is very good, explained Mark Brement with Bramante Homes.  Bramante has a home in the Parade that Brement is proud to say has a HERS rating less than 20, not quite net zero (which would be a score of 0) but close.  This is a “very tight built home,” he said, which is “generating its own power to eliminate its carbon footprint.”

In terms of the dollar amount of energy savings, Kingma explained that a home with a HERS rating of 50, would cost half as much for its power as one rated at 100. This could mean a $150 monthly bill instead of a more typical one of $300.

Ten years ago Kingma was instrumental in bringing EarthCraft to our area through his involvement with the BRHBA.  At that time builders were excited about achieving a 30 percent increase in energy efficiency.  Over the years energy efficiency has increased even more and HERS scores continue to drop. Recently Kingma decided it was “time to do a net zero spec house.”

To accomplish this, he worked closely with John Semmelhack of Think Little, an EarthCraft and certified passive house consultant, who developed a plan taking advantage of a long list of energy efficient technologies from insulation, to windows to a water heater that uses a heat pump.  They also used led lighting throughout which costs only a tenth of a regular bulb to operate. The result is a 2,550 square-foot house with a projected HERS rating of 45.  The addition of 36 solar panels that generate the home’s energy supply, brought the HERS score to 5.

Kingma explained that the score was based on a five person household.  With the reduced amount of energy used by a single person or a couple, the anticipated score would be close to zero.

For more information visit Kingma’s Parade house in Keswick, or attend one of his evening seminars which he will be hosting there between the two Parade weekends.

The Parade is a Cooperative Effort

Fifty one years of successful Parades reflects lots of cooperation between the BRHBA, the builders, their associates and the REALTOR® community represented by CAAR (Charlottesville Area Association of Realtors).

“The next best thing to a customer coming in the door of a builder’s new home is a REALTOR®,” said John Scott, sales rep with Builders FirstSource.

Michael Guthrie, Principal Broker of Roy Wheeler Realty, Co., whose company is the Parade’s presenting sponsor, also expressed genuine appreciation for the good relationship between agents and builders, describing it as a close partnership. The builders “work hard on their models,” he said, “and we support them.”

In order to introduce agents to Parade homes, the BRHBA also sponsors the annual REALTOR® Home Tour which, this year, happened between the two Parade weekends. This special event, exclusively for REALTORS®, is designed to get as many of the agents as possible into the builders’ homes and familiarize them with the new floor plans and technologies.

“The REALTOR® home tour gives agents an opportunity to see the homes and enjoy more personal one on one time with the builders,” said Kristin Sorokti, Executive Vice President of the BRHBA.

Of course the REALTOR® tour also gives agents a chance to network with each other and learn what their respective clients are looking for in homes and neighborhoods.

Builders, agents and other associates also look forward to networking at the annual Parade kick off event at the King Family Vineyards.

At one time, Guthrie explained, the kick off event was about builders receiving awards.  However several years ago there was a “paradigm shift” and awards were eliminated when the committee realized they were not creating friendly competition.  Rather, the winners would stay and party and everyone else would go home, Guthrie explained. “Now when we get together at the King Family Vineyards, it is a chance to network, enjoy each other’s company and be grateful for all our business.”

Why Buyers Like New Homes

A big advantage of building a new home is the flexibility to personalize the space. While this has always been true, it has become more so in recent years.

The new homes market has something for everyone, Guthrie explained, “and there is much more flexibility with the builders than there was five or six years ago.”  It used to be that a builder would have some models and buyers could choose colors or cabinet styles or type of siding. “Now they can change room configurations,” he continued which could mean anything from eliminating a wall to create a bigger kitchen to moving the laundry room upstairs.

“Floor plans that suit lifestyles remain vital to the conversation and buyers are looking at spaces differently than in years past,” Slater said. “They want the right spaces and often see multiple new uses for traditional rooms in the home…and are also looking longer term for how the use of those spaces may evolve as they look down the road.”

Jay Kelleher of Stonehaus, developer of Belvedere, explained that their homes are designed to “appeal to urban buyers who want clean design and nice finishes, but are price sensitive.”

Whatever your needs or desires, a new home allows you to move in and have everything right the first day compared to a resale home which may require renovation or retrofitting to get it to the same place.

Take advantage of this great opportunity to attend this weekend’s Parade. Bring a friend, and enjoy the day.  More details are available in this edition of the Real Estate Weekly and at the BRHBA website and Parade Facebook page.  Or consult your favorite REALTOR® for more information.

Celeste Smucker is a writer, blogger and author who lives near Charlottesville.