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In brief: New monikers, old murder case, hot market and more

The former Lee-Jackson House at Washington and Lee in Lexington is now called Simpson Hall. GettyImages

Goodbye, Robert E. Lee

The statue remains in the former Lee Park, but the park’s name has changed—twice—in the past year. That trend is happening across the state, most recently last week in Staunton and Lexington.

By name

  • Lee Park is now Market Street Park.
  • Robert E. Lee High School in Staunton will be renamed, pending the results of a survey of city residents.
  • Lee-Jackson House at Washington and Lee will be known as Simpson Hall in honor of Pamela Simpson, a dean who helped make W&L coed.
  • Robert E. Lee Elementary in Petersburg is now Lakemont Elementary. (J.E.B Stuart and A.P. Hill elementaries there became known as Pleasants Lane and Cool Springs elementaries, respectively, July 1.)

In brief

Johnny Reb petition

Generals Robert E. Lee and Stonewall Jackson are not the only Confederates being asked to leave Charlottesville. Activist Matthew Christensen is collecting signatures on a petition that demands the removal of the Johnny Reb statue in front of the Albemarle County Circuit Court. Despite a City Council vote to remove the generals, current state law does not allow localities to make such decisions.

 

 

 

 

 

Father/son murder charges

Richard Spradlin, 56, and his son Kevin Moore, 34, have been arrested in the 2004 unsolved murder of Jesse Hicks, who was reported missing in Fluvanna 14 years ago, and whose remains were found in Albemarle County a decade later. The two are charged with first-degree murder, conspiracy to commit murder, and using a firearm during the commission of a felony.

R.I.P. Mr. Putt-Putt

Former Albemarle supervisor L.F. Wood, 82, died October 11. Wood owned and operated the Putt-Putt golf course for 58 years and chaired the Board of Zoning Appeals, as well as the Seminole Trail Volunteer Fire Department board and the Albemarle County Police Foundation.

Stay out late

The Market Street and Water Street parking garages will now be open 24 hours, which means parkers no longer have to get to the garage before midnight to avoid turning into pumpkins. The first hour is free and then it costs $2 an hour in both garages.

Fewer boozin’ students violations

The number of UVA students committing liquor law violations dropped by 43 percent last year, according to a recent report by the Cavalier Daily. While alcohol violations referred for disciplinary action totalled 599 in 2016, and dropped to 416 the following year, the number of alcohol-related arrests have been consistent. Police made 54 and 52 of those in 2016 and 2017, respectively.

Quote of the week

“I feel that we made a huge leap forward at the most recent rally in terms of presentation, messaging, and holding a high expectation for what conduct should be like at a public demonstration.—Jason Kessler, referring to the Washington Unite the Right2 rally in an email “Seeking White Rights Activists in Washington, D.C.”

Heated market

Folks at the Charlottesville Area Association of Realtors say the local home market is hot. In a comparison of the third quarter of this year to that of 2017, fewer houses may have gone up for sale, but more of them were purchased, for more money, and faster. Here are the bricks that built that conclusion.

  • Sales climbed by 4.4 percent, with 1,051 homes sold this quarter compared to 1,007 bought this time last year.
  • Those homes were more expensive, too. The median sales price soared past $294,007 to $309,000.
  • They were also snatched up quicker. The median number of days on the market was 56, or six lower than the third quarter of 2017.
  • Perhaps that’s because there were fewer homes to be bought—the inventory of residences for sale declined 9 percent, with 1,297 for sale in the third quarter of this year, compared to 31 more the previous year.

–Numbers provided by CAAR

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Vertical horizon: Apex helps Charlottesville ‘grow up’

Members of a local upscale fitness club will soon be looking for a place to park.

Apex Clean Energy—a company devoted to developing, constructing and operating wind and solar power facilities—announced plans March 1 to build a new headquarters on Garrett Street to house its 170 local employees who are currently spread out among three offices in town. The seven-story, 130,000-square-foot building will go right atop the downtown ACAC Fitness & Wellness Center’s gravel parking lot.

“We are happy to have Apex coming in as our neighbor,” says Meghan Hammond, senior marketing director of the fitness club. Staff is currently working on ways to “ease parking challenges” during construction.

Though Apex is knocking out the approximately 125-space gravel lot, a new parking garage with more than 380 spaces is included in its site plans, according to Hammond. It’ll also include—no surprise—multiple electric vehicle charging stations.

“Two hundred spaces in the garage will be open for ACAC clients during club hours,” says John Bahouth, senior vice president of administration at the renewable energy company that grew from fewer than 10 employees to 220 in nine years. And of those employees, one in five participates in the company’s incentive program that encourages them to cycle, walk or rideshare to work.

The new headquarters will be designed by architectural firm William McDonough + Partners, and developed by Riverbend Development, which plans to offer 10,000 square feet of retail space on the ground floor. Apex offices will anchor the building and occupy 60,000 square feet.

Apex expects a mid-spring ground breaking with a 24-month buildout. Its goal is for the building to generate its own energy.

“Our exact energy plans are still in process, but we’ll for certain generate energy from solar panels,” says Bahouth. The building is designed with a green roof and its location maximizes natural lighting and fresh air circulation.

Green roofs are partially or fully covered with soil, plants and vegetation, and one has existed atop City Hall and the Charlottesville Police Department since 2008.

Jim Duncan, who works out of the nearby Nest Realty office, calls Apex’s planned addition a “huge net positive.”

He’s an advocate for vertical density downtown. And as a friend recently punned, Duncan says, “Charlottesville’s growing up.”

“There’s always likely to be some consternation about more traffic and more density and the parking that comes along with it, but ultimately I think it’s the evolution of the city’s center,” he adds. “Hopefully it will entice people to walk more and ride their bikes more often.”

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UPDATE: Auction postponed for Waterhouse condos

Architect Bill Atwood’s plan to land bank the top floors of Waterhouse has taken an abrupt turn toward foreclosure and auction at the courthouse January 29. Stephen Barling

The foreclosure auction of four Waterhouse condos scheduled for Monday, January 29, was canceled, and trustees for the sale are mum about why.

Isak Howell is named as a substitute trustee on the legal notice that ran in the Daily Progress, but the phone number listed is for a Roanoke law firm that says he hasn’t worked there in a while.

Lawyer Jonathan Deem, who represents Water Street Investments LLC, the Chuck Rotgin entity that holds a $20-million credit line deed of trust and that initiated the foreclosure sale, did not return phone calls from C-VILLE.

Nor did substitute trustee David Mitchell, who works for Rotgin at Great Eastern Management and who is a defendant in a case heard in court last week brought by the only buyer of the primo, top-level condos in Waterhouse. Lauren Driscoll found her 2014 purchase was also under foreclosure.

According to her attorney, David Thomas, the would-be foreclosers sent a letter to the court January 26 postponing the sale of all the condos until February 14.

And because the lienholders said in court they didn’t need to re-advertise the sale if it took place within 30 days, should they proceed, the public may not be invited if the million-dollar condos are sold at auction.

Updated January 29

 

Original story

Waterhouse condos head to auction block

What started as a “friendly” $20 million loan is headed to foreclosure and an auction on the courthouse steps of four Waterhouse units because the arrangement between architect Bill Atwood and Great Eastern Management’s Chuck Rotgin has become decidedly less friendly.

The legal notice of a trustee’s sale of five condominiums that recently ran in the Daily Progress caught Atwood off guard, and he told that paper the auction would not take place. But after a court hearing today, four of the five units are still scheduled to be sold January 29 in front of the Albemarle Circuit Courthouse.

One unit—the only residential condo that sold when the top floors went on the market in 2014— got a two-week reprieve in the building that houses WorldStrides headquarters and two top floors of empty units with stunning views.

Its owner, Lauren Driscoll’s HHII LLC, bought a 1,942-square-foot unit for a little more than $1 million, and that property is part of the foreclosure sale because it was one of the units securing a deed of trust for the $20.57 million loan Great Eastern’s Water Street Investments made to Atwood’s Waterhouse LLC.

Even according to court documents, the sale was unusual because most of the purchase price was held in an escrow account for three years because Driscoll wanted to make sure the building would indeed be built out.

The purchase agreement said “the seller’s attorney shall see to the release of this property from the deed of trust.” That didn’t happen and part of the arguments in court were about whether emails and oral agreements that Water Street Investments allegedly made constitute a contract.

“It was reliance on that assurance that Ms. Driscoll went ahead with the closing October 24,” said her attorney, Ed Lowry.

Attorney John Dezio represented Atwood in the sale, and he followed up with Water Street Investments to release the lien, according to Lowry. A representative of the lender asked for changes, which Dezio made, and “WSI never in fact signed it,” said Lowry. “Is that a contract?”

Water Street Investment’s attorney Jonathan Deem argued that the person asking for the changes was an administrative assistant not authorized to release Driscoll’s condo from the deed of trust.

In December, Atwood and Driscoll amended their agreement to release the escrow funds, and according to Lowry, Rotgin had no objection to the release of funds.

However, none of those funds went to Rotgin’s entities to pay off the debt. “That’s the real reason we’re here today,” said Deem.

He said Driscoll has remedies should her condo be sold at auction, such as title insurance or a claim against whoever gave her advice on buying a condo with a deed of trust.

For Lowry, the scenario that his client could sue to find relief wasn’t a good one, especially “if Waterhouse is broke,” he said.

Judge Rick Moore said he needed time to make a decision, and Deem agreed to postpone the sale of Driscoll’s unit for two weeks.

In November, Atwood transferred five units to Rotgin’s LLC for a little more than $5 million. In 2016, he handed over six units for nearly $3.3 million. Atwood, who still owns the remaining three units on the top floor, says he owes Great Eastern $13.5 million “and change.” He says interest on the loan is $6.5 million.

Atwood was not in court, but earlier he said the decision to sell the condos on the courthouse steps “was completely wrong and damages the project. It’s a very bad business decision and hurtful and it damages me.”

Rotgin was in court, and afterward, when asked to comment, he said, “You’ve got to be kidding.”

 

 

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Real Estate

Another Exciting New Homes Market Predicted for 2018

By Celeste M. Smucker –

One of 2017’s biggest real estate stories was the emergence of a fast-growing new construction market, which continues to keep builders very busy, in many cases, well into this year.  Historically low interest rates and an upward trending stock market motivated buyers to jump into the market, seriously depleting inventories of existing homes and encouraging many to consider new construction for the first time.

More of the same is on the way this year according to the Realtor.com® 2018 National Housing Forecast that predicts a 7 percent increase in new home sales and a 3 percent growth in home starts.  Home sales are expected to be even more robust in southern states thanks to “healthy building levels combating the housing shortage.”

In our area, agents are enthusiastic about the prospect of another profitable year of new home sales. Thanks to quality of life variables like our gorgeous scenery that regularly attract buyers, we can also count on the market stability that comes from UVA and our expanding tech sector all of which bring high-income newcomers still actively working as well as those ready to retire.

Fortunately these buyers will have a variety of new home options to choose from as more neighborhoods come on line and builders work to meet the growing demand for such popular options as one-level living and energy efficient design.

Customized and Carefree Design
New homes are a hot commodity for  many reasons, a big one being that buyers can customize the design to suit their current lifestyle. Some are looking for a change because they are entering retirement, while others have outgrown their starter homes and want something bigger to accommodate a growing family.  A smaller, easier-to-maintain and energy efficient home appeals to many of these buyers due to lifestyles that don’t leave time for house cleaning or yard work. Still others want an open floor plan that works well for entertaining or large family gatherings. 

Whatever the reason, a popular way to describe this trend is “right sizing,” and it can be about buyers at any stage of  life who see the value of  designing a home to fit their unique situation, explained Greg Slater, Associate Broker with Nest Realty Group. 

While these buyers may find a resale home that suits them, many choose  to go the new construction route after seeing homes with obsolete floor plans, he continued. In today’s world, livable floor plans often include homes on one level—or at least those with a first floor master suite—that make life easier now while also facilitating aging in place.  Many new homes are also characterized by open floor plans that adapt well to a variety of different kinds of lifestyle needs.

Michelle Pike with Roy Wheeler Realty Co. helps many clients who want to age comfortably in place and appreciate features such as wider doors (to permit passage via wheelchair or walker), no-step entries and single-level living.  Her clients also demand other features that make life easier such as walk-in showers that are much larger than the familiar rectangular stalls.

While these kinds of amenities accommodate aging in place, they also make it possible for home owners to stay put without major renovation expense if they are unexpectedly disabled.  And down the line, selling the home will be easier because it appeals to so many different kinds of buyers.

Many new home buyers also love the advantages of smart technology, explained Sasha Farmer, Vice President of Montague Miller and Co. Realtors, Inc. With the right systems in place, home owners can monitor their house whether they are just out for the evening or on the other side of the world.  Did they really turn off the stove?  Are the doors and windows locked and security system turned on?  Is the next door neighbor remembering to water the plants?  Are the teenagers having an unexpected party?

Along with innovative smart technology a multitude of other options are now available for folks who want to free up time for pursuits such as working a demanding job, or enjoying volunteer, recreational or social activities.  These amenities could include anything from maintenance-free decking to quartz countertops to hardiplank siding and smaller yards. Of course, with a new home, buyers can choose the ones that fit their budgets and make the most sense for their lifestyles.

One popular low maintenance option is a resilient, commercial-grade laminate flooring, explained Andrea Akers, Sales Administrator with Southern Development Homes, that is very easy to maintain.  This flooring can be more expensive than hardwood, but “it lasts forever,” she said and, the other good news is, it is impervious to damage from pets, high heels and other sharp objects. 

Still another appealing and carefree feature of new homes is the warranties, said Susan Stewart with the Zion Crossroads office of Roy Wheeler Realty Co., whose new home buyers sleep better knowing that everything is covered for years to come. “Peace of mind is everything these days,”  she emphasized.

Energy Savings

Utility bills can be steep and who wouldn’t want to save on this major household expense? Commitment to a green lifestyle and concern about energy savings often send buyers into the new construction arena as these homes can be significantly more energy efficient than their resale cousins saving homeowners hundreds of dollars a year. “Energy efficiency continues to be key to the new home buyer,” Slater said.

Rob Johnson with Green Mountain Construction agrees stating that in today’s market savvy new home buyers understand the value of the long term payback associated with energy saving features such as additional insulation, especially when they plan to stay for awhile.

Interest in green and energy savings is also evident in the increased use of solar panels in new homes.  Akers’ company has responded to this interest by partnering with Sigora Solar, a local solar energy provider.  The cost of the panels can be included in the buyers’ mortgage, or not, she added.

High performance HVAC systems are also popular, Pike said, as are low-e windows that, according to energy.gov, will help pay for themselves over time by saving homeowners on the cost of heating and cooling their homes.

New Homes Market Continues to Impress
Given all the reasons for the popularity of new homes, it is not surprising that the market is expected to continue its impressive run. The third quarter Nest Realty Market Report observes that year-over-year contract activity was up 10 percent indicating a “strong end to 2017,” and that “new construction continues to be a driving force in our market.”  The Report continues adding that there was a 49 percent year-over-year increase in contracts on attached homes of which “31 percent…were new construction properties.”  This kind of momentum plus the continued inventory shortage of resale homes also bodes well for new construction in 2018

The years of  2016 and 2017 were “the years of new construction,” said Michael Guthrie, CEO and Managing Broker for Roy Wheeler Realty Co., who added that new homes have been “an increasing percentage of total home sales the last two years,” and he expects this trend to continue. 

One important reason for this phenomenon is the number of new communities that have been approved, the ground  cleared and new homes being built.  In addition, Guthrie explained, not only does UVA bring in new buyers but our area has “become very much a market for start-ups.”  He referenced some of these formerly fledgling companies that have grown from very small ventures to ones that now employ 30 to 40 or even 100 to 200 employees, all of whom are good buyer prospects who appreciate homes that take advantage of new technologies.

We are experiencing “a robust year for new homes,” explained Jim Faulconer, Broker with McLean Faulconer Inc. While most of the action is within two miles of Charlottesville, he is also excited about activity further out that he described as “a glimmer of hope.” In his estimation jobs are the main driver of this action, however he noted that new homes also appeal to second home buyers and retirees. 

New home buyers value the fact that “everything works,” when they move in, Faulconer continued referencing some current clients who chose new in part to be “free of worry.”

“Market conditions are helping new homes sales,” Slater said citing statistics that show year-over-year  resale contracts up just one percent while, in contrast,  new homes sales were up 23 percent. “When existing homes aren’t available, buyers have to consider their new construction options,” he explained, cautioning that “buyers have to be educated to the process and the differences between buying new vs. resale. Having a REALTOR® offer advice in this regard can be very helpful,” he said adding that the belief that buyers don’t need agents to buy new construction is “a misconception.”

Market conditions have helped accelerate the boom in new construction in another way: “The biggest change we’ve seen recently is the ability for our customers to sell their existing homes,” said TJ Southmayd with Nest Realty Group and Customer Representative for Craig Builders.  “This peace of mind allows them to move into a home and/or location that better suits their needs—whether that’s a little bit larger, or smaller, depending on the buyer.”

Jodi Mills with Nest Realty Group  stated that she has been “swamped” lately, especially with the opening of the new Riverside Village Condominiums in Charlottesville, the first EarthCraft certified multi-family project in Virginia.  She is especially proud of the solar canopy over the covered parking that she says “is a real conversation piece and looks like a work of art,” while it also helps offset the cost of power for common areas keeping HOA fees lower.

Customized Interiors
New homes open the door to customization of everything from paint colors to extra tile to adding the perception of increased square footage by including outdoor living spaces.

“Shiplap is number one these days,” Mills said.  This trend that uses horizontal boards is the “hottest thing right now.” Another hot commodity is rooftop terraces that are popular in recent townhome construction, as are open tread stairs that “let in more light,” and are especially in demand among buyers choosing three-story townhomes and some condos.

Kitchen design is an important consideration these days, Guthrie said, stating that more and more this room is the focus for much of a home’s social activity. 

“Light and bright colors are popular as are white kitchens and granite countertops,” Faulconer added.  Buyers are also asking for a more contemporary look that includes “higher ceilings, open floor plans and lots of glass.”  He indicated that this is a change from previous years (when more traditional floor plans were popular) and, of course, helps drive the interest in new homes.

If building a new home intrigues you, talk to your agent about where to find the amenities that best suit your needs. Then relax and enjoy the excitement of customizing it to fit your family’s lifestyle.

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

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Dramatic and Functional Stairway Statements

By Marilyn Pribus –

It’s an iconic movie moment—Our Heroine sweeping down the dramatic curving staircase toward Our Hero or the Supporting Cast of 1,000. Of course most of us don’t have a grand staircase or even any stairs at all. But if you do, here are some classy, functional, or just plain fun ideas for your new or current home.

First, the terminology. Each part is important and each can lend itself to enhancing your décor.

  • The tread is the flat component you step on.
  • The risers are the vertical elements between the treads.
  • The balustrade is the rail system including the handrail and its supports.
  • The balusters are the vertical supports between the tread and the railing.

Treads
Treads are usually made of wood and can employ a wide range of grades. Formal staircases are  usually constructed from high-quality unblemished wood—often stained. For other stairs, lower quality wood is frequently used instead. The treads are sometimes stained, but more often are painted to provide uniformity for wood that may have knotholes or unmatched grains.

Treads can be completely carpeted or enhanced with a well-secured runner, which can make a statement in color or texture.  The runner can also serve as a transition from more formal areas to a more casual floor.  Ideally, it should be relatively easy to remove for cleaning. 

Risers
The risers are the vertical components between the treads and they offer a nearly endless blank canvas for interesting decorations. Risers can be stained or painted to match or to contrast with the treads. Paint can be a uniform shade or a palette of colors or even a series of mini-murals.  Ceramic tiles also make an interesting contrast to the treads. 

One family replaced their risers with small shallow shelves which were just the height of paperback books. Another clever homeowner devised drawers under the cellar treads (which had no risers) for storage of seldom used items like an oversized turkey-shaped platter and ice skates. His wife painted the drawer-front risers with “blackboard” paint, then used chalk to designate the changing contents.

Balustrade
This system offers opportunities for a variety of decors from colonial to uber-modern. The major support posts, or newels, are generally at the bottom and top of the stairs, the middle of a long straight rise, and at the landing of a turning staircase. They must be sturdy, but can have a design from formal to whimsical.  They can be of the same wood as the stairs themselves or provide a dramatic contrast. The handrail may also be decorative, but must be easy for people to grasp.

Balusters
These vertical supports provide an excellent place for interesting décor, but remember to check building codes for the required distance between individual balusters for the safety of children. 

Balusters are frequently made of wood, often “turned” to create interesting patterns, but pipes or panels can also be used. Other options might be rustic wood, stylish wooden panels, or welded metal. One dwelling had welded balusters with the shapes of branches complete with leaves.

In some cases, see-through panels of Plexiglas or smoked safety glass can replace traditional supports, lending a sense of openness.  Balusters can also be replaced with floor-to-ceiling installations of rope, pipe, wood strips, or cables.

Mini Art Gallery
The wall beside the stairs is a prime spot for displaying artwork or photos. It’s often the perfect location for a particularly large piece of art or a selection of various shapes and sizes. It’s also a great spot to display a collection such as flower prints or children’s art. One homeowner displayed dozens of antique automobile license plates climbing the wall.

Check the internet for clever presentations. Some have identical frames and matting while others unify a collection of different sizes and shapes with uniformly colored frames.  This could also be a place for very shallow shelves for books or mementoes. 

Underneath
Depending on the layout of a staircase, the space beneath it can offer functional options. It could house a coat closet or even a powder room, particularly if it is reasonably close to plumbing connections. There might also be space for a stackable washer and dryer combination, again with nearby plumbing.

A special hideaway for the kids is another great way to use space under the stairway since they don’t need a lot of headroom.  Just provide carpeting, small shelves for seating and storage, some lighting and good ventilation. The space might even have a child-height door or a “hidden” entrance provided by a swing-out panel.

Finally, the area under many stairways offers extra storage space. This could be simple open shelves or cubbies for family members. A tidier but more expensive option is built-in cupboards with doors or drawers.

One interior designer drew up plans for roll-out shelves faced with panels which, from the outside, appear to be a plain wall. The three-foot-deep shelves provide generous storage and, when pulled out, give good access to the short units at the lower part of the stairs and to the back end of all the shelves.

Stairs don’t just go up and down. With some imagination they can offer drama, extra functionality, and additional storage in your home.

Marilyn Pribus and her husband live in an Albemarle County home with no stairs at all, but when she was a little girl in upstate New York, she had a “fort” under the cellar steps.

  

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Nelson County: Come Play and Stay

By Ken Wilson –

You can spend a day driving Route 151, the “Brew Ridge Trail,” sampling beer, wine, cider and whiskey. You can spend the night at a bed-and-breakfast and make it a weekend. You can ski down Eagles Swoop at Wintergreen, hike up Spy Rock in the George Washington National Forest, or wax nostalgic at the Walton’s Mountain Museum in Schuyler, and at the end of the day you can dream.

Nelson County is the kind of place that entices people just looking around to, oh . . . buy a farm and open a cool business. People like Trish Becker who went to school here in the 70s, and came back in 2005, bought an old historic church, and opened up a restaurant and concert venue. Folks like Francesca San Giorgio who moved here from California in 1999 and bought a farm with a bed and breakfast. Both now sell homes in the county, helping other people find dreams properties like they did.

Named for Thomas Nelson Jr., the third Governor of Virginia and one of the signers of the Declaration of Independence, Nelson County is bounded by the Blue Ridge Mountains to the northwest, and the James River to the southeast. It was first populated by Sioux, Iroquois, Monacan and Saponi tribes. Some Native American descendants still live there.

Today Wintergreen Resort is a mainstay of Nelson’s economy, bolstered by rejuvenated agri-business: farms, orchards, breweries, wineries and cideries. Portions of virgin land, preserved as part of the George Washington National Forest and Shenandoah National Park, attract tourists from across the country.

Scenic Loop
Perhaps the best way to see Nelson for the first time is to drive or bike the 50-mile scenic loop comprising Route 151, Route 664, the Blue Ridge Parkway, and Route 56. You’ll pass through Piedmont foothills, cross the Rockfish and Tye rivers, and wander through the Blue Ridge Mountains. You’ll see Crabtree Falls, a spectacular series of waterfalls beginning at a height of 1,214 feet. In the spring you’ll admire azaleas, rhododendrons, and mountain laurel, and in the fall, glorious foliage.

History
“Local and Virginia history are drivers for Nelson’s tourism program,” said Maureen Kelley, Director of Nelson’s Economic Development and Tourism office. “These destinations dot the rural landscape of Nelson that visitors find so inviting. History lovers can find lodging in historical settings as well; many were constructed in the 1800 and 1900s.”

The Walton’s Mountain Museum in Schuyler(population 2,000) is the boyhood home of Earl Hamner, Jr., creator of The Waltons TV show, a hit program for nine seasons about a rural family in the 1930s and ‘40s. The home and grounds look as they did in Hamner’s days, with displays that include Hamner’s manuscripts, John-boy’s signature glasses, a moonshine still, and samples of the area’s soapstone, once the town’s chief product.

Oakland Museum, Nelson’s museum of history, is located in a former home and tavern that was built in 1838, and listed on the National Register of Historic Places. The museum houses exhibits on rural electrification and the effects of Hurricane Camille, a Category 5 hurricane that hit the county hard in 1969.

The Rockfish Valley Foundation Natural History Center, on the Rockfish Valley Highway at the intersection with Route 627 in Nellysford, is dedicated to preserving the natural, historical, ecological and agricultural resources of the Rockfish Valley. The Center is located in the former Wintergreen Country Store, now on the National Register of Historic Places and originally constructed in 1908, with additions from the 1920s.

A restored, early 19th century courthouse anchors the historic district in Lovingston (population 520 in 2010), a town dating to 1807, now the county seat.

Nelson Living
Why do people move to Nelson? For the beauty, sure, but also because there is so much to do. “The music scene here is just phenomenal,” Becker says. “We have an incredible number of musicians. A lot of our musicians build their own instruments.”

Kelley has been here over 30 years, and boy does she agree. “There is so much to see and do as a resident. I don’t think I’d want to live anywhere else,” Kelley says. “I love the people, as well as their stewardship of the environment. I love the fact that Wintergreen is on the mountain and  yet we have the beautiful Rockfish Valley and the Shenandoah Valley on the other side. I love the roads; I love the opportunities for outdoor recreation; I adore all the wonderful culinary businesses as well as the attractions.”

“It’s really different here,” San Giorgio says. “You have cultured people, but yet in the country. That’s a wonderful thing.” Many of her clients, she notes, like being close to the cultural offerings in Charlottesville and Staunton, while being just two and a half hours from Washington D.C.

“I think people love that. And also it’s affordable coming from somewhere else. I just spent a week in California—you think of the million dollar price range. Wow! Now I see why people come to Virginia or move away from Charlottesville: because they can afford a lot more acreage and a nicer house here in Nelson.”

Nelson is most definitely not suburbia, Becker emphasizes. “Not only that, but you can still buy pretty good tracts of land for a good price. The county is not like the parts of Virginia where everybody has bought everything and everything is high dollar. You can have the kick back experience without all the [tourists] staying—they come and they leave. So if you buy property here, you’re pretty much guaranteed to keep it the way it is.”

“Vacation homes are a real biggie” in Nelson, Becker says, and “a lot of people get good deals for investment property.” Wintergreen has a variety of homes, from cabins to ski lofts to condos. A lot of people from Washington will buy a condo and lease it for vacation rental; that way it pays for itself and they can use it for their families two or three weeks a year and it doesn’t cost them.”

For starter homes, “people have quite a choice. You can get a little…house on a couple of acres for $40,000 to $60,000. And a big thing for real estate here, especially for first-time home buyers, is the USDA Loan programs [that] are available around the whole county. For a young family—say somebody who’s just had their first or second child—they can get into a home no funds down pretty much.”

For young families, for second career dreamers, for active retirees, Nelson County beckons.

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Land banking: Mystery of Waterhouse revealed

Architect Bill Atwood says he lost “a ton” of money on Waterhouse, which has two vacant top floors. Photo by Stephen Barling

The reason prime real estate continues to sit empty on the top two floors of architect Bill Atwood’s eight-story mixed-use Water Street building is a topic of frequent speculation for downtown real estate watchers.

Were the top floor units too expensive? Is the building structurally sound? Is it the $272,000 mechanic’s lien?

No, yes and no, he tells C-VILLE Weekly. Atwood says he’s kept a low profile lately, but the garrulous architect spills the beans on the project, while wondering why there’s so much interest.

“The recession killed me,” he declares. And with nine units left, he says, “To recapture maximum value, you land bank ’em.”

More than two years ago, the condos on the top three floors with expansive views went on the market as the priciest offerings downtown at the time, with a 3,600-square-foot unit listed for $1.6 million. And then —nothing, at least to those peering up from down below.

“They were the most expensive per-square-foot units because of the debt,” Atwood says. “It wasn’t what we wanted.”

Atwood’s long and winding road in developing the former Downtown Tire site began with his purchase of it from Oliver Kuttner in 2006 for $4.5 million, and plans that included a mostly residential Waterhouse “village.” When the Board of Architectural Review nixed those plans, next up was a nine-story building with condos and underground parking.

Bad timing. The market collapsed and, along with it, his bank, Lehman Brothers.

The plans shifted in 2010 when educational travel agency WorldStrides expressed interest in moving from Pantops to downtown. “We designed it for WorldStrides because we had no bank,” says Atwood. “They became our equity.”

The city offered tax increment financing, a performance agreement similar to what it’s offered John Dewberry to finish the Landmark. For Waterhouse, after an investment of $20 million and 200 jobs, the project got a rebate on real estate taxes that Atwood says went to pay for 100 parking spaces in the Water Street Garage.

In 2011, WorldStrides moved in and now occupies around 65,000 square feet with 450 employees, says Atwood. That’s when Atwood added the eighth floor, something he’s vowed he’ll never do again.

When asked if structural problems contributed to the continued vacancies of the unfinished units, Atwood bristles. “It’s steel and concrete and it’s the best building in town. There’s nothing wrong with it. I kind of resent that question.”

Nor is the mechanic’s lien filed by Abrahamse & Company against Waterhouse LLC and HHII LLC a factor, he says. HHII principal Loren Driscoll paid more than $1 million for two units on the sixth floor in 2014.

Atwood maintains that Abrahamse did work for Driscoll and that he’s only an intermediary in that. “We did her units,” says Atwood. “She was upset about it.” He says there’s a mechanics lien on both Waterhouse and HHII, and that there’s money to pay the $272K balance in an escrow account. “She needs to release it,” he says.

Driscoll’s attorney, David Thomas, disagrees. “The suit is principally between Abrahamse and Waterhouse,” and he says there was no contract between his client and Abrahamse.

The vacant top floors continue to draw a lot of interest, says Atwood, both as business and residential units, and he sounds unsure which direction he’ll ultimately go.

He insists he envisioned Waterhouse as workforce housing. “I made a lot of mistakes,” he says. “It’s really been a struggle. I may have gone too far with the office complex.”

As for the delay in filling the building, says Atwood, “We paused. It was smart to pause.”

He also notes that he built Waterhouse around the Downtown Tire building, while across Water Street, “low historic buildings” like the Clock Shop and Escafé are slated for demolition, as well as the not-so-historic ice park. “We kept the building,” he says.

“In the end, we lost control of the cost of the building,” says Atwood. “Waterhouse is a rescue mission. We’ve got to get it out of the weeds.”

In other Water Street development news, the new home of City Market, Keith Woodard’s West2nd L-shaped complex that will house retail, office, deluxe condos and parking, was supposed to break ground this summer. “We’re looking for a way to move forward,” says Woodard, who says he’s seeking a construction company.

“The plans are pretty much good to go,” he says.

Categories
Real Estate

Save Money, Use a REALTOR®

By Celeste M. Smucker–

Everyone is excited about today’s real estate market, the best we’ve experienced in years. Buyers who have been on the fence are out looking in order to take advantage of  today’s prices and interest rates before they climb out of reach, while many sellers are choosing from multiple offers on their homes, especially those who live in popular neighborhoods. 

Lack of inventory is a huge concern as available homes get snapped up quickly and the average number of days homes stay on the market is rapidly declining. It’s definitely a good time to be a seller while buyers need to be prequalified and ready to make quick decisions or lose out. 

In active markets like this one some sellers may be tempted to sell their home without a REALTOR® reasoning they can advertise it online and save money. In reality, though, there are compelling reasons in any market for sellers to list their home with a professional, but especially so today.

Don’t Lose Out
In a recent article summarizing the highlights of the current market, Michael Guthrie, CEO and Managing Broker with Roy Wheeler Realty Co. suggests that sellers who attempt to sell privately may leave money on the table.

There are a number of reasons for this starting with pricing.

Agents base price recommendations on several factors starting with a Comparative Market Analysis (CMA) that shows what other similar homes in the area have sold for and how long they were on the market.  The figures also take into consideration current homes for sale as well as pendings (homes sold but not closed).

If a home has green updates they may refer the seller to a company like Virginia-based Pearl that can certify the value of these upgrades so they are correctly included in the price and ultimately the appraisal.

Agents also rely on their considerable knowledge of the condition of homes currently on the market or that have recently sold, information not available to individual home owners.  They can also advise on what needs to be done to get a house ready for a quick sale, such as de-cluttering, painting, trimming the landscaping and staging effectively.

Not only do most sellers lack sufficient knowledge to arrive at a realistic price for their home, they are also unable to be objective about its condition, overlooking its flaws such as outdated appliances,  cracks in the driveway, a doorbell that doesn’t work, dings in the walls or woodwork, or a crowded kitchen countertop. 

Most then overprice their home which means it may not be shown at all or does not fare well when buyers compare it to others similarly priced.  The result is often a home that sits on the market and eventually sells for much less than would have been the case had it been properly priced and staged from the start.

Negotiation Skills Critical
While the market has picked up everywhere, in popular areas it is not uncommon for a seller to receive multiple offers on their home as agents effectively get the word out about new listings and those coming on the market. 

With multiple offers the final price may well be above what the home is listed for netting the seller a lot more at closing.  Sellers who attempt to market on their own are less likely to receive multiple offers and even if they do, the negotiations are almost always stressful and time sensitive.  Experience with real estate contracts as well as objectivity are essential for negotiating a favorable price and terms— ones that benefit all parties and assure a smooth closing— under this kind of pressure.

Experienced agents can help a seller objectively evaluate the contracts and avoid the many potential pitfalls such as, are the buyers well-qualified and how do you know?  How long do they have to do an inspection if any? Do they have a house to sell? Are there other contingencies that could cause problems at the last minute?  When is closing and how soon do the sellers need to be moved out? 

Understanding contractual issues like this is routine for an agent, but potentially overwhelming for an inexperienced home owner with no experience negotiating a complex real estate transaction and who lacks objectivity about the outcome. Long experience shows that failure to be on top of things can be very costly.

Managing the Transaction
Most buyers and sellers have no idea how much work agents do to effectively manage a transaction and facilitate getting everyone and everything to closing on schedule. 

A big step along the way is the home inspection, which must be completed within an agreed upon time frame. If issues are uncovered (and they always are) sellers must decide if they can make the required repairs on time.  If they don’t handle things correctly the buyer can walk away, a potentially costly problem for sellers especially if they have already made an offer on another home, started moving out, or enrolled their children in school in another district.

Even if home inspection repairs are negotiated successfully there are a myriad of other ways sales contracts can get off track from failure to order and manage termite inspections (or well and septic inspections if the house is in a rural area), or a last minute issue with the buyers’ loan process. Agents are experienced with these kinds of issues and can be proactive about preventing them as well as managing them when they do come up.  And given the complexity of the process,  something always does.

Whether you are a buyer or a seller, it pays to use a REALTOR® especially in today’s market. Failure to do so could be one of the most costly mistakes of your life.

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

Categories
Real Estate

Tips For A Stress-Free Move

Family jumping out of moving box in new home

By Marilyn Pribus –

During my husband’s 20-year military career, we were transferred. A lot. We became experienced movers with the Air Force covering most of the packing and moving costs. When we moved to Charlottesville nearly ten years ago, however, it was on our own dime, so we studied up on the thriftiest way to get our things here.

It’s expensive when the movers do the packing, so we did most of it ourselves. In addition, we “staged” the house to make it seem more spacious during the selling process, so we needed to temporarily store some furniture and “clutter-y” belongings.

These factors were important for getting bids. The websites of most national moving companies have good information, detailed pointers, and brochures. Remember however, you’ll be dealing with a local agent, so you want to be happy with that representative.

Get at least three estimates. Things to ask: Can you provide me with used moving cartons for free? Will you accept my credit card (which can yield substantial points or cash rewards) at no additional cost? Can you promise me a “door-to-door” so our goods will not be offloaded and reloaded on the way? (This can lead to damaged or lost items, like the time we got a kitchen tabletop with two sets of table legs but neither was ours. Door-to-door also means dresser drawers don’t have to be emptied into shipping boxes—a definite inconvenience.)

Packing Pointers
We were ruthless in sorting and discarding things, but still moved too much. Don’t ship heavy items that can be inexpensively replaced like chipped flower pots or the kids’ outgrown toys. “Figure you’re paying 50 cents a pound to ship things from California to Virginia,” our mover cautioned as she tallied up items. “Do you really want to take those cans of baked beans?”

We put out the word we were stockpiling good packing material like bubble wrap and similar lightweight packing materials. Newspapers don’t seem heavy a few sheets at a time, but the ounces turn into pounds quickly and newsprint can stain items. Although it may mean an extra washer load or two, it’s more economical to use pillows, bedding, towels and soft apparel such as sweatshirts or socks as packing material rather than simply filling a box with them.

Our mover had a big car and lived not far away. As we requested various sizes of shipping cartons, she would drop off used ones on her way home from work. For free!

Craigslist is another place to score suitable cartons, usually free. Beverage shops or grocery stores are sources for boxes, especially wine cartons with cardboard dividers that are perfect for packing breakables. (Wrap each dish and glass individually and pack dishes on edge rather than flat.)

On the other hand, produce boxes may not be a good choice because they are often treated with insecticide or may even have bugs. 

Pointer: Books get a special shipping rate from the U.S. Postal Service. We found those wine cartons make excellent uniform-sized containers for books and held about the right amount to heft and ship easily.

If you are moving yourself locally, you may be doing it one carload at a time until you borrow or hire a truck for the large items and appliances. While you don’t have to pack as carefully as if you were moving from the West Coast, you still need to protect your belongings. Consider transporting open drawers on your car’s back seat to reduce the weight of dressers.

It’s essential to label your boxes and indicate the room where they should be unpacked at the destination. Be specific. For example, instead of just “clothes” write “winter jackets, scarves and mittens” or “Ethan’s sportswear and shoes.” You might even label some cartons to be unpacked later. Be sure to clearly mark containers with fragile items since this will help the movers know where to load them on the truck.

Paying for packing materials and labor can be a considerable expense, but movers won’t take responsibility for damage in PBOs—boxes Packed By Owner. We packed most of our things ourselves, but left the fragile and valuable items for the professionals. They have special mirror boxes for artwork and, yes, mirrors. For particularly fragile belongings, they might even build wooden crates.

Moving Day
Have pets crated or (even better) off the premises.  There are all too many completely true stories of cats getting packed.

Be sure you have the company’s phone number, your local agent’s number, and the driver’s cell number and that they all have yours. In fact, have several numbers where you can be contacted in case your phone isn’t charged when they call. You should have a timetable for the van’s arrival, but things happen—from blizzards to floods to truck trouble.

Finally, remember you want the crew on your side. It’s friendly to offer morning coffee, constant cold drinks, and a plate of sweet rolls or chocolate chip cookies. Be sure workers know they are welcome to use the bathrooms. While tips are not required, they never hurt. Mention to the boss—whether the local crew chief or the incoming van driver—that you’ll be giving a “bonus” and maybe a cold six-pack at the end of the day to divide among the workers.

Marilyn Pribus and her husband love Charlottesville and have no plans to move again. Ever.

Categories
News

In brief: Confederate statue for sale, special prosecutor and more

Defenders of the statue of General Robert E. Lee include a great-nephew of sculptor Henry Shrady.
Staff Photo

Auction block

Despite a looming lawsuit, City Council charged ahead and voted 3-2 to sell the statue of General Robert E. Lee and rename the park that bears his name. Councilor Kathy Galvin, one of the two votes against the removal, reminded the public that a move is not imminent until the litigation is resolved.

Worlds collide

saraTansey
Sara Tansey teaches bystander intervention in February, before she was accused of snatching Jason Kessler’s phone. Staff photo

After earlier assault charges were dismissed, Jason Kessler filed again, this time against Sara Tansey for allegedly snatching his phone at a February Lee Park demonstration, and he asked for a special prosecutor for the destruction of property charge. Tansey filed assault charges against Joe Draego, the man who grabbed the phone back and who sued City Council over public comment procedures. Draego’s attorney in the civil suit, Jeff Fogel, now represents Tansey.

“I don’t know anything about him except he is a crybaby.”
—Commonwealth’s attorney candidate Jeff Fogel to WINA April 17 about Lee statue supporter Jason Kessler’s latest filing of charges

Grim anniversary

It’s been 10 years since a deranged gunman killed 32 people April 16, 2007, at Virginia Tech, the nation’s worst mass murder until that record was broken last June at an Orlando nightclub.

Back to the merch

Music and real estate mogul Coran Capshaw reacquired Musictoday, the Crozet e-commerce company he founded in 2000 and sold to Live Nation in 2006, Billboard reports.

HousingGraphHousing bubbling up

In 2007, the burst housing bubble wasn’t as bad as it would get over the next few years, but local residential sales were starting to slide from the peak prices of 2005. Ten years later, some homeowners are still underwater, but others are seeing housing prices increase again. Back in ’07, it was a buyer’s market with a huge inventory of houses, and that’s the biggest difference now: “Lack of inventory,” says Anthony McGhee, president of Charlottesville Area Association of Realtors. “Price increases are based on low supply and high demand.” Now, once again, realtors are advising people not to wait to buy because prices—and mortgage rates—are only going up. Here’s what the first quarter of 2017 looks like compared to 2007.

HousingData

Power of the press

More than 500 members of the Virginia Press Association attended the awards banquet for the 2016 Annual News and Advertising Contest, held April 8, at the Hilton Richmond Hotel and Spa/Short Pump. Local media winners included the Daily Progress, which took the Grand Sweepstakes award in the Daily 1 category and the News Sweepstakes award, and Charlottesville Tomorrow, which won the Online Sweepstakes award. C-VILLE Weekly took home 11 awards in the specialty category:

First place:

  • Larry Garretson—Arts writing (“Creative sparks: The value of undeveloped spaces in Charlottesville”)
  • Lisa Provence—General news writing (Water Street parking garage coverage)
  • Jordy Yager—In depth or investigative reporting (“Searching for solutions: Why are black kids arrested more often than white kids?”)
Bronco Mendenhall loves a challenge. That means he’s in the right place as he attempts to rebuild UVA’s football program into a winning powerhouse. Hoos watching? Everyone.
Bronco Mendenhall. Photo Jackson Smith

Second place:

  • Best website
  • Tom Daly—Pictorial photo (LOOK3 Festival of the Photograph)
  • Jackson Smith—Personality or portrait photo (Bronco Mendenhall)

Third place:

  • Jessica Luck—Feature story (“Dr. Edward Wolanski has become part of the families”)
  • Max March—Specialty pages or sections (Arts picks)
  • Ron Paris—Feature photo (World Wrestling Entertainment)
  • Ron Paris—Sports news photo (Montpelier Hunt Races)
  • John Robinson—Pictorial photo (Albemarle County Fair)