Tag: real estate

Walking into a paint place with those thousands of little paint sample cards can be a daunting adventure. Choosing among dozens of shades of white—white!—is mindboggling. And there are hundreds more shades of actual colors with names that range from imaginative to exotic. Here are some things to consider.

First, select colors you can live with for several years unless you are one of those people who simply loves to paint. Whether you paint to compliment your carpet, your couch, or your cat, you probably have an idea of what you like.

Second, especially if you might be selling your home in the next few years, consider colors that are both popular and fairly neutral. Neutrals today have definitely moved beyond white. In fact, even beige is becoming a bit passé.

Third, consider painting one wall of a room in a bold tone while leaving the others a complimentary neutral—or a lighter shade of the same hue. This makes it far easier to change the personality of the room by redoing that single wall, either to an entirely different bold color or to a neutral to increase marketability of a property.

Finally, visit local model homes for live sightings of some of these colors. Trolling the websites of various paint manufacturers is also a wonderful way to find painting inspiration.

What’s hot for 2015?

Just as clothing designers develop their individual “hot” color for a season, paint manufacturers promote their own “color of the year,” Some manufacturers’ websites even allow you to visualize how your rooms would look with various colors when you to upload your own photos.

This year, for example, PPG Pittsburgh Paints is spotlighting pleasant, vigorous “Blue Paisley” with various intensities and companion colors. You can visit their website, upload a photo of the room you want to paint and, with a little bit of computer manipulation, visualize it with various colors, even with different walls painted different colors.

Kelly-Moore also highlights blue. They describe their “Coastal Surf” as a timeless, saturated hue, ideal for bringing color into the mid-decade home. It is part of a recommended trio which includes a rich teal called “Swagger” and a classic gray named “City Tower.” The website offers tips on selecting colors and a series of videos on tips for painting a room.

This year, Pantone is starring “Marsala” which is a cherry-chocolate-rose tone described as “a subtly seductive shade that draws us into its embracing warmth.” The website shows the relationship between the fashion runway and color trends, offers many articles, and nearly endless colors.  

The Sherman-Williams choice of the year, “Coral Reef,” is in the same warm family of colors. It’s a strong lively coral with tones of pink, orange, and red. They suggest using it as an accent color or partnering it with “Sedate Grey” or “Hubbard Squash.” Their website offers tips on color selection, how to paint, and coupons.

Rather than a bold tone, Benjamin Moore’s featured color is a pale grey-green tone titled “Guilford Green” that can also serve as a neutral. Their website offers painting ideas, how-to information, and pictures of a variety of rooms from home offices to laundries to see various colors. Here again, users can upload photos of their own rooms and choose up to five surfaces to manipulate with color.

Remember, it’s always wise to buy the smallest possible quantity of any color you choose and paint a large enough portion of your wall to really evaluate your choice by day and also with artificial light.

Specialty Paints

Specialty paints can add a new wrinkle to your décor. For example, “chalkboard” paint comes in a wide range of colors and can create an instant accent for children’s rooms, hobby rooms, kitchens, laundries, or even the garage.

Magnetic paint holds small items, but some users are disappointed it won’t support larger things. “Rare earth” magnets seem to work best. The best plan is to use a magnetic primer. The container must be very well shaken (ten minutes in your local paint store’s power shaker or even longer at home by hand) and three coats of primer are needed. Once dry, it can be painted with any latex paint.

An alternative is to get a piece of galvanized steel (be sure it’s magnetic) and paint it any color you choose—perhaps a color of the year.

Finally, for a bit of fun, look for some glow-in-the-dark paint. Usually coming in spray cans, these paints can add whimsy, especially to children’s rooms, but also might be fun in a bathroom or even the garage.

By Glenn Pribus

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Glenn Pribus and his wife live near Charlottesville.  After completing a sample section to be sure they liked the color, they recently painted their bathroom in a blue tone titled “Cincinnatian Hotel Ashley Atrium.”

If you love horses you’ve come to the right place. Our area’s love affair with all things equine began in the 1600s when colonists brought the first English stock to this country.  Ultimately, historians believe it was the introduction of the bloodlines from these early animals that resulted in the American Quarter Horse.

Today’s horse enthusiasts include those who enjoy leisurely trail riding on weekends and individuals who engage in fox hunting, racing and dressage.  Horses are also big business for entrepreneurs involved in all manner of breeding, training and caring for these special animals.

Our area’s natural beauty, plus rich pastures and easy availability of equine goods and services, are three main reasons home buyers come to our area looking for horse properties. Meanwhile, the rest of us benefit from the horse economy, which includes revenues from events like the Foxfield Races and other similar competitions and events.  Add to this the sale of goods and services such as feed, tack, or riding lessons and the annual revenue from horses exceeds $1 billion providing over 16,000 jobs and generating  $65.3 million in state and local taxes.

Horse lovers also help boost our real estate market as local REALTOS® have much to offer equine enthusiasts who seek properties that will comfortably house them and their animals. The result is a steady demand for properties that can accommodate horses as well as for residential areas that have easy access to horse boarding and other related services.

What Makes For a Good Horse Property?

“It’s the topography of the land that is important,” said Bunny French with Loring Woodriff Real Estate Associates.  She added that horse buyers want rolling rather than steep hills with flat and open areas with lots of grass.

Pam Dent with Gayle Harvey Real Estate Inc. agrees, stressing that “a serious horse person” will have to be satisfied that the land will work first before even looking at the house. Common concerns of these buyers include the quality of the pasture and whether or not there is enough of it for the number of horses they have she explained.  Gently rolling hills are important because if they are too steep there is less land for pasture.  Good water is also an essential asset and high on the list of desirable features for a horse property.

Another area of interest is a property’s fencing and barns.  “Horses are very delicate,” French said, which means barbed wire fencing is not the best because the animals can get caught in it.  She explained the type of horse could also impact the owner’s choice of fencing noting that “high strung thoroughbreds” are more likely to get in trouble than draft horses which she described as “gentle giants.”

French expressed a personal preference for four board fencing which she described as safer with more aesthetic value than the alternatives.  “It makes such a statement,” she said while acknowledging it does require some maintenance.

Jim Bonner, a former blacksmith and now a REALTOR® at Roy Wheeler Realty Co. expressed a similar sentiment when he said, “bucolic scenes of horses grazing in beautiful pastures with solid board fences and some pretty impressive barns…make the landscape pleasing to the eye and much more appealing than commercial and residential development which could well be an alternative.”

Horse lovers are also concerned about equine support services such as good farriers and feed and tack stores. Bonner emphasized as well the importance of and availability of excellent veterinarians along with convenient emergency services.

Another consideration is the barn, however, “the owners’ activity defines the type of barn and if they even want one,” French said.  A run in shed may be sufficient for someone who is a fox hunter, however, “people who have show horses prefer individual stalls with a central aisle,” she added stating this is often also true for those who participate in dressage.

Dent added that people who want a barn are often very interested not only in the number of stalls but also their size.  They will also question whether there is sufficient space for hay storage and how close the barn is to the pasture.  People who have show horses will want a ring as well which, Dent said, “is big enough for jumps and appropriate for dressage.”  The footing is critical here as well in that it needs to be soft enough to protect the horses’ feet.

Horse lovers participate in different kinds of activities and these help determine what part of our area makes the most sense for them to locate.  Fox hunters will want to be near hunt country while trail riders will want access to nearby trails and/or farms that allow others to ride there.  Dent explained that most rural property owners are generous about giving permission to equestrians who want to ride across their property.

Bonner expressed a similar sentiment saying, “being able to ride right off the property rather than trailering horses to other destinations is meaningful and having so many large, protected natural areas to ride makes this ideal horse country.”   

The Market for Horse Properties

French described the market for horse properties as “getting better” with more movement than a year ago. She is starting to get calls and believes “the market is coming back around.”  Lately she is hearing from people in places like the northeast or Michigan who like the idea of “venturing to a more temperate climate.”  One of these was a professional horse trainer from the northeast.  Another recent call came from a retiree for whom horses are a hobby and a sport.

Dent described the market as good.  “It has picked up lately,” she said indicating that she is hearing from a lot of people with inquiries.  “There are definitely more people out there looking,” she said.  Inventory is a problem at the moment with not so many “turnkey or horse ready properties” available such as small 10 to 25 acre farms with nice facilities.

Horse Property Buyers

There are as many different kinds of buyers as there are horse enthusiasts.  For example, some are people who have previously boarded their animals and are now ready to purchase a property where they can keep them close by.  This could be a small farm or a community that allows horses and provides trails in the common areas.  Another possibility is the Glenmore community in Keswick, which has an adjoining equestrian center with boarding facilities and teachers.

Home buyers in the horse business may need a larger spread, while still others want or need multi-million dollar properties to accommodate their animals and their desire for privacy.

Dent is seeing some activity from out of state buyers, primarily the northeast and the west, who recognize our area as “horse country,” and want to move here for that reason.  Of course the scenery and access to all of the amenities in Charlottesville are added attractions that make our area a popular choice.

Some of the buyers are active retirees “who have a dream of having their horses at home,” Dent said.  However, she also sees younger buyers, people in their thirties who want to own horse property.  Affordability makes it more difficult to find the right situation for these buyers, however options are available for some of them if they are willing to move further out Dent explained.

Marketing Real Estate to Horse Owners

When it comes to selling equine property or finding the perfect home for horses and their owners it helps to have a REALTOR® who shares their clients’ interests and understands their special needs.  For these reasons many agents who specialize in this market are horse owners themselves or have participated in the industry in some significant way.

When Dent lists a horse property she features pictures of the fields and barns first, the house second because that’s what buyers of these properties are most interested in.   Also,  “it’s important for agents searching the MLS to be able to tell if it is a horse property,” she said, which means they need to know if the property has horse amenities like a stream or open land. The property’s proximity to horse events and other related equine activities are also important when marketing these properties.

When working with a horse property buyer,  “we don’t look at the house first,” Dent added.  Instead they check out the barn and the fields and if these are right, then she shows them the house.

Another part of marketing is getting the word out to broader markets than just locally.  French targets areas such as DC and the northeast and advertises in national equestrian magazines with a message of the many advantages of being in Virginia.  A big benefit is that these buyers can typically get a lot more property for a much lower price here than in many other places.

The Equine Economy and the Foxfield Races

A recent study found that the horse industry in Virginia contributes at least $1.2 billion annually to our economy. The impact on the real estate industry is also substantial as the number of horse farms continues to grow while the state’s total number of farms is declining.

Virginia has the 12th largest equine population in the country. Owners spend an average of over $4,000 annually per animal including boarding, feed, training and tack contributing over $873 million in total revenue to our economy.

Another big revenue stream is horse events, such as the upcoming Foxfield Races, which together bring more than $25 million in annual revenue into the state.

Foxfield is a bi-annual event and one of Virginia’s biggest races. Always the last Saturday in April and the last Sunday in September, it got started in 1977 when Albemarle resident, Mariann de Tejeda, provided funds for the purchase of the property.  Dent was actively involved at that time helping to paint the fence for the first race.

Foxfield is a well-known steeplechase course, a sport that got its start in Ireland in 1752 when two friends settled a bet about who had the best horse.  According to legend they raced to and through a local church where, as it happened, a funeral was in progress.  Over time, steeplechase became popular spreading first to England and then to the United States.  It is an event that requires “strategy, speed and stamina,” Dent said.

This year’s spring race is on Saturday April 25th.  “It’s a great social outing,” French said, “which brings the community together.”  Visit the Foxfield Races website (www.foxfieldraces.com) for more information and to purchase tickets.

If you are a horse owner you will find what you need in the Charlottesville area including great properties, equine related goods and services, and many events including the Foxfield Races.  You will also find experienced agents who love horses as much as you do and can help you find the perfect property. Give them a call today.

By Celeste M. Smucker, Ph.D.

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

It originated outside the Omni Hotel in 1988, and it quickly became a Charlottesville tradition. In the 90s it moved to the grassy bowl at the other end of the Mall, and when the Pavilion opened in 2005, it took up residence there. If the Downtown Mall is the locus of Charlottesville civic life, the free warm weather concert series called Fridays After Five is its most popular social occasion. The Dave Matthews Band has played it, and so have Sons of Bill – but whether the band onstage is pumping out blues or rock, country or soul, oldies or something not yet named, Fridays After Five is the place to hear the finest local talent.

The 2015 Fridays After Five season kicked off at the nTelos Wireless Pavilion on April 17^th, and runs each Friday through September 11. All shows run from 5:30 to 8:30 p.m. This year’s lineup “runs the gamut from younger folks who are just getting started, to some musicians who have been playing in Charlottesville for decades and decades,” says Fridays After Five General Manager Kirby Hutto. “Stylistically it’s all over the map too, so there is something for everyone over the course of the season.” As always, volunteers will work the concessions booths on behalf of local non-profits, who will share in the proceeds.

What Hutto calls “a celebration of summertime in Charlottesville” naturally draws a large and diverse crowd. “When the weather is gorgeous, we’re going to be packed,” he says. “We’ll have upwards of 5-6,000 people through the gate over the course of an evening. Fridays is sort of a gathering place. People will come down, meet some friends, and then head down the Mall to get dinner. Early on we’ll see lots of young families – kids in strollers, toddlers running around. Then towards the end of the evening it’s a more young professional type of crowd.”

“One of the reasons for the success of the event is that at least 80-85 percent of the artists are local, Central Virginia-based acts,” Hutto notes. “It’s a fun gig for them to play, a chance for them to play in front of their friends and family.” Such fun for them, he says, that the booking process is insane. “I have 22 dates to fill, and when I start the process there are probably 80-100 artists on the list – that doesn’t even count the hundreds from out of the area that have heard of the event and want to come and play it. To all of those folks I have to politely say, ‘Sorry, this is a local series.’ Sometimes it’s tough decisions about who gets a slot and who doesn’t in a given year.”

Each Friday six different non-profits help staff the event. “I think last year we had sixty-some different groups that worked with us at least once,” Kirby says, “so it’s a really good fundraiser. They don’t have to do any of the organizing, they don’t have to do any of the cleaning up – they just come down, we slot them in, and our paid staff takes care of getting everything set up and breaking it down at the end of the night.” Each group is paid based on the number of volunteer hours they provide, “so that even if they come down and it’s a colder night and the crowds aren’t there, they’re still going to get paid for the work they’re putting in.”

REALTOR Drake Van de Castle has worked Fridays After Five for Habitat for Humanity of Greater Charlottesville “around ten times,” going back to 2001. “They provide a wealth of acts that come through for free – it’s really pretty amazing,” he says. “A lot of people have copied it; I think it was a little bit of a trendsetter. The city really loved it because it brought people down to the Mall, and people usually go for eats afterwards, or they’ll get some ice cream, so it’s a huge residual. The Mall businesses certainly are benefactors.”

“I find it to be a fabulous resource,” says REALTOR® Pam Whorley. “Everybody’s there together, and it’s a really good way to get a feeling for the community. When I have clients coming in, sometimes we’ll meet there and maybe have dinner so we can go over our weekend plans looking at houses.”

“You can look at the economic activity that takes place on the Mall on Friday evenings – every outdoor café seat is full most of the night,” Hutto says. Restauranteurs and other Downtown business owners are naturally appreciative. “If I go down and walk the Mall today, I guarantee I’ll get asked ‘When is Friday starting, we’re ready, bring it on?’”

2014 Rockn’ to Lockn’ competition winners Erin and the Wildfire open this year’s season on April 17 with rock, blues, folk, and soul. Erin has an awesome voice,” Hutto says “Her career is definitely on the way up. With her recognition growing, it was the right time to let her be the kickoff band for the season.”

April 24 brings Crozet’s six-member, all-originals band, Second Draw. “When you see the mandolin and banjo out-front, people assume bluegrass,” says mandolin player Rob Frayser. But electric guitar, electric bass and drums give the boys “a solid rock and roll foundation,” and with an accordion in the mix, the sound defies categorization – electric newgrass, jam-band dance pop? They call it “Blue Jam Music.”

On May 1 The Pollocks make their Fridays After Five debut. “Jason Pollock was the lead guitarist for Seven Mary Three when they were putting out number one hits and touring the world,” Hutto says. “After he got done with that, he moved back home to Batesville and put together a new band.”

The party continues each Friday through September 11. “After 28 years, Fridays After Five has become part of the tradition of Charlottesville,” Hutto says. “It’s an event that has grown and grown and grown, and for a lot of people it’s an automatic – it’s Friday evening, let’s go downtown.”

by Ken Wilson

If you walk along the serpentine brick walls by the Pavilion Gardens on the grounds of the University of Virginia, you will see a plaque commemorating the restoration work of the Garden Club of Virginia. Inside, right about now, the daffodils and periwinkle are blooming, and the tulips are on their way. In fact, thanks to Club restorations, right about now there are gardens all across the state budding with living history.

Each spring the club and its 47 member clubs with their 3,400 volunteers throw open gates and doors on historic properties, inviting the public to wander at will. The first Historic Garden Week event, a flower show in 1927, raised $7,000 to save trees Thomas Jefferson had planted on the lawn at Monticello. Nowadays, Historic Garden Week offers 32 separate, mostly self-guided tours, covering over 250 properties, attracting approximate 30,000 visitors a year, and raising funds to preserve and restore public gardens at such treasured sites as Monticello, Montpelier, Poplar Forest, and UVa.

The 2015 Albemarle-Charlottesville House and Garden Tour will take place Saturday, April 18, through Tuesday, April 21. Hosted by the Charlottesville Garden Club, Rivanna Garden Club, and Albemarle Garden Club, this year’s tour features four properties in the Ivy area, including historic estates, restored Gillette gardens, and contemporary landscape architecture. In addition, the Tour will feature Morven Estate House and Gardens, UVa’s Carr’s Hill and East Lawn Pavilions, and special events at Monticello and Ash Lawn-Highland.

Linda Macilwaine is one of several Charlottesville Garden Club members who has been making flower arrangements for Historic Garden Week homes for more than 20 years. “Members from each of the three clubs who host Garden Week are asked to cut flowers from their own gardens and condition them for these arrangements,” Macilwaine says. “It is always great fun to see how creative and imaginative the arrangements are. Traditionally we only use flowers that are in season and would appear to have come from the property owner’s gardens. That way we can leave the flowers in the garden for our touring guests to enjoy. I always look forward to this time of year because arranging is somewhat like painting, and time evaporates when you are working with beautiful and fragrant blooms creating shapes and lines and combining colors. Of course we laugh and chat a lot while we are working and retell a lot of funny stories from past garden weeks!”

The four Ivy properties will be open to the public Sunday, April 19 from noon to 5:00 p.m., and Monday, April 20 from 10:00 a.m. to 5:00 p.m. Advance tickets for this Country Home and Gardens Tour are available for $40 online, and in Charlottesville at The Boar’s Head Inn Store, Caspari, New Dominion Book Shop, The Senior Center, The Virginia Shop, and J.McLaughlin. Tickets may also be purchased at any of the individual properties for $45 on tour days.

Bloomfield

The oldest property on the tour, the Bloomfield estate, was originally part of a 2,000-acre land grant to Charles Hudson in 1735. Its grand, Jeffersonian-style brick home – two stories with a three-bay front and a center hallway – was built in 1849 for a Louisiana man named Paul H. Goodloe.

Bloomfield “has quite an interesting background,” says Meredith Mercer, co-chair of this year’s Albemarle-Charlottesville Tour. “One of its owners was a man named J. Tatnall Lea,” a former Union soldier from Philadelphia. “During the Civil War he was taken captive by the Confederates, and he escaped. As he was escaping over the Shenandoah Valley, he apparently came through Virginia, and right into this area, and saw the beautiful rolling hills and promised himself that after the Civil War was over he would come back and buy property. And in fact he bought Bloomfield.”

Although it was built as a private residence, over the years Bloomfield has seen several alterations to accommodate several uses – as a preparatory school for UVa, as a finishing school for girls, and as a home and school for handicapped children. The current owners have made it a home again, restoring its original grandeur.

Macilwaine expects the center hall at Bloomfield to feature a large arrangement incorporating tall dogwood branches plus lilac, bright tulips, andromeda, spirea, lenten roses, “and maybe a few tree peonies in bloom to complement the warm and beautiful colors there.”

In the rejuvenated gardens, original stacked-stone walls and large hedges of ancient American boxwood flank lush perennial beds, mixed borders, flowering shrubs, specimen trees, and a beautiful pool with breathtaking views of the Blue Ridge. A cutting garden sits over the remains of the foundation of an original outbuilding. A small orchard, a restored pavilion, and an elevated kitchen garden are also of interest.

Verulam Farm

Located atop a knoll at the foot of Ragged Mountain, Verulam commands a breathtaking western view of the Blue Ridge Mountains. In 1936, New York attorney Courtlandt Van Clief commissioned Marshall Swain Wells, one of the first graduates of UVa’s School of Architecture, to build a Georgian Revival manor house on the 1,700-acre estate.

Wells was known for his intricate moldings, his blending of indoor and outdoor spaces, and his use of high quality local materials including Rockingham slate roofs and reclaimed “beehive” brick. Wartime rationing forced him to rely on wood more than was usual at the time. In fact, the construction of Verulam required an Act of Congress. Visitors to Verulam will note the decorative black garden iron gate that Wells acquired from the White House when the Secret Service replaced it with a taller one during World War II.

To design the gardens, Wells worked with prominent landscape architect Charles Gillette, known for his “Virginia Garden” style, characterized by understated classicism and attention to detail. The home’s sunken garden, to the west of the croquette court off Verulam’s southern exposure, exemplifies Wells and Gillette’s shared conviction that a landscape should compliment a home’s most distinctive architectural elements. The current owner has spent more than a decade restoring the home and gardens to their original splendor, establishing a two-tiered vegetable garden, a small heritage orchard, and a nut walk leading out to the woods.

In the house, Macilwaine says, visitors will see “a large hallway arrangement to pick up the colors in the wonderful hand painted mural. In another room we will create a mantle arrangement mixed with antlers.”Tour goers will find a host of plant societies and vendors on hand, and can enjoy demonstrations by floral arrangers and a watercolor artist.

Foxhaven

This year, for the first time, the 200-acre Foxhaven farm just west of Charlottesville will be open for Historic Garden Week. Beginning in 1949, Albemarle Garden Club member Jane Heyward established gardens and paths, and collected specimens of trees, shrubs, and plants to create woodland gardens, perennial beds, a cottage garden, and shaded paths bordered with seasonal bulbs and flowers. Hoping that Foxhaven would become part of an arboretum or botanical garden, Heyward established a trust for the renovation of the garden.

Tour goers can see a beekeeping exhibition with live bees and honey tastings, plus an exhibit of rescued animals and a Hotpots demonstration. A master gardener will be on hand to answer questions. Volunteer tree stewards will offer tours on Sunday at 1:00 and 3:00 p.m. and Monday at 10:00 a.m. and 2:00 p.m.

Harris Home

Along with historic estates, this year’s tour includes the gardens of one modern local property. Harris Home sits on a 35-acre lot with views of the gardens, open fields, and mountains beyond. A foundation bed to the right of the entrance to the home features ‘Limelight’ hydrangea standards surrounding a large, carved birdfeeder. Elsewhere the Harris family has planted daffodils, species hybrid tulips, and Fritillaria imperialis “Lutea maxima.” A stone-edged terrace, with an open, double-sided fireplace and wisteria-covered pergola affords views of the Blue Ridge. A mowed nature walk path passes by a children’s tree house.

Other Properties of Historic Interest

The three-story brick manor house at Morven Estate House and Gardens was built circa 1820 in the late Georgian-Federal style on land known to Thomas Jefferson as “Indian Camp.” The grounds include formal and cutting gardens planted with tulips, phlox, lilacs, vibernum, and deutzia and other shrubs and perennials, plus a pair of Osage orange trees, the state champion Chinese chestnut, and a dove tree. Weather permitting, Morven’s gardens and the first floor of the home will be open on April 18 from 10:00 to 5:00 p.m. Tickets are $20 for adults and $10 for children 6-12.

UVa will host Historic Garden Week events on April 21. Guided tours of UVa’s Pavilion Gardens will start at the steps of the Rotunda facing the Lawn at 10:00 a.m. and 1:00 p.m. UVa’s Carr’s Hill, which has been home to eight University presidents and their families, will be open from noon to 4:00 p.m. The house was designed by the NY architectural firm of McKim, Mead, and White as part of a late 1890-1900s building campaign.

At 2:00 p.m., UVa’s Albert And Shirley Small Special Collections Library will host a special presentation entitled “Rural, Historic, and Scenic: Enduring Qualities of the Piedmont’s Cultural Landscape” by Timothy and Genevieve Keller, pioneers in cultural landscape preservation.

Morea Garden and Arboretum

Morea Garden and Arboretum in Charlottesville, an historic Federal period home, will also be open will be open April 21 from noon to 4:00 p.m. Morea was built by John Patten Emmet, one of the first professors chosen by Thomas Jefferson, and named for the mulberries cultivated for experiments with silkworms. The spacious brick house was given to the University as a residence for distinguished visitors. The garden contains large old trees and a landscaped botanical collection begun by the Albemarle Garden Club in 1964.

Monticello and Ash Lawn-Highland

Monticello will host several speakers and tours for Historic Garden Week. Architectural historian Gardiner Hallock will speak on “Restoring Monticello’s Kitchen Road,” at 2:00 p.m. on April 20, followed by a 3:15 tour of the Mountaintop Kitchen Road. Free advance registration is required.

On April 21, Monticello Director of Gardens and Grounds, Gabriele Rausse will speak on Thomas Jefferson’s Fruit and Vegetable Gardens, followed by a walking tour of the Monticello gardens at 10:00 a.m. followed by an 11:15 a.m. walking tour of the gardens. Free advance registration is required.

Historic Garden Week ticketholders will be admitted to Ash Lawn-Highland at the local resident rate of $8. The estate’s flower gardener will be on site to answer questions.

Gardens Large and Small

REALTOR® Byrd Abbott will help welcome visitors to Foxhaven this year. “I went on Garden Week tours growing up because I was born and raised here,” Abbott remembers. A self-described “corporate vagabond” later in life, she joined the Charlottesville Garden Club upon returning in 1999. Nowadays, she enjoys tending her own garden when she has the time, and Garden Week is an inspiration. “You see things displayed together that maybe you wouldn’t have thought of,” she says, “and you think ‘that’s really a great way of doing it and I can pass that on to a client who might have a similar issue in their yard.”

“I would encourage people to come out and go view the gardens because we are so fortunate with our growing season here. We just naturally have beautiful topography, I think even if you don’t garden that much, you can appreciate what people do that’s positive and it’s such a positive thing for Central Virginia. We have literally busloads of people that come from Texas, California, Massachusetts, Connecticut, North Carolina, and Florida. That’s how well known and appreciated in gardening circles our area is for the effort that goes into it. Its really is a tribute to the gardening clubs.”

Historic Garden Week proceeds fund The Garden Club of Virginia’s continuing restoration and conservation efforts. Projects are currently underway at the historic Henry County Courthouse in Martinsville, Monticello (the Kitchen Road project), Poplar Forest in Lynchburg, and the Poe Museum in Richmond. “The mission,” says Restoration Committee member Candace Crosby, “is to preserve the beautiful state of Virginia.”

By Ken Wilson

While some people live on country estates with ample acreage, many people these days have less-than-spacious yards—especially in condominium or townhouse communities. “There are challenges in having a small yard,” points out Charlottesville Horticulturist Karyn Smith.

It can be tempting, she says, to visit a nursery or garden store, buy a bunch of good-sized trees or shrubs, and put them in the ground. However, she stresses, it’s much better to plan ahead. Decide how much of the yard you want for walkways, sitting, or dining areas and how much you want to devote to garden space.

Consider laying out a curved garden space rather a sharp-angled area to give a more spacious feeling. A short curving path of brick, stone, or gravel can add charm and definition, while a raised bed for vegetables and herbs is another nice choice. Planters can contain flowers or vegetables and those big strawberry jars are practical as well as attractive.

“When choosing shrubs and trees for a small yard,” Smith advises, “be careful to purchase plants that won’t eventually outgrow the space. This can end up costing time and money, either in the extra work it takes to keep a larger tree or shrub pruned to a smaller size, or in the eventual replacement of the overgrown plants.”

She explains that growers, aware of the downsizing of many yards, are continually working to develop dwarf versions of many typically larger trees and shrubs. “Talk to the staff at your favorite garden center and see what’s new,” she urges. “You might be surprised to find your favorite shrub now comes in a much smaller size, suited perfectly for your small space.”

Examples of small trees include Crabapples and Kousa Dogwoods that only grow to about 25 feet with the added attraction of beautiful blossoms in the spring and small decorative fruit in autumn. Hawthorns are also attractive trees and grow to only 20-25 feet or so.

Good shrubbery for a small space includes Butterfly Bush, also called Buddleia, which comes in colors from pale pink to deep purple, blooms all summer, and is a butterfly magnet. Spiraea is another ornamental that is especially popular for its clusters of flowers. Some species are spring bloomers, others come out in the summer.

Cotoneasters are flowering shrubs that are actually in the rose family. There are many species varying from low shrubs growing to about two feet in height with some species reaching more than 15 feet. The flowers attract butterflies and the small fruits—which can be red, orange, maroon, or pink—are popular with birds.

Low-growing plants make nice ground cover, particularly varieties of thyme. Its fragrant leaves can be used fresh or dried. The flowers are small, but the greenery is appealing. Verbena comes in a number of shades and is also an excellent groundcover. And pachysandra, which stays green all year, is a perennial favorite. The blossoms are inconspicuous, but once planted pachysandra is very hardy.

Another consideration, says Smith, is that it’s important to be aware of planting combinations. “You should take into consideration the light, water, and fertilizing needs of the plants you choose and place plants with similar needs near each other,” she recommends.

“One of the challenges of having a small yard may be a lack of privacy or there may be a view you want to hide,” Smith continues. “You may be tempted to choose an evergreen shrub, but this can pose an even greater challenge as many of the fast-growing shrubs that are often used for screening grow too wide for small spaces. In this case, it is best to choose narrower shrubs such as Golden Arborvitae or Spartan Juniper that grow tall enough for privacy but don’t take too much precious space.”

Having a water feature as a focal point is another way to personalize a small yard. Birdbaths come in a wide range of styles from an elegant setup with a water dripper (the sound of the dripping water attracts birds), to a simple basin on a pedestal. A fountain or waterfall with a recirculating pump lends a gentle white noise splashing to a yard.

Finally, an excellent space-saving idea is to use planters or pots mounted on a wall, fence, or pergola to hold decorative flowers. This vertical strategy could also be the basis of a small kitchen garden with herbs and greens to provide fresh salads for your table.

By Marilyn Pribus

Marilyn Pribus and her husband live in Albemarle County near Charlottesville. They made their own birdbath using a plastic trash can lid as the form and pressing earth-toned pebbles into quick-drying concrete.

Since spring is busting out all around central Virginia, it’s a perfect time to consider upgrades to outdoor living space. An ideal project might be a deck addition or a screened porch. Another welcome addition could be an outdoor kitchen with counter space, a grill, a built-in ice chest, or even a small refrigerator. Families might enjoy a fire pit or fireplace.

“I love spaces that are designed and maintained to bring the inside flow of life and laughter to the outdoors,” declares REALTOR® Sara Greenfield, Principal Broker for Charlottesville Fine Home and Properties. “Simple contemplation, resting, and entertaining are all delightful aspects of enjoying your home in what we’ve come to call an outdoor room.”

She points out that these “rooms” come in all sorts of designs from eclectic to upscale. “Outdoor rooms are the envy of anyone who has experienced them,” she says. “Though not all outdoor rooms have screening, they should have good airflow, and it is nice to have a roof overhead. They definitely add value to a home–especially when they are screened in and covered.”

Defining the space

Outdoor rooms can be defined by walls, by the railings of a deck, or by a floor area of wood, stone, brick, or composite. Adding shade is definitely a priority in our region and shelter from the sun can be provided by pergolas, arbors, awnings, umbrellas, or roofs. An important consideration is the movement of the sun overhead. The south and west sides of the property will definitely be warmer, while the house itself may provide shade on the east and north sides in the afternoon and evening.

Depending on the size of your property and the proximity of neighbors, you may opt for privacy screens or fencing. Other desirable features are some sort of fan for cooling, effective lighting when the sun goes down, and even music which can be piped into an outdoor room by any good electrician.

Decks are popular

“A deck or patio is such a nice extension of the home for entertaining company,” continues REALTOR® Greenfield. “There is an ambiance you can get in this type of space that is simply unavailable inside the home.”

Enhancements for a deck might include a grill, a hot tub, and portable or built-in tables and seating. “Hot tubs have extra code requirements on a deck because of the weight of the tub and the water,” Greenfield cautions. “An experienced builder who knows the code is very helpful when it comes to this type of addition.”

“Our bread and butter these days is composite decking,” says Richard Graves of Archadeck, a franchise begun in Richmond. He has owned the business in Charlottesville for more than 20 years. “We do a combination of resurfacing or extending an existing deck as well as new construction for a variety of outdoor structures.”

When the economy faded several years ago, Graves says, many people simply stayed in their home rather than moving to a bigger place. “They improved what they had,” he says, “and they often put money into outdoor structures and decks.”

Many homeowners have discovered that decks not only make great additions to a house, they can also provide solutions to landscape problems. For example, it’s not easy to maintain a lawn on a steeply sloped yard and it may be prohibitively expensive or structurally impossible to level a section for patio space. In this case, a deck built on supporting posts can be the answer.

A deck extending from an upper story can add living space to a second-floor bedroom, playroom, or den.  Such decks can even be designed to flow as a series of living platforms right down to the ground.

A deck can provide a shady play area for the kids underneath. If the deck is watertight, it can serve as a roof to create a wet-weather sitting area or an out-of-sight storage area for yard and garden equipment.

Graves says that composite decking like Trex is the most requested. “Fifteen years ago, composite was maybe 20 percent of our business,” he reports. “Now it’s 60-70 percent.” Trex is an example of an environmentally positive composite, processed from recycled materials such as sawdust, reclaimed and scrap wood, and a variety of plastics. Unlike wood, these composites won’t warp or rot. Besides, termites just aren’t interested. Although products like Trex, Veranda ArmorGuard, or NewTechWood initially cost more than wood, they have superior durability and don’t require maintenance such as staining, repainting, or replacing deteriorated sections.

Pergolas

Pergolas are also popular, Graves says. Sometimes called trellises or arbors, they can define the space for an outdoor room, provide partial shade, and support growing vines to offer additional shade.

Awnings or shade-curtains can be added hanging down or on wires beneath the overhead beams to provide shelter from sun or wind or drawn back to allow a view of the sky. The beams also can support hanging plants, lighting, a ceiling fan, or even an old-fashioned porch swing.

Because most pergolas don’t require the support of footings, they can be constructed over a stone, concrete, or brick patio. Sometimes they are attached to the house, but often they are freestanding. Pergolas can be built on a deck, above a hot tub, beside a pool (or even over a portion of a pool), or all by itself over a lawn area.

Pergolas can be built from wood, vinyl, fiberglass, aluminum, or even steel. Since they rarely require footings or complicated construction, building one can be a rewarding do-it-yourself project. In fact, home improvement stores and Internet sites offer a wide range of pergola “kits” with the planned construction materials pre-cut to length in a variety of materials, styles, and prices. Many websites have extensive photo galleries of pergolas for planning inspiration.

Pergolas, of course, aren’t waterproof. “The pillows and cushions have to come inside during wet weather,” says Greenfield, the broker with Charlottesville Fine Homes and Properties, “Even better, they can be hidden inside a waterproof outdoor bench, made for just this purpose.”

Screened Porches

Creating a screen porch is an economical way to add an extra room in your home for about half the year in our area. Indeed, a screened porch is a definite benefit in this region’s climate affording shade on a hot day, shelter from summer rains, and blocking those clouds of buzzing and biting critters that appear at twilight.

“What we’re seeing this year is that many people want screened porches,” agrees Dennis Kidd, owner of Decks by DAK in Palmyra. He and his wife have operated this family business for 27 years. “Last year we did 10 or 11. There’s a good market for it in this area. Many people want a combination of a deck and screen porch.”

It’s ideal to site the porch with exposure to breezes from several directions or a sheltered spot if your location is constantly windy. Other factors may be the dimensions of the yard, a wish for privacy, or taking advantage of a wonderful view. Having an existing paved patio or deck may dictate the placement to lessen the cost.

It’s also important to consider how you plan to use it. Will it be a quiet place to relax or a protected play area for children with built-in toy chests? If you will be dining or entertaining often, you may want a collapsible table or buffet space that can fold down against a wall. Do you want a door from the porch to the yard, access directly from the house or both?

Some people prefer a rustic porch with exposed rafters while others want a more elegant construction that is basically a finished room with walls of screening. There might be a ceiling, outdoor carpet, attractive lighting, and at least one ceiling fan. Overhead heating or a fireplace could also be installed to extend the useful porch season.

Kidd notes that decks and screened porches are often add-ons in upgrading a home. “When adding to existing structure,” he says, “you have to tie in to the existing roof line and some people have really challenging places they want to put them. You can end up with gable roofs or even flat roofs.

“The key,” he adds, “is whether the deck or porch blends in with the appearance of the home and enhances its function.” The right roof line makes all the difference in making the porch an integral part of the house rather than something that was just tacked on. Using the same roof material and color also helps make the porch appear a natural part of the house.

“Just as important as blending in,” Kidd continues, “is the quality of materials and knowledge of the individuals building the deck.” Like Graves of Archadeck, Kidd favors the new Trex flooring.

Fire pits

One couple, let’s call them Jane and John because they don’t want their names used, had “outdoor fun for the grandkids” high on their “want list” when they built their new home in Fluvanna County.

A deck from the main floor overlooks a pool and the space under the deck next to the walk-out basement provides shady pool-level seating. They’ve hung bird feeders and installed a safe archery target and there’s a big lawn for playing.

“We didn’t know if a fire pit would be used or enjoyed,” says John, “so I started with an inexpensive stand-alone fire unit on a base of river rock. The family ended up enjoying it, but Jane was worried about the instability of the rock and mesh of the cheap fire pit burned through.”

So John laid a sand base and replaced the rocks with sturdy pavers around a much heavier sunken fire ring.  “The fire ring came with a heavy-duty grill and a screen to contain embers,” he explains. “We keep four Adirondack-style chairs around it and saved sections of a big tree trunk for side tables that double as stools. We store cushions in an outdoor storage box.”

The pavers delineate the edges of this outdoor room and it’s been a big hit. “When the family comes over and I light the fire,” John says, “everyone is down from the house pretty quick with the littles hitting the s’mores.”

Whatever your choice for an outdoor room, it will add extra hours of fun and relaxation during the spring, summer, and fall of the year.

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By Marilyn Pribus

Marilyn Pribus and her husband live in Albemarle County near Charlottesville.  When they moved from California almost eight years ago, they had a screened porch added over an existing deck. It ties in seamlessly to the house with its gabled roof which echoes the roof slope of the house. The shingles, gutter, and painted portions match the house perfectly.

The resurgence of low-down financing seems dangerous on the surface. However, since the 2008 recession, things have drastically changed, including requirements regarding down payments. What’s different this time? According to Karen Dowell of Real Estate Solutions (www.karendowell.com), the primary difference is the underwriting criteria. Although there are still some low credit score types of programs out there, most lenders and the government have restricted their programs to something a little more reasonable. For example, credit scores of 620 and above is generally the favorite amount, but you can find some programs with credit scores below that – but they are generally non-traditional and not safe vehicles, Dowell adds.

USDA Loans (also known as Rural Development Loans)

If a first-time buyer is looking for 100 percent financing, the go to product is usually a Rural Development Loan, which is offered through the Department of Agriculture, according to Dowell. These loans are demographically restricted to rural areas, “and anything outside the city in our demographic qualifies as a rural area,” says Dowell. According to the USDA Loan Eligibility website, USDA loans allows for all closing costs to be paid for by the seller or financed into the loan. The factors that determine eligibility are: credit worthiness, income and where you live. When a buyer is being considered for a USDA loan an underwriter is looking for a good paying history. If you have past blemishes, they can be overlooked as long as you have reestablished your credit over the past 12 months. A buyer will need to show a two-year history of employment or steady income, but there are some exceptions. Lastly, in order to qualify, the property must be located in the designated demographics.

Federal Housing Administration (FHA) Loans

If a Rural Development Loan doesn’t meet the specifications for a new buyer, and they are looking for 100 percent financing, there is another option, says Dowell. Lenders can offer buyers a government backed Federal Housing Administration (“FHA”) loan that offers a 3.5 percent down payment, if it’s a traditional FHA loan. In addition, lenders can also offer 100 percent financing when they partner with the Virginia Housing Development Authority (“VHVA”) for lower interest rates, and a second mortgage to cover the down payment and closing cost – giving a buyer 100 percent financing. To qualify for a FHA Loan, a buyer must demonstrate a solid credit performance history. If your credit history is blemished by late payments and delinquent accounts, it’s best to clean up those issues before approaching any lender. If you plan to purchase a single-family home in Albemarle County, the FHA limits for 2015 is $437,000, according to www.fha.com.

Department of Veterans Affairs (VA) Loans

The Department of Veterans Affairs (“VA”) loan program is a government program available to qualified military veterans, reservists, active duty personnel, or eligible family members. The loan is available in a variety of fixed and adjustable rate options. In addition, borrowers are allowed to use gifts or grants towards their closing costs. The VA loan takes into consideration sporadic residency, which allows for deployment issues, and doesn’t automatically disqualify those who have filed for bankruptcy or experiencing credit issues. In fact, it doesn’t require monthly mortgage insurance, and there is the potential for minimal out-of-pocket expenses with seller contributions, according to wellfargo.com. However, buyers can typically expect to pay a one-time VA funding fee that can be financed into the loan amount.

What about Private Mortgage Insurance (PMI)

Although low-down payment loans are appealing to most potential buyers, there’re some who are concern with having to pay Private Mortgage Insurance (“PMI”). PMI protects lenders in case buyers default on their loan payments. For this reason, the Rural Development Loan is the go-to product, said Dowell. The Rural Development Loan has what’s called the funding fee – and this fee is structured with a 2 percent upfront (cash or financeable) component, which is financed somewhere in the ballpark of 1 to 1½ percent. In addition, there’s a monthly component of .40 percent of the outstanding balance that is spread out over 12 months, and adjusted each year. Dowell believes that this is the cheapest way to give buyers 100 percent financing with the lowest payment, which is why this product fits the needs of most buyers.

Make 2015 the Year of Homeownership

According to money.cnn.com, 2015 is the year for the home buyer to get into the housing market. In some markets, rents are continuously rising higher than wages. Now that down payment requirements are lower, potential buyers can finally afford to get into a home. Borrowers with steady employment, income and good credit history, but not enough money in the bank, will find it easier to buy a home. With the resurgence of low-down payment options, prospective homebuyers have the opportunity to finally stop renting and purchase the home they’ve always wanted.

By Janet Thomson

Janet Thomson is a freelance writer, copywriter and military wife residing in Charlottesville.

As Executive Vice-President of the Blue Ridge Home Builders Association (BRHBA), Kristin O’Connell Sorokti might be expected to think that Central Virginia is “a very, very good place” for homebuilders and home improvement buffs. But O’Connell doesn’t ask us to take her word for it. O’Connell invites us to see for ourselves. The BRHBA shows it to us every year at a trade show that has companies both in state and out calling her up to book a booth, and more than 1,500 building and landscape professionals, home handymen, and do-it-yourself-dreamers coming to check out the latest in building concepts, gardening and landscaping ideas, and remodeling solutions. Come spring, we dig and dream, hoist and hammer. But first comes the Home and Garden Festival.

The 2015BRHBA Home and Garden Festival will be open to the public at the John Paul Jones Arena on Saturday, March 28 and Sunday, March 29 from 9:00 a.m. to 5:00 p.m. For the first time, both admission and parking will be free. Once again, BRHBA will collect donations at the door for the Albemarle Housing Improvement Program (AHIP), a non-profit that aids seniors and other community members in need.

A professional trade association organized in 1964, the BRHBA unites builders and developers with the allied trade industries, businesses, and professions that have interest in the building industry. BRHBA works to consolidate resources and build coalitions that will develop the industry and the community. Its annual Home and Garden Festival is the largest and only trade show of its kind in Central Virginia, with 130 indoor and outdoor vendor booth spaces available.

“This has been a big local event for 42 years,” Sorokti says. “The idea is to give our builders and anybody in the homebuilding industry the opportunity to interact with the public and share all of their innovations with the community. Homeowners, and even people who are renting, can get ideas of what they can do in their home or their future home. They can see what is out there in the market now.”

“As you walk into the main lobby, AHIP will be building a pretty spectacular display with one of our landscape partners,” says BRHBA president Ben Davis. “There will be a beer garden with local favorites.” Blue Ridge Pizza, Mouth Wide Open, Carpe Donut, and Pie Guy will be on hand with food trucks. Hourly door prizes and kids’ activities will add to the festival atmosphere.

Davis is also Sales Director for Charlottesville’s Craig Builders, Home and Garden Festival sponsors for 42 years. Founded in 1957, Craig specializes in both attached (one-level villas and townhouses) and detached homes, all built to customer specifications. “We see that buyers looking for hands-on information,” Davis says. “We want to be there for folks interested in building a new home from scratch.” Besides displaying photos of some of their homes and offering advice about customized homes, the Craig folks will bring along a face painter and a putt-putt miniature golf hole.

For Richard Pleasant, owner of the hot tub, swim spa, and exercise pool business EnviroSmarte, the Festival is “an opportunity to show our products to people looking to improve their backyard and outdoor living space. It’s a convenient way for people to see lots of products related to that whole environment at one time instead of going to my shop and then maybe going to see a landscaper,” he says. “All those different aspects are right there. Many of us work with each other anyway.” Besides meeting new customers and making sales, Pleasants says the event offers another type of business activity, “the networking between companies that goes on before and after the show.”

Habitat for Humanity of Greater Charlottesville comes to the Festival every year, with info about its work and a selection of wares from its Allied Street store. “Usually we bring a sample of our smaller inventory like hand tools and paint, says Habitat’s Caitlin Riopell. “We try to bring at least one item from all of our departments to show the breadth of our inventory, and then we do a small display with our used doors and planters. Last year we started to track how many conversations we were having and people we were meeting who had never heard of our store, and we were having 50-60 conversations. We really enjoyed it.”

While Habitat for Humanity helps people achieve the American Dream of homeownership, Festival beneficiary AHIP helps low-income community members keep their homes in good repair, so they have basic necessities like heat, water, insulation and adequate roofing. In addition to this critical hands-on labor, AHIP also works to educate the community about the importance of safety in the home.

The group grew out of relief efforts after Hurricane Camille swept through Nelson County in 1969. “Volunteers from the University of Virginia, both students and faculty and staff had gone to help with the rebuilding process,” notes Ravi Respeto, AHIP’s Director of Development and Marketing. “What they discerned through that process is that there are people who are in need throughout the year, whether we have a storm or not, for basic things like indoor plumbing and heat – the essentials that we kind of take for granted, that these families went without on a regular basis. So that’s where the inspiration came to start AHIP. We serve the county and the city, so we’re a very local, hands-on organization.” Since its incorporation 38 years ago, the group has served roughly 2,000 clients. Its 353 volunteers put in a total of 3,195 hours in fiscal year 2013-14 – equal to an estimated $70,859 worth of financial support.

Since BRHBA first partnered with AHIP in 2012, it has donated an estimated $40,000 in in-kind labor and material and donations. This year again, BRHBA will ask each festivalgoer for a $5 donation for this important local charity. “We are delighted to be working with our friends and partners at AHIP,” Sorokti says, “and to support the remarkable work they do here in our community to keep our neighbors safe, warm, and dry.”   

“There is a huge need right now,” Ravi Respeto says. “We have about 412 families on our wait list. We are able to service about 150 families a year, and as we’re helping folks, new people are coming on to our wait list. At any given time we have 30-40 families that are going through the process. That’s just the need that we know of. Those are people that have actually called and reported what kind of rehab or critical repair issue that they’re having, so it’s probably larger than that.” Roughly half of these families need emergency repairs to their homes. The other half need home rehabs.

When families and individuals ask for help, AHIP assesses their needs, conducts a financial assessment to ascertain that they’re eligible for services, and then rates their situation in terms of urgency. Families with small children, individuals with critical illnesses or disabilities, and seniors typically get priority.

Oftentimes people call lacking heat in the winter. “We get a lot of that,” Respeto says. “Some families heat by opening the door of their oven, or by kerosene heat which is very dangerous. Those are homes that we would get to right away.” Other people call lacking water because their wells need electrical or mechanical repair. Seniors recovering from strokes in care centers may need wheelchair ramps back home. “We get a group out to build that ramp so they can go home.

Sometimes old homes are hazardous to kids. “We have families with small children who have been to the pediatrician and have high lead levels in their blood, so it’s critical to have all the old lead paint removed. That’s something that requires a trained crew.”

All that work takes many hands. “We have a variety of churches, businesses, associations and schools that come out and help,” Respeto says. “Last year we had 18 different groups ranging from the Frank Batten School of Leadership and Public Policy to the Charlottesville Area Association of Realtors (CAAR) and the Blue Ridge Home Builders Association, but also groups like Madison House, the main volunteer arm of UVa. We also have corporate groups like Wells Fargo; they come out and do three large projects a year, where they commit 60 hours of volunteer hours and donate $15,000 per project. We’ve also had the UVa Law School and (the law firm) McGuire Woods. We are always looking for new groups and individuals that want to get involved.”

ReMax REALTOR® Rachel Reynolds began volunteering with AHIP on one of the semi-annual Build Days sponsored by the Charlottesville Area Association of Realtors. In the last couple of years she’s done “everything from helping paint exteriors and interiors of homes, and building decks and porches, to fundraising in our silent auction and live auction.”

Respeto describes AHIP’s booth at the Home and Garden Festival as “an outreach” about both the organization and the importance of housing in creating a vibrant and healthy community. “One of our primary objectives right now is to get folks to understand the financial aspect of how we operate,” she says. “We do get public funds, but they’re dwindling. Twenty-five percent of our funds now come from private sources, and that is going to go up to about 50 percent in the next few years.”

Bob Hughes with Nest Realty has been attending the Home and Garden Festival since he began his real estate career back in the early 90’s. Even though, as a realtor, Hughes is “typically swamped on weekends showing houses,” it’s an event he hates to miss. “I love seeing the new products that are coming out, and changes in the whole home building process,” Hughes says. “It is always great to run into people I have not seen in awhile. A lot of my clients love to attend. We in this area are very fortunate to have such a extensive annual show.“

“I think the Home and Garden Festival is a great opportunity for the local public to get to understand what type of services are provided in our community,” Respeto says – “not just the non-profit sector but all the great businesses that we have. Encouraging people to think local and buy local is really important.”

By Ken Wilson

Experienced REALTORS® will tell you it’s critical to price a property appropriately from the get-go. Research shows overpricing a home and then dropping the price several times often leads to a final selling price that’s less than what you originally should have asked. In fact, the longer a property stays on the market, the lower the eventual selling price is likely to be.

Naturally, sellers want to sell their property based on what they paid for it and definitely for enough to cover their mortgage balance. The truth, however, is that the house is only worth what the market says it’s worth. If the price is too high, potential buyers might not even look at it. On the other hand, if the listing price is below market, the property will sell quickly, but for less than it could have.

Just ask Todd McGee, a broker with Charlottesville’s Nest Realty. He’s helped many folks set well-gauged listing prices. His advice? “I would tell people that next to selecting their real estate professional, setting an accurate list price is the most important thing you do when it’s time to sell.”

He points out the listing price must reflect today’s market, not what the house was worth last year or what the sellers “need” to get out of the property. “It’s really important to take into account similar properties sold in last six months and also your active competition,” he declares. “Overpricing your property will enable similar, right-priced houses on the market to sell first.”

Some people scout out websites such as Zillow or Trulia. While these give a general range of prices, histories, and even tax bills for a specific property, they include properties not currently on the market and there is no guarantee of accuracy. Besides, McGee observes, no computer-based algorithm can replace the experience of a real estate professional who has actually been inside similar places in the last six months and knows local neighborhoods.

“Zillow, for instance, doesn’t take into account what might be next door or across the street,” he points out. There’s a lot of difference in being adjacent to a boarding kennel or daycare center or being next to a greenspace or golf course.

He does mention Realtor.com as a good site with listings of properties currently on the market. The searchable website has filters for zip code, type of home (condo, single family), the number of bedrooms, baths, stories, and other features like a garage, or fireplace.

Comparative Market Analysis

The best tool for determining a listing price is a comparative market analysis (CMA) of recently sold properties. These properties should be similar in terms of number of bedrooms, square footage, school district, age, improvements, and other amenities such as a garage, basement, or fireplace.

It’s seldom possible to find a twin to the property being sold, of course, but the CMA will give a range of prices. Other considerations are similar properties currently on the market, how long various properties were on the market before selling, whether properties have been withdrawn because they didn’t sell, and the difference between the original listing price and the eventual selling price of the properties. (McGee reports that last year, most listings our region sold within about three percent of the listing price.)

People usually receive CMAs from REALTORS ®. “Usually it’s good to talk to a couple different agents from different companies,” suggests McGee. “Different agencies might offer different services. Let the agents know what your specific goal is. For example, do you need to sell the house within a month? The need to move fast is a factor that will impact price and marketing strategy.”

He also says agents won’t be upset that you are consulting with others. “Agents know it’s a job interview,” he says. “You have to realize that different professionals will have different ideas. On might say you should do these five things to get ready to sell while another might say do nothing. You have to trust your relationship with the person you choose.”

McGee also suggests sellers ask questions when meeting with real estate professionals. Questions might include: What concessions are buyers are asking for, such as helping with closing costs, leaving appliances, or giving an allowance to replace carpeting? Have you sold properties in our neighborhood?  Should we do a home inspection before listing?

“A lot of our job is managing sellers’ expectations,” concludes McGee. “If we can inform about how it will go, it will be a smoother transaction. And setting a realistic listing price can make all the difference.”

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By Marilyn Pribus

Marilyn Pribus, formerly a real estate agent in Newport News, lives with her husband and their new CASPCA shelter dog in Albemarle County near Charlottesville.