Browsing Category Albemarle

Verify your School District Before you Buy a Home

in Albemarle Charlottesville Education General Real Estate on

There’s nothing worse than buying a home, a large part of that buying decision being the school district, to then find that you’re not in the school district you thought. (hopefully before you close)

It happens.

“School District” is one of the most important criteria identified by my buyer clients searching for homes – school districts matter. Better schools = higher home prices.

Bad data entry happens. To all of us.

Trust. Then Verify.

A client emailed me the other day about a new listing … great home, great location, great school district … just not the current great school district; it was marked as being in an adjacent school district, pre-redistricting.

So – Check your school district before you buy a home. Seriously.

I tell my clients that I trust the Charlottesville MLS about 83.875% of the time … it’s greatest flaw is that it’s run by humans, humans, many of whom don’t give a second thought to the value of accurate data.

Here’s what happens when a realtor in Charlottesville inputs a new listing into the MLS:

Charlottesville Area Association of REALTORS® © 2013 LIST-IT-1.jpg

– Cloning is more efficient.

– Double-checking is not.

If a property last sold 7 years ago via the Charlottesville MLS, there’s a darn good chance that the school districts have shifted.

So:

– Search the MLS for homes by school district.

– Assume it’s accurate.

– Verify for your own self whether it is accurate.

– Check the website of the school system to verify whether your house is in X school district.

– Call the school system to verify. (take notes and names)

Proceed. 🙂

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Crozet’s Getting a Hotel

in Albemarle Growth Transportation on

Looks like Crozet will be getting a hotel … in Old Trail.

If you’re curious, check out the state of the “Major Site Plan Amendment” at Albemarle County’s outstanding County View – Planning Application number is SDP201300011

This is an interesting development … Old Trail has been in a bit of flux for the past several months after new management took over, and it’s been quite challenging to advise buyer clients as to what the future of Old Trail is going to be … other than “it’s going to be a lot more dense, a lot busier, and they’ve no plans to address traffic (to be fair, the County doesn’t have any plans for traffic – here or anywhere)”. I don’t mean that to be a negative, but an honest statement … Old Trail is an outstanding neighborhood – one of the most walkable and popular neighborhoods in the region, but having a clear, defined plan would be helpful – both to new residents and existing ones.

It seems that their plans are taking shape.

Charlottesville (and the urban ring in Albemarle County) is poised to have a lot more hotels … but this is the first one in Crozet, and is a much-needed hotel. With the number of vineyards hosting weddings, tourists coming to town to hike and visit the many breweries in Crozet and Nelson County, I’m betting a 43 room hotel, assuming it’s a nice boutiquey thing, will do extremely well.

A boutique hotel had been planned/discussed for the Barnes Lumberyard, but after the bank bought the lumberyard back at foreclosure, I’m betting the only hotel Crozet sees is the one in Old Trail.

I’m working on figuring out a timeline for the site plan review, who’s building it and other details. But for now, I’m off to see a client about a house.

PROJECT: SDP2013-011 Old Trail Village Block 2B – Major Site Plan Amendment
PROPOSED: Request for major site plan amendment approval for a four story, 43 room hotel with a 1,000 square foot restaurant and associated parking.
…

LOCATION: At the corner of the intersection of Golf Drive and Claremont Lane, near The Lodge at Old Trail.

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Photo courtesy of http://www.flickr.com/photos/bjornmeansbear/4994577087/sizes/s/

Albemarle County Real Estate Tax Assessments are Out

in Albemarle on

Title edit: when I posted this this morning, assessments weren’t out. Now (3:45 7 February) I just received the press release from the County. Click through to read the whole thing. (but they’re still late 🙂 )

I don’t know that there’s a “must have these sent by X date” for the release of the Albemarle County real estate tax assessments, but over the past few years, Albemarle assessments have been released by the end of January.

In 2012, I noted the new assessments on 27 January; many (most) property values had declined. I’m thinking that 2013 is going to show a measured response – anywhere from 3% down to 1.5% up.

5 Reasons why real estate assessments matter:

1) The County bases their budget on property tax revenue.

2) The assessed value is the value upon which property owners pay taxes.

3) Buyers look at assessed values as a measure of market value … but really, it’s a point in the equation, but are neither a definitive point nor a necessarily accurate one.

4) Also – “Virginia, unlike some other states, by Statute requires localities to assess property at 100% of fair market value, based on an objective analysis of the property’s fair market value…”

5) Sellers look at assessed values and wonder if buyers will think that the assessment means their home is worth X (it doesn’t).

Curious – what’s the over/under for how assessments will come out?

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From the Rivanna to Rose Hill – Rounding up a few Charlottesville Tomorrow stories

in Albemarle Charlottesville on

When I say that I couldn’t represent my clients – buyers and sellers – without the reporting of Charlottesville Tomorrow, I mean it. The past seven days demonstrate that statement:

– (Charlottesville City) Council takes first step in enacting stormwater fee – “The fee will bring in an additional $1.6 million each year in revenues that will be dedicated for stormwater replacement and repair.”

America’s infrastructure is crumbling, and Charlottesville (and Albemarle’s) infrastructures aren’t immune. This is a step (so long as it’s not a tax that never goes away) towards fixing our infrastructure.

– Officials present unified vision for long range planning – “After an hour of presentations by local officials, the burning question was a simple one: How can pedestrians cross U.S. 29 in Albemarle County’s northern growth area?”

Asking this question is a start … doing something is an entirely different matter.

– Changes in the works for Rose Hill Drive – “The proposals include buffers to protect cyclists from traffic, new street trees and narrower lanes.”

I’d wager that better multi-modal transportation options will be a net positive for property values and livability; this foresight and knowledge are beneficial to buyers moving to or within Charlottesville, residents and potential sellers.

– River design competition winners announced – “The winning design, titled Sound Crater, celebrates Charlottesville’s music scene and establishes the Rivanna at the heart of it. “

Making the Rivanna a center part of the City would be a tremendous undertaking, but one that would make Charlottesville an eminently better place to live (if done right).

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Enjoy Charlottesville Today – We’re Healthy!

in Albemarle Charlottesville on

I was going to publish this next week, but seeing as how it’s supposed to be 73 degrees today, I thought today was appropriate.

Charlottesville is healthy. We knew that, right?

I was asked yesterday what I would tell someone who’s moving to Albemarle County; the reasons to move are many, but they all come under the heading of “it’s really just a great place to live.” One of those reasons is that there is so much to do –

From the hikes around Charlottesville to the variety of adult league sports ranging from soccer to lacrosse to softball … kickball …

If the Weldon Cooper Center’s data doesn’t do it for you, look at West Main Street on a Sunday morning:

Virginia Data | Weldon Cooper Center for Public Service - Albemarle County

Not only has Charlottesville been ranked as a healthy place in Virginia, Charlottesville’s been named as one of the healthiest places in the country a couple times – by the AARP in 2008 and Men’s Journal as one of the Healthiest Towns in 2010. (but really, lists are just that … now get out there and enjoy Charlottesville today! — I’ll be riding my bicycle to a home inspection today.

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Charlottesville Loves its Restaurants

in Albemarle Charlottesville Off-topic on

Charlottesville is the #14 most “Restaurant-Crazy” City.

I like that they qualify “Charlottesville” as “The Charlottesville area” by virtue of their noting that “Charlottesville” has a population of 204k.

and:

Restaurants: 460

Restaurants Per 10,000 Residents: 22.8

I have my favorite restaurant(s) (Brookville, ahem) in Charlottesville … and many of their chefs are featured at Beyond the Flavor, (note their Kickstarter campaign).

The food in Charlottesville is remarkable, and helps to make living here pretty nice.

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Buy or Sell (in Charlottesville)? It Depends

in Albemarle Charlottesville General Real Estate on

http://www.flickr.com/photos/marcobellucci/3534516458/sizes/n/

As with most things in real estate, the answer to “should I buy or sell or stay or rent” depends on your situation.

Last year I noted how my inbox was conflicted – one email said all was great, the other noted the grim, dark outlook around the corner.

I read a lot of news and opinion about the real estate market – national, regional, local – as I tend to find reason between the extremes. Generally this reasoning leads to a similar conclusion of “it depends;” today is no different.

One story by folks I read frequently whom I tend to trust identifies 5 Reasons You Should List Your House TODAY! – with reasons ranging from high demand and low inventory to increased new construction to higher interest rates. All of these are true (the amount of new construction in Charlottesville coming online this year in Charlottesville and Albemarle is extraordinary).

Bolster the (all true) with Robert Shiller noting that (an opinion I share) that the optimism we’re seeing needs tempering. There are so many variables that will affect the Charlottesville market – product mix, the huge influx of new apartments complexes, infrastructure, interest rates, jobs – many of these are trending positive. Not to mention how the housing market touches so many facets of our economy.

So … I’m conflicted as well. The market in Charlottesville and Albemarle is picking up right now; what it does in five years is an unknown – all we can do is make the best decisions we can with the best data and facts available. Today.

My advice to my clients, whether they are buying or selling, (sounds silly, I know) starts with listening. Where are they now (in life, jobs, homes), where do they want to be (see previous notes) and where can they get realistically?

I strive every single day to do more for my clients than merely show up; anyone can do that.

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