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Remove Cash Proffers in Albemarle?

in Albemarle Growth on

If not cash proffers, what?

An interesting proposal from the Free Enterprise Forum to remove cash proffers from Albemarle County’s toolbox for managing new growth. I’m curious to know what alternatives exist that would replace proffers. Proffers are not always effective at restricting growth or helping the County achieve the desired revenue stream to support infrastructure development.

Impact fees, adequate public facilities regulations and legislation … what else could be done so that new homeowners don’t bear the full burden of growth? (it’s not merely mean old rich developers who pay the fees … they pass those fees on to new homeowners). This is one bill that failed in the Virginia General Assembly a few years ago – Conditional zoning; replaces cash proffer system with system of impact fees.

The only answer which I can come up with now is that there is no easy answer as to how to pay for the impacts of growth and the lack of sufficient infrastructure, other than we can all agree that both need to be paid for, but we want someone else to pay for it.

I’m curious as to how many developments have gone by-right (not needing a rezoning) because going through the proffer/rezoning process and paying the proffers were cost-prohibitive.

If you’re curious about impact fees (which I believe are traditionally fought by real estate/developers, but I could be wrong), spend a few minutes reading the Virginia Code

A. Any locality that includes within its comprehensive plan a calculation of the capital costs of public facilities necessary to serve residential uses may impose and collect impact fees in amounts consistent with the methodologies used in its comprehensive plan to defray the capital costs of public facilities related to the residential development.

B. Impact fees imposed and collected pursuant to this section shall only be used for public facilities that are impacted by residential development.

C. A locality imposing impact fees as provided in this section shall allow credit against the impact fees for cash proffers collected for the purpose of defraying the capital costs of public facilities related to the residentialdevelopment. A locality imposing impact fees as provided in this section shall also include within its comprehensive plan a methodology for calculating credit for the value of proffered land donations to accommodate public facilities, and for the construction cost of any public facilities or public improvements the construction of which is required by proffer.

D. A locality imposing impact fees under this section may require that such impact fees be paid prior to and as a condition of the issuance of any necessary building permits for residential uses. ¶

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Some Segments of the Charlottesville – Albemarle Market Have Turned

in Albemarle Charlottesville Market statistics on

At least, after showing dozens of houses over the past few days and seeing many desired homes go under contract before my clients could get to them, this is my conclusion: Some segments of the Charlottesville – Albemarle real estate market have turned.

Not all. Maybe not most, but several, possibly even many micro-segments of the Charlottesville real estate market are seeing remarkably low, unhealthily low levels of inventory.

For example:*

In the Baker-Buter and Hollymead elementary school districts:

There are currently 36 single family homes under contract.

– 26 of those have continuous days on market of less than 30.

– 19 have continuous days on market of less than 7!

In Crozet and Brownsville elementary school districts:

There are currently 63 single family homes under contract.

– 44 of those have continuous days on market of less than 30.

– 36 have continuous days on market of less than 7!

In the City of Charlottesville:

– There are currently 69 homes listed as being under contract.

– 32 have continuous days on market of less than 30.

– 17 have continuous days on market of less than 7!

For Charlottesville + Albemarle:
– There are currently 323 homes under contract.- 121 have continuous days on market under 7. Holy. Cow.– But. 68 of those 323 homes have days on market of at least 180. – YOUR market will vary.

What does this mean?

For buyers – get ready. Be prepared (to be frustrated as well as ready to move fast). Be pre approved. Identify your target micro market, and be ready to act quickly. Bidding wars are happening. Houses are going under contract in days rather than weeks. Scheduling showings on Monday for a Saturday showing is no longer an option.

For sellers – now could be the best time in 7 years for you to sell. But … you might not have a place to move into.

* Excluding new construction. If you want new construction in Charlottesville or Albemarle, it’s everywhere; you can get it.

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New Construction in Charlottesville and Albemarle

in General Real Estate on

In short – there’s lots of new construction in Charlottesville and Albemarle.

It’s been said that 2013 is the year of the return of the spec house; we’re seeing more new construction than we’ve seen in years. Buyers have more options, sellers have more competition.

Four important and relevant stories before we get started:

– Why take a Buyer’s Agent to new construction?
– Buying new construction without a Realtor? Read this first! (note: this builder is now no longer doing business in Charlottesville, but we have two national (and maybe a third on its way) builders now and many builders use their own contracts – caveat emptor – or: hire competent buyer representation!)
– Charlottesville – A Healthy Housing Market (for New Construction) – With some Context

– The most important home inspection in the new construction process

The evolution of the new construction market in Charlottesville* has been one where there were once dozens of homebuilders and now there are a handful. And that handful are building. A lot.

The ramifications of all of this construction are many. A few to start:

– Increased competition for existing homes
– Denuding of the landscape
– More choice for homebuyers
– The opportunity for homebuilders to differentiate themselves is more challenging than ever … if everyone offers granite and everyone offers hardiplank and everyone offers an open floor plan …
– Those seeking to purchase homes now with resale in mind (that should be all of you) need to keep at least two things in mind:
1) The siting of the house matters (location, location, location)
2) You’re likely to be competing against new construction for quite some time.
– Some of the neighborhoods on the map have 5-10 homes to be built (Evangeline for example), some have 10-50 (Dunlora Forest) and some have 100+ (Old Trail)


View New construction in Charlottesville in a larger map

Real estate is local – and I’m thinking that our area may be leading the charge in a return to new construction.

Mike Simonsen from Altos Research writes (read the whole post – he describes a lot of important topics and segments of the real estate recovery):

Since 2007, new housing starts have been anemic. The long-term average construction rates are about 1.5MM homes per year. In the last six years, we’ve averaged well under 1MM. And since 2009, the average is closer to 500,000. Meanwhile population and household formation keeps on trucking. The over-construction that happened in the bubble is a distant memory. See the chart to the right. Construction volume under the orange line are “undersupplied” conditions. The homebuilders imploded so profoundly after the bubble, that we haven’t had this few new homes being built since 1959.

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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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5 Points on School Redistricting and Uncertainty when Buying a Home in Albemarle

in Albemarle Education General Real Estate Politics on

Albemarle County

Albemarle County is HUGE (PDF)

One of the first posts written here was about redistricting schools in Albemarle County; sadly I hadn’t yet mastered the art of proper out-linking, so the stories to which I pointed are mostly dead. Today’s story by Aaron Richardson in the Daily Progress * succinctly describes the current state of some Albemarle County schools: “School redistricting is a headache for everyone, yet Albemarle County is at it again, considering a shuffle for a second time in as many years.”

High-quality schools are one of the more-cited reasons my buyer clients use when choosing to move to the Charlottesville – Albemarle area. I hope this acclaim is justified and continues to be the case.

In talking to a potential incoming client last week, we naturally discussed Albemarle County schools as part of a wider ranging conversation about whether this is the right place for his family. He’s looking for a rural property preferably, but also wants his kids to go to elementary school … and prefers to have a reasonable-length bus ride. How does one define “reasonable-length” in this context?

There really is not much to add to the Albemarle County Schools redistricting conversation than this:

– Read this from last year – Albemarle County Schools’ Populations Are Growing. Unexpectedly. ?!

– If you want 100% certainty that your kids will go to X school, that school better be private.

– Get involved in the process and the conversation. Schools matter, to our kids’ lives, our lives, our property values …

– The next meeting of the redistricting subcommittee is 27 November at Murray Elementary School.

– Always, always, always check your school district before you buy a home in Albemarle (or anywhere, really)

Some stories reflecting the ongoing uncertainty regarding some schools in Albemarle County:

Parents and neighbors in southern Albemarle County are getting more information about a plan to possibly shut down Yancey Elementary School in Esmont. NBC 29 – August 1 2012
– Scottsville tells its supervisor it feels like ‘the redheaded stepchild‘ – Daily Progress – July 26 2012

One thing is true, the Meriwether Lewis parents are perhaps the best organized and mobilized parents in the community. For those in the Crozet district, I’d love to hear what the School Board representative, Barbara Massie Mouly, thinks about this; I haven’t seen word one from her in the press or any kind of outreach to the public.

* I’m glad to consistency in reporting from the Daily Progress; Aaron Richardson also wrote about redistricting last year. Having consistent knowledge is crucial when knowing about and reporting on local issues.

PS – I’m working on a story about growth areas in Albemarle County and their impact on livability and certainly of lifestyle.

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cul de sacs.

Six Questions about Albemarle County’s Neighborhood Model

in Albemarle General Real Estate Transportation on

You can have the most walkable neighborhood in the world, but if the only places you can walk to are your neighbors’, the neighborhood is not truly walkable; this seems to be something lost on Albemarle County, whether intentionally or circumstantially.

Now the County seems to be grasping this disconnect –

Charlottesville Tomorrow reports that the County is debating the Neighborhood Model.

Having islands (neighborhoods) unto themselves does not provide what homebuyers – or home owners – are looking for if they are seeking to live in a walkable community. I could rattle off the number of subdivisions in Albemarle County that are very walkable – but to do anything other than walk to friends’ houses (even that’s not allowed due to today’s fear-centric society!)

The number of neighborhoods in Albemarle County from which residents can get to stuff – stores, coffee shops, schools, work – without having to resort to a car is much smaller. Further, the number of neighborhoods built since 2001 that meet even two thirds of the 12 tenets can likely be counted on one hand.

Six questions:

1 – What does one say to those who buy in a neighborhood who don’t know that interconnectivity is pine of the 12 tenets of the Neighborhood Model? (hint: this is part of the buyer agent’s role – to help educate as best possible that if they don’t own it it’s going to change)

2 – Should developers be required to put in infrastructure from the beginning?

3 – Who should pay for the infrastructure – developers, homebuyers (see previous choice), all property owners (via property taxes)?

4 – How are walkability and access defined?

5 – Has the Neighborhood Model been successfully implemented?

6 – Which are the most “successful” neighborhoods? How is “success defined”?

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Chloramines in Drinking Water – Debate Heating Up in Charlottesville and Albemarle

in Charlottesville on

What’s a chloramine? You’d better find out. Charlottesville Tomorrow reports:

The Rivanna Water & Sewer Authority will hold a public information session on June 21 regarding the proposed use of chloramines as a secondary water disinfectant in the urban water supply starting in 2014.

I’m just starting my research on chloramines and don’t know enough yet to make an informed decision (one of the reasons I’m writing this post – to force myself to read and research chloramines. I know my clients will be interested; drinking water contributes to quality of life, and “quality of life” is one of the most important reasons people move to and stay in Charlottesville-Albemarle.

The EPA says that chloramines are safe, unless you’re a fish or plumbing.

Other concerns with chloramines in drinking water

Chloramines, like chlorine, are toxic to fish and amphibians at levels used for drinking water. Unlike chlorine, chloramines do not rapidly dissipate on standing. Neither do they dissipate by boiling. Fish owners must neutralize or remove chloramines from water used in aquariums or ponds. Treatment products are readily available at aquarium supply stores. Chloramines react with certain types of rubber hoses and gaskets, such as those on washing machines and hot water heaters. Black or greasy particles may appear as these materials degrade. Replacement materials are commonly available at hardware and plumber supply stores.

What types of rubber hoses and gaskets?

Drinking water is relatively cheap in Charlottesville and Albemarle (pdf).

How much would these rates increase if they were to choose the carbon filtration system instead of adding chloramines?

Chlormines in Charlottesville’s drinking water are yet another reason to live in Crozet:

Starting in 2014, the RWSA intends to replace chlorine with chloramines as the second step in the water treatment process, a project with capital costs of $5 million. The water treatment plants in Crozet and Scottsville, however, are recommended to receive a carbon filtration system with continued use of chlorine.

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