Pam Dent - REALTOR®

The home buying process can be a long and winding road, where the most experienced buyers can sometimes make mistakes. Even if you take extreme care and think you’ve double-checked everything, financial losses can still happen.

Homebuyers need to be aware of the process of acquiring properties so no mistakes can be made.

If you decide to buy a golf home, make sure to be aware of the common mistakes such as not double-checking locations, working with a realtor, and being well-versed in the art of negotiation and knowing your worth.

Here are some of the most common mistakes you can make when buying a golf course home and how you can avoid them.

1. Don’t Buy in the Wrong Location

This is one of the key factors you must get right in the buying process. Even if you see a house that’s perfect with your dream specifications, it might not be as comfortable as it should be if the neighborhood doesn’t suit you.

You might think that a neighborhood doesn’t matter if your home itself is great, but surroundings can change your mind even if that’s the case. You definitely can’t make yourself love a location that makes you feel uncomfortable.

You’re in luck if you’re still searching! Charlottesville has plenty of golf communities to choose from various price points and home styles. It is important to visit the location yourself to find the neighborhood that feels right for you.

2. An Isolated Community Is Not Ideal

Some golf communities might offer you a good view, great scenery, and community, but amenities are a longer commute than you prefer. You may not want a home that takes you more than thirty minutes to reach shopping districts, restaurants, and medical services?

This can also apply to distance from other leisure places such as rivers and hiking. It might be great to live on a golf course, however, it won’t make a good home for you unless the other places that are important to you are accessible as well.

You may end up being bored and feeling lonely, especially if you don’t know anyone within the community. Make sure the community you’re buying in is close to the public spaces you enjoy.

3. Working Through the Process Alone

For first-time buyers, purchasing a home can be a confusing process to go through without a realtor. Realtors are great helping hands and sources of information when it comes to the buying process. Even if you have bought properties in the past, seeking help from a real estate agent is still very effective.

Real estate agents are equipped with the knowledge to work through the home buying process smoothly. At the same time, they can often find you more potential homes than what you’d find on your own. You can have your preferences matched with the ideal home when you work with an agent.

This is a very critical move to take that might be regrettable if you don’t take it. A little help never hurt anyone.

4. Buying a House in the Wrong Location

The biggest factor influencing price for a golf course home is the view and location relative to the golf course itself.  This can cause the most common mistake that home buyers often make when buying a golf home.

When you’re searching for a golf home specifically, you have to look out for the view and location on the golf course. When searching for a home in a typical community, you may be searching for mountain views or just a nice view of the neighborhood.

However, if you’re searching for a house specifically in a golf community, location on the golf course is everything. Homes with a great view of the golf course will sell more quickly.

You will enjoy a home with a great view of the course even if you’re not yet thinking of reselling in the future. But you should never forget: the better the view, the higher the price.

5. Incomplete Negotiations

You should never meet directly with a seller when negotiations are still ongoing or if they haven’t been initiated yet. When working with a realtor, you will not be meeting with the property owners to discuss matters. Your real estate agent can handle negotiations.

Meeting up with an owner or agent can be tricky, especially if there is not a ratified contract yet. When you discuss matters with them and even give the smallest compliment, there’s a possibility they’ll become less flexible on the price.

To avoid these situations, it’s always best to allow your agent to do what they do best.

6. Lack of Research

When buying a home, whether it is on a golfing property or not, you should be prepared in every aspect. This includes your budget, money, mortgage approval, realtor, and everything else. This also means that you should have done your complete research.

With a realtor, you have access to more information than without one. It is very important to keep in mind that you know what you want to buy, know how much you can afford and what you’re paying for, and all in all, have a clear goal in mind. Communicate all these goals with your agent.

The golf community market can be confusing for first-timers. However, that doesn’t mean you should give up on your dream of a golf course home. In fact, this just means you’ll have to do a bit more research.

Are Golf Homes a Good Investment?

Gold homes are a good investment. However, throughout the buying process, an important thing to remember is that a golf home’s value will always depend on the golf course itself.

When looking for one, always ensure the course is in the best condition, with an attractive neighborhood and accessible amenities. You can often have the opportunity to play the golf course or to ride around it in a golf cart.

Final Thoughts

Every home is a great investment if you look for the right one. With golf homes, even the smallest change within the golf course and club itself can decrease your property’s value. If you think a golf course near your prospective house will close soon, it might be time to rethink options.

Thanks to the pandemic, buying a house on or near a golf course could be a win both for golfers and non-golfers. Living next to a golf course gives you a good view of a scenic landscape. This is very relaxing, especially these days when everyone is working from home. Aside from the good view, though, does a golf course increase your property's value?

A golf course adds value to your Charlottesville, VA home by providing an area where you can enjoy the outdoors and practice social distancing. It also increases your property value! 

Today, I will discuss the factors to consider before investing in a home on or near a golf course: 

Do golf courses increase property value? 

Is golf course property a good investment?

Should I buy a house next to a golf course? 

The number of people interested in owning houses on a golf course grew over the course (no pun intended) of the pandemic. 

Read on to learn more about these things!

Do golf courses increase property value?

Golf courses absolutely do increase property value. In a study in the early 1990s, it was found that home values near a golf course increased by 7.6%. Recent studies show that the farther in the community the house is from the golf course, the lesser the property’s value.

Also, properties with a great view of the golf course have a higher value than homes without that view. Additionally, a house without a golf course view still has a higher value than one outside the neighborhood. 

From these stats, we can assume that a golf course in a residential community adds to the property’s value.

Is golf course property a good investment?

A golf course property is a good investment. An important thing to consider, though, before investing is the quality. The property’s value will depend on the golf course itself. 

Recently, there has been a rise in people’s interest in living on or near a golf course. Before, there was a noticeable decrease in participation in U.S. golf. Participation dropped from 29 million per year in 2006 to 24 million per year in 2019. Between January 2020 and February 2021, though, there was a 26% jump in searches for properties with a golf course. 

Many Americans are starting to leave city life behind due to the COVID-19 pandemic. People are encouraged to work from home to stay safe from the virus. Since golf is an outdoor sport that can accommodate social distancing while still allowing interaction with your friends, more people are turning to this sport. 

Should I buy a house next to a golf course?

You may buy a house next to a golf course. However, there are many considerations to think about when buying a house. Among these are cost, house size, and proximity to the workplace and other commercial areas. Some buyers will ask if they should buy a house next to a golf course. 

Here are the benefits of living next to a golf course: 

Beautiful View and Surroundings

A friend told me that they still remember the first time they saw a golf course. “As a kid, its vastness was astonishing. I saw it while I was at a friend’s house. The view of the golf course was visible from their living room. This memory stuck with me because of how pleasing the view was for me.” 

Having a view of the golf course is an application of the concept of "appropriation." This was articulated by Humphry Repton, one of the pioneers of landscaping in the early 1800s. The view of the landscape can be seen from a house that integrates a view into the resident's property. 

Having access to beautiful surroundings can help us stay mentally healthy. Not only that, being able to take part in leisure activities, such as golf, can also help us stay fit and entertained. 

A Haven for Golfers

This is the most obvious benefit of buying a home on a golf course. If the buyer is an avid golfer, living near a golf course is like heaven to them! They will be able to play the sport that they love just steps from their front door. The buyer may also get a discounted club rate and discounted annual membership dues. 

The Prestige of Owning a Home on a Golf Course

Many golf communities are associated with luxury.  The neighborhoods have been laid out with an eye to natural beauty.  And they are full of well-maintained, high-quality homes.

There are many options to choose from if you are looking for a golf community home in Charlottesville. There are properties in Glenmore, Old Trail Village, Spring Creek, Farmington, Keswick Estates, and Lake Monticello. Pam Dent would love to share her knowledge to help her buyers find the perfect home. 

Final Thoughts

Living next to a golf course in disrepair isn’t going to make an attractive investment property. A well-maintained golf course is more likely to increase the value of the property. We are lucky in Central Virginia to have a selection of beautiful golf communities that offer homes in various styles and price ranges.

Are you looking for a home near a good-quality golf course in Charlottesville, VA? Pam Dent, a realtor who is an avid golfer herself, would be the perfect choice to help you. She has first-hand information about the golf courses and golf communities. She also cares about her clients. You may contact her through this number: 434-960-0161. You may also want to check this video: 

As a prospective homeowner, there is a lot for you to consider before you buy a home. It is likely that you already have a dream home in mind. You might know the neighborhood that you want it to be in, or how you want the structure to look. You may already have a checklist of all the features that you need the house to have. The more elaborate your checklist, the more expensive your dream home will be.

If you want to buy a home in Charlottesville, VA, you might be wondering how much you’ll need to save up. It all depends on you, and the type of home that you’re looking at buying. There are quite a few things that could make the house you want to buy expensive. The more expensive it is, the more you will need to save.

This article will explain the cost of the average home in Charlottesville, VA and how much you might need to save to buy one.

What Are Property Values Like in Charlottesville, VA?

For those looking to buy a home in this city, they have to know how much they’d be likely to spend. The median price for a home is about $355,000. Of course, there will also be plenty of homes below and above this price. 

For instance, over 50% of homes available in Charlottesville cost between $250,000 and $500,000. As prices go higher or lower than that range, the number of available homes decreases. But even if you are looking for seven figure homes, you will find a good selection in Charlottesville.

You’ll also find many three-bedroom homes here, followed by two-bedroom houses. If you need even more space, then four-bedroom houses make up 16% of homes in the city.

Since the year 2000, homes in this city have appreciated 134.5%. This is about 4% every year, on average. This is something to consider for those who are planning to buy a home for investment purposes. Over the last ten years alone, the appreciation rate has been about 40%. This is in the top 30% in the nation.

Speaking of investments, you may want to buy a home as a rental property. Charlottesville, VA, is a great location to consider if that is the case. The average rent goes for about $1,700 every month, and about 60% of residents are renters.

How Much Money Should I Save to Buy a Home in Charlottesville, VA?

If you have the cash to buy a home, it is always best to do it outright. This is not an option for most people, which is why they turn to their banks to finance the sale. By getting a mortgage, most people can become homeowners.

You will always need to pay a down payment on the house, even with a mortgage. The percentage of the total house price for the down payment varies. Many people use 20% as a rule of thumb. It can be lower than this, but it is unlikely to be higher. This makes it a good benchmark to use. If the house you decide to buy costs $500,000, you will have to have $100,000 saved up.

To always be on the safe side, ensure you have 20% of the total put aside. If you manage to get a smaller percentage on your down payment, that’s a definite bonus. You can put this extra cash to use if needed, especially if you might need to make some repairs.

What Factors Can Make a Home More Expensive in Charlottesville, VA?

When looking for a home in Charlottesville, VA, some things can make a house more expensive. You should have these in mind and keep your wallet at the ready. Especially if you want a five-bedroom estate or something like that!

Just because you can afford a house that large doesn’t mean that it is a good idea. Look at your monthly income and make sure that the mortgage won’t take too much of a hit on that. You are going to be paying it off for decades. You should go for a mortgage that is comfortable and won’t leave a serious dent each month.

Here are the factors which increase the value of a home:

The size. This might be the most important consideration when looking for a home. The square footage of the property has a large effect on how much it will cost. This doesn’t refer to the house alone, but the entire lot. There are homes in Charlottesville, VA, that belong to golf communities or have farm space. All that extra land is sure to drive up the listing price. If this is what you want, make sure that you prepare for it. Homes like these are beautiful!

The neighborhood. Charlottesville, VA, is a city and there are many neighborhoods within it. These areas can differ quite a bit and this can show on the average price for homes. Ivy is one of the more expensive neighborhoods in Charlottesville. In fact, it is one of the more expensive neighborhoods in the country. The median price for a home here is $790,000. This shows how important it is to select a neighborhood wisely.

The year of construction. Simply put, the newer a home, the more expensive it is likely to be. The reason for this is rather straightforward. A lot of things in the house will be less likely to break down! Some of the most important parts of a home are the most expensive to fix. This includes the plumbing, wiring, and roof. If any of these get damaged, it will cost a lot of money to fix. A newer house is a sort of guarantee that these parts of the structure will last longer. Buying an older house for cheaper saves you some money you might need for fixes.

To summarize everything, you should aim for a house which you can afford comfortably. The amount of usable space, the area, and how old the house is, affect the price.

Whatever the price might be, have 20% of it on the ready. This will help avoid any disappointments you might encounter. Nobody wants to miss out on the house of their dreams.

To consider a home a good investment, you need to know what you plan to do with it, as well as where to buy it. In Charlottesville, VA, buying a home can be a good investment. With Charlottesville country homes, there often is open land which may increase in value along with the house itself. Mark Twain is quoted as saying “buy land, they aren’t making more of it”. The fact that there is a finite amount of land, makes these homes a great asset if you need a smart place to put your money.

There are many reasons why you might be buying a home in Charlottesville, VA. You might want a home to live in with your family, or a retirement house. Others might be looking for a place with space to start a farm or raise horses. Charlottesville horse properties are always in demand. Yet, some people want to buy a home only as an investment. They may either be aiming to make a profit in the short-term, or years in the future.

Luckily, there are multiple ways to make money off of a home. Unlike how it might seem, investing in a home isn’t as easy as buying it and selling it years later. While value tends to be secure in a home, it does not necessarily increase. If you know what you are doing, investing in a Charlottesville, VA home will be easy. This article is here to tell you more on investing in Central Virginia country properties.

How to Make a Home a Good Investment in Charlottesville, VA

Real estate is a very complex domain. Ensuring that a home is a good investment requires more than just buying and selling. It requires patience, energy, time, and sometimes more money. Regardless of this, if you put in the effort, it’s possible to reap returns on a property. Here are some of the main ways to invest in a home in Charlottesville, VA.

1. Buying to sell later. The many Charlottesville equestrian estates in the area are perfect for investment. The open land offers the possibility for a variety of agricultural ventures.  This could be a farm for horses, a vineyard, or a sustainable family farm, and you can add barns and agricultural buildings. Many of our local horse farms are perfect for an equestrian business.  Owners can also choose to leave the property vacant, but the potential is still there. As a result of this, holding on to a property and selling it in a few years in a strong economy is likely to bring profit. With this form of investment, accumulating a profit will take several years. One major advantage is that the seller can live in the home during this period. As long as the house is well-maintained and the land is cared for, then selling value will likely stay intact.

2. Buying a rental property. In 2017, there were 43 million rental households in the United States. At any time, in Charlottesville, there will never be a dearth of potential tenants, particularly due to the University of Virginia and the University of Virginia Hospital. Many people cannot afford a home of their own, so they must rent one. For others, they see renting as a short-term alternative to buying a house. Regardless of the reason, it remains true that renters are almost always available for a well located house. By buying rental property in Charlottesville, VA, you it is possible to get consistent returns. There are two ways to approach purchasing a rental home in Charlottesville, VA:

Leave the mortgage to the tenants. By buying the house with a mortgage, you are in debt to the lender. Apart from the usual 30% paid upfront, you won’t have to pull anything else out of your wallet. This means that without much monetary commitment, your tenants will pay every month. Of course, most of their rent will go towards paying the mortgage. But, you can always ensure that there is a nice profit on top of the rent for you.

Pay off the house in full. This option is a bit more limited, as not everyone will be able to do this. When the house is paid off in full, there is more safety for the homeowner. The house is theirs, and there is no risk of foreclosure if tenants default on payment. Yet, it will take years for them to recoup the value of their investment. This option is better suited for individuals who don’t mind the long-term investment.

3. Buying a property to flip. If you ever find a good deal on a Charlottesville, VA home that needs extensive repairs, go for it. These kinds of properties are perfect for flipping, particularly when the majority of the repairs are cosmetic and not structural. When a seller knows that the home is in a state of disrepair or neglect, the value of the house gets discounted. 

By purchasing the home and making repairs, it can often be sold at a significant profit. The house does not have to be in a bad state either. A house that is old or outdated can also get flipped. Such a house will likely get sold at a lower price due to its age. By renovating the structure to a more modern standard, you can add to the asking price. Flipping requires effort, time, and money, but can be profitable in the short-term, particularly if you are able to make some of the renovations yourself and do not mind some “sweat equity”.

How to Get the Best Value out of Your Investment Property

The goal of an investment is to reap a profit. The expectation is that you will try your best to maximize the profit that you get. With any luck and a few simple things in mind, you won’t leave money on the table.

Keep the property well-maintained. When you neglect a home, it begins to show. Few people want to buy a house that looks like it is falling apart. It is important to keep not only the building itself looking good but the land around it as well. Neglected land is not attractive to a potential buyer.  Curb appeal matters.

Upgrade if needed. This applies with any path of investment chosen for your Charlottesville, VA, house. By making sure the house is up to date, you will earn more money from outright selling or rentals. Replace outdated utilities like pipes and electricals. Also consider upgrades for energy efficiency or towards achieving a smart home. Be careful about what you upgrade, though. Not everything will add significant value. 

Get an expert realtor. Many people want to keep all the profits to themselves, so they work alone. This can be stressful, time-consuming, and may not be worth the money ‘saved’. By getting a realtor, everything moves more smoothly . This applies to sales of property and finding renters. They can also assist you with a location-specific valuation that gets you the best price.

Charlottesville country properties are good choices for investment. To ensure you’re getting the best value you can, it is essential to work with a realtor who knows the area. For Charlottesville, VA, this is someone like Pam Dent, REALTOR.

This Gordonsville VA farm for sale is ready for its new owner!

Rarely does one have the opportunity to own a beautiful farm of this nature in an amazing location. This charming farm features a renovated historic home with 3 bedrooms and 2 bathrooms and sits on 8.2 private acres of gently rolling land.

This property has an exceptional location. Gordonsville is a charming southern town located nine miles northeast of Charlottesville. This small residential town has a population of around 1,500 people.

Gordonsville is known for its award-winning wineries, world-class dining, and breathtaking scenery. This scenic region is dotted with farms, orchards, and woodlands. There are forests, rivers, rolling hills, and mountain views that can be explored by car, bike, or canoe. You can also go around on foot or horseback.

Living in Gordonsville means you are never too far away from the city, yet you still get the peace and comfort of being in the suburbs and country.

An exceptional farm in Central Virginia

This Gordonsville VA farm has been upgraded and renovated to ensure comfort and convenience. The chimney at the front of the house was relined in 2010. The back half of the house, which includes the kitchen, the dining area, the sitting room, and the screen porch, was totally renovated in 2012.

The updates also included partial conditioning of the crawl space, locating an on-demand water heater, and adding a new HVAC unit below the floor.

All the windows on the property have been replaced. Most in the main house are Anderson or Pella. The standing seam metal roof on the main house was replaced in 2016.

Feel connected to history once you step into this cozy living room featuring a mantle salvaged from the Montpelier restoration after the DuPont’s ownership. It was purchased from Craig Jacobs, owner of Salvagewrights in Orange, who has done restoration work at Montpelier. The hearth is also a local Buckingham slate slab.

The living room is warm and inviting, perfect for welcoming and entertaining guests and loved ones. On cool nights, you can light the fireplace for an even cozier vibe.

Let your inner chef shine in the gorgeous gourmet kitchen.

Across the hall is the impressive gourmet kitchen of this Gordonsville VA farm. It also has a breakfast bar where you can sit to eat meals.

The spacious kitchen comes with a dishwasher, a double oven, refrigerator, and a gas cooktop.

The dining room can easily accommodate a six-seater table. This well-lit space is the perfect spot to create happy memories of wonderful dinners and great conversations.

A few steps from the dining area is the sunroom which was added in 2019. It features high tech glass to reflect heat and glare.

On the home’s main level you’ll also find the spacious master bedroom which offers privacy and personal space.

At the end of an exhausting but fun-filled day, there is nothing better than the comfort of this enticing bedroom. An attached master bath with a beautiful tile walk-in shower completes the features of this bedroom.

Upstairs are two more bedrooms which are just as cozy as the main bedroom.

You can easily enjoy family time on the screened porch regardless of the weather. It is also perfect for inviting friends and family over for get-togethers.

The 2-story dependency offers more space. It was gutted and refinished in 2011. A new roof was added at that time. The building also has its own power supply.

The finished office space on the second floor offers the opportunity to work and study away from the distraction of the main home.

A place to gather with loved ones no matter what time of the year

The patio built with Buckingham slate overlooks the pergola and the firepit. A few steps away is the 16’ x 40’ salt-water pool which was added in 2015.

The garden features rambling roses, mature maples, black walnuts, a magnolia, and boxwoods. There are many perennials including irises, peonies, lilies, tulips, and daffodils.

If you enjoy the outdoors, you can walk along the trails throughout the woods and fields and along the charming stream at the back of the property.

Other amenities of this must-have Gordonsville Farm for sale include a detached garage, a carport, and a run-in shed. The garage can be used as a space for a car enthusiast, a woodworking shop, or an art studio.

The field is partially fenced and could be completed for horses or other livestock.

Enjoy a peaceful and private retreat on this beautiful farm yours for $585,000.

Properties like this are rare, so don’t miss this chance! Call me, Pam Dent, at 434-960-0161 to schedule a private showing today.

You can add value to your country home in Charlottesville by emphasizing the advantages of rural life. The peace of rural areas is important to many people, however having good roads for access to urban areas is a boost. Adequate space for horses and other animals adds value too. The quality of the home and improvements should be optimal. While many appreciate a rustic appearance, modern amenities hold value indoors.

Selling homes in an urban area may be easier than in rural areas. This boils down to more people living in urban areas, thus a larger buyer pool. Modernity appeals to many people. For some folks, though, they want to be among nature, with peace and quiet. For these people, homes in the country are their first choice.

Over half of Virginia’s landmass is rural. There are also over 1 million people living in rural areas in the state. So while urban areas are more populated, rural living is very much in demand. And as a result of the pandemic, an increasing number of people are moving out of the city and into the country. If you’d like to sell your country home in Charlottesville, VA, this is the optimum time to put it on the market.

Before you sell your country house, you want to get as much value as you can. There are things you can do to increase the selling price of your home.

What Can Increase the Value of my Country Home?

Many home improvements can increase the home’s value  beyond the price it costs to get them done. Knowing the appropriate ones can turn a good profit. These range from minor renovations to more considerable additions.

Make all repairs: Ensure that all necessary repairs are complete before selling. You may be able to sell a house with a leaky roof, but it’ll take money out of the asking price. If you fix these deficiencies yourself, you won’t leave money on the table. Be sure electricity and water are in perfect working order. All light switches and power outlets should be functional. Don’t forget to make sure all windows and doors open without any issues. Proper repairs enable you to show the house without any worries. You will know there’s nothing you need to be concerned about!  You may even want to have a pre-listing home inspection so that you will know what will be found in a buyer’s inspection and you can take care of those items before your home goes on the market.

Ensure easy access: Even if you don’t like the bustle of cities, being able to get to town easily is important. As much as you stay within rural confines, you will have causes to go to the city occasionally. Buyers coming for house showings will likely arrive from the city too. Private roads leading to your property should be free of any obstacles, well maintained and easy to navigate. Have your mailbox somewhere prominent and well-labeled. Buyers want to know packages can get to them without stress.

Get the property looking good: For taking pictures or having a showing, you want the property to look its best. Rural houses can take a lot to maintain, and most buyers know this, but if it looks shabby, they will reconsider whether they should take it on. Don’t add to the work they have to do if they buy. Ensure any grass is freshly mowed, and bushes and trees are presentable. Clean the windows, scrub floorboards, and make the house look pristine. The rustic charm of a country home is one of the major attractions. Take advantage of that, and make it look good before buyers show up. It’s sure to bring more value.

Market in the strongest season: You can sell a country home in any season, but you need to know which is optimal. A home in Charlottesville with abundant green is best marketed in spring or summer and don’t forget the display of fall color in the background. That way, the trees and shrubbery are as beautiful as can be! The value of a property is higher when its beauty is evident.

Renovate where necessary: If your country home is relatively aged, it may need some renovations. These can bring modern amenities to the home, in both functionality and appearance. Renovating bathrooms and kitchen space is one of the easiest ways to add value. Most buyers won’t want to do that themselves.

What Are Home Improvements That Don’t Add Value?

Adding renovations may seem like a sure way to increase your country home’s value. Unfortunately, that’s not true for the most part. Some home improvements will not do much to improve value. It’s essential to know which ones do, and which don’t. This will prevent you from spending money on non-profitable upgrades.

These improvements may not increase value, but they can seal the deal from prospects.

Improving infrastructure: There are many vital parts of a home hidden from sight. This includes water and sewage pipes, as well as electrical wiring. An old house can have older infrastructure in this regard, but upgrading won’t put much money in your pocket. It improves the description of the home, but putting a premium on account of these won’t yield much.  However, if these essential features are not up to date, it could deter a potential buyer from making an offer.

Bedroom renovations: A bedroom is a personal space. Putting your own touches on a bedroom to improve the home’s value can prove far from successful. Most buyers will want to design their bedrooms themselves. So doing it for them won’t add more to your asking price.

Re-purposing rooms: Changing a spare room into a gym or a theater may seem like a good idea. This is only if the buyer wants exactly that. More often than not, these additions will only frustrate buyers. Sometimes, this means a room that they cannot use. They can re-purpose rooms on their own, if you leave the space for them to decide.  In today’s market, rooms become offices or school rooms.  Buyers will want flexibility.  And with the prevalence of netflicks and streaming, home theaters are no longer popular.

Swimming pools: Pools can be fun to have, that’s a fact. Unfortunately, installing one is costly, and so is maintaining one. A home with a pre-existing pool can be a tough sell due to maintenance costs, and many buyers consider a pool to be a lot of extra work. There are also safety issues, particularly for families with children. Don’t expect a pool to add value for every buyer.

In the end, these are a few of the elements that can add value to your home. Some are quick to put in place, and others may take some time to complete. Don’t forget decluttering and staging which are both inexpensive ways to add value to your home. It’s important to be practical and consider all the factors when planning to sell. Getting a fantastic agent makes selling a breeze. Pricing, location, and the house itself can determine which improvements you should consider.

In Charlottesville, VA, you’ll want to get an agent familiar with the area and with country homes. This way, you’ll get the greatest value, and a sale before you know it.

Nobody wants to sell anything when the market is bad. This rings true even for home sellers. But while selling a house in a sluggish market can be hard, it is possible. All it takes is a unique kind of game plan.

In this article, you will discover the secrets to selling your Charlottesville VA house in a slow market.

If you are selling your home in Charlottesville VA, take note of the following strategies to increase your likelihood of a sale:

1. Be familiar with your market 2. Sell for a good price 3. Stage your home 4. Advertise your home 5. Highlight the best features of your home 6. Offer incentives 7. Adjust the terms of the sale 8. Tap your neighbors to market your home

Read on to learn more about the things you can do to get your Charlottesville VA house sold in a slow real estate market.

Tips to sell your house fast in a slow market

While it is still possible to sell your Charlottesville VA home fast and for top dollar even in a cooling market, you will have to refine your selling approach to make your home sale successful.

Take a look at the following secrets to selling your house in a slow market:

· Be familiar with your market

Learning your market and your competition is key to a successful home sale. It’s not enough to offer your house for the price you want. You have to regard what other properties in your area have sold for and are selling for. Knowing your market will help you avoid overpricing or underpricing your property, which may cost you tens of thousands of dollars. · Selling for a good price

While selling a house for a good price can be tricky in today’s market, it is necessary. Don’t turn off potential buyers by asking as much for your property as your neighbor got a year ago. Instead, look at similar houses in your area and price your home conservatively. · Stage your home

Before selling your home, repair everything that is broken and replace things that you need to replace to make it look presentable to buyers. You may want to consider a professional home staging service to help your home make a strong positive impression during showings. · Advertise your home

Marketing your home aggressively is another key to a quick home sale. To boost your chances of selling fast even in a slow market, don’t just rely on multiple listing service. Advertise your home in local papers and make sure your home’s photos highlight its best and unique features.

· Highlight the best features of your home

When you play up the best features of your home, you make it much easier for prospective home buyers to appreciate and want to buy your property. Features such as fireplaces, a gourmet cook’s kitchen, and an outdoor oasis are some of the features you can highlight when marketing your home. · Offer incentives

While some homebuyers may find a low price attractive, that’s not enough incentive if you want to sell your house fast in a slow market. Most homebuyers may hold out for something more than just that, so you need to be a creative home seller. Offer incentives that will speak to the heart of buyers, such as a paid vacation or a set of living room appliances. · Adjust the terms of sale

Most of the time, the easiest way to sell a home fast in a slow market is by offering flexible terms to buyers. While it is sometimes enough to lower the asking price, there are times when offering help with closing costs or extending the settlement date are necessary to win a buyer. · Tap your neighbors to market your home

Involving your neighbors in your home sale may also help you sell your house fast. Before you put your home on the market, inform them about your upcoming home sale so they can inform their friends about it. That way, you will be able to generate interest before you even list your home.

If only you can do things your way, you will sell your home whenever you want and at the price that you want. In reality, however, the condition of the market is a huge factor in the outcome of your home sale. And since every house is different, what it takes to sell your house in Charlottesville VA could be different than your neighbor’s situation.

Mistakes to avoid when selling your home in a slow market

As a home seller, you must be aware of the telltale signs that you are in a slow real estate market. These signs may include “for-sale-signs” taking over your area, or huge red price reduction labels tarnishing the online listings in your neighborhood. These signs tell you one thing: If you are selling your Charlottesville VA house now, the odds may not be in your favor.

The good news, however, is that while changing the conditions of the market isn’t as easy as waving a magic wand, a slow market is an opportunity for you to channel your competitive side. No matter how slow the market is, it is not impossible to sell a house. With the right game plan, you can still be successful with your home sale.

Whether the market is good or bad, the key to a successful home sale is having the right game plan. Along with having the right game plan is avoiding the mistakes that will doom your home sale. Here are some of them:

· Not preparing your house for sale

Selling a house in a slow market is never for the lazy. If you want your home sale to be successful, you have to put in some sweat equity to make your home as presentable as possible to house hunters.

Deep cleaning and decluttering are necessary to meet the bare minimum buyer expectations. But if you are in a buyer’s market, you will need to go far beyond just cleaning to boost the desirability of your home. Generally speaking, staged homes sell faster than unstaged ones, especially in slow markets. · Foregoing professional photography

Nowadays, more than 90% of home buyers search online for homes. Hence, if your goal is to attract homebuyers online, you can’t just settle for amateur photography when marketing your home. Making sure your online listing photos are on point is critical in home selling. While you can take good listing photos yourself, it’s not worth the risk if you are in a buyer’s market. Hiring a professional real estate photographer will not cost you much, so go that route if you want to get a leg up on your competition. · Overpricing your home

Selling a home isn’t like selling loads of products in the market, where you can lower the price when you get stuck with inventory just to be able to sell. When you sell a home, your home is your only product, so you can’t afford to discount if it doesn’t sell. · Refusing to let buyers access your home

Showings are necessary when selling a home. While you wouldn’t want to be told to get out of your own home, you will need to do that when your home is on the market. Don’t demand access restrictions like requiring half a day’s notice before showings because that’s a major turn off to potential buyers. Remember that when selling a house, the more foot traffic, the better.

Do you feel discouraged when your home stays on the market for a long time and can’t even get a single buyer to make an offer on it? Are you worried that your Charlottesville VA home for sale may become an expired listing soon?

In this article, you will discover the actions you can take when your house doesn’t sell. 

There is no need to panic when your Charlottesville VA home doesn’t sell. Changing your sales strategy, selling for less, and considering a short sale are just some of the things you can do when your property doesn’t sell immediately. When your timing isn’t right, you may even consider waiting to sell.

Keep reading to learn more about your options when your house doesn’t sell and turn your disappointment into a sigh of relief!

Why is your Charlottesville home not selling?

In a perfect world, home selling is a predictable process where you put your house on the market and get an offer after scheduling a bunch of showings. Unfortunately, it doesn’t always work that way.

Probably, you are reading this article because you are one of those sellers who are left wondering why your Charlottesville VA home just won’t sell, no matter how much you try to get the word out and get offers. Here are some of the possible reasons your house isn’t selling:

·         It’s not the right market

When you sell your home, consider the time of year you are listing and whether it’s a buyer’s market or a seller’s market. These real estate market trends play major roles in how fast a home sells.

If you want to avoid a stagnant sale process due to bad timing, it’s imperative that you are strategic when you list. Sometimes, it’s even better to wait and get on the market when you know your chances for a quicker sale are already high than to put your home on the market too early and let your listing get stale.  In the Central Virginia area our hottest market when there is the largest number of people looking at homes is in the spring.  However, during the winter there are usually fewer homes on the market and therefore less competition.

·         Your home for sale in Charlottesville is priced too high

If your home is priced well above the comps in the neighborhood, expect potential homebuyers to pass it over. Since purchasing a home is a huge financial investment, buyers generally don’t take an interest in homes that are overpriced. If other homes in the neighborhood are selling but yours isn’t, that’s a tell-tale sign that your home is priced too high.  

·         Your listing is either insufficient or out-of-date

Sometimes, the reason why your home isn’t selling is that your listing is not doing your Charlottesville VA home justice. Remember, your listing is where potential homebuyers go first when they’re interested in your property. If your listing is insufficient or outdated, that can be a huge turn off for buyers.  Having good photographs that show your home in its best light is key.  Most buyers start their home search online, looking at listings and photographs.  Depending on what they see they will then contact an agent and give them a list of properties that they want to see.  Without good photographs they will never make the decision to see your home in person.

·         Your home is in poor condition

One of the most common reasons a home doesn’t sell is its lack of aesthetics. Homebuyers can easily spot if your home needs repairs and some deep cleaning, in the same way that they can spot if your home is decorated too boldly.

Buyers are only interested in turnkey homes, or at least those that won’t cost them a lot for repairs and design. If your home isn’t selling, then it’s probably because you have failed to present it in its best light before putting it on the market.  Remember that you only have one chance to make a firs impression.

What can you do when your home isn’t selling?

When you think you’ve already tried to do everything right but your home still won’t sell, it’s time to get the ball rolling and think about what you can do to boost buyer interest in your property. When the waiting period for your property to sell is already much longer than you expect, then the situation dictates that you finally need to take action.

Here are some of the things you can do when your house isn’t selling:

·         Get an up-to-date professional valuation and price your home right

The price is a major swing factor for potential buyers. Most of the time, even if a Charlottesville home ticks all the boxes—from a great neighborhood to good schools, if it’s overpriced, chances are buyers will rather opt for something else nearby.

If you don’t want homebuyers to pass your home over, get a property valuation and make sure that your property falls in a more realistic price bracket.  You may either opt to contact a real estate agent for a broker price opinion or hire a licensed appraiser.  

·         Put your Charlottesville VA home on the auction block

If you’ve done all you can but still can’t get offers on your home,  you may consider auctioning it off. Property auctions are usually transparent and secure and have no hidden catches, making them an appealing sales channel. During a property auction, the buyer and the seller exchange contracts inside the auction room with other investors and developers around. As long as you price your property right, there’s a huge chance for your home to be sold by the end of the bidding.  One thing that I have noticed is that the majority of the properties that go to auction end up selling for a significantly discounted price.

·         Host an open day

Hosting an open day may be an effective way to drum up sales interest in a property. This especially rings true for sellers who have struggled for some time without compromising too much on the price. You can ask your professional real estate agent to set up this event for you and use her expertise to attract interest and to guide your visitors around.  This tactic works best for a home in a neighborhood where there is a lot of drive by traffic.  

·         Offer incentives to buyers

Another good way of boosting buyer interest in your property is by putting a considerable amount of money into the transaction, including state or county transfer taxes and lender and settlement attorney fees offered to buyers. Sometimes, these fees serve as stumbling blocks for potential buyers. Other incentives that we see are allowances for repairs or remodeling.

If you offer to pay up some of these expenses, it might help remove what’s holding buyers back from buying your home and ultimately they will agree to close the deal with you.  

·         Rent out your home

If you have already moved to your new home but your old home is still on the market, then you may have already grown tired of paying two mortgages at the same time. If this is your case, you may want to rent out your home so you can buy some time and save money until you decide it’s time to put your Charlottesville VA home on the market again.  If you decide to go this route, and you still want your home to be shown to buyers, it is necessary to put something into your rental agreement outlining the terms under which the tenants will be required to allow your home to be shown.  

·         Target buyers who are looking for rent-to-own homes

If homebuyers aren’t biting despite all your marketing efforts, then it might be time to target people who are looking for rent-to-own properties instead. Although this process isn’t as clean and financially secure as selling the property outright, it can help you speed up the process of selling your home, only that you’re selling it to a buyer who is looking for an alternative to purchasing with a mortgage. This is a more complicated process so it will be helpful to have the guidance of a real estate professional who is knowledgeable with the ins and outs of this type of transaction.

The advantage of choosing this option is that even if you don’t get the full purchase price of your home at the time of the sale, you can be assured that you will still have a steady flow of income as the tenant-owner makes his monthly payments.  

·         Wait to sell

Sometimes, no matter how much effort you put into winning the interest of homebuyers, you just can’t get them to want to buy your home. If that’s the case, then the problem might be the timing of your sale. 

You might be selling your home during a period of excess inventory, so buyers are inundated with options that are drowning out yours.

When this happens, the best thing to do is to discuss with your real estate agent if taking your home off the market for a bit will help. With the help of your agent, find out what the current inventory in your market is and ask her when the peak seasons are. 

Once you realize your timing is off, better un-list your home temporarily and try putting it back on the market at a more optimal time. Always keep in mind that when it comes to home selling, timing is everything. That’s why sometimes, the best approach is to take a step back and try again at a different time.

While I know how frustrating a stalled-out sale can be, I know there are options to ease the pain while you wait for the best offer on your Charlottesville VA home. Call me, Pam Dent, at 434-960-0160 and I will help you decide on a new strategy that will better help you close the deal. I know the Charlottesville VA market inside out and I can be your eyes and ears throughout the home selling process.

Whether you are moving into a bigger home after outgrowing your starter home or downsizing, selling your home in Charlottesville VA is just as major a life decision as buying a new home. Selling the place you’ve called home for many years is a huge deal, especially when you start figuring out the taxes involved in a home sale.

If you are selling a home for the first time, you probably are wondering if you have to pay taxes on the sale of your home. Knowing how much taxes you need to pay—if there’s any—is important when selling a home because it will impact your finances for the many years to come.

In this article, you will discover everything you need to know about the taxes on selling a house, including tax breaks, reduced exclusions, reporting your home sale on a tax return, and determining the total profit of your home sale.

When you sell your home, you may be required to pay taxes on the money you earn from the sale. The good news, however, is that there are certain exceptions that may result in you paying very little or no tax at all.

Read on if you want to know if you owe taxes on the sale of your home.

Are You Required to Pay Taxes When Selling Your Home in Charlottesville VA?

As I said, there’s a chance you will have to pay taxes out of the money you earn from your home sale after you’ve sold your home. However, there’s also a chance for you to pay very little or nothing at all.

If you have lived in your home for two of the five years directly before you decided to sell it, the first $250,000 of whatever profit you make on the home sale is free of tax. This amount increases to $500,000 if you are married and you and your spouse file a joint tax return.

Note, however, that what we are talking about here is the first $250,000 (or $500,000) of the profit you make and not the income, so that means the tax is based on what you gain from the home sale and not on the total amount of money you make from the home sale.

There’ll be quite a bit of difference if you sell your Charlottesville golf home for less than $250,000 more than you purchased it for and if you’ve lived there for at least two of the previous five years. In that case, you don’t owe any taxes on your home sale.

How do you determine the profit on your home sale?

Now that you know when you need to pay taxes on your home sale, the next question is how do you determine the profit you make from selling your home? Remember, calculating your profit is necessary to determine if you owe taxes on your home sale. It may sound easy as pie, but calculating profit from a home sale is not as simple as subtracting the price paid from the sale price.

To determine your profit, the first thing you need to do is to figure out the cost basis for your home. As you do this, consider not only the total amount that you spent when you bought your home but also the amount you spent on renovations and improvements. If you spent an additional $20,000 when you added an extra room, then you need to add $20,000 to your cost basis.

Once you’ve calculated that, the next thing to take note of is how much you sold your home for. To get that amount, you need to deduct all the fees you paid,  including the closing costs and realtor fees when you sold it. That means if you sold your home for $300,000 and paid $10,000 in closing costs and realtor fees, then the amount you earned on your home sale should be $290,000.

Now that you know how much you earned from your home sale, the next thing to do is to subtract your cost basis from this amount. In our example, your profit is $70,000 because that’s the result you get when you subtract $220,000 from $290,000.

Based on the rule, if the amount is less than $250,000, you won’t owe any taxes on your home sale. In this case, $70,000 is less than $250,000, so there is no need for you to pay taxes on your home sale.

How do you qualify for home selling tax breaks?

If we look at the example above, it may look like it’s so easy to sell a home and not to have to pay taxes at all. Actually, there are three basic requirements you need to meet if you want to qualify for the above tax break. Only when you meet these three qualifications will you be eligible for the tax break. Here are the requirements: ·         You must have been the owner of the home you are selling for at least two years. If you’ve been the owner of that home for less than that, then you cannot qualify for the tax break. ·         The home you are selling must have been your primary residence for at least two of the past five years. This is the reason why vacation homes and rental properties usually don’t qualify for tax breaks. ·         You must not have used this tax break for the sale of another home within the past two years. Tax breaks can only apply to one property, so it doesn’t really matter if you are selling multiple properties at the same time.

How do you qualify for a reduced exclusion?

If you don’t meet all of the requirements to qualify for home selling tax breaks, there’s still hope. Through a reduced exclusion, you still get to claim part of the tax break even if you are not totally eligible for the tax break. For instance, if the requirement is that you’ve lived for at least two years in the house you’re selling but you’ve only lived in your home for one year, you could still be exempt—but only for $125,000 of any profit you make from your home sale.

It isn’t that easy to qualify for a reduced exclusion though. To qualify for this benefit, you need to present a valid reason for not being qualified for the tax break. Examples of valid reasons include employment change, health reasons, or any unforeseen circumstance that leaves you with no other choice but to put your home on the market sooner than expected.

How do you report the sale on your tax return?

Unless you assure your real estate closing company that you will not owe taxes on your profit, you will receive a Form 1099-S when you make your home sale. Here is where you will report your home sale. If you happen to receive this form even when you are qualified for the tax exemption, you’ll need to report your home sale even if it doesn’t necessarily mean you owe taxes. Any profit that goes above or does not qualify for the exemption is taxed as a capital gain.

So how do you avoid capital gains tax on your home sale?

Considering the factors needed to qualify for a tax break, here are the three important things you need to do to avoid having to pay taxes on your home sale:

1.   Live in your home for at least two years before selling it

This is easy to do, since the two years don’t necessarily have to be consecutive. Selling in less than a year will cost you a lot because you could be subject to the short-term capital gains tax, which is higher than the long-term capital gains tax.

2.   Verify whether you actually qualify for an exception.

If you have a taxable gain on the sale of your home, you can still exclude some of it if you have a valid reason for selling your home sooner than anticipated.

3.   Keep all the receipts for your home improvements.

Remember that the cost basis of your home does not only include what you paid to buy it, but also the improvements you have made over the years. The higher your cost basis is, the lower your exposure to the capital gains tax is. Examples of things that can cut your capital gains tax are remodels, new windows, new driveways, air conditioning installs, expansions, etc.

In conclusion, the question of whether or not you need to pay taxes on the sale of your home depends on your qualifications. While it’s possible you’ll need to pay taxes on your home sale, chances are you won’t have to, if you meet all the three requirements we’ve discussed.

By meeting just a few simple requirements, you can get up to $250,000 of your profit from your home sale tax-free, and this can even jump to $500,000 if you and your spouse file jointly. 

Please be sure to check with your financial advisor, CPA or tax consultant to see how the sale of your home best fits in with your financial plan and what tax benefits you may qualify for.

If you are selling your home in Charlottesville VA and you need someone to assist you with your home sale, call me, Pam Dent, at 434-960-0161 today.

Welcome to your farmette in Central Virginia

Whether you’re looking to start a small farm, a summer getaway, or live a serene country life, this 17 acre property in Palmyra could be what you are looking for.

Tucked away at the end of a private driveway, this property offers the privacy and serenity you dream of. It also has everything you need to start a self-sufficient farm.

This Virginia farmette features multiple barns perfect for your cattle and other livestock. Storage is not a problem. You have enough space to store grain, hay, and other produce.

There’s also a workshop, chicken house, composters, and a large garden spot if you plan to start an organic garden.

A paddock, two run-in sheds, and pastures are also available for smaller animals and your horses. In the summer, enjoy fresh fruits from the fruit trees on this property.

Do you like fishing? This small farm in Central VA also comes with a stocked pond where you can fish any time of the day.

Updated country home in a spacious Central Virginia property

A dream property needs a beautiful home, and the house of this farmette certainly delivers! It features 3 bedrooms,  3 full bathrooms, a walkout basement, and 2,968 square feet of living space.

This home has been freshly painted and remodeled to ensure your best convenience.

The bright and open floor plan is welcoming and offers a good flow.

You'll be right at home the moment you step on the bright,  good-sized foyer.

The living room to the left of the foyer awaits you and your guests. Large front windows offer plenty of natural light, making it warm and inviting. In the cold season, cozy up to the wood-surround gas fireplace with your favorite beverage.

Discover your inner chef in this home’s impressive kitchen. It offers a generous floor space and features white cabinets, granite counters, stainless steel appliances, and a wine cooler.  Pendant lighting over the breakfast bar adds elegance to this beautiful space.

On the other side of the breakfast bar is the dining room. Thanks to the attractive wainscotting, ceiling molding, and white trim, this space is modern and highly appealing.  

Off of the dining space is a French door that opens to the screened porch and deck beyond..

Peaceful nights and gorgeous views of the pond await you in the large master bedroom. Enjoy the privacy and peace this room offers. A spacious walk-in closet and an ensuite master bathroom outfitted with a tub, a walk-in shower, double vanities, and a new toilet ensure your privacy and comfort in this bedroom.

The other bedrooms of this home are just as peaceful. You’ll appreciate the charm of the bay windows of the second bedroom and the Murphy bed of the third bedroom.

The laundry/mudroom with a new washing machine completes the features on the main level. For your delicates and very small loads, a small washer underneath the washing machine is available.

Additional living space is found in the finished walkout basement of this country home. With new floors, ceiling, and a recreation room with a wood stove and block walls foamed with insulation, you have a space for your billiard table.  

Do you need to store unused furniture, collectibles, and seasonal items? This basement also has a storage room you can use.

A mini-split provides heat and AC to this level plus there is additional space for the spare washer, dryer, and laundry tub in the basement.

The basement doors lead out to the fenced side yard and greenhouse.

Gorgeous country views await you from the screened porch of this updated country home. Furnish this porch with comfortable chairs and you have a lovely spot to wait for the sunrise or sunset with your favorite drink in hand.

A huge back deck gives you a wonderful outdoor retreat. Perfect for summer entertaining and relaxation, this deck sports all new boards and offers unlimited views of the picturesque stocked pond and pastures beyond.

A greenhouse, generator, equipment shed, and carport complete the features of this exceptional farmette.

Don’t miss this farm-ready Central Virginia property!

Everything that you’re looking for in a small farm is in this Virginia farm for sale.

In addition to the well-kept farm and updated house, it is located just a few minutes from Central Elementary School, Fluvanna Middle School, and U.S. Route 15.

Enjoy the best of privacy, space, and country views in this Central Virginia farm. Make it yours now!

Call me, Pam Dent, at (434) 960-0161 for a showing today.

History and convenience meet in this ideally-located Virginia country property

Set amidst wide, open spaces is a stunning historic home that offers 90+ acres of gently rolling pastures and woodlands. It’s also in a great location just outside the Staunton city limits, giving you easy access to conveniences. Rarely does a property of this size and location come to the market!

Built in 1768, this 2-story historic home’s stunning brick architecture is amazing. It features 5 bedrooms, 3 full baths, 2 half baths, and 5 fireplaces in its 3,976 square feet of living space. You’ll love the modern updates, graceful rooms, and high ceilings.

Immediately surrounding the house is an idyllic setting with large trees and established landscaping, offering a relaxed and serene ambiance.

This property has so much potential! The rolling pastures and grasses are ready for your animals. The land is also mostly in pasture fenced for cattle.

If you’re looking for a conveniently-located country estate or a farm close to town, this property could be the one for you.

Enjoy excellent craftsmanship and inviting living spaces in this historic Central VA home

Set just off of Middlebrook Rd, a long driveway leads you to the home. Surrounding tall mature trees provide privacy.

Feel right at home as soon as you step into the large foyer which sets the tone for this gracious residence.

Enjoy easy entertaining in the spacious living room that glows with the warmth of the hardwood floors.

Large windows let in plenty of light, giving this room a cheerful and inviting appeal. The fireplace is ready to warm you up on cold nights. Off this room is a small garden that can be accessed through the French doors.

The elegant dining room provides an exquisite setting for entertaining or holiday dinners.

Are you expecting your friends and loved ones? Not to worry. The majestic scale of the dining room allows for a table large enough to seat family and guests. Imagine dining with the sparkle of candles on the table and the glow from the fireplace.

You’ll love the welcoming feel of the country kitchen. The beamed ceiling adds character, and the floor area provides more than enough space for you and your loved ones to gather. This kitchen comes with a lot of storage spaces and ample space for a breakfast area. Plus the fireplace adds to the casual atmosphere.

The den with a fireplace and built-in bookshelves offers a cozy and inviting space to relax, enjoy your favorite drink, or curl up with a book in the evening.

This Virginia country home also has a spectacular recreation room with doors leading to the terrace. Set up a pool table or a game center. There's enough space to enjoy your favorite activities. Off this room is a half bath for your convenience.

The best part of the day is when you get to rest and relax in the elegant first-floor master suite of this country home. This roomy master suite offers a sitting area, plenty of windows, and an ensuite bathroom.

The generous proportions continue on the second floor which offers 4 additional bedrooms and 2 more full baths.

Do you require a study area? This home has an ample-sized landing ideal as a study space or additional sitting space.

A laundry room, slate terrace for serene summer suppers, and a lovely yard with a small garden and fish pond complete the features of this Virginia farm.

A Virginia farm that has everything you want

This is a home you don’t want to miss! It’s a complete package, offering you everything you’ve dreamed of.

This farm is conveniently located less than three miles from Staunton, giving you easy access to shops, retail stores, schools, the Woodrow Wilson Presidential Library, museums, and more!

Enjoy ultimate privacy, serenity, space, and lovely country views in this Central VA farm.

Call me, Pam Dent, at (434) 960-0161 to set a showing of this historic farm today.

Selling a house is a process so complex that whether you are a first-time home seller or not, you will probably have a bunch of questions as to how to go about it. In this article, you will learn the answers to those questions and more as I prepare you for your home sale.

What are the things you need to know before selling your home?

When it comes to selling, knowing the value of your house and exercising patience and restraint are crucial. Before you put your house on the market, get it appraised by a licensed appraiser and/or a broker price opinion from a real estate agent so you can price it right. If you don’t want complications during your sale, you may also deem a home inspection necessary. As you discover issues during the pre-sale home inspection, you will have more control over how to handle these problems.  Many sellers choose to fix those deficiencies before putting the home on the market as they may come up later during the buyer’s home inspection.

If you uncover problems with your home during a home inspection, it is essential that you familiarize yourself with the disclosure laws in your state to avoid future litigation. While these laws generally require sellers to disclose either verbally or in writing, the presence of hazardous materials in your home or flaws in construction, they vary from state to state. 

It would be best if you consult a real estate agent, a lawyer, or your local housing authority if you are not sure of what you need to disclose to potential homebuyers.

Another thing you need to remember as a seller is that patience is key. I won’t argue that agents like us express concern that homes can go stale after lingering on the market for too long because that means they are not attractive enough to draw interested buyers. However, a stale sale usually results from a seller overvaluing his or her home. In some cases, the opposite can occur: in a rush to find a buyer, a home is undervalued. That’s the last thing I will ever wish to happen to you.

Lastly, if you’re able, try marketing your home and getting it under contract before you buy a new one. This is because if you buy a new one without having a sure buyer for your previous home, you may end up paying two mortgages at the same time.  Also many sellers will not accept a contract with a home sale contingency, but will accept one that is contingent on the successful closing of the buyers home that is currently under contract.

Do you need a real estate agent to help you sell your home?

Now that we’ve gone over the basics of selling a home, let’s consider an old debate: Do you need a real estate agent to assist you with your home sale?

If you’re selling your home this year, you’re lucky. Every passing day, the internet makes it much easier to sell a home without an agent. Despite that, however, most successful home sales are still done with the help of a real estate agent usually resulting in more money for the seller.

If you are selling a home in Charlottesville, VA, here are the many reasons why you should hire an agent.

·         Education and experience

RealtorsⓇ like us understand how complicated home selling can be. If you are new to home selling, you may be overwhelmed by the process and all the paperwork involved, so it helps to have someone experienced to assist you every step of the way.

·         Saves time and energy

If you have an agent, you will not have to do everything by yourself. This will help you save time and energy since you won’t have to spend time scheduling and conducting tours of your home, which usually cut into your work or weekends.

·         Discerning serious from non-serious buyers

Since we are experienced in real estate, we can easily distinguish between serious homebuyers and not. If you sell your home without an agent, it may be difficult for you to discern whether a buyer is really interested in buying your home or is simply looking.

·         Understanding  the market

As a seller, it is imperative that you understand the market before you sell your home. A good agent knows the market and understands trends, so rest assured that I can help your bottom line.

·         Negotiation

Not all home sellers have the ability to negotiate. Negotiation is a skill, more than anything else. If you hire me as your agent, you can take advantage of my negotiating skills to help you get the best price for your home.

·         Professional network

Selling a home is a multifaceted process, and it usually takes more than just an agent to make the transaction successful. My contacts with other real estate industry professionals like contractors, inspectors, landscapers, and the like can help you solve whatever problem you may encounter as you go through the home selling process.

·         Realtor only open houses

Agents like us conduct open houses just for buyer agents. During these events, buyer agents come often in groups and check out the house. Because this is usually just a quick process, it is more convenient for the seller than conducting a traditional open house.  The agents are looking at the home to decide which of their clients could be a good fit for your property.

What should you do before selling a house?

Whether you are relocating for work, making room for your growing family, downsizing, or moving to a more desirable neighborhood, you will need to take steps to ensure that your house is ready to sell. Regardless of the season or current economic conditions, there are several strategies you can use to help sell your home fast. Here are the things you need to do as you prepare to sell your home:

·         Research your local housing market

If you’ve lived in your current home for a long time, then you probably have a general idea of the housing prices in your neighborhood. Despite that, it’s still best to do some research on housing activity in your area. One good source for local and regional housing statistics is the National Association of Realtors (NAR).

As you do your research, search for comparable homes in your neighborhood so you’ll have a general idea of what the competition looks like. Examining the number of bedrooms and bathrooms and other features are essential when seeking out comparable properties. You can also visit open houses if you want to go the extra mile in reviewing similar properties.  Your real estate agent can also perform a comparable market analysis to assist with pricing.

·         Boost your curb appeal

As a seller, remember that for homebuyers, first impressions always last. Although significant landscaping updates are not really a major factor in a homebuyer’s decision making, it helps avoid anything that could detract him or her from that positive first impression.

·       Declutter

Getting rid of the clutter includes removing all personalized photos and other knickknacks. This step does not necessarily require a major renovation of your home—just a fresh coat of paint and some minor repairs are enough. Also decluttering and perhaps removing some items of furniture can contribute to making the rooms seem more spacious. Remember that your goal is to leave potential buyers with a good first impression, so don’t set a showing unless you are confident that your property looks clean, fresh, and well-kept.

·         Set a reasonable asking price

Pricing your home right from the start is important if you want to attract buyers instantly. Do not make emotional decisions by anchoring your asking price to the previous value of your home. Instead, stick within reasonable price limits to attract more offers.

·         Prepare all necessary documents

Preparing for a home sale isn’t just about preparing your home for sale but preparing yourself for future inquiries as well. Because of this, you must be ready to present all the documents that potential buyers, your listing agent, or lawyer may request down the road.  

Marketing is important

Marketing your home for sale is more than just putting a sign in the yard.  You will need professional quality photographs.  Buyers will be looking at your home on the internet before making the decision to come see it in person.  Good photographs are key.  You may also want to have aerial photos or a drone video depending on the property.  Your real estate agent will be able to put your property into the mls and will market it to other real estate agents.  It is important that all of the area agents are familiar with your home so that they will show it to their clients.  In addition to the mls, your home will be added to numerous internet sites.

·         Market your home on social media

Giving your home as much social media exposure as possible is necessary to reach potential buyers. You can expose your home to potential buyers by listing it on popular real estate websites, uploading YouTube videos of your home, joining Pinterest groups, and blogging. Facebook is also a valuable site if you want to get the word out that you are selling your home.

While it is true that selling a home can be stressful, there are things you can do before selling your home that will definitely make it easier for you to seal the deal. These things require very little effort, but only if you have a trusted real estate agent behind you. If you need a real estate agent you can trust in Charlottesville, VA, feel free to contact me, Pam Dent, at 434-960-0161 today.

Stunning Central VA historic estate offers exceptional value, lovely nature views,  privacy, and space

Welcome to your dream historic home in Central Virginia!

Located 25 minutes to Charlottesville is a meticulously updated 18th century estate that offers privacy, space, and the vintage charm you're looking for.

This historic property is set in a glorious setting of over 24 mostly open acres, perfect as a country retreat, a summer getaway, or a primary residence.

Life is easy in this gorgeous country estate. Its expansive land means you get to enjoy long walks in summer and spring, go on hikes, and indulge in your favorite outdoor activities with your loved ones. There are also plenty of opportunities to observe wildlife.

Cove Creek runs along this estate so you can go fishing or simply enjoy the relaxing sound of rushing waters.

If you’ve been looking for a country property that offers a relaxed and laid-back lifestyle, this is the home for you.

Delight in the excellent workmanship and updates of this historic country manor in Central VA

At the heart of the property is a two-story Colonial home. Built in 1755, this home was meticulously updated with all new systems in 2008. It boasts of superb period workmanship, the charm and character of a historic home, an English basement, 6 fireplaces, welcoming covered porches, 12 ft ceilings. and much more.

Thanks to its generous 3,358 square feet of living space, you get to enjoy 3 bedrooms, 2.5 bathrooms, and light-filled sitting spaces ideal for rest, relaxation, and entertainment.

Feel right at home as soon as you step on the front porch leading to a gorgeous front foyer with a wooden staircase.

Invite guests into the spacious living room with gleaming hardwood floors, large windows, tray ceiling, and a brick fireplace that’s ready to warm you up on cold nights.

The windows let in plenty of natural light, flooding the living room with warmth. Your eyes will be drawn to the serene nature views awaiting outdoors.

The library offers a bright and cheerful space. Two cabinets provide additional storage for your books and other mementos. On cold days, cozy up to the red brick fireplace as you sip your favorite drink and read your favorite book.

The spacious master bedroom on the main level offers privacy and personal space. It also has an attached handicap accessible bath and a fireplace to keep you warm. 

The spacious master bedroom on the main level offers privacy and personal space. It also has an attached handicap accessible bath and a fireplace to keep you warm.

Upstairs are two more loft bedrooms designed to accommodate your needs conveniently.

On the lower level is a spacious English basement that houses the updated kitchen. Enjoy generous floor space, stainless steel appliances, a large island for additional counter space, and plenty of storage spaces in this historic home’s country kitchen. A fireplace offers additional source of warmth in the winter.

Adjacent to the kitchen is a spacious dining room that also features a door leading out to the deck.

This large dining area is bright yet cozy, a great place for holiday celebrations and dinners with family and friends. It is spacious enough to accommodate an ten-seater table.

Having a recreation room ensures there’s plenty of space to entertain and unwind. A billiard or table tennis table are great additions to this space.

If you like the idea of a media room, you can convert this room into an entertainment space and have a dedicated place where you can watch your favorite movies.

An outdoor building contains a home office with attached storage, completing the features of this historic property.

A conveniently-located Central VA  historic property

In addition to this home’s historic interest, it is also located just half an hour away from Charlottesville, placing you close to shops, transportation, and restaurants. Trinity is also surrounded by area wineries, cideries, and breweries, so there’s plenty of opportunity to go on taste-testing visits.

Clearly, the relaxed and serene country lifestyle you long for is yours in this exceptional Central VA historic estate!

Call me, Pam Dent, at (434) 960-0161 and schedule a showing today.

Welcome to your new equestrian property in Virginia!

Nestled on 40 gently rolling acres is an exceptional Virginia equestrian facility that has everything a discerning horseman could wish for. Known as Garden Gate Stables, this horse farm is an ideal place to raise your horses and enjoy a serene and laid-back lifestyle.

You'll love its amenity-packed stable, wide riding spaces, and stunning mountain views. You and your horse can go riding and exploring on your spacious farm the whole day and come thrilled and happy.

Conveniently located a short drive from I-81 and James Madison University, Garden Gate Stables offers you and your horses the privacy you deserve and the convenience of living close to town.

Exceptional equestrian estate in Central Virginia

Keep your horses safe and secure in this impeccable equestrian property.

The well-designed barn with 16 matted stalls offers ample space and protection for your horses and equipment. The centralized location makes it easier to work in the stable in any type of weather.

This barn comes with automatic waterers, a heated tack room, 3 wash bays power, and 1.5 bathrooms.

You'll easily appreciate the spacious indoor arena with chandeliers especially if you're planning to run an equestrian training center. The indoor arena will give you and your horses a place to train under any kind of weather. There are an additional 8 stalls in this building, to bring the total facility to 24 stalls.

Your horses will thank you for this property's spacious pastures where they can exercise and enjoy. The border of mature trees provides a sense of peacefulness that your horses will appreciate.

Paddocks, a 90 x 60 feet outdoor ring with sand footing, pastures, and hay fields provide more space that you and your horses can use.

This horse farm also features a good-sized pond and streams to water your horses.

Discover the comforts offered by the lovely managers apartment in Central VA

This horse farm in Virginia comes with a stylish 2-bedroom, 2.5-bathroom, manager's residence with 2,100 square feet of living space. Thanks to the stone walls, large windows, and sunny front porch,  this abode has an inviting appeal.

You’ll love its open floorplan and vaulted ceiling. The light-filled great room showcases an easy flow between the living room, dining room, and kitchen. The contrast of neutrally toned walls to the heated dark stained concrete floors create a cozy ambiance, great for rest and relaxation.

The beautifully-appointed kitchen is just what you need if you enjoy cooking. It features beautiful cabinets that offer loads of storage spaces, tile backsplash, a large island with breakfast counter, dishwasher, double ovens, cooktop and refrigerator.

Escape to dreamworld in the cozy master bedroom.

Experience the best relaxation in the comfort and privacy of the master bathroom. Soak your aches away in the large tub or relax in the elegant shower.

A loft with a half-bath used as a third bedroom and laundry room complete the features of this Central Virginia barn apartment.

There’s also a 2,576 square foot civil war era farmhouse that is ready for your renovation.

You can even build a custom home on the flat land with panoramic views of the mountains.

This captivating Virginia equestrian estate has everything you need!

Visit my website http://JumpIntoGreenerPastures.com for more information about this property or if you would like to see more horse farms in the surrounding areas.

Call me, Pam Dent, at (434) 960-0161 to schedule a showing.

Your dream equestrian property is here!

If you’ve been dreaming of having your own horse farm, the city of Charlottesville is a great place to find one. This horse-friendly community in west Central Virginia situated within the upper Piedmont Plateau, at the foothills of the Blue Ridge Mountains and at the headwaters of the Rivanna River.

Charlottesville is a small city surrounded by beautiful country and comes with all the things you’d want from a big city. Here, you get to enjoy a peaceful and tranquil life in the company of your horses. Aside from stunning horse farms for sale, the area is known for its rich cultural, natural, and artistic history showcased in a selection of first-rate museums, galleries, wineries, shops, and parks dispersed throughout the area.  

Residents can take advantage of the numerous amenities this town offers, from free downtown trolley service and a comprehensive bus system to well-maintained streets and roads, hiking trails, parks, and recreational facilities. There are also many opportunities for entertainment and recreation. There are music and film festivals, theater, and more. Charlottesville’s Downtown Mall also provides excellent dining, entertainment, and retail options.

You will love living in Charlottesville VA!

The city has received numerous awards and recognitions. It's been named the best town for food lovers by Wine Magazine; best college town in the country by Traveler's Today; the country's favorite mountain town by Travel & Leisure; and one of the happiest and healthiest places in the US by Business Insider.

Vineyards and wineries can also be found in the countryside around Charlottesville. In fact, the area is the very place where wine-growing originated. Several parks offer amazing settings for sports, picnics, relaxation, and adventure.

Horse farms for sale in Charlottesville VA

Charlottesville is home to the most beautiful homes, peaceful farmlands, horse properties, and estates in the country. With plenty of grass in the area, horses can graze in open pastures. They are free to run and live with enough space to get adequate exercise.

You will find well-planned properties on the market that have everything that a horse farm buyer would desire. There are also hundreds of miles of beautiful, scenic trails for horseback riding. In addition, there are horse shows and associations. There are also major competitions held at local Charlottesville horse farms and Central Virginia area facilities.

Market Report for August 2019

There are currently 61 Charlottesville farms for sale in the surrounding Albemarle County. The prices range from $265,000 to $27,000,000. Spaces vary from as much as 21 to 915 acres.

For this report, we are focusing on farms in Albemarle County immediately surrounding the city of Charlottesville.

Horse Farms for Sale in Charlottesville VA

61 Horse Farms for Sale -  Traditional Sales 0 Short Sale 0 Bank-Owned/REO Property

The median listing price of these horse farms is $1,495,000.

Click here for the current list of horse farms for sale in Charlottesville.

It’s time to put your country home purchase plan into action. Call me, Pam Dent, at 434-960-0161. With my extensive knowledge of the Charlottesville area and the real estate market, I can help you find the best equestrian property that suits your lifestyle.

So you want to own a horse farm?

Whether it’s a longtime dream or a current business pursuit, you have to check out the horse farms for sale in Charlottesville VA! Set in the rolling green hills of a historic landscape, the city is home to families, students, young professionals, and retirees. College-town vibe, amazing restaurant scene, history, vineyards, and more— all these are yours to enjoy when you live in this vibrant town.

The University of Virginia is one of the most integral parts of the town. Founded by Thomas Jefferson, this university is known for its law, medical and business schools  and impressive alumni. Its main grounds are located on the west side of the city, with Jefferson's Academical Village as the centerpiece. 

The city of Charlotteville is also home to one of America’s longest Pedestrian malls. Spanning eight city blocks, the historic Downtown Mall, people come here to enjoy fun tree-lined and car-free streets, as well as the sights and sounds of street performers, and shop in the more than 120 stores and restaurants. It’s the go-to place for an evening stroll or a happy hour drink.

Charlottesville lies in gorgeous countryside.

Vineyards and wineries can be found around the city. In fact, Charlottesville is the very place where wine-growing originated in the United States. Pippin Hill Farm and Vineyards is one of the most well-known wineries in the area. Aside from creating distinguished boutique wines, they also offer some of the most elevated cuisines you'll find in these gentle hills. If you’re not into wines, you’ll also find a fantastic craft beer scene in Charlottesville.

Charlottesville equestrian properties

Charlottesville is truly a horse lover’s paradise. Here you’ll find stables offering boarding, lessons, and trail rides to venues for foxhunting and polo. The equestrian industry thrives in Central Virginia. In addition, weekend riders, career racers, and breeders with every level of interest are well represented in the area. 

No matter what your equestrian pursuit: hunters, jumpers, fox hunting, trail riding, dressage, eventing, there are Charlottesville horse farms for sale that will be well-suited for you and your horses.  

Come home to Virginia and enjoy the horse country lifestyle!

Market Report for July 2019

There are currently 61 Charlottesville farms for sale in the surrounding Albemarle County. The prices range from $189,900 to $27,000,000. Spaces vary from as much as 21 to 915 acres.

For this report, we are focusing on farms in Albemarle County immediately surrounding the city of Charlottesville.

Horse Farms for Sale in Charlottesville VA

61 Horse Farms for Sale -  Traditional Sales

0 Short Sale

0 Bank-Owned/REO Property

The median listing price of these horse farms is $1,695,000. 

Click here for the current list of horse farms for sale in Charlottesville.

It’s time to put your country home purchase plan into action. Call me, Pam Dent, at 434-960-0161. With my extensive knowledge of the Charlottesville area and the real estate market, I can help you find the best equestrian property that suits your lifestyle. 

Welcome to your dream country home in Charlottesville

Nestled in the heart of a country neighborhood and surrounded by scenic nature views is a spacious Georgian home that offers the best of country living and the convenience of being close to close to airport, dining, and shopping.

Meticulously cared for and beautifully renovated, the home features 4,080 square feet of living space with 4 bedrooms, 2 full baths, 2 half baths, 3 decks, an office space, a bonus room, a recreation room, and an oversized car garage.

Built on more than 3 acres of land, this Charlottesville home offers the privacy and space you long for. The spacious surroundings of the property allow you to have space where you can plant a garden or keep your pets.

If you’ve been looking for a spacious country home that offers convenience and elegant living indoor and out, this home for sale in Charlottesville is what you’ve been looking for.

Own a country home in Charlottesville!

This home is set off the street with a large front yard, framed by two well-sized trees.

A bright formal living room welcomes family and friends. Its large front window offers plenty of natural light, brightening the space while making it warm and inviting.

You'll love the wood-burning fireplace and the warm glow of hardwood floors. A door leads to the side deck, giving you the option to open the door to create an extension to your living space when you have a lot of guests.

The formal dining room is located at the front of the home off the foyer and is perfect for large gatherings, intimate dinner parties, and celebrations.

Enjoy preparing sumptuous meals for family and friends in the spacious kitchen of this Albemarle County home which boasts of granite counters, breakfast bar, and wood cabinets painted in a modern gray shade. This light-filled kitchen is enhanced by under the counter and top of cabinet lighting.

The large breakfast room is directly off the kitchen, and can easily accommodate a six-seater table. This breakfast area has access to a covered porch, providing the perfect spot for summer dinners.

This Polo Grounds property showcases a huge family room located between the living room and the breakfast room, offering more seating spaces when you are entertaining or room for the entire family to gather.

You’ll also find that this Charlottesville property has a convenient home office with a separate entrance to the side deck, giving you privacy and quiet.

In addition, the main level has a large powder room that can accommodate a shower if you need one. 

A beautiful master suite for that ultimate retreat

Need a private sanctuary? This country home has got you covered!

The master bedroom is large and offers amazing views of the grounds. Large windows, vaulted ceiling, and a private balcony are yours in this spacious master bedroom.

The well-appointed master bathroom sports a large whirlpool tub, a walk-in shower, double vanities, and a wall of closets so you have enough space for your bags, shoes, and other belongings.

More living spaces on the third level and basement!

If you think you’ve seen it all, think again! This home has more surprises in store for you.

The third floor holds so many possibilities. You can convert it into a playroom, a studio, a hobby room — the choice is yours.

The basement features a large recreation room with space for all your games. There’s enough room for a billiard table or a home theater. Off of this are a half bath and a mudroom with access to the outside and the garage.

Outdoor living spaces for entertaining

Enjoy peace and serenity on any of the multiple porches and deck. The large backyard deck is the best spot to set-up your outdoor grill and enjoy fun-filled barbecue parties with friends and loved ones.

An oversized 2 car garage with considerable room for a workshop with an array of outlets to accommodate all your power tools complete the features of this amazing home on Polo Grounds Rd.

Own this amazing home in Albemarle County!

This Charlottesville property is set in a great community located near Hollymead Town Center, Charlottesville Fashion Square, Hollymead Elementary School, Mortimer Y. Sutherland Middle School, and many more conveniences.

Experience privacy, retreat, and the best of country living in this magnificent real estate property in Charlottesville.

Call me, Pam Dent, at (434) 960-0161 to set a private showing of this stunning country property.