Sunday, March 22, 2009

Charlotesville Real Estate Open Houses: Sunday, March 22, 2009

Below are just a few of the 44 single-family open houses scheduled for Sunday, March 22, in Charlottesville and Albemarle County. Check mycaar.com for the complete list and to verify times.

MLS 449160

763 Belvedere Boulevard

Charlottesville (Albemarle County) 22901

Open house: 1-5pm

3 beds, 2.5 baths, 2384 sq. ft., 2007

DOM: 405
Original Asking: $499K
Now Asking: $375K, a "drop" of 25%

Belvedere was supposed to be a major "green" development in the County with certified Earthcraft construction, a community organic garden, the new SOCA community soccer fields and headquarters, plus a "town center" with stores, coffee shop, apartments.

Buildout of the entire development has been significantly delayed by the bubble-popped housing market and builders going into mass foreclosure or builders trying to sell their stakes in the project. The area has been denuded of old-growth woods; there's a lot of red clay and naked construction sites.

From Trulia: "All of the style and detail you have come to expect from this quality home builder."


MLS 462975
2303Greenbrier Drive
Charlottesville VA 22901

"New" listing; open 1-4pm

4 beds, 4 baths
2260 sq ft, 1965
Asking Price: $339K
Assessed: 2009 $260K
Last Sold: 1998 $133K
10 year "increase" of $206K or 154%

Greenbrier Drive is heavily traveled; it's one of the "cut through" streets that the Meadowcreek Parkway will eventually replace. An asset of this property is that it has a gentle hill. A realistic element of this part of town is that, unlike other parts of the City, such as Fifeville, the Greenbrier area actually had declines in assessments this year, as properties have been selling for less. Similarly sized properties on quieter streets are priced in the $200's this year.


MLS 425529
6 Riverside Avenue
Charlottesville VA 22902
Woolen Mills neighborhood next to Riverside Park

Open House: 1-4pm

4 beds, 2.5 baths, 2277 sq. ft., 2009
Unfinished lower level; flexible floorplan.

Asking Price: $535K

The listing names the architect, the builder, even the interior decorator who concocted 'no VOC' paint, and extols the virtues of the possibilities of floorplan and unfinished basement that may be used as office or extra aparmtnet.

The lot on one side overlooks Riverside Park, a playground with the Rivanna River running on its eastern edge and access to the Rivanna Trail system, which runs around the City of Charlottesville.

On the other side of the house the view is significantly different: it's extremely bleak duplexes. Not that there's anything "wrong" with duplexes: we're all for "mixed neighborhoods" in terms of soci0-economic status, race, gender, sexual orientation, size of houses, etc. But aesthetically? Any kind of duplex can benefit from landscaping--bushes, flowers. This is of course not mentioned in the listing. It will take a special kind of buyer who can overlook the view--or maybe one who will want to help others landscape their yards.


MLS 457987
919 Club Drive
Keswick, VA
Keswick Estates

3 Beds, 3.5 Baths, 1995
3300 Sq. Ft./2 Acres
Back yard view of 4th Hole

"Beautifully renovated and redecorated."

DOM: 128

Original Asking: $2.1M
Current Asking: $1.9M


Last Sold: 2007 $1.2M
Assessed: 2009 $1.3M
Two year "increase" of $700K or 58%

There are currently 84 properties available in the Keswick zipcode of 22947, which equals millions and millions of dollars and thousands and thousands of acres. A property has to be extremely "well priced" to sell in this market.

UPDATE: 10a.m.


3009 Indigo Road in Crozet has had a price drop of 9%, for an asking of $360K.

Open House: 3-5pm.

Find the link here.

At the link you'll also check out Nest Realty's new signs: which give price, photos, details, contact info. Xeroxed flyers are so 20th Century! These signs make sense: often the intersection between prospective buyer and house for sale is an accident; if the flyer box is empty, the buyer has to be really motivated to go back to find one. Sure, buyer could call; but often doesn't.


Related Reading:

Mortgage Rates Going Down
Median Home Prices In Cville, Albemarle, 20 Cities
16 Million Homeowners Owe More Than House is Worth in 2009
Comps in a Declining Market
February Sales, March Inventory
January Sales, Feb. Inventory

1 comment:

Anonymous said...

Haven't you heard, they struck oil on the fourth fairway in Keswick?!