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Charlottesville Horse Farm

Here are the most beautiful Charlottesville VA horse farms and properties anywhere. These equestrian ranches and properties are the most sought after areas in Virginia. These are perfect homes for horses. Horse farms throughout Central Virginia, Albemarle County, Keswick, and Charlottesville. You’ll find top horse properties in these great communities.

Charlottesville horse farms and real estate are wonderful rural settings in one of the most adored places in Virginia for all outdoor, equestrian enthusiasts, horse lovers and history buffs alike. Charlottesville VA Horse Farms also remain at the top of the list for desirable locations for horse and outdoors enthusiasts. With activities such as hunting, horse shows, polo and even jousting, every horse related event can be found here in Charlottesville and Keswick, nestled in the heart of horse country.

 

 

Charlottesville horse farms wish Happy Birthday to the horses!

In addition to a Happy New Years toast at midnight on New Years Eve it would be appropriate to raise our glasses to wish the horses Happy Birthday.Charlottesville Horse Farms Happy Birthday to the Horses

On all of the Charlottesville horse farms the horses have turned one year older today.  On New Years Day all of mine always got a bran mash loaded with cut up apples and carrots as a special birthday treat.

If you are a non horse owner you may be wondering how all of the horses could be a day older today.  Of course chronologically they were not all born on January 1, but there needs to be a way to determine their ages for competition purposes.  In racing and some horseshow divisions it is important that the horses are competing against others of roughly the same age and maturity.  Of course this can factor in when breeding, particularly for racing.  Breedings are timed so that the foals will be born early in the year without being foaled in December of the previous year, which would be disaster.  Particularly in the 2 and 3 year old races a couple of months older could result in an advantage of strength, endurance and perhaps speed.  For most of us the calendar age does not matter in what we do with our horses.

Lets wish Happy Birthday to all of the wonderful horses on our beautiful Central Virginia horse farms.

 

How much is a one carat diamond worth? Anyone who has shopped for one knows that the price could have a significantly wide range of value. It’s been said that purchasers  should consider the color, cut, clarity and carat size to compare stones but when it gets down to decision time, buyers still want to know “how much is it worth?”

Real estate valuation can be equally as confusing to the public. Sometimes people look at replacement value or what it would cost to rebuild the home new.  We also are able to get the county assessments, but that data can often be misleading since improvements may have been made that are not reflected in the assessment and the assessor probably has not actually been to the home for several years.  Sellers often equate the value with how much they  need to get out of the home.   Real estate agents talk about market value or what a ready, willing and able buyer is prepared to pay for the home.

There are three commonly used tools that today’s home buyers rely on to make decisions but they vary significantly in the methods used to make the determination as well as the possible final consideration.

Appraisals are an opinion or estimate of value based on specific guidelines made by individuals who are licensed and possibly certified. Buyers and sellers may be reluctant to engage an appraiser because there is a fee of several hundred dollars that must be paid in advance even if no sale is ever consummated.

A Broker’s Price Opinion (BPO) as defined by the National Association of REALTORS® is an “estimate of the probable selling price of a property.” The Dodd-Frank Act describes a BPO as “an estimate…that details the probably selling price of a particular piece of real estate property and provides a varying level of detail about the property’s condition, market, and neighborhood, and information on comparable sales, but does not include an automated valuation model.”

A Comparative Market Analysis (CMA) is a commonly used tool of salespeople to provide information to buyers and sellers to facilitate a sale. In most cases, it would be difficult to distinguish a CMA from a BPO because the steps considered are essentially the same and practitioners commonly use the terms interchangeably.

Another method called Automated Value Model (AVM) use software to search available data on the Internet to arrive at an approximation of value. Zestimates found on the Zillow site use this method. AVM’s may not consider all the market activity such as MLS sales and active listings. They can’t make adjustments based on human experience and market knowledge.

For what it’s worth, a buyer or seller might want to acquire as much current and factual information as possible from a trusted real estate professional familiar with the market before making a decision on the largest single asset most people acquire.

 

BUYING A HOUSE CAN BE AN OVERWHELMING EXPERIENCE

In today’s market place, there are many pit falls to buying a house. In order to ensure that you have a positive experience, it is imperative that you, the prospective buyer, work with a solid team of professionals. First, you must find a real estate agent. There is no question that this could be the difference between you finding the home of your dreams or settling for a lesser house. So, what should you look for in a real estate agent? First off, and maybe most important, you should feel instantly comfortable with your agent. They should make you feel as though you are truly a priority and that they want you to be in the house you want as much as you do. Second, you should look for an agent who has experience. This ensures that the agent knows how to deal with the complications that often arise when purchasing a home. Finally, find an agent that knows the ins and outs of the local market where you are purchasing. This leads us to the next step in finding a qualified team. A good sign of a solid realtor is that they know an experienced lender who does business in your area. So, once a realtor refers you to a lender, what should you look for? Like your first meeting with your realtor, the lender should immediately put you at ease. Since the mortgage process is often confusing and frustrating, your lender must communicate it to you in a way that you can understand. He or she must also clearly lay out what is needed from you so that you can move into your home as soon as possible. Also, look for a lender who has an experienced team of professionals- the loan process can be long and difficult and is best approached with a team of individuals specializing in their respective fields.
In summary, find people that you trust. Make sure that they place a priority on communication. Look to see if they have a good reputation in the local market and that they carry themselves with the utmost professionalism. Remember, buying a house should be fun. Finding the right people to work with will only ensure that the process is everything it should be!

I would like to thank our guest author Bill Bader with Greenwood Lending for sharing his expertise.
You can find learn more about Bill at his website http://www.cvillelending.com/Bader.

 

 

 

 

Affordable Central Virginia Horse Farm – 348 Arrow Head LN

348 Arrow Head Ln, Palmyra, AV 22963
3 bedroom, 1 1/2 bath home on 7.43 acres, built 1978, $199,000

Horse ready property

If you think that affordable and horse farm can’t be in the same sentence, then you need to see this horse ready property at 348 Arrow Head Lane.  This farmette offer a stable for your horses with a tack room, electricity and water.  Plus there is a round pen and front and rear paddocks.  The darling ranch style home has an open floor plan, three bedrooms, and two decks from which to enjoy the private setting.  

Sweet ranch style home

If you and your horses are looking for a new home that won’t break the bank, don’t miss seeing this great property down a quiet country road.

Copyright 2012 by Pam Dent all rights reserved “Affordable Central Virginia Horse Farm – 348 Arrow Head LN“. 

 

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Predicting The Weather On A Charlottesville Horse Farm
Anyone who lives on a Charlottesville horse farm is used to living close to nature. Our lives revolve around weather and temperature. Is there enough rain to grow a good hay crop or to grow a good stand of grass on the paddocks? Will there be some warm sunny days at the right time so that the hay can be baled and gotten into the barn without getting wet? How cold will it get and what weight blanket will we need to dress the horses in? What are the chances of storm and should the horses stay in. The pattern of our days are dictated by the weather.
All of us listen to the weather reports throughout the day or bring up the radar maps on our smart phones. At the same time we all have our own favorite ways to predict the weather. For instance, if we see the horses running in the paddocks for no reason, it can mean that a front is coming in within the next 24 hours. And if the horses start growing their winter coats earlier than usual of grow particularly thick coats, it may mean that the winter will be unusually cold.
You may be familiar with they saying that a ring round the moon means that it is going to rain. Or that if the smoke coming out of a chimney is going sideways instead of going straight up that it is going to snow. There are so many ways that people who live on Charlottesville horse farms have for predicting the weather. Many of these actually have a scientific basis behind our everyday observations. What are your favorites?

Copyright 2012 by Pam Dent all rights reserved “Predicting The Weather On A Charlottesville Horse Farm”.

Charlottesville Horse Farms – Summer Barn Design

When you are looking at a Charlottesville horse farm for sale, do you think about how your horses will handle the midsumer heat?  Not only should the barn be designed to that looks attractive and is convenient to work in, but it is very important that it provide comfortable housing for your horses in the middle of the summer.Horse sleeping on a Charlottesville horse farm

Ample ventilation is a key element in stable construction.  Many barns have a central aisle way.  Ventilation in these structures can be helped by a large exhaust fan located in the eaves.  It is even better is there is cross ventilation as well.  Windows or dutch doors in the back of the stalls is an easy way to accomplish this.  You will also want the ablility to have a fan for each horse.  Make sure that there are ample outlets to hook up all of the fans; a separate outlet for each stall is ideal.  

High ceilings over the stalls will also contribute to the airflow.  Barns with overhead hay storage can be hotter than stables that are open above the stalls.  In addition, adequate ventilation can prevent respiritory problems.

While we are considering hot weather comfort for our horses, lets look at the pastures.  If your horses are going to be spending time outside during the day in the summer, you will want to make sure that each of your pastures has a shady spot that is available all day or a runin shed that has good airflow.

Many times we are not looking at property during the summer heat, but when you are looking at Charlottesville horse farms for sale, don’t forget to consider your horses’ comfort during all four seasons.

Copyright 2012 by Pam Dent all rights reserved “Charlottesville Horse Farms – Summer Barn Design“.

Charlottesville Farms Real Estate Market Report – May 2012

This Charlottesville farms real estate market report will look at the sales of farms in Albemarle County.  For the purpose of this report any property over 15 acres will be considered a farm.

May 2011 average list price $891,450.
May 2012 average list price $585,000.

May 2011 average sale price $683,450.
May 2012 average sale price 655,000.

May 2011 median sold price $683,450.
May 2012 median sold price $655,000.

May 2011 %sold/list 76.66%.
May 2012 %sold/list 111.96%.

In May 2011, 2 Albemarle County farms sold.
In may 2012 only 1 farm sold on the Albemarle County real estate market.

1/1/2011 – 5/31/2011, 12 Albemarle County farms sold.
In the same time frame this year 12 farms sold on the  Albemarle County real estate market.

Graph of Albemarle Farm sales

In the last couple of years the market for Albemarle County farms and Charlottesville horse farms has been very slow.  The absorption rate for these type of properties remains at several years.  As a result if you have an Albemarle County farm for sale pricing correctly is crucial.  The buyers are in the drivers seat and your Virginia farm will also need to be in perfect condition.  At the same time, I think that calls and inquiries for properties with larger acreage has increased but many of the buyers lack urgency.  There is a lot of inventory and buyers definately feel that they can wait and the property that they like will still be there.

Charlottesville Farms Real Estate Market Report – April 2012

Copyright 2012 by Pam Dent all rights reserved “Charlottesville Farms Real Estate Market Report – May 2012“.

 

Charlottesville Horse Farms Need To Support Pollinator Week

We all know that bees are pollinators.  From the time I have been a child I have watched honey bees fly from flower to flower. They are amazing flying machines, looking like little blimps.  And as a child we learn early to try to avoid stepping on a bee as we run barefoot through the grass.  We know what an important role they play fertilizing a variety of plants.  On our horse farms many of our fields have clover among our field grasses.  However there is a wide variety of pollinators including butterflies, moths, bats, beetles, and manny kinds of insects.  It takes all of the pollinators to support our gardens and agriculture.  In Virginia these pollinators help create 20 billion dollars in agricultural products.Honey bee pollinating flowers

Governor McDonald has designated June 18-24 as Pollinator Week in the state of Virginia.

You may be thinking that its nice to have a pollinator week, but you may not be aware of anything that you can do to protect pollinators.  Well there are a couple of basic things that you can do.  The first is to avoid the use of insecticides as much as possible.  Secondly you can plant native plants that are prefered by the pollinators.  And third you can create pollinator nest sites or protect existing sites.

Even though horses of course are the focus of our Charolttesville Horse Farms, it is crucial that our farms are in harmony with the natural environment.  Good pasture is necessary to a successful farm.  We need the pollinators so lets support Pollinator Week.

Copyright 2012 by Pam Dent all rights reserved “Charlottesville Horse Farms Need To Support Pollinator Week“. 

Charlottesville Farms Real Estate Market Report – April 2012

This Charlottesville Farms Real Estate Market Report will look at the sales of farms and minifarms in Albemarle County during April 2012.  In addition we will compare the Albemarle County sales with the sales in the Central Virginia market area as a whole (Albemarle, Fluvanna, Louisa, Greene, Nelson).  For the purpose of this report we will be looking at parcels with a residence of at least 15 acres.

Albemarle County – April 2011 Average list price $2,368,100
Albemarle County – April 2012 Average list price $3,081,666

Albemarle County – April 2011 Average sale price $2,312,250
Albemarle County – April 2012 Average sale price $2,416,000

Albemarle County – April 2011 Median sold price $735,000
Albemarle County – April 2012 Median sold price $1,200,000

Lets compare these figures to the region as a whole: 

Central Virginia – April 2011 Average list price $1,310,944
Central Virginia – April 2012 Average list price $2,005,980

Central Virginia – April 2011 Average sale price $1,262,222
Central Virginia – April 2012 Average sale price $1,584,100

Central Virginia – April 2011 Median sold price $415,000
Central Virginia – April 2012 Median sold price $526,000 

Now lets put these figures into perspective.  In April 2012, 3 Albemarle County farms sold for an average of 78.39% of the list price.  Compared with 4 sales of Albemarle County farms in April 2011 for 97.64% of the list price.  In the region as a whole 9 farms sold in April 2011 for an average of 96.28% of list and 5 farms sold in April 2012 for an average of 78.96% of list price.  During the first 4 months of 2011, 22 Central Virginia farms sold compared with 28 in 2012.  In Albemarle County there were 10 farm sales in the beginning of 2011, and 11 farm sales in 2012.

For the region as a whole the median sold price over the past 12 months is $526,000 as compaed with $635,000 for the previous 12 months.  In Albemarle County for the past 12 months we see a median sold price of $750,000 as compared with the median sold price of $1,100,000 for the 12 months before.  One positive number that we are seeing is that inventory is down from the previous year.

Albemarle County Farm Sales and Inventory Graph

Albemarle County April Farm Sales

Central Virginia Farm Sales and Inventory Graph

Central Virginia farm sales

Overall while we are seeing a pick up in sales of residential property this year, particularly in Albemarle County the sales of property with acreage is lagging behind.  Part of this can be attributed to the higher prices that are usually associated with this kind of property.

If you would like more information on the market for farms and country properies in Albemarle County and Central Virginia, give me a call.  I would be happy to answer your questions.  Also I would love to show you the many beautiful Virginia farms that are available for sale in our area. 

Small Fluvanna County Horse Farm

Central Virginia Farm

Charlottesville Equestrian Property

Copyright 2012 by Pam Dent, all rights reserved, “Charlottesville Farms Real Estate Market Report“.

Charlottesville Farms Real Estate Market Report – April 2012

This Charlottesville Farms Real Estate Market Report will look at the sales of farms and minifarms in Albemarle County during April 2012.  In addition we will compare the Albemarle County sales with the sales in the Central Virginia market area as a whole (Albemarle, Fluvanna, Louisa, Greene, Nelson).  For the purpose of this report we will be looking at parcels with a residence of at least 15 acres.

Albemarle County – April 2011 Average list price $2,368,100
Albemarle County – April 2012 Average list price $3,081,666

Albemarle County – April 2011 Average sale price $2,312,250
Albemarle County – April 2012 Average sale price $2,416,000

Albemarle County – April 2011 Median sold price $735,000
Albemarle County – April 2012 Median sold price $1,200,000

Lets compare these figures to the region as a whole: 

Central Virginia – April 2011 Average list price $1,310,944
Central Virginia – April 2012 Average list price $2,005,980

Central Virginia – April 2011 Average sale price $1,262,222
Central Virginia – April 2012 Average sale price $1,584,100

Central Virginia – April 2011 Median sold price $415,000
Central Virginia – April 2012 Median sold price $526,000 

Now lets put these figures into perspective.  In April 2012, 3 Albemarle County farms sold for an average of 78.39% of the list price.  Compared with 4 sales of Albemarle County farms in April 2011 for 97.64% of the list price.  In the region as a whole 9 farms sold in April 2011 for an average of 96.28% of list and 5 farms sold in April 2012 for an average of 78.96% of list price.  During the first 4 months of 2011, 22 Central Virginia farms sold compared with 28 in 2012.  In Albemarle County there were 10 farm sales in the beginning of 2011, and 11 farm sales in 2012.

For the region as a whole the median sold price over the past 12 months is $526,000 as compaed with $635,000 for the previous 12 months.  In Albemarle County for the past 12 months we see a median sold price of $750,000 as compared with the median sold price of $1,100,000 for the 12 months before.  One positive number that we are seeing is that inventory is down from the previous year.

Albemarle County Farm Sales and Inventory Graph

Albemarle County April Farm Sales

Central Virginia Farm Sales and Inventory Graph

Central Virginia farm sales

Overall while we are seeing a pick up in sales of residential property this year, particularly in Albemarle County the sales of property with acreage is lagging behind.  Part of this can be attributed to the higher prices that are usually associated with this kind of property.

If you would like more information on the market for farms and country properies in Albemarle County and Central Virginia, give me a call.  I would be happy to answer your questions.  Also I would love to show you the many beautiful Virginia farms that are available for sale in our area. 

Copyright 2012 by Pam Dent, all rights reserved, “Charlottesville Farms Real Estate Market Report“.