Charlottesville Horse Farms | Real Estate

Charlottesville Farms Real Estate Market Report – April 2012

Charlottesville Horse Farms — Thu, 17 May 2012 00:56:33 +0000

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

Central Virginia Farm Sales and Inventory Graph

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

348 Arrow Head LN – Equestrian Property

Charlottesville Horse Farms — Wed, 09 May 2012 01:17:07 +0000

348 Arrow Head LN – Equestrian Property

One of the most difficult properties to find is an affordable horse farm. 348 Arrow Head LN, Palmyra, VA fills that bill. Not only is it a turn key Charlottesville horse farm but it is offered at an affordable price as well.

This sweet Central Virginia farmette features a 5 stall stable with tack room, a round pen, and paddocks with board and high tensile fencing. It is in a peaceful setting down a quiet country lane. The 7.43 acres is not only ready for your horses but could make a great mini farm for llamas, goats, chickens or whatever animals you would like to have. Or you can just enjoy living the country lifestyle surrounded by nature.

The darling ranch style home offers one level living with an open floor plan. The living room is open to the kitchen and dining room with a decorative arch to define the space. there are three bedrooms and one and a half baths. The rear deck is the perfect spot to sip your morning coffee and watch your horses happily grazing in the back pasture.

If you are looking for a small Charlottesville horse farm don’t miss seeing 348 Arrow Head LN, located minutes outside of the village of Palmyra and a short drive to Charlottesville.

Selling Your Charlottesville Horse Farm And The Appraisal

Charlottesville Horse Farms — Tue, 24 Apr 2012 01:30:42 +0000

Selling Your Charlottesville Horse Farm And The Appraisal

There are many things that can derail a contract in today’s real estate market and one of these things is the appraisal. When we are pricing a Charlottesville horse farm to list not only do we need to consider whether it is a price that a buyer will make an offer on but also if we get an offer will it be able to appraise for the sale price. Many sellers don’t really understand the appraisal process and how crucial it can be to a successful sale.

One of the first things that a seller needs to understand is that when we talk about appraisals we are not talking about replacement cost. Unfortunately the cost to build your home now is not what an appraiser will look at. What they are interested in is market value. Fair market value is defined as what a ready, willing and able buyer will pay for the property. To determine this an appraiser will look strongly at recent sales of what they determine to be comparable properties. Then they will make adjustments up or down for age, condition, square footage, and additional features. The appraiser usually will not have been in these comparable properties but will look at the tax records, mls sheets, and will often call the listing agents to get their information. They will visit your property. The purpose of the appraisal is to assure the bank that is making the purchaser’s loan that if they have to foreclose they will be able to sell the home at the price that the buyer has paid for it or at least for the amount of the loan. They prefer the comps to be in a close radius to the subject property; in this market there are often not enough sold comps close by and then they may go into adjacent counties and will adjust price up or down accordingly to the different markets. If there are not good comps they struggle.

To justify the sale price for your Charlottesville horse farm it is often helpful for the listing agent to give the appraiser paperwork, such as comparable listing sheets, or some kind of figures showing how the list price was arrived at. They may or may not look at this information but it can help. You have to be able to make a case on paper to back up your price.

Remember if your farm does not appraise for the sale price the purchaser may not get their loan especially if they are using an FHA or USDA loan. In order to keep the sale together you will need to renegotiate the price to meet or be under the appraisal.

Price your equestrian property correctly the first time, sell it quicker and avoid appraisal issues.

Why You Should Use A Horse Property Specialist To Buy A Charlottesville Horse Farm

Charlottesville Horse Farms — Tue, 13 Mar 2012 01:10:03 +0000

Why You Should Use A Horse Property Specialist To Buy A Charlottesville Horse Farm

There is a wide range of Charlottesville horse farms for equestrian buyers to choose from. Sorting through all of the Central Virginia farms that are currently on the market requires more than being able to evaluate the homes. There are so many factors that go into the make up of the perfect equestrian estate. What may be the ideal property for a pleasure rider may not meet the needs of a hunter/jumper professional. It is helpful to have the guidance of a real estate agent who can combine the knowledge of real estate with the experience of the professional horseman.

Small Charlottesville Horse Farm For Sale – 4313 Woods Edge Rd.

Charlottesville Horse Farms — Wed, 07 Mar 2012 02:47:53 +0000

Small Charlottesville Horse Farm For Sale – 4313 Woods Edge Rd.

New Forest Farm – 4313 Woods Edge Rd., Troy, Virginia

7.76 acres, 4 stall barn, 3717 sq ft home, 4 br, 2.5 ba $525,000.00

Good things do come in small packages. New Forest Farm is an outstanding small equestrian estate. The 7.76 acres are thoughtfully laid out to take optimum advantage of the land. The property offers a 4 stall center aisle barn with attached run-in and hay storage for 300 bales. The three large paddocks are board fenced and provide plenty of room for your horses to play. The regulation size dressage arena sports all weather footing. There is a separate tack room with electricity. Plus there is a 10′ by 20′ storage shed.

The 3717 sq ft home is spacious and well maintained. The 720 sq ft great room is wired for a home theater and offers plenty of room for a pool table or games. The gourmet kitchen is bright and light filled with swanstone and butcher block counters, lots of cabinets, two sinks and a breakfast bar. There is room for a large kitchen table and the French doors provide access to the deck with views of the front paddocks. The living room has a fireplace which contains a thermostatically controlled pellet stove. A dining room, an office or downstairs bedroom and a half bath round out the main floor. Upstairs you will find the master suite with walk-in closet and attached master bath. The adjoining office would also make an excellent nursery. There are two additional bedrooms and a full bath. The walkout basement contains a rec room and some unfinished space for storage.

This Charlottesville horse farm which is located close to the Keswick Hunt country would make the perfect hunt box. Charlottesville is horse country and there is a horseshow within a short drive year round.

At New Forest Farm you can enjoy peaceful country living in a convenient location. The property is only 1 1/2 miles from I64 and a very short drive from Charlottesville.

Albemarle County Farms Real Estate Market Report – January 2012

Charlottesville Horse Farms — Thu, 23 Feb 2012 01:04:00 +0000

Albemarle County Farms Real Estate Market Report – January 2012

For the purpose of this report we will consider properties over 15 acres to be an Albemarle County farm.

January 2011 average list price $10,900,000.
January 2012 average list price $1,172,250.

January 2011 average sale price $9,150,000.
January 2012 average sale price $1,112,500.

January 2011 median sold price $9,150,000.
January 2012 median sold price $1,112,500.

January 2011 %sold/list 83.94%.
January 2012 %sold/list 94.90%.

January 2011, 1 Albemarle farm sold.
January 2012, 4 Albemarle farms sold.

Last year Albemarle farm sales were up considerably over 2010. However there is still way too much inventory. At the January rate of sales the absorption rate is 21.50 months. Some segments of the Albemarle County real estate market have seen a big upsurge in activity. Contracts are being written and homes are selling, particularly in the $200,000 – $450,000 price range. Sales of the higher priced homes and farms have not picked up at the same rate. Hopefully we will be able to get some of this inventory sold down this year.

The above figures are from the mls and while they are presumed to be correct they are not guaranteed.

This Has Been A Great Winter To Live On A Charlottesville Horse Farm

Charlottesville Horse Farms — Thu, 02 Feb 2012 02:18:23 +0000

This Has Been A Great Winter To Live On A Charlottesville Horse Farm

Every few years winter seems to bypass Charlottesville Virginia. This has been one of those winters. We have had unseasonably warm weather. Yes there have been some days in the 20′s but there have been a lot of days in the 50′s. So far we have not experienced any significant snowfalls. It has been a great winter to enjoy riding on our Charlottesville horse farms.

Many years it is difficult to keep horses in work to be able to compete at the winter horse shows. Not this year. And many years foxhunting has had to be interrupted due to snow or frozen ground. Not this year. Many years we spend a lot of time struggling with frozen water buckets. Not this year.

Today is the first day of February and it has seemed like spring on horse farms in Charlottesville. Robins are looking for worms on the lawn. Crocus are blooming and my daffodils are budding and I even saw a few blooming. Foaling season is under way and what great weather for new born foals to frolic in the fields. I don’t know if the rest of the winter is going to continue to be unusually warm, but I know that we have enjoyed the mild weather so far.

Not only has the weather been heating up but the local real estate market has been heating up as well. Historically winter is the slow time for Charlottesville real estate. Not this year. I have been crazy busy ever since Christmas and many others are having the same experience. Buyers are busy looking at Charlottesville horse farms and homes. Listings are being shown, contracts are being written. If you are thinking of listing your Charlottesville farm for sale in the spring, you might not want to wait because spring may be here already.

Charlottesville Horse Farms Begin The New Year

Charlottesville Horse Farms — Sat, 21 Jan 2012 16:40:12 +0000

Charlottesville Horse Farms Begin The New Year

2012 is under way and Charlottesville horse farms are full of new beginnings. On January one all of the thoroughbreds had a birthday and turned another year older. We are one month into the 2012 horse show season. Many farms have left Virginia for warmer climates to show in Wellington or Ocalla. However many of our Virginia equestrians opt to stay home and comptete in either the Virginia winter A shows or on one of the local circuits. We were at the A show at the Barracks last week and there was no lack of entries. The race horses are conditioning for the spring races; the Virginia Steeplechase season will start in late February. Due to the mild winter, Foxhunting is continuing. And breeding farms are gearing up for the foaling season.

Some of you may be planning to begin your search for a Charlottesville horse farm or equestrian estate this year. Winter may be the right time to start looking at properties. There are a lot of attractive Virginia farms on the market right now and some are at very good prices. Often a seller may be more likely to accept a lower offer in the winter than they will in the spring or summer. They may not have been getting as many showing at this time of year so they could be motivated to try to make your offer work. In the spring market the seller may be more optomistic that they will have more showings and get a better offer. Also if you buy your Charlottesville farm now, you will be able to get settled before you get into the summer months when you would rather be riding.

This property with its acres of gorgeous land could make a stunning horse farm.

Happy Holidays From Charlottesville Horse Farms

Charlottesville Horse Farms — Sun, 25 Dec 2011 06:17:47 +0000

Happy Holidays from Charlottesville Horse Farms.

It is very early on Christmas morning. My family has turned in for the night and even the dogs are going to bed. The horses on the Charlottesville Horse Farms are all snug in their blankets and settled down in their stalls, some probably wit a little hay left from dinner to munch on. In the still of the night in this season of joy, it is the perfect time to reflect with gratitude on all of the things that we are so lucky to have in our lives.

I hope that you can keep the joy and magic of the season in your heart throughout the year. May you have a wonderful holiday filled with peace, love, family and of course the enjoyment of the horses who make life on Charlottesville horse farms so special.

The Holidays Can Be A Good Time To Sell Your Charlottesville Horse Farm

Charlottesville Horse Farms — Tue, 06 Dec 2011 02:24:41 +0000

The Holidays Can Be A Good Time To Sell Your Charlottesville Horse Farm

Many sellers are hesitant to put their home on the market during the holiday season. They feel that noone will be looking at homes and that it makes sense to wait until spring to list their Charlottesville farm for sale. However a survey by Realtor.com contradicts that thought: Are The Holidays A Good Time To Sell.

There may not be as many buyers out looking for a Charlottesville Horse Farm during the holidays, but it stands to reason that the buyers who are looking at farms at this time of year are serious. Afterall if you did not have to find a home you would be spending your time celebrating the season with family and friends. In addition, many farms and homes look their best when they are decorated for Christmas. Tasteful holiday decorations can add a feeling of warmth to your home. Plus there is not as much competition for buyers during the winter. There may be more buyers in the spring, but there will also be a lot more homes and Charlottesville farms for sale at that time of year.

So if you are thinking about selling a horse farm in Charlottesville, it could be a good move to list now.