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.

Copyright 2012 by Pam Dent all rights reserved “Albemarle County Farms Real Estate Market Report – January 2012“.

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.

Copyright by Pam Dent all rights reserved “This Has Been A Great Winter To Live On A Charlottesville Horse Farm“.

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.

Copyright 2012 by Pam Dent all rights reserved “Charlottesville Horse Farms Begin The New Year“.

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.

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.

Copyright 2011 by Pam Dent, all rights reserved “The Holidays Can Be A Good Time To Sell Your Charlottesville Horse Farm“.  Written by Pam Dent.

2285 Antioch Road has beautiful pasture land that would be especially well suited for an equestrian estate.  The farm consists of 194 gently rolling acres in a combination of open land and mature hardwoods.  The open land is currently divided between pasture and hay fields.  At the moments the fields are full of grazing cattle, but being a horse person, I imagine how good they would look filled with gorgeous horses.  Not only is there plently of space for pastures, stables and riding rings, but the open wooded areas would be perfect for trail riding.

Of course not everyone is an equestrian and this Central Virginia farm would also be an excellent setting for a vineyard or a farm growing food crops. The possibilities are endless.   Two ponds are on the farm.  There is an additional 55 acres with frontage on the hardware river that may be purchased as well.

There are three homes on the property offering the possibility of rental income or housing farm employees.  You could live in one while building an estate home on one of the stunning building sites.

This future Charlottesville horse farm is located in Fluvanna County close to the picturesque town of Scottsville and within a short commute of Charlottesville VA.

Central Virginia Farm 2285 Antioch Rd.

Copyright 2011 by Pam Dent all rights reserved “Perfect Property For A Charlottesville Horse Farm“.  Written by Pam Dent.

We see many articles this time of year about preparing your home for winter, but what about your Charlottesville equestrian property.  There is a lot to get ready on a farm before winter sets in.  

The following are some tips to help you prepare your farm for the winter weather to come:

• Clean the gutters.  After you clean out the gutters on your home, carry the ladder down to the barn and clean the gutters on your stable and out buildings.
• Sweep out the hay loft before those last loads of winter hay arrive.  With the barn all closed up on cold winter days, we want to keep the dust that our horses are breathing to a minimum.
• If you have had portable fans on the front of your stalls, it will extend their lifespan if you clean them and put them away for the winter.
• Have your extension agent out to look at your fields.  Fall may be the time to fertilize and lime your fields.  Otherwise he may recommend that it be done in February or March.  It is always important to have a pasture management plan.
• It may be necessary to do a final mowing of your paddocks and fields particularly if the grasses have gotten long and are starting to form seed heads.  Be careful not to cut too short at this time of year, since there will be little growth after the first frost.
• Fall is also a good time to drag your fields
• Make sure that all of your water pipes are well insulated and wrapped if necessary.  You may even need lights to put on pipes during the coldest nights.
• Reorginize your equipment shed so that your blade is in the front and esily accessible to your tractor when the first snowfall arrives.
• Clean, grease and put away mowers and bushhogs.
• Make sure that the blankets and turnout rugs for each horse are clean and in good repair, ready for that first cold snap.

Living on a Charlottesville horse farm is rewarding, but like any other farm property there is a lot to do.  When those cold winds blow you will be happy that you are prepared.

Copyright 2011 all rights reserved by Pam Dent “Tips For Preparing Your Charlottesville Horse Farm For Winter“.  Written by Pam Dent.

One of my favorite things about the beginning of fall is knowing that it also marks the beginning of the fall steeplechase season.  We have Charlottesville horse farms that are home to race horses and some of those horses compete in steeplechase or point to point races.  Many other Charlottesville equestrians enjoy attending the races.

Racing For The Finish

If you have not been ever attended a steeplechase, you have a treat in store.  Below you will find a schedule of the Virginia fall steeple chase races.

Saturday, September 10, 12:30 p.m.
Thorton Hill Hounds Point to Point
Thornton Hill Farm, Sperryville, VA
540 987-8338

Saturday, September 17, 1:00 p.m.
Blue Ridge Fall Races
Woodley Farm, Berryville, AV
540 722-6403
540 539-1577

Sunday, September
Colonial Downs
New Kent, VA
804 966-7223

Sunday, September 25, 1:30 p.m.
Foxfield Fall Races
Charlottesville, VA
434 293-9501

Saturday, October 1, 1:30 p.m.
Virginia Fall Races
Glenwood Park, Middleburg, VA
540 687-5811

Sunday October 2, 2:00 p.m.
Virginia Fall Races
Glenwood Park, Middleburg, VA
540 687-5662

Saturday, October 8, 1:30 p.m.
Morven Park Steeplechase
Leesburg, VA
703 777-2414

Saturday, October 15, 1:00 p.m.
International Gold Cup Races
Great Meadow Race Course, The Plains, VA
540 347-2612

Saturday, November 5, 12:30 p.m.
Montpelier Hunt Races
Montpelier Station, VA
540 672-0027

Charlottesville horse properties provide the perfect location for all kinds of equestrian operations.  Come to Virginia for the races and take the opportunity to view our selection of beautiful farms for sale.

Copyright 2011 by Pam Dent all rights reserved “Charlottesville Horse Farms Go To The Races – Fall Steeplechase Schedule“.

Horse Doctor

There are many reasons why horsemen choose a particular part of the country as the perfect place to for their next horse farm.  I have talked about many reasons why a Charlottesville equestrian property is a great choice for your horses.  There is the gorgeous countryside, lush pastures, and  proximity to many varied equestrian events to name a few.   But one of the very important resources that are near and dear to any horseowner’s heart is having excellent veterinary care for their horses.

Horses are prone to a variety of injuries.  It is amazing how such a large animal can be so fragile.  In addition these equines are athletes and like any athlete they may require maintenance and special care to keep them performing at their best.  In Central Virginia we are lucky to have access to some of the best veterinary care in the U.S.  We have a variety of excellent veterinary practices which are located throughout the area.  There are lameness experts, super diagnosticians, and expert surgeons to name just a few of their specialties.  Your horses will also have access to experienced chiropractic care and acupuncturists as well as equine dentists.

When you purchase a Charlottesville horse farm you will be secure in the knowledge that your horses will have access to some of the best veterinary care in the country.

Copyright 2011 by Pam Dent, all rights reserved “Another Reason Why Charlottesville Is The Perfect Location For Your Horse Farm“.