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 [...]
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 [...]
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 [...]
Charlottesville Farms Real Estate Market Report – 2011 This post will examine the sales of Charlottesville farms over the past year. For the purpose of this report we will consider properties over 15 acres. 2010 average list price $1,887,107. 2011 average list price $1,439,348. 2010 average sale price $1,663,847. 2011 average sale price $1,286,576. 2010 [...]
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.
Copyright 2012 by Pam Dent all rights reserved “Selling Your Charlottesville Horse Farm And The Appraisal“.
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.
Copyright 2012 by Pam Dent all rights reserved “Small Charlottesville Horse Farm For Sale – 4313 Woods Edge Rd.” Written by Pam Dent. First published at Charlottesville Horse Farms.
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.
First published at Charlottesville Horse Farms.
This post will examine the sales of Charlottesville farms over the past year. For the purpose of this report we will consider properties over 15 acres.
2010 average list price $1,887,107.
2011 average list price $1,439,348.
2010 average sale price $1,663,847.
2011 average sale price $1,286,576.
2010 median sold price $1,112,500.
2011 median sold price $750,000.
2010 average continuous days on market 361.
2011 average continuous days on market 243.
2010 %sold/list 88.16%.
2011 %sold/list 89.38%.
2010 months inventory 47.07.
2011 months inventory 32.52.
In 2010, 26 Charlottesville farms sold.
In 2011, 38 Charlottesville farms sold.
Sales and Inventory Charlottesville Farms
There is a lot to like in these numbers. Obviously we still have way too many months inventory, but we are trending in the right direction. One of the other figures to compare is the difference in the median sold price between the two days. This could tell us that prices are down which we know is the case across the board in real estate, but it may be more of an indicator of the price range that is selling. Purchasers are looking for value right now and buyers of Charlottesville farms are no exception.
Copyright 2011 by Pam Dent all rights reserved “Charlottesville Farms Real Estate Market Report – 2011“.
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.
![DSC_1559 [640x480]](http://charlottesville.uplog.org/files/2011/10/DSC_1559-640x4801-150x150.jpg "DSC_1559 [640x480]")
2285 Antioch Rd. has the potential to be a wonderful Charlottesville horse farm. This 194 acre property has some of the most beautiful land that you could find anywhere. I can easily imagine the gently rolling fields filled with horses. There is lush pasture for grazing as well as ample land to grow your own hay.
Beautiful Central Virginia Farm
This Central Virginia farm is located close to Scottsville and minutes to Charlottesville VA. The land is a mixture of open fields and woods in mature hardwoods. There are three homes which have rental potential or they can provide housing for farm workers. You can live in one while you build an estate home on one of the lovely home site.
Imagine horses in these fields
There are many different agricultural pursuits that you can follow on this property. The land could lend itself to a vineyard and you can join the growing Virginia wine industry. Or grow food crops and become part of the “eat Local” movement. The fields are currently rented by a cattle farmer and provied lots of good grazing. And then there is my favorite use: I think this property could be idealy suited for a Charlottesville horse farm.
Lush pasture for grazing
Copyright 2011 all rights reserved by Pam Dent “Charlottesville Horse Farm Potential | 2285 Antioch Rd.“ Written by Pam Dent.
![DSC_0406 [640x480]](http://charlottesville.uplog.org/files/2011/09/DSC_0406-640x4801-150x150.jpg "DSC_0406 [640x480]")
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:
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.
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“.
Charlottesville horse farms are home to horses of many different disciplines. Hunters, jumpers, dressage horses and fox hunters to name a few. However did you ever stop to think that it works best if the horse likes its job?
Buddhaful is a very elegant 5 year old chesnut mare who started out her career as a race horse in Ocalla Florida. She had a ground covering canter and showed plenty of speed during her morning gallops. The only problem was that she wouldn’t run in the afternoon in the actual races. Her owner and trainer tried every thing that they could think of with no success. At that point her exercise rider called my daughter, Baily and suggested that Buddha might be more suited for a new career as a show hunter. Since she is attractive and has lovely floating movement, Baily drove down to Florida and brought the mare back to her Charlottesville farm.
Fly Buddha Fly
Of course with any exrace horse who changes careers, re-education is necessary. At the beginning all went well. Buddha seemed fairly sensible, and she quickly learned how to carry herself with her heard down. Then jumping training started and she was very brave to the jumps. New colorful jumps didn’t bother her. As a matter of fact, jumping was fun…whee. The only problem was, Buddhaful found it way too fun. A hunter is supposed to lope around the course of jumps very quietly and effortlessly. Not Buddha. Jumping was wayyy to exciting.
So after several months of trying to fit a square peg into a round hole, Buddha’s education had another course correction. It was decided to try her as a jumper. Jumpers are required to jump difficult courses without knocking down rails within a certain time. Then the ones who have completed the course without faults may preform a jump off round in which not only do they have to jump clear but also to do so in the fastest time. Buddha thinks this is a blast! It looks like she has finally found a job that she likes.
Over the Oxer
One Charlottesville horse farm has added a jumper to its stable full of hunters proving that the horse will tell you what it wants to do.
Copyright 2011 by Pam Dent, all rights reserved “Charlottesville Horse Farms – Buddhaful’s New Job“.
Charlottesville Horse Farms
Pam Dent