Fulton Gaylord

I was working with a young couple, new to our area. I was cautious and wary of them. They told me over and over that "they wanted to negotiate" with any potential sellers we got under contract.

Well, I didn't exactly know what that meant. I mean we certainly weren't in a buyers market. On the contrary, it was customary to have multiple offers and have to offer more than asking price--and even that wasn't a guarantee for successfully winning a bid.

So, I thought I would go along and show them some properties. I wouldn't get too involved, maybe show them a few homes and if I felt they were just fooling around wasting my time, I'd refer them out to another agency!

Well, we found a large home under construction. They wanted me to get further info. Which I did. They wanted to go back to the property several more times. I took them.

Then, they decided they wanted to see some more homes. Well, at this point I started to feel it might be time to cut them loose. They weren't serious. And I kept getting back to that "negotiate with the sellers" statement. And, on top of that, they kept telling me upon entering each home, that each was overpriced and they wouldn't pay the money for it.

RED FLAGS!

A couple of weeks pass and I'm still with 'em. O.K., I was a new agent and had already spent the commission. They decide they want to put an offer on that new construction. Really? Great. "I'll meet you at my office, 5:30 tonight and we'll write it up!"

With a kiss to my wife I screeched off to the office, excited to finally get these people under contract!

They came, promptly at 5:30 PM. Very polite. Very professional.

They started answering my line-by-line queries: When do you want to close, what kind of financing, earnest money deposit, price...how much? Guys, you've seen how the market is, you know you stand to lose this property by coming in with an offer that low...

O.K., I put it down. But I'm only gonna' waste my time maybe once or twice more then I'm ditching them, just watch!

Then, the clincher.

"You want me to ask the builder to finish the bonus room over the garage? For FREE??"

"Guys, come on, this is too much. We're wasting our time!"

"Fulton, are you representing us as our Buyer Agent, or not? Please, put it in the contract!"

Alright. I did it. He had me on that 'am I or am I not representing him' thing.

But I knew the builder would never go for any of this.

So I presented the offer. The builder's agent had an even worse reaction than mine. Ouch. But I reminded her that she DID have to present the offer.

She did.

A few days later she called me. We both couldn't believe it. The builder countered only a little higher in price and agreed to split the cost of finishing the bonus room!! Huh??

I relayed to my buyers. They were pleased with the negotiations and, after a little more haggling (which I won't recount, here) , agreed to the contract.

What lessons did I learn?

1. Advise your clients but don't be so rigid just because you think you know what's commonplace for this market.

2. If you don't ask, you don't get (think Mom taught me that one).

3. Lighten up, Francis! It's not about the money. It's about representing your client, your future referral source, and doing what's right.

4. I could never have known what the seller's motivations were. Nor did it matter. He wanted to sell. I had ready and willing buyers--I just mistook their readiness because of my cultural boundaries. I needed to listen to my client's needs and put down what they were comfortable with and negotiate with their best interest in mind.

5. And though they came from a different cultural and geographic area, I shouldn't assume they were naive. It was customary for them to negotiate in ANY market--that was their cultural norm.

I learned a lot during that transaction. Lessons I carried forward, as I represented their friends and peers moving to our town.

There is a new web site devoted to everything about the Forest Lakes Subdivision, which is located just north of Charlottesville!

Check it out. GoTo: Forest Lakes and give me some feedback on it, if you would!

Provided by:

Fulton Gaylord--Associate Broker
Keller Williams Realty
Charlottesville VA 22901

434-220-2228

or

Fulton@kw.com

I like to take breaks from working on my web inter-connectivity and real estate blogging by going for a run. It's a great way to view neighborhoods and see the inventory! My doctor says he actually thinks running lubes my joints and keeps my arthritis at bay.

Yup, I'm a running Realtor. No, I haven't shown homes clothed in my running sweats and sneaks. I don't think the Charlottesville real estate market's ready for that!

I wanted to share some resources that map and log my runs and get me pumped up.

Check out http://www.favoriterun.com. It's free and like I said, kinda fun. You can check out some of my runs by typing in my user name: bygbyrd (yeah, ha ha, a "friend" gave me that handle!), putting in VA and Charlottesville.

Another neat program is http://www.run.com.

And yet another is MapMyRun.

All three of these are simple mapping programs that also give elevation maps. I like to map out new routes at night. It gets me all jazzed up to go out and run the next day.

You already know that you're going to see a lot of other runners out there because Charlottesville is supposedly one of the most active running communities in the country! There are races of various intensities almost every week. And good advice can be found at club events, training runs, and the several local running stores.

Check out these local running resources:

1. Charlottesville Track Club

2. Charlottesville Trail Running Club

There are 2 specialty running shops to support every runner's needs:

1. Endurance Sports

2. Ragged Mountain

as well as the chains and sporting goods stores around town:

Dick's Sporting Goods,

Downtown Athletic,

Blue Ridge Mountain Sports,

New Balance,

O.K., gotta' go plan for tomorrow's run. See you out there?!

Fulton Gaylord
434-220-2228
Fulton@kw.com

I love living in Forest Lakes, I think it's one of the nicest places to live in, and around, Chsrlottesville, Va.

1. Contoured landscape hides the fact that you are in a large development with over 1500 homes! Trees, hills, lakes, and manicured landscaping. Add a hot air balloon flying overhead at least twice a week!

2. Self contained schools with bus transit.

3. Basketball courts, volleyball nets, tennis courts, 2 pools (one with a water slide!), work-out facilities, baseball and soccer fields, and miles of trails for biking/running/walking.

4. Easy access to downtown, shopping, Washington, DC, or east and west on I-64.

5. Hundreds of kids--it seems like we live in a child migration zone with everyday herds of 'em ambling around the neighborhood.

So I wanted to keep you up with the real state trends in this Charlottesville suburb called Forest Lakes.

First, a round-up of Charlottesville real estate sales in the past 3 months (Forest Lakes only):

July Sold Property Analysis

Address List Price Sold Price DOM % Chg SP/Sqft

3136 RIDGEFIELD RD $339,000 $321,000 7 5.3% $160.66
2668 KENDALWOOD LN $484,500 $438,000 467 9.6% $122.65

Total Averages $411,750 $379,500 237 7.5% $141.66

August Sold Property Analysis

Address List Price Sold Price DOM % Chg SP/Sqft

2030 LEYLAND DR $349,900 $330,000 18 5.7% $149.46
2628 FERNLEAF RD $399,000 $385,000 70 3.5% $233.47
1979 SHADYBROOK TRL $459,000 $440,000 121 4.1% $163.45
2565 KENDALWOOD LN $490,000 $480,000 9 2.0% $88.89

Total Averages $424,475 $408,750 54 3.8% $158.82

September Sold Property Analysis

Address List Price Sold Price DOM % Chg SP/Sqft

3061 AMBERFIELD TRL $409,900 $410,000 110 -0.0% $170.8
33374 TURNBERRY CIR $574,950 $617,391 63 -7.4% $181.43
3117 EDGEWATER DR $765,000 $725,000 212 5.2% $146.02

Total Averages $583,283 $584,130 128 4.2% $166.09

Currently 16 properties for sale in Forest Lakes.

Lowest Price Highest Price Average Price Avg Price/Sqft

$259,900 $579,500 $368,487 $171

*(This does NOT include condos)*

I've put the MLS notes as descriptors. If you want to see MY take on some of these, or to see if they made my Top 10 Best/Worst Home Buys In Charlottesville, GoTo: Top 10 List

1. 3133 RIDGEFIELD RD $259,900 and you'd get my 20% Buyer Rebate = $1,559 cash at closing.

This wonderful truly affordable home in coveted Forest Lakes North allows you to relax.The house is ready to move into - absolutely great condition.Dramtic beautiful location on cul-de-sac. A one-level home with an open floorplan. Immediate occupancy.

2. 1744 WINTERBERRY CT $279,900 and you'd get my 20% Buyer Rebate = $1,679 cash at closing.

Beautiful home in Forest Lakes North! This home is in immaculate condition. Features include gorgeous hardwood floors, fresh paint throughout and a cozy breakfast nook. This home is on a private lot on a cul-de-sac. The large backyard is fenced and includes a storage shed. A gate leads to miles of walking trails. The home also features a large screened-in back porch that your family will enjoy all Spring, Summer and Fall. Forest Lakes boasts two swimming pools a fitness center & tennis courts.

3. 1166 RUSTIC WILLOW LN $299,900 and you'd get my 20% Buyer Rebate =$1,799 cash at closing.

Open floor plan, 9'ceilngs on 1st floor, 2-story foyer, tray ceilings in DR & MBR. Cheerful, sunny interior. Great Room has FP w/built-in TV cabinet above. Hdwd. floors on most of main level, 1st floor Master BR w/adj. luxury bath-dbl.vanities & garden tub, 3 BRs up, 1 is the bonus room over garage(might also be used as playroom,studio,etc.) Custom window shades, security system. Back yard fenced, has shed.Lawn maintenance provided by HOA. Near new shp.Ctr. & NGIC.

4. 3209 TIMBERWOOD PKWY $324,900 and you'd get my 20% Buyer Rebate = $1,949 cash at closing.

Freshly painted and ready for you to move in you will find this two story Colonial in the north section of Forest Lakes. There are two attics for your storage. There is a wonderful garden spot already started for you. The Sellers are offering $5,000 in closing costs with an acceptable offer. They have found another home and are very motivated to move.

5. 2013 LOCKE LN $329,900 and you'd get my 20% Buyer Rebate = $1,979 cash at closing.

Set on a quiet cul-de-sac in Forest Lakes North. Beautiful, updated 4 br(all on 2nd floor), 2.5 bath home. LR w/bay window, lovely DR, FR w/wood burning f/p, built-in bookcases,eat-in kitchen w/huge deck, fenced yard, plus rec room, office, patio, storage,lovely slate walkway, freshly painted,new carpet upstairs. Extensive landscaping w/mature trees.PLUS: ALL NEW: Fisher/Paykel W/D, HeatPump, paved drive,full light kitchen door,Refrig,light fixtures,& faucets.Walk to pool,tennis, GREAT SCHOOLS!

6. 1969 HEATHER GLEN RD $345,000 and you'd get my 20% Buyer Rebate = $2,070 cash at closing.

Adorable, one owner Cape Cod on a cul-de-sac, with first floor master bedroom. In excellent condition- family room,/dining room combo, 2 fireplaces, large storage area, rec room in lower walk out area, 2 car garage. Improvements include new heat pump, gas furnace (dual fuel high energy saver system) dishwasher & carpet. Excellent value in great neighborhood.

7. 1853 STEEPLECHASE RUN $345,000 and you'd get my 20% Buyer Rebate = $2,070 cash at closing.

NEW hardwood floors in foyer and dining room, NEW carpet in family and living rooms. Bright eat-in kitchen opens to family room w/built-in bookcases around fireplace. Basement play room and workshop. FENCED backyard. Great schools. Save gas - WALK to everthing - shopping, pool, tennis, day-care, soccer & playground.

8. 2190 TIMBER MDWS $358,588 and you'd get my 20% Buyer Rebate = $1,434 cash at closing.

Reduced Again!! This elegant home is located in Forest Lakes a short distance from the lakes, pool & tennis club. It boasts an eat-in kitchen with pantry and all new appliances. The kitchen is attached to both the great room & dining room, which is great for entertaining or relaxing with the family. Upstairs you will find a large master bedroom with two closets, new ceiling fan, attached master bathroom with jet soaking tub, separate shower and vanity. The landscaping is perfectly maintained.

9. 1864 AMBERFIELD DR $359,900 and you'd get my 20% Buyer Rebate = $ 2,159 $cash at closing.

Welcome Home to Charlottesville conveniences without the city feel. Completely Updated and ready to move into. This home is located in sought after Forest Lakes you have a community within a community. Forest Lakes has two large swim/tennis clubhouses with all the amenities, lakes, walking/biking paths, etc. 15 Minutes to UVA! Come Home to Vacation! Low HOA dues too! Call for details. Purchaser will receive 8 day 7 night Hawaiian Lodging Accomodation Certificate upon Closing.

10. 2195 TIMBER MEADOWS $359,900 and you'd get my 20% Buyer Rebate = $2,159 cash at closing.

Price Reduction on well maintained Colonial with 3 bedrooms, 2.5 baths on private cul-du-sac lot in Forest Lakes North. Partially finished basement for future expansion. Open, light, Kitchen/Family Room combination for great entertaining flow. Private first floor home office. Substantial usable storage space. You will want to visit toappreciate.

11. 1916 BECKER LN $395,000 and you'd get my 20% Buyer Rebate = $2,370 cash at closing.

5bedrooms with large family room, eat-in kitchen, rear deck, new wood flooring in DR,LR & Family Room, new tile floor in kitchen, breakfast nook, all bathrooms. New carpet upper and lower floors, 2-car garage with workbench area, many appliances to convey.A full range of neighborhood amenities including lakes,trails,tennis & swimming. Convenient location to airport, upscale retail & grocery shopping, excellent choice of restuarants.

12. 2726 JASMINE TERRACE $419,000 and you'd get my 20% Buyer Rebate = $ 2,514 cash at closing.

Wonderful Forest Lakes home that has been very lightly lived in. The generously sized family room with fireplace is open to the kitchen & features abundant windows. The large rear deck extends that living space to the outdoors. The master suite has a vaulted ceiling, walk-in closet, & private bath with whirlpool tub. The basement includes a finished rec room & an oversized 2 car garage. Enjoy the Forest Lakes amenities w/ swimming, tennis, exercise room, ball fields, & extensive walking trails.

13. 1622 PURPLE SAGE CT $429,500 and you'd get my 20% Buyer Rebate = $2,577 cash at closing.

Experience the best of living in this spacious Colonial situated on a quiet cul-de-sac lot! You'll be amazed by the amount of privacy the partially-wooded rear yard allows. Inside you'll find formal and informal areas, beautiful hardwood flooring,Oak built-ins surrounding the Family Room Gas Fireplace,Spacious Kitchen open to the Family Room, Large Living and Dining Rooms, Luxury Master Bedroom Suite, Finished Lower Level with Full Bath and Attached Two-Car Garage.

14. 1440 BIRCHCREST LN $525,000 and you'd get my 20% Buyer Rebate = $3,150 cash at closing.

So many features in this one of a kind home: generous first floor master suite, double height great room with loft, airy eat-in kitchen w/bartop and double pantry, dining room with chair rail, family/sunroom, upgraded ceiling fans, wood slat blinds, rear deck overlooks sunny lawn, dual heat pump, CAT5 wiring, tons of storage in attic and basement, on cul-de-sac, backs up to wooded HOA property. This lovingly maintained home is currently being painted on the interior so you can move right in!

15. 309 PLEASANT PL 579,500 and you'd get my 20% Buyer Rebate = $3,477 cash at closing.

You need to see this yard & the home shows like a model. Large home on private cul-de-sac on prime lot in desirable Forest Lakes Subdivision; very level, backs to woods & common area. Full walkout basement mostly finished w/ bedroom, full bath, large rec room w/fire place & tons of storage. Finished bonus room upstairs w/closet can be 6th bedroom or multi purpose room. Large Master w/ sitting area, vaulted ceilings whirlpool tub & more. Awesome family community & the amenities are endless!

I welcome comments, critique, and/or questions.

Feel free to call and leave a message, or e-mail me:

434-220-2228

Fulton@kw.com

A thousand and one thanks for reading!

Ugly is as ugly does.

Let's discuss the commercial corridor of Rte 29 in Ruckersville, Greene County, VA, and its inclusion in Greene County's Master Plan for sustainable growth. Because somethin' ain't workin'.

Drive south down Rte 29 from Madison, and you come to a lighted intersection with Rte 33 east/west. You just passed an area on your right leveled to make way for Lowe's and Wal-Mart. On your left is a broken down old shack that, if it's July, is joined by a carnival style hawking booth where fireworks are sold to unwitting bargain seekers. Your eye wanders to two more rundown buildings with huge signs describing rare antique finds and books are to be found inside. Scanning around more, you see a Burger King, a gas station, and an old music store in a little hovel. You consult your map and it pin points you in the middle of Ruckersville, Greene County, Virginia. And you realize, Ruckersville is ugly.

Ruckersville is Capitalism at its worst. No regard for community planning. No greenery or any thought for aesthetics. Nope, build the cheapest, the fastest, and capitalize on the location right on 29. Ruckersville needs the taxes generated by its commercial base to support a small population. It delights in allowing a Lowe's and a Super Wal-Mart to come in and level the area so that we can enjoy convenience at bargain prices. Ugly is as ugly does.

Now the road expansion of Rte 33 up to the mountains and Skyline Drive was done very nicely. Greene County got THAT right. Of course it's become a huge source of easy funds for the local coffers as the county and state have seen fit to police this section of road with at least 6 unmarked vehicles of various sizes and colors as well as a slew of state and local troopers. Wow! That's tax dollars hard at work. Do you think we could possibly cut back on over-policing this high crime corridor and perhaps put some of that money into subsidizing an after school program for kids whose parent perhaps can't afford it?

How about requiring a higher level of site aesthetics for all new construction here on out, and any sites that either change hands, rebuild, tear down, or improve current buildings--require them all to invest X amount of dollars towards bringing property up to a pre-set, planned expectation, in exchange for a tax credit.

Greene County officials reassure us that they DO have a plan. They could pull out a multi-page line by line plan and show us what tax revenue is generated, what it’s earmarked for, and their vision for the town going forward. But you know what? I can SEE the visible signs of their plan right before my very eyes, and I’m telling you, it’s ugly!

The plan needs to be redone.

So, I think Ruckersville (Greene County) should take one year to develop a new Commercial Corridor Master Plan. This plan would ensure that:

1. sustainable growth could continue well into the future, guaranteeing tax revenue to support a burgeoning community.

2. increase unique visitor stops by tourists as well as repeat visits from locals, thereby increasing business profits.

3. resources are appropriate for the needs of the community and being able to adjust accordingly (e.g. too many costly police monitoring a scenic by-way--is that the best use of our tax income?).

4. This plan would increase community pride—because we WANT to be proud of where we live.

5. empower citizens to dictate terms when negotiating with the Wal-Marts of the world, not the other way around, because their community now becomes the community of choice for businesses. Citizens don't become slaves and answer to businesses beck and call just because the need for tax revenue to pay teachers, firefighters, and police is so desperate.

6. A plan like this would protect better against wild fluctuations in market values both for commercial AND residential interests

7. slow depreciation and erosion of values by requiring uniform property maintenance and construction standards that are clearly explained in the Master Plan.

8. build businesses with longevity and staying power. Bring in and support businesses that buy into the community's vision for sustained development and health.

9. a master plan is equivalent to a business plan, and a community that has a plan that is fluid, all-encompassing, and pro-active has a better chance to attract matching state and federal funds as well as high bond ratings in order to raise capital.

--WE DON'T HAVE TO LIVE IN A DISPOSABLE SOCIETY--

We want our businesses to be community partners. We don't want them to be of the mind “here today, gone tomorrow”.

Communities too often sell their souls to the Devil just to turn a buck and get much needed tax revenue. Too often towns and cities turn a blind eye to development regulation and zoning, and, as a result, poison our air and water and bulldoze any possibility for esthetically pleasing construction under the ground. You see it all across America. But you also see communities learning from their mistakes, you see communities able to change as the world changes.

So, is it too late for Ruckersville?

Green County doesn’t have the money to go develop a complicated new Master Plan. And of course you have some who question whether one building is any uglier than the next? They don't think the intersection area is that ugly.

And besides, many people would question how we can tell a business owner that he's got to take from his profits to go gussy up his lot just so that he can fit in with some socialist Master Plan.

If a building IS ugly, it won't attract any one, and it'll go out of business soon enough--survival of the prettiest, right?

“We are what we are in Ruckersville”, they say. “ We're at an intersection off Rte 29 in Greene County. The American dream is all about taking opportunity and running with it. Too bad for your weak business sense that has to have some government agency always come and make things right and equal for you, the less fortunate-BAH!”

“Keep it down there in Charlottesville with all them crunchy artsy-fartsy liberal wanna-bees. We need to grow. We DON'T need someone who doesn't understand business to tell us how to run ours!”

“And if you try, we'll just go somewhere else.”

O.K. Alright. I understand. We all need to turn a buck.

But hear this: I had a commercial broker tell me the other day that if it gets too bad--or rather, WHEN it gets too built up and gross around here, he'll just move. He did it when it got bad down in Atlanta. And before that, when he was in Jersey, too.

But this is my home. I don't WANT to pull up stakes and move. I don't want to live in a disposable community.

Can Capitalism and development go hand-in-hand with preservation of the heart and health of our community?

The one constant is the influx of more and more people into our area. More population pressure means eventually, limited space and resources, which causes a town’s infrastructure to suffer, which ultimately degrades our community.

That’s why planning is vital to the long term health of a community.

Planning means:

· We must first identify citizen’s needs,

· we qualify and quantify these needs, prioritizing them by popular vote,

· we raise tax revenue to pay for these needs,

· we solicit other possible funding sources—i.e. bonds, state and federal assistance,

· our master vision for the community stretches far into the future, and protects our future generations,

· and, we must also look to repair what is by developing a retro-active quality standard to help us bring a larger measure of beautification to the intersection of 29 and 33, now.

The intersection of Rte 33 and Rte 29 is horrifically ugly. But you know, we CAN do something about it. And the first thing we can do is develop a Commercial Corridor Master Plan with input from our citizens and broadcast its winning vision across the region.

If we don't?

Then ugly is as ugly does.