Stabling Horses in Counties in Southeastern Virginia - Part 1
By: Elaine VonCannon ABR, SRES, REALTOR, Notary, Team Leader, Residential and Commercial Property Manager, Managing Partner VonCannon-Starke Commercial Division, Member of the National Association of Residential Property Managers, Award Winning Agent, RE/MAX Hall of Fame, Licensed in Virginia, Member of Commercial Council VAR, Director WAAR MLS Board
Like many Southern states, Virginia is horse friendly, with ample pastureland and stables to win over any horse owner’s heart. For centuries, Virginians have relied upon horses for transportation, war, agricultural labor, breeding, hunting, shows, competitions and even companionship. Virginia is an excellent place to stable horses. With a relatively mild winter and a moderate climate throughout the year, Southeastern Virginia, near Chesapeake Bay country and the coastal region, is especially attractive to many who love horses.
This article contains detailed information about stabling horses in many counties near the coastal regions of Virginia. Some of the less populated counties have more lenient laws regarding the stabling of horses for personal use -- provided there is ample land to properly exercise and feed each horse. The more densely populated counties I mention limit the number of horses per acre. Agriculturally zoned property falls under different regulations than residentially zoned horse properties and for the most part -- will not be addressed in this piece (unless the county only allows horses on agriculturally zoned properties or is mostly agricultural).
Information for each county was obtained through review of ordinances for each county or direct contact with the planning office.
New Kent: This county is mostly rural. The number of horses allowed depends on how the parcel is zoned. If it’s A-1 Agricultural there is no limit to the number of horses. If the property is zoned residential, one horse is permitted for every two acres.
Middlesex: This coastal county near the Chesapeake Bay is partial to livestock. For horses used for non-commercial purposes, the minimum lot size 1 ½ acre per animal unit. In addition, a minimum lot area is required for the residential unit (depending upon the infrastructure in place).
Mathews: This county is horse friendly, especially for owners who want to keep more than two horses. There is no ordinance on the number of horses per acre, though owners will want to provide adequate pasturing for each horse. The stable or barn must be 200 feet off of each property line.
King and Queen: Two horses are allowed on a three-acre piece of land. For each additional acre there may another horse. If horse owners want to expand their keep, then ten acres or larger is required in an agricultural district where more livestock and horses are allowed per acre then the above mentioned.
King William: Buildings, housing, horses or ponies for personal enjoyment must be 200 feet from the perimeter of the development and 200 feet from property lines of residential lots.
Lancaster: There is no limit to horses per acre. No commercial use of horses is permitted on residentially zoned property. Barns are required to be 5 feet from the property line -- this applies to a one story accessory structure.
Gloucester: In this county a minimum of 1.5 acres per horse is required. This will not include the area occupied by the primary or accessory structures, yards, and associated wetlands. All horses must be contained within a fenced area and there shall be no more than 5 boarded horses, exclusive of horses owned by the property owner(s) and no horse shows are permitted.
Norththumberland: Livestock production is important to the economy in this county. Seventy-five acres are the minimum requirement for keeping horses for commercial use. If property is zoned A-1 there is no restriction on number of horses. If the property is zoned R-1 or R-2 the property owner is limited to two horses. If the property owner wants more than two horses, the owner must petition the Board of Supervisors for a conditional use permit.
Surry: This county requires a minimum of 2 acre lots for private horse stables. Be prepared to pay a uniform tax upon farm animals. This tax is figured based on the assessed value of the horse.
Charles City: Most areas of the county are zoned agricultural, though there may be residential uses within these areas. Ten horses equals 20 animal units. There are ten horses allowed per piece of property.
Suffolk: In the city of Suffolk, no horses are permitted to be kept, maintained, or stabled with the RL, RLM, RM, RC or RU Zoning districts.
Chesapeake: The city of Chesapeake zones residential properties in three categories: rural, suburban, and urban. Horses are not permitted in residentially zoned properties. Horses can be stabled in Agricultural 02 districts.
Westmoreland: One horse per acre is allowed on agriculturally zoned properties.
The Commonwealth of Virginia has equestrian laws on the books that relate to liability and horse riding or training activities. Visit http://www.americanequestrian.com/legal/VA.htm for more detailed information on this law.
County zoning laws in all areas are subject to change after 2011 and horse owners are encouraged to contact individual county planning departments to confirm current laws. This information was compiled for home buyers who own horses and are interested in purchasing horse farms, farmettes, estate properties, and property in this region, but want to be clear about county laws governing the number of horses that can be stabled.
For more information about horse farms or other properties appropriate for livestock in Southeastern Virginia, visit http://www.voncannonrealestate.com or http://www.estatesinvirginia.com.
Visit my web sites to view other listings at www.voncannonrealestate.com www.estatesinvirginia.com www.elainesrealestate.com You will also find articles and more information on homes, the Virginia real estate market and my team.
Elaine VonCannon Joins Coldwell Banker Traditions Selling Real Estate in Williamsburg VA
STATE WIDE PRESS RELEASE:
(Williamsburg, VA) Elaine VonCannon, an award winning RE/Max Hall of Fame real estate agent for many years, joined Coldwell Banker Traditions. John Wilson, Principle Broker/Owner of Coldwell Banker Traditions remarked, “We are proud and honored to have Elaine VonCannon as part of our team here at Coldwell Banker Traditions. She brings a tradition of continued professionalism, knowledge, and real estate expertise to our program. Elaine is the consummate real estate professional with the background, training, and expertise to enable Coldwell Banker Traditions to be the best choice in real estate for buyers, sellers, and those with property management needs.”
VonCannon’s views on Williamsburg area real estate are aired monthly on WMBG 740 AM. Topics include the real estate buyer and seller, distressed properties, new construction, and senior buyers and sellers in today’s real estate market. Listen to “Ask the Expert” online.
VonCannon offers residential and commercial real estate as well as property management. Her real estate services extend from Richmond and surrounding counties, to James City and York County, Gloucester, the Northern Neck, Newport News, Hampton and Williamsburg. Voncannon’s commercial property listings reach even further, spanning the breadth of Virginia. Recently, she sold an inn in Grundy, VA.
VonCannon specializes in retirement and relocation and is a Senior Real Estate Specialist (SRES) as well as an Accredited Buyers Representative (ABR). Her real estate listings include golf communities, luxury homes, colonial homes, waterfront properties, new homes, affordable housing and other types of properties in Virginia.
With a surge in interest in 1031 tax exchanges, VonCannon identified a need for a new website, VonStarProperties.com to inform the public about the tax advantages of 1031 exchanges for individual property investors and for tenants in common commercial property investments. For a list of triple net least properties, visit VonStar Properties. For a consultation on 1031 tax exchange properties and an evaluation of real estate holdings, call 757-288-4685.
With an increase in rental pricing in the Williamsburg real estate market and a decrease in interest rates for mortgages, property investors are purchasing real estate in Virginia. Many real estate listings in Williamsburg and surrounding areas are appropriate for investment at this time. Property listings in VA are featured on her website with full pricing and descriptions. Visit VonCannonRealEstate.com for more information. Or, call Elaine VonCannon direct at 757-288-4685.
Visit my web sites to view other listings at www.voncannonrealestate.com www.estatesinvirginia.comwww.elainesrealestate.com You will also find articles and more information on homes, the Virginia real estate market and my team.
By: Elaine VonCannon ABR, SRES, REALTOR, Notary, Team Leader, Residential and Commercial Property Manager, Managing Partner VonCannon-Starke Commercial Division, Member of the National Association of Residential Property Managers, Award Winning Agent, RE/MAX Hall of Fame, Licensed in Virginia, Member of Commercial Council VAR, Director WAAR MLS Board
Debunking the Myth of More Net Gain with For Sale by Owner Properties
By: Elaine VonCannon ABR, SRES, REALTOR, Notary, Team Leader, Residential and Commercial Property Manager, Managing Partner VonCannon-Starke Commercial Division, Member of the National Association of Residential Property Managers, Award Winning Agent, RE/MAX Hall of Fame, Licensed in Virginia, Member of Commercial Council VAR, Director WAAR MLS Board
Are you thinking of selling your home on your own, without the aid and professional advice of a qualified REALTOR? You may want to re-examine your decision to do so, because chances are good that you will not increase your net gain by selling your own home.
Do you believe your savings on commission will be your reward after you attend a seminar or two on selling your own home? A home sale is a complex series of transactions with multiple parties. Not only is it time consuming, consultation and coordination with professionals at every level is necessary. Attendance at a seminar or two does not make you an expert on home selling.
The average person will buy two to three homes in one lifetime, unless they are a property investor. A top producing REALTOR will average 5-10 transactions per month. A REALTOR with knowledge and experience in the profession will be able to enhance your bottom line on a home sale. Here are some common questions I am frequently asked by For Sale by Owner sellers.
Q: I recently attended a seminar on selling my own home. Won't this enable me to do it on my own?
A: The seminar was probably sponsored by a lawyer, closing attorney, titling company, or lender. The facts you can obtain in three hours or less are not enough to teach you how to get more money for your largest investment: your home.
Q: How do REALTORS sell homes quickly?
A: A staggering 80% of home sales are done through a Multiple Listing Service. REALTORS have access to this. With a listing on MLS sellers have the entire membership of the MLS working for them. Sellers may have as much as several thousand members depending on the area or residence. An MLS listing is the most effective way to bring in qualified potential buyers.
Q: What information is most critical when selling a home?
A: A seller needs to know what the state requires as well as what the lender requires when it comes to home sales transactions. He or she also needs to know the timeframe for all transactions. If time frame is not adhered to the contract can become null and void.
Q: I live in a residential community and am selling my home. How do I deal with the Home Owner's Association effectively?
A: Do you know the timeframe for the Home Owners Association (HOA) packet in your area? If the HOA package is not received in the required timeframe of your state then the buyer may cancel the contract with no penalties to the buyer. These matters are of the utmost importance when dealing with an HOA.
Q: Why does a home seller even need a real estate agent?
A: If there is no middle party to negotiate between the buyer and seller, you can become deadlocked on terms, have your property tied up, or end up in litigation. If your property is tied up for months you might have missed the right buyer who is willing and able to pay the price you want. Also a REALTOR will not have the emotional ties to the transaction that a seller has. The REALTOR is also separate from the buyer's objectives.
Q: Doesn't hiring an attorney take care of contracts?
A: If you think an attorney drawing up a contract makes you free and clear of worries and responsibilities - you're wrong. The attorney does not have the time to stay on top of this to make sure everything required is done on the home before closing. If you do want the attorney to handle the details, you'll pay a lawyer's fee, which is usually $100 per hour and up.
Q: How does a REALTOR arrive at a market price on a home?
A: A REALTOR will price your home much like an appraiser would. A REALTOR compares your home to what has sold in the area in the past three months. They know the inflation record in your area. A REALTOR's research also consists of checking court records to see what has sold in this area. This covers home sales not listed on MLS, but by law has to be recorded at the court house for a specific area.
Q: How can a REALTOR possibly improve my bottom line on home sales, when I'm saving on commission?
A: On every listing I have sold, I have procured for my sellers $10,000-$50,000 above what they thought their property would sell for - after they had paid all the fees including commission. A majority of For Sale by Owner's homes have sold for less than what a REALTOR would have obtained.
I would like to reiterate the importance of the seller selecting a REALTOR who knows the ins and outs of contractual agreements and has some experience behind him or her. Hiring an experienced REALTOR to help sell your home will the wisest investment you've ever made.
Visit my web sites to view other listings at www.voncannonrealestate.com www.estatesinvirginia.com www.elainesrealestate.com You will also find articles and more information on homes, the Virginia real estate market and my team.
Look Past the Bottom Line for a Property's Potential:
By: Elaine VonCannon ABR, SRES, REALTOR, Notary, Team Leader, Residential and Commercial Property Manager, Managing Partner VonCannon-Starke Commercial Division, Member of the National Association of Residential Property Managers, Award Winning Agent, RE/MAX Hall of Fame, Licensed in Virginia, Member of Commercial Council VAR
This year, investment in the stock market is making many downright jittery. Though overall the stock market does seem to be hovering around the 10,000 mark, many investors are plagued with uncertainty about short and long term investments in the stock market. Will stocks go up or down this week? Is now to time to keep money in the market? Or take money out of the stock market?
As a real estate professional, I always advise people to continue to invest in property. With so many bank owned properties flooding many different markets, real estate investors are actively purchasing homes and investment properties and obtaining some great deals right now.
John Starke, an Investment Advisor and Financial Principle with American Beacon Partners, says that many investors have grown tired of the risk involved in purchasing equities, mutual funds, and other types of investments. Prior to the sharp downturn in the market in 2008, investors’ goals were to accrue money through appreciation. “Rather than nervously watch their portfolios go up and down, investors want a more stable income,” noted Starke. He sees a rise in interest in Real Estate Investment Trusts (REITs), Tax Free and Corporate Bonds, and even some Corporate CDs. “Many investors are pulling their money from equities and mutual funds and opting for investments that pay a decent, regular return on their money,” said Starke.
In my everyday real estate transactions, I see investors pulling large sums of money from the stock market and putting it into the purchase of homes and properties in Virginia. I have taken the time to ask real estate investors their opinion about stock market investments. Many have decided that the stock market is not for them right now. One investor, J. D., purchased a property in King William County, Virginia that was in foreclosure for $90,000. She will spend approximately $4,000 to prepare the property for the rental market and be able to collect a monthly income of $1,000 from her investment. J.D. told me “I feel the time is right to start investing in real estate again. I stopped four years ago when property prices got out of hand. I intend to do even more real estate investment now.”
Another client, who plans to retire in a few years, is selling one commercial property investment in order to purchase a strip mall in the Western Virginia town where he plans to retire. He will pay the purchase price and invest approximately $40,000 into the strip mall to prepare it for the commercial rental market. He told me, “I am tired of having a business that I have to work at everyday. I want to have an investment that will work for me as I am planning to retire in about two years.” His upcoming shift in lifestyle is motivation for his new commercial property investment. Note that he’s not selling one business and putting the money into the market. This may have been the trend for a retiree five years ago – but not in the new economy.
Finally, H.G. in Hampton, Virginia made a wise move with money he once had in the stock market. He purchased a condominium for $50,000, invested $2,500 in the property renovations, and is now receiving $850 per month in rental income for the unit. HG said, “I am making more of a return from my property investment than I would in the stock market, and I also receive a tax deduction to boot.”
There are of course risks in real estate investments. A tenant could default on the rental agreement, or a property could remain vacant for months on end. That is why it is imperative that real estate investors hire experienced and knowledgeable property managers to maximize their investment. All of the property investors mentioned in this article are using my property management services for their real estate investments. Other risks include unforeseen maintenance and repair issues. This is why it is important for property investors to put a portion of their profits aside to reinvest in the home, condominium or townhouse they purchase.
Where property investment is concerned, even these risks, when anticipated and well-planned for, are small compared to the uncertainty of stock investments.
Shawn Tully, Senior Editor at Large for Fortune magazine, published “2010's Coming Stock Market Crash: 1987 all Over Again” in May 2010. He states that stocks are still overpriced. He predicts a low return on investment (or a loss) as an inevitable outcome of this scenario. Tully bolsters his opinion with these astute observations: “Here's how I see the odds. The chances are about one in three that we suffer a huge, wrenching correction in the next year or two similar to the one in 1987. That possibility is so high because stocks are so startlingly expensive. Another high probability event is that markets go on a long sideways grind, with smaller drops along the way. What's extremely unlikely is that the market rises substantially from current levels and stays there for any extended period.”
Experts within the financial industry may be reluctant to put forth the strong opinion that Tully articulates. Still, there is no denying that investors have undergone a major shift in perspective since the financial crisis of late 2008 culminated in a recession, took hold of the United States and spread to other countries.
People will always need a place to live. With more and more families sadly experiencing foreclosure and dislocation, renting will be their most likely option. More rental properties will be necessary to fulfill housing demands. Investors need to take a serious look at property investment in their areas, and take steps to purchase viable homes even if they are in need of some repair or upgrades.
Visit http://VonCannonRealEstate.com to view potential investment property listings in Virginia in Williamsburg, Hampton, Newport News, Yorktown, Richmond and Northern Neck areas such as Matthews, Northumberland and King and Queen Counties.
Visit my web sites to view other listings at www.voncannonrealestate.com www.estatesinvirginia.com www.elainesrealestate.com You will also find articles and more information on homes, the Virginia real estate market and my team.
An Overview of Short Sales:
By: Elaine VonCannon ABR, SRES, REALTOR, Notary, Team Leader, Residential and Commercial Property Manager, Managing Partner VonCannon-Starke Commercial Division, Member of the National Association of Residential Property Managers, Award Winning Agent, RE/MAX Hall of Fame, Licensed in Virginia, Member of Commercial Council VAR, Director of the WAAR MLS Board
I have written a lot of articles on Short Sales and Foreclosures. I have been on TV, I have a radio show called "Ask the Expert on Real Estate", it is produced and aired on WMBG 740 AM, here in Williamsburg, James City, New Kent and York County area.
Definition of a short sale A short sale is when the lender agrees to accept less than what is owed on the mortgage. The short sale process proceeds as follows:
That is just a basic overview of the short sale process. It may seem like a simple process, but it is not.
Now this will work if you have only one mortgage company involved. What if you have a 2nd mortgage on the home? This is where the wheels go off the track, so to speak. The 2nd mortgage wants more that what the 1st is willing to give them. The 2nd lender refuses to corporate. Now you are asking who is doing these negotiations. The seller, the closing agent or the Listing Agent would be the one to get this done.
The second may still refuse to close. So the property could still go into foreclosure. I know this does not make sense, but it does happen. If the property goes in foreclosure then the 2nd lender will get nothing. So you would think that the 2nd lender would want something rather than nothing.
Virginia is currently a state in which the lenders may go after the Seller for the amount they have lost on the short sale or foreclosure of the property. The amount lost could also be a taxable event with the IRS for the Seller.
In some cases, the difference between the two numbers is being forgiven by the mortgage lender. In others, the homeowner must arrange with the lender to settle the rest of the debt.
Theoretically, short sales are less costly to a lender than foreclosures. There are fewer legal costs involved, for example. But the chief attraction of a short sale is that there is a buyer for the house, while a foreclosed property can sit in a lender's portfolio for months.
Here is a list of banks and the average amount of time it takes to close a short sale. These are from my own experiences with short sales.
Visit my web sites to view other listings at www.voncannonrealestate.com www.estatesinvirginia.com www.elainesrealestate.com You will also find articles and more information on homes, the Virginia real estate market and my team.
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Coldwell Banker Traditions REALTOR®. Specializes in retirement, residenital sales/listings, 1031 tax exchange, relocation, Property Management,residential and commercial real estate in Va.
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