In the current real estate market I am often approached by folks who are interested in purchasing a foreclosure. Bank owned properties can provide the opportunity to purchase a home at a discounted price. However people are often surprised at what exactly that price may be. You have been hearing on tv about the glut of foreclosures. You know that the banks need to get these homes off their books. So it makes perfect sense that they would be happy to get anything for the properties just to get rid of them...wrong. The banks want to get as much as they can for the properties. They have a figure that they want to get for the home. The home has been priced according to a brokers price opinion based on market value and condition. This is usually less than comparable resales that are on the market. The Charlottesville foreclosure is already discounted and the bank usually will not take 30 cents to the dollar on this discounted price. When the home comes on the market as a REO it is listed at a price based on a BPO. If there has not been an acceptable offer, the bank will periodically reduce the price. When the price of a bank owned home becomes attractive, offers come in. It is not unusual to end up with multiple offers and we will see the home end up selling for over the list price. This graph shows the sold to list price ratio of foreclosures in the greater Charlottesville real estate market. Note that this ratio is based on the sale price as compared to the original list price, not the final reduced price. You can also see how much lower the REOs are selling for compared with the conventional sales. As you can see the foreclosures in the Charlottesville real estate market are selling on average for approximately 82 - 88% of the list price. Yes, you can make an offer, but don't expect to be able to get the property at 1/3 of the list price. I am not saying that it never happens, but it is not at all the norm.
Contact Pam Dent, e-PRO, SRES, SFR, President Blue Ridge Chapter Women's Council of Realtors, Montague Miller & Company, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville. Email Pam Dent.
Licensed to sell real estate in Virginia.
View all of the Charlottesville Virginia homes for sale.
View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate.
Copyright by Pam Dent all rights reserved "Buying A Foreclosure In Charlottesville - How Much Should I Offer?" Written by Pam Dent.
When asked about Lake Monticello, people will likely mention that a 350 acre lake is at the heart of the neighborhood, or that it is a gated community, or that it is an affordable place to live. And yes it is all of these things. However don't forget that The Lake is also a golf community. There is an 18 hole championship golf course that can be enjoyed by all skill levels of golfers.
Lake Monticello contains about 3,500 homes in a variety of styles, sizes and price ranges. Some of the most desirable homes are waterfront, either on the big water of the main lake or situated on one of the private coves. There are also Lake Monticello golf course homes and a golfer can enjoy sitting on his deck and watching the play on the course.
Watch the video and see a glimpse of the Lake Monticello golf course.
If you are thinking of selling your home in one of Charlottesville's golf neighborhoods or would like to buy a golf home, be sure to enlist the assistance of a Charlottesville golf community specialist.
Contact Pam Dent, e-PRO, SRES, SFR, President Blue Ridge Chapter Women's Council of Realtors, Montague Miller & Company, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville. Email Pam Dent.
Licensed to sell real estate in Virginia.
View all of the Charlottesville Virginia homes for sale.
View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate.
Copyright 2011 by Pam Dent, all rights reserved "Charlottesville Golf Communities - Don't Forget Lake Monticello". Written by Pam Dent.
This Albemarle County real estate market report will focus on the sales of single family detached homes.
October 2010 average list price $744,446.
October 2011 average list price $422,777.
October 2010 average sale price $718,213.
October 2011 average sale price $403,453.
October 2010 median sold price $364,250.
October 2011 median sold price $331,049.
October 2010 average coninuous days on market 160 days.
October 2011 average continuous days on market 135 days.
October 2010 %sold/list 96.47%.
October 2011 %sold/list 95.42%.
1/1/2010 - 11/1/2010, 599 homes sold on the Albemarle County real estate market.
1/1/2011 - 11/1/2011, 624 homes Albemarle County homes sold.
If you look at these numbers you can see that we don't have anything to get overly excited about. Overall sales are stable as compared with last year and are even up slightly. Median sold price is down as we would expect, and days on market has come down a bit. However we are still a low way from a balanced market. The Albemarle County real estate market is still very much a buyers market. With the low prices, high inventory offfering lots of choices and historically low interest rates, if you are in the position to buy, now is a great time.
Lets see how Albemarle County home sales compare with the rest of Central Virginia.
Contact Pam Dent, e-PRO, SRES, SFR, President Blue Ridge Chapter Women's Council of Realtors, Montague Miller & Company, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville. Email Pam Dent.
Licensed to sell real estate in Virginia.
View all of the Charlottesville Virginia homes for sale.
View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate.
Copyright 2011 by Pam Dent, all rights reserved, "Albemarle County VA Real Estate Market Report - October 2011". Written by Pam Dent.
Imagine living in a home on the top of Afton Mountain with panoramic views across the beautiful Shenandoah Valley. 96 Ledges Ln offers the opportunity to enjoy a mountaintop hideaway combined with the convenience of living minutes from town.
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Overview Maps Photos Features Description Neighborhood |
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Pam Dent
Montague Miller & Company (434) 960-0161 pam@JumpintoGreenerPastures.com http://www.JumpintoGreenerPastures.com       
Listed by: Montague Miller & Co/Pam Dent |
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Our recent listings
Amazing Views
Better Than New Fluvanna County Home Gorgeous Central Virginia Farm River Rock Farm Charlottesville Horse Farm - Hayground
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65 Turkey Lane, Faber VA.
This unique Charlottesville country home went under contract in a week, showing that properly priced homes in perfect condition sell quickly. 65 Turkey Lane is located in Faber, Virginia, a short commute to Charlottesville. The 3 bedroom, 2 bath log home is constructed with an eye toward detail. The vaulted ceilings and accent windows make the home unique. The 5 acre wooded lot provides a private haven.
Contact Pam Dent, e-PRO, SRES, SFR, President Blue Ridge Chapter Women's Council of Realtors, Montague Miller & Company, Charlottesville, Virginia at 434 960-0161 to buy a property in the following areas in Central Virginia: Charlottesville, Albemarle County, Keswick, Glenmore, Ivy, Crozet, Earlysville, Free Union, Cismont, Scottsville, Fluvanna County, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville. Email Pam Dent.
Licensed to sell real estate in Virginia.
View all of the Charlottesville Virginia homes for sale.
View my website Charlottesville Horse Farms or visit my other blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville Virginia horse farms, homes, events and real estate.
Copyright 2011 all rights reserved by Pam Dent "Charlottesville Country Home - 65 Turkey Lane".
Written by Pam Dent.
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Specializing in helping clients buy and sell horse farms and homes in Charlottesville, Virginia, Albemarle County and Central Virginia.
Charlottesville, Virginia and Albemarle County are nestled in the foothills of the Blue Ridge Mountain
s in one of the most beautiful areas of Central Virginia. I have been lucky to have lived almost all of my life in this very special area. I love sharing my knowledge of the Virginia countryside to help buyers find the perfect home. This area offers a community or country property to suit every taste and a variety of price ranges.
Whether you are buying or selling Pam Dent works 101 percent to make sure that your transaction proceeds smoothly. I do not use assistants and pride myself on handling all of the details myself. Buying or selling a home is one of the most important decisions that you make in your life and it is my job to ensure that the process goes smoothly for you.
Pam Dent holds the coveted e-PRO designation which is an internet specialist certification. As you know the majority of buyers begin their search for a home on line. As a seller this means that your property needs to be extensively marketed on line and you need a REALTOR with a major internet presence. In addition to print advertising that is targeted to the appropriate publication for your particular property, Pam advertises on numerous internet sites in order to expose your home to as many buyers as possible. In addition, Pam actively utilizes her personal website, and three blogs to keep a vital internet presence as well as extensive internet networking with other professionals across the country.
As the 2011 president of the Blue Ridge Chapter of the Womens Council of Realtors, Pam uses her knowledge and energy to give back to the profession she loves.
Pam also has the SRES (Seniors Real Estate Specialist) designation. Attaining this designation required training in all aspects of transitions that the "50 and better" generation is going through. Whether it involves selling your home inorder to downsize or buying a home in an "active 55" community, Pam has the knowledge and information to help you.
For many years Pam was a professional in the horse business: boarding, training and selling horses. This experience gave her a respect for the environment and a love for the rural nature of Central Virginia and a committment to preserving the natural beauty that makes Central Virginia such a special place in which to live. She has the specialized knowledge that makes her ideally suited to work with the equestrian buyer or to market your horse property.
Foreclosures have become a hot item in the current real estate market. While the Charlottesville, Virginia real estate market does not have the number of foreclosures that have been seen in many harder hit areas of the country, a number are for sale in our area. In these complicated transactions it is important to have a real estate agent with the knowledge and experience to guide you through the process. Pam Dent has attained the coveted SFR (Short Sales and Foreclosure Resource) designation, making her the perfect choice to help with your purchase of a foreclosed property.
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Charlottesville and the surrounding Albemarle County are ideally situated in the Piedmont region of Virginia. It is an area of rolling hills set against the backdrop of the beautiful Blue Ridge Mountains. The largest employer is the University of Virginia, providing the region with a stable economy. The presence of the University also provide many cultural events, concerts, theatre, and art exhibits as well as sporting events. In addition there are plenty of out door activities to participate in as well: soccer, tennis, numerous golf courses, horseshows, foxhunting, kyaking and canoeing, hiking and nearby ski resorts.
The area also has a rich historic tradition and there are numerous historical site close by to visit, Monticello, Ashlawn, Michie Tavern, and Montpelier are just a few.
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