About Orange County, VA

This post will focus on the sales of single family detached homes in Orange County Virginia during November 2008.

2 Orange County homes had contingent contracts during November 2008. The average list price was $1,955,500. The homes have been on the market for an average of 221 days.

3 homes had contracts pending. The average list price was $1,326,300 and the median was $164,900. The homes were on the market for an average of 152 days.

In November 2008, 7 homes sold in Orange County. The average sale price was $217,071, with an average list price of $241,921 and a median of $173,000. The homes were on the market for an average of 154 days and sold for an average of 89.73% of the list price.

On December 1, 2008, 126 homes were actively listed in Orange County. The average list price is $430,999 and the median is $269,900. The homes have been on the market for an average of 198 days.

Lets see how this compares with the figures from October 2008.

In October 4 homes had contingent contracts in Orange County. The average list price was $298,663 and the median was $182,825.

6 homes had contracts pending. The average list price was $256,283 and the median is $182,000. The homes were on the market for an average of 326 days.

5 Orange County homes sold in October 2008. The average sale price was $244,100, with an average list price of $263,918 and a median of $215,000. The average DOM was 247 and the homes sold for an average of 92.49% of the list price.

For further comparison we will look at the sales from last year. In November 2007, 7 homes sold in Orange County. The average sale price was $237,332, with an average list price of $248,300, and a median of $231,452. The average DOM was 98 and the homes sold for an average of 95.58% of the list price.

Lets compare the sales for this year to date with the sales from the same time period last year. In 2007 from January 1 - December 1, 107 Orange County homes sold. This year during the same time frame only 75 homes sold. This represents a decline of -29.9%.

As you can see sales are down from last year, homes are selling for a lower percentage of the list price and there is a lot of inventory on the market. In combination with the current low interest rates, this makes it a very good time to buy.

If you do need to sell your home, it is important to make sure that it is the one that buyers will want to see. In addition to pricing the home agressively, it is important to make sure that the home is in the best condition possible both inside and out. Also with over 85% of buyers starting their home search on line you need to make sure to hire an agent with a strong internet presence.

Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, Charlottesville, Virginia at 434 960-0161 , pam@JumpintoGreenerPastures.com, to list your property for sale or 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, Troy, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville.

To view all of the Charlottesville, Virginia and Central Virginia Homes for Sale click here and click on the mls search button.

Visit my website Jump into Greener Pastures or read my other blog Charlottesville Horse Farms and Country Homes for more information on Central Virginia homes, farms, events and real estate.

Moving Made Easy for Seniors

Transforming the Challenges of Moving into Choices for Seniors

It may be time to consider moving, yet the thought fills many with absolute dread. All the aspects of the moving process may seem overwhelming. There are so many issues to deal with: sorting, packing, cleaning, selling the home, and various other tasks. The moving to-do list never seems to end. However, for seniors who have been in their homes for 20, 30, 40, or even 50 years, relocating presents challenges far beyond the physical demands of carrying boxes and arranging furniture.

Older adults may also face difficult emotional and financial decisions during the moving process. Preparing the family home for sale, downsizing, packing, moving, and setting up the new house are all physically and mentally arduous tasks. It is not surprising that many seniors hesitate to leave their long-time homes-insisting that they are "Not Ready Yet!" In fact, the moving process is often cited as one of the largest barriers to relocating by seniors who would otherwise be ready for a move.

Transforming Challenges, Step by Step
No one would consider diagnosing a health problem without consulting a physician or going to court without the assistance of an attorney. The process of moving and downsizing should be no different.

Most innovative real estate firms offer customized services to help seniors with every aspect of moving and downsizing. These professionals provide essential advice and assistance while preparing the home for sale and sorting through possessions, but their services do not stop there. They also help older adults prepare for a move by breaking the process down into manageable steps and offering hands-on assistance. With this type of professional support, the challenges of the moving process can easily be transformed into choices.

Step One: Preparing to Sell
Once a homeowner has made the decision to sell their home, they should select a real estate agent who can meet their distinctive needs.

After finding a qualified agent, homeowners are ready to begin the process of preparing to sell their home. An evaluation of the condition and marketability of the home is the first step. A comprehensive assessment by a qualified agent can decrease selling time and increase selling price.

After evaluating the current condition of a home, I like to provide a report that includes the suggested asking price for the home in its present condition and another suggested asking price for the home after completing some improvements."

Suggested improvements can be as simple as enhancing curb appeal by re-mulching flower beds or improving first impressions by removing clutter from the home's entry. Other recommended improvements may include updating appliances, replacing carpets, and repainting exterior or interior walls.


In addition to comprehensive reports, specialized agents can also help clients prioritize repairs and locate qualified professionals to complete home improvement projects. Utilizing the help of professionals to prepare for a sale can ultimately result in a selling price that reflects the top market value for the home.

Step Two: Packing and Sorting Starting early is the key to successful packing and sorting. Before moving, years' worth of treasures must be sorted. While planning for a move, items should be sorted into distinct categories: keep/move, give to family, donate to charity, and throw away.

The initial list of items to keep will likely be larger than the new space can accommodate, but moving professionals who specialize in working with seniors can offer advice about what to take and what to leave behind. Completing the difficult task of sorting before moving is essential for a successful transition.

I recall clients who learned first-hand the importance of sorting through unnecessary belongings earlier rather than later and have seen clients move too much into the new residence and regret their decision. They end up paying to have these possessions packed and moved-only to realize that they have to dispose of them to make room in their new home.

Professionals can help seniors make informed decisions about what to take to the new home. They take into account their client's personal tastes, the financial and sentimental value of possessions, and the floor plan of the new residence. These professionals have helped countless senior clients make the move and are adept at addressing the emotional challenges inherent in sorting through a house full of belongings.

Step Three: Downsizing and Moving Downsizing is one of the most time consuming and emotionally draining aspects of the moving process. After sorting, final decisions must be made about what to take to the new home. If floor plans of the new space are available, they should be used to help with planning. The new home is likely a smaller apartment or condo, so space limitations should be taken into consideration.

Moving day is the final step in the process. For many seniors, moving day is simple and rewarding due to comprehensive, customized real estate services provided prior to the sale of the house. On moving day, movers, shippers, and haulers can help with the physical aspects of the task of moving. Real estate professionals can recommend trusted companies to handle this work, as well as provide assistance with the job of unpacking and setting up the new home. From the initial assessment of the old home to settling into the new house, professional real estate assistance is available to help with every aspect of the moving process.

Challenges Become Choices As the challenges of moving fade due to increasingly helpful professionals, seniors are left with nothing but choices-where to move, when to move, what to take, and how to decorate the new home. Older adults who are considering a move are no longer faced with the difficult questions of how to market their homes and move their belongings.

There is help available every step of the way. The only question that remains is, "Are you ready for a move?"

When you are ready to move to Fredericksburg, VA or any of the surrounding counties, I am available to assist you every step of the way! You can contact me directly at 540-842-1061 or email at ewaller764@aol.com

This article was written by Diane Krause (Philadelphia Area) w/ Prudential Fox & Roach Realtors & published in the Guide to Retirement Living by Christy Pagans

If you are considering a move to Philadelphia you can contact Diane at: www.dianekrause.com or diane@dianekrause.com

Due to a reader's request I am adding Orange County to my local market reports. This report will cover the sales of single family detached homes in Orange County Virginia during October 2008.

In October 2008, 4 Orange County homes had contingent contracts. Their average list price was $298,663 and the median was $182,825 with an average days on market of 245.

6 homes in Orange County had contracts pending. The average list price was $256,283, the median was $182,000 and they were on the market for an average of 326 days.

IN the month of October 5 homes sold in Orange County, Virginia. They sold for an average price of $244,100 and had been listed at an average price of $263,918. The median was $215,000 and the average days on market was 247. The homes sold for an average of 92.49% of the list price.

As of November 14, 2008 there are 138 homes actively listed on the market in Orange County. The average list price is $417,622 and the median is $269,450. The homes have been on the market for an average of 181 days.

For comparison let's look at the figures from September of 2008.

In September of this year 1 home had a contingent contract. The home had been listed for $450,000 and was on the market for 526 days.

2 homes had contracts pending. They were listed for an average price of $309,995 and had been on the market for an average of 305 days.

In September of 2008, 4 Orange County homes sold. The average sales price was $176,500 and the average list price was $179,200. The median was $178,500 and the average days on market was 99. The homes sold for an average of 98.49% of the list price.

Let's also look at the sales figures from October of 2007.

In October 2007, 12 Orange County homes sold for an average sales price of $294,053. The homes had an average list price of $289,170 and a median of $332,250. They were on the market for an average of 100 days and sold for an average of 101.69% of the list price.

Lets also compare the year to date figures for 2007 and 2008. From January 1, 2007-Novemver 14, 2007 105 homes sold in Orange County. During the same period this year only 68 homes went under closed contracts. This is a decline in home sales of -35.2%.

As you can see home sales are way down from last year. Also homes are selling for less. In addition inventory is high and homes are staying on the market for a long time. If you are considering selling your home it means that your home must be the one that buyers will notice. Buyers are looking for a deal and your home must be priced aggressively or buyers will not tour it to see all of the special features that it offers. Once your home is priced properly, make sure that it is in the best condition possible. Your Realtor will be able to give you tips on what you can do to prepare your home for sale. It is also important that you hire an agent who has an internet presence since over 58% of the buyers are starting their home search on the web.

If you are buying, it is the perfect time to find your dream home at a great price. Homes are still good investments if you are planning to live in them for at least five years.

Figures are from the mls and while are deemed correct are not guaranteed.

Contact Pam Dent, e-PRO, SRES, NHD, REALTOR®, Real Estate III, Charlottesville, Virginia at 434 960-0161 , pam@JumpintoGreenerPastures.com, to list your property for sale or 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, Troy, Palmyra, Lake Monticello, Louisa County, Louisa, Mineral, Spring Creek, Orange County, Gordonsville, Orange, Barboursville, Greene County, Ruckersville.

To view all of the Charlottesville, Virginia and Central Virginia Homes for Sale click here and click on the mls search button.

Visit my wother blog Charlottesville Horse Farms and Country Homes for more information on Charlottesville and Central Virginia homes, horse farms, events and real estate.

IT IS IMPORTANT TO HAVE AN AGENT WHO HAS THE EXPERTISE IN MARKETING AND NEGOTIATION PLUS UNDERSTANDS THE COMPLEXITIES OF REAL ESTATE TRANSACTIONS. AS YOUR #1 REAL ESTATE AGENT I CAN HELP. LET'S TALK!

I AM COMMITED TO PROVIDE YOU WITH THE PERSONALIZED REAL ESTATE SERVICE YOU EXPECT AND DESERVE AND I WOULD BE HONORED FOR THE OPPORTUNITY TO DISCUSS YOUR HOME BUYING OR HOME SELLING NEEDS. YOU CAN REACH ME DIRECT AT 540-842-1061.

www.FredericksburgHomeSource.com

HELPING HOME BUYERS AND HOME SELLERS REACH THEIR #1 GOAL SINCE 1984.

The Presidential election isn't the only election that warrants your attention. Your state and local elections are very important too. By being aware of the issues and knowing your elected officials, the power of your vote can affect your state and local tax rates; the building and upkeep of roads; city management; the governance and management of the public schools in your area; and that is just the start.

If you care about health care, jobs, education, environmental protection, global warming, and just about every other issue that has the potential to affect our lives, it is vital that you let your elected officials know what you want by going to the polls and casting your vote.

The truth is that every vote does indeed count and is important! Your single vote helps to make up the millions of ballots in the election. In fact, so many elections on the local, state, and even national levels have been won or lost by less than 100 votes! So, please exercise your right and VOTE!