County Assessment 
Tax Rates As Of November 2019
| ALBEMARLE | 0.85.4 |
| AMHERST | 0.61 |
| AUGUSTA | 0.63 |
| BEDFORD | 0.50 |
| BUCKINGHAM | 0.55 |
| CHARLOTTESVILLE | 0.95 |
| CULPEPER | 0.62 County 0.91 Town |
| FLUVANNA | 0.92.5 |
| GOOCHLAND | 0.53 (+.32 EXTRA TAX IF TUCKAHOE WATER/SEWER LINES) |
| GREENE | 0.82 |
| LOUISA | 0.72 |
| MADISON | 0.70 |
| NELSON | 0.72 |
| ORANGE | 0.80.4 |
| RAPPAHANNOCK | 0.73 |
| ROCKBRIDGE | 0.73 |
Enjoy gorgeous views, privacy, serenity, and space offered by this circa 1821 historic home just ten minutes from Charlottesville.
Built in the farmhouse style, this historic property is known as Pleasant Hill and features 5 bedrooms, 4 bathrooms, and 5,494 square feet of living space.
Nestled on 113+/- acres of gently rolling, partly cleared and partly wooded land, this property offers the relaxed and laid-back country lifestyle you long for while placing you close to the conveniences of the big city.
Sited grandly on a hilltop, this 3-story home offers beautiful views of the surrounding mountains. Excellent craftsmanship blended seamlessly with old country farmhouse finishes, showcasing an elegant and inviting appeal. You’ll love its expansive front yard, spectacular water and field views, and the many possibilities you can do with more than a hundred acres.
When you long to get away from the frantic demands of city life and have a space for you and your horses, this Charlottesville historic estate is the one for you.
Surrounded by open spaces and lush greenery, this Charlottesville real estate property is the epitome of a country estate.
This home’s beautiful landscape and cozy porch provide a lovely spot to catch the morning sun or enjoy the twilight.
Feel right at home as soon as you step onto the graciously-spaced foyer with gleaming hardwood floors, neutrally-toned walls, and a lovely staircase to the third level.
The hallway leads to a light-filled and welcoming living room. Large double-hung windows let in plenty of sunlight, bathing this home’s interior with a cozy feel. The hardwood floor adds depth and structure to this spacious home, and the brick-surround fireplace is ready to warm you up throughout the winter months.
Off the living room is a bedroom with built-in shelves and a fireplace, a conveniently-located bedroom so you don’t have to go up just to enjoy the comforts of a warm bed.
A bar with storage is also located off the living room, perfect if you love entertaining. Thanks to its vast storage spaces, you can store yours and your loved ones’ favorite drinks so you’ll always have something to look forward to.
On the third level are three more generously-spaced bedrooms and a full bathroom.
For the best relaxation, head to the master’s bedroom on the first floor. Added in the 80s, this room features a vaulted ceiling, large windows with views to the front and side, and a private bathroom with a walk-in tub, double sinks, and a dressing area with views of the pasture.
When you need more space for entertaining, the spacious family room/den with a loft and soaring brick-surround fireplace offers another sitting area to entertain.
As with most homes of the 1800 era, this home boasts of a finished English basement that houses the kitchen, the formal dining room, the laundry room, and a full bath.
The kitchen comes with a woodstove to keep you warm, a dishwasher, microwave, wall oven, refrigerator, electric cooktop, and tons of storage spaces.
If you love to entertain, the inviting dining room with a fireplace may easily become your favorite social space with family and friends because of its easy access to the kitchen.
Get your camera ready! This manor showcases a lot of scenic views, perfect if you are photography-enthusiast.
The back porch offers fenced field and wooded views perfect for relaxation.
The lovely patio is a great outdoor space where you can relax and enjoy the peace and serenity this home brings.
The gorgeous grounds of this historic manor are truly exceptional.
A pond, a stable, and a 3-car garage with high ceiling complete the features of this historic Charlottesville farm.
In addition to breathtaking views, beautiful living space with plenty of room to enjoy entertaining, history and vintage charm, you have the added bonus of a great location.
This property is within minutes of Charlottesville where you can enjoy the best of shopping and dining.
Red Hill Elementary School, Leslie Walton Middle School, Monticello High School, and the University of Virginia are all within a short drive.
Don’t miss this fantastic Charlottesville historic estate! Call me, Gayle Harvey, at 434-220-0256, to schedule a private showing today.
In case you can not view this video here, please click the link below to view Hilltop Historic Home | Home For Sale | 1931 Dudley Mountain Rd on my YouTube channel: https://www.youtube.com/watch?v=Cn2FDzj5c1I&feature=youtu.be
Do you love old stately homes but concerned about maintenance and utility costs? This gorgeous Magnolia property in Gordonsville is the one for you.
Tucked away on Magnolia Place, this historic property is set on 55 acres of gently rolling hills and private lands.
Showcasing vintage charm to its finest, it offers highly-desirable privacy, space, serenity, and gorgeous views.
Built in 1900, you’ll love the manor home’s vintage charm and architecture like the hardwood floors, arched entryways, transoms above the doors and more.
To ensure your best comfort and convenience, this historic home in Gordonsville has been totally renovated and updated with energy efficiency in mind. It has received the Pearl Gold Certification.
Featuring 5 bedrooms, 4 full bathrooms and 2 half bathrooms, a porch, a balcony, 4 fireplaces, 5,674 square feet of finished living space, and gorgeous views, this historic estate is truly a gem.
This Gordonsville historic manor is set at the end of Magnolia Place. Thanks to the large mature plantings of hardwoods and magnolia trees surrounding the property, the home enjoys exceptional privacy.
Feel right at home as soon as you step on the large front porch. Set it up with some complimentary outdoor chairs and you have an inviting setup where you can relax.
Welcome guests into the spacious center hallway with crown molding on the ceiling, high ceiling, white trims, gleaming hardwood floors, and neutrally toned walls. Across the entryway is a lovely wood staircase that leads to the second level.
The bright eat-in kitchen enjoys a generous floor space and features quartz counter, wood cabinets, stainless steel appliances, an island, pantry, and recessed light. Appliances include a double oven, dishwasher, gas range, refrigerator, wall oven, and wine cooler. An ample-spaced dining area is also provided.
The french door opens to the hallway and another door opens to the backyard.
Usher guests into a light-filled and spacious living room with a 10’ ceiling, crown moldings, double-hung windows, and a fireplace that’s ready to warm you up on a cold night.
Do you need a home office or library? This old home boasts of a large study/library with more large windows, built-in shelves, and another fireplace. A mudroom, laundry, and a half bath complete the features of the main floor.
All five bedrooms are on the second level of this Central Virginia historic home.
The spacious master bedroom offers retreat, privacy, and personal space. It features a fireplace, an ensuite bathroom, and a private balcony where you can enjoy scenic country views. Enjoy the best of pampering in the luxurious master bathroom with his and hers vanity sink, clawfoot tub, a separate walk-in shower, and a separate commode.
This historic property for sale in Gordonsville VA is perfect for entertaining, both indoors and out.
When you want to enjoy the beauty of nature or just bask in the serenity of the country, head to the old stone terraced garden, your very own stress-free zone.
On cool nights stay warm by lighting the garden fireplace.
Have you ever dreamed of creating your own garden and growing organic foods? This expansive property has a partially fenced barn with garden space and storage shed.
This exceptional historic property in Central Virginia has enough land to add to the home if you wish.
If you’re looking to live in the country yet still be in short proximity to the big cities of Charlotteville and Richmond, Gordonsville is a great choice. US Route 33, Horton Vineyards and Barboursville Vineyards are only minutes away.
Embrace your love for historic homes and live the relaxed and laidback country life you long to have in this stately Gordonsville historic home for sale.
Call me, Gayle Harvey, at 434-220-0256, to schedule a private showing today.
In case you can not view this video here, please click the link below to view 7341 Magnolia Pl Gordonsville VA 22942 | Gordonsville Historic Estate for Sale on my YouTube channel: https://youtu.be/KOTLTq7wuKc
Do you dream of owning a private lakefront country retreat where you can wake up to the gorgeous view of the sunrise across the glimmering waters of a lake?
Do you long for peace and serenity, fresh air, country and waterfront views, and more space for you and your loved ones to enjoy? This wonderful waterfront property near Charlottesville, Virginia is the one for you!
Tucked away on 5.14 acres of lush country land is a one-of-a-kind property that’s perfect as both a full-time residence or a weekend retreat. Surrounded by the lake, several ponds, a bold stream, and towering trees, this home provides lots of privacy.
Feel the stress of the day dissipate the moment you drive through the gates.
Whetstone Lodge is one of three lots sharing the privacy and beauty of the Rock Quarry, a spring-fed lake that’s cool, deep, and ideal for swimming, fishing, paddle-boarding, Yoga on board, and scuba diving.
With this property you will have full access to the 19 acres of common area providing great recreational opportunities with a beach, docks, pavilion and lots of trails.
Located on Rock Quarry Rd., a winding tree-lined driveway leads you to this 4 bedroom, 4.5 bathroom lakefront property adjacent to the protected Historic Green Springs area.
Feel the warm and inviting ambiance of this gorgeous home, thanks to its spacious wrap-around porch.
Featuring an outdoor wood-burning fireplace which is perfect for those chilly days and nights when you want to stay outside and enjoy the view, this porch is beautiful and welcoming.
If you love to entertain, the inviting living room with a fireplace and hardwood floors will easily become your favorite social space. Large windows let in plenty of light and offer amazing views of the lake.
The dining area is set just a few steps away from the living area, allowing you excellent views whenever you’re enjoying your meals.
Past the living area is an eat-in gourmet kitchen for the avid cook. With custom made solid cherry cabinets, stainless steel appliances, and granite countertops, this kitchen is designed to impress!
Embrace peace of mind and the best of rest in the impressive master bedroom with beautiful views overlooking the quarry.
This Louisa waterfront home also has a gym, a card room, a laundry room, and a large garage.
What better way to end the day than with a relaxing spa experience in the in-house sauna?
This property also offers a separate apartment above the garage with its own kitchen and laundry hookups.
The large deck overlooks the crystal-clear lake and delivers serenity and a heightened connection to nature.
Everything you could possibly want in a country home is in this lakefront home for sale located between Charlottesville and Richmond.
In addition to lake views, mature trees, a beautiful living space, and plenty of room to enjoy entertaining, you have the added bonus of a great location. This home is within minutes of dining, shopping, and I-64.
For more information visit www.WhetstoneInVA.com
This is an opportunity YOU WOULD NOT WANT TO MISS!
Call me, Gayle Harvey, at 434-220-0256 and make an appointment to see this spectacular waterfront retreat.
In case you can not view this video here, please click the link below to view 2046 Rock Quarry Rd Louisa VA 23093 | Lakefront Country Property for Sale on my YouTube channel: https://youtu.be/6sxY7OSquak
Are you looking for a move-in ready equestrian property? Look no further than Red Horse Farm in Elkton VA!
Featuring 41+/- acres of gently rolling land with mostly paddocks and hayfields, this property known as Red Horse Farm offers top-notch equestrian facilities with a beautiful one-level home.
This gorgeous Elkton VA horse farm has everything you would want and need in an equestrian estate. The property was designed to maximize the safety of your horses.
You and your horses will love the spaciousness of the 48′ x 112′ stable.
This stable features 8 stalls (four of which have turnouts), Dutch doors, and a wash stall with hot water for easy cleaning. It also features a large work area, so you have enough space for hay and your farm equipment.
A gated entrance and a perimeter fence provide additional security for your horses while letting them enjoy their grazing.
This expansive horse farm comes with a spacious single-story brick home with a split bedroom design. It features 3 bedrooms and 3 bathrooms with 4,118+/- square feet of living space. Privacy, space, serenity, and stunning mountain views are yours to enjoy in this home.
The bright and generously-sized kitchen features solid surface counters, oak cabinets, stainless steel appliances, and an expansive island with granite counter and induction cooktop.
This eat-in kitchen comes with a dishwasher, double oven, refrigerator, and trash compactor.
If you enjoy having friends over, the easy flow of this home’s floor plan makes entertaining easy and convenient. From this kitchen, you have a wonderful view of the land where you can see the horses grazing, as well as the stunning mountains beyond.
Retreat to the spacious master suite after a long day.
You will enjoy the large master bathroom with its dual vanity counter, soaking tub, and large closet space.
For your outdoor retreat, this Elkton home offers a 425 square feet of brick patio which showcases a built-in stainless gas grill. If you love to entertain, this patio will definitely come in handy.
This horse farm also comes with a 3-car attached garage, generator and has Comcast Internet available.
Everything you want in a horse farm is in this property! In addition, it is just minutes away from River Bend Elementary School, East Rockingham High School, and Massanutten Resort and Indoor WaterPark.
Downtown Elkton offers dining and shopping choices, and is only six minutes away. For more options, Harrisonburg is only 20 minutes away, and Charlottesville is an hour drive.
Whether you are looking for a place to raise horses or just seeking spacious one-floor living, you will love this Elkton, VA farm!
Properties like this are rare, so don’t miss this chance! For more information, visit www.RedHorseFarmInVA.com
Call me, Gayle Harvey, at 434-220-0256 to see this exceptional horse farm for yourself.
Nestled in the gently rolling hills of Fluvanna County’s countryside is an exquisitely maintained and recently upgraded historic estate that offers privacy, space, and serenity like no other.
Built in 1860, this home sits on 20+/- acres and is unique, elegant, and rich with history. You’ll love the seamless merge of charm and character of a historic home with the bright and spacious feel of a modern property.
Featuring 5 bedrooms, 3.5 bathroom, and 5,100 square feet of living space, this Central Virginia historic country estate delivers a laid back country lifestyle – a piece of paradise you can escape to.
If you’re looking for a beautifully-kept historic home or a historic property that can be converted into a homestead, a bed and breakfast, or a wedding venue, this Palmyra country property is what you’re looking for.
Set just off of the road, enjoy a smooth, quick drive through an open field that leads to the manor house. A gorgeous Colonial style 2-story home with landscaped grounds welcomes you to this property. The landscape features a nice blend of new plantings and stately old trees.
The large front porch spans the width of the home, offering a bright and spacious sitting area perfect for relaxing and entertaining.
Step inside and feel right at home in the large entryway with hardwood floors, 11’ ceilings, and crown moldings.
Relax and entertain in the large living room with a window and a wood-burning fireplace, ready to warm you up on cold nights.
A spacious and sunny dining area with a fireplace makes entertaining easy.
The kitchen is lovely and inviting, and has enough space for everyone to pitch in to prepare the meals. It features a gas cooktop, wall oven, microwave, refrigerator, an island, breakfast nook, a pantry, disposal, a lot of counter space, and beautiful cabinetry.
All five bedrooms are large and well-appointed, offering the best of privacy and rest after a long day’s work.
The master bedroom features an extra space you can use as a sitting area or an office and an ensuite bathroom with a bathtub. Off the master bedroom is a large porch overlooking the property, a wonderful place to enjoy your evening wine.
This historic estate in Central Virginia also boasts a lower level featuring a large entertainment area with a bar, media room, laundry area, and more storage areas.
Everything about this Solitude property has been meticulously maintained. A beautiful 2-story barn is now used for a workshop and storage, the ideal location for your crafts and projects.
Solitude Farm is only five minutes from the quaint town of Palmyra, the county seat of Fluvanna County. For more options, Charlottesville is only 30 minutes away.
This captivating Palmyra historic home is truly one of a kind. Living in this property allows you to live the ultimate country life, yet still enjoy being only minutes away from conveniences. Additional acreage is available.
Don’t miss this rare opportunity! Call me, Gayle Harvey, at 434-220-0256 to set a showing today.
In case you cannot view this video here, please click the link below to view 67 Thomas Jefferson Pkwy Palmyra VA 22963 | Central Virginia Historic Country Estate for Sale on my YouTube channel: https://www.youtube.com/watch?v=vwiGqCiwESY&list=PLXSbac1laDWScmkZhNfUAZPSuEaWPMvRs&index=2&t=0s
Stunning mountain views, an impeccably restored home, and a genuine sense of tranquility are just a few of the alluring advantages delivered by this 15-acre property in Hebron Valley.
Set on the open spaces of one of the most beautiful valleys in Virginia, this country property offers you unlimited viewing rights of the picturesque Blue Ridge Mountain all day long.
Imagine waking up just in time to see the golden sunrise peeking through the mountains, bathing the place with light. If you are an avid photographer, just the thought of being able to capture the beauty of the views will take your breath away.
And that’s just the views. This Wind Mist Farm offers many more.
The gently rolling lands are suitable for various agricultural pursuits.
You can raise horses and livestock. This property has a barn ready.
The field is planted with Alfalfa and harvested by a local farmer to keep the property in land use.
You can also section the land and use some parts for raising crops or turn several sections into a vineyard. Or you can turn the whole property into a lovely wedding venue.
If you are looking for a farm that’s just the right size for your livestock and gardens, or private space for you and your horses, or a country property to turn into a business opportunity, this Madison VA country property is what you’re looking for.
Built in 1805, the 2-story home in this Madison VA farm is everything you’ve ever dreamed of. It features 4 bedrooms, 4 bathrooms, and 3,562 square feet of living space.
A spacious front yard surrounded by mature trees welcomes you to this property.
The front porch awaits, a bright outdoor living area to read, relax, chat with visitors, and to enjoy your morning coffee.
Feel the warmth and welcome when you step onto the good-sized foyer with hardwood floors and lovely wooden stairs with ornate balusters.
Relax and entertain in the large living room with large windows, built-in display areas, and a fireplace.
The elegant dining area is bright yet cozy, a great spot for holiday celebrations and for simple dinners with loved ones.
This formal dining room is open to the large country kitchen with stainless steel appliances, tile backsplash, granite counters, and cherry cabinets. Your inner chef will surely enjoy cooking in this kitchen.
For some space and quiet, the family room is the best go-to place. You’ll love its serene and peaceful ambiance, making it a great relaxing spot while reading your favorite book.
If you want privacy, the master bedroom offers the best haven. Neutral toned walls and large windows create the look of open space, creating a warm and inviting ambiance to this room.
This historic country property offers several outdoor spaces!
Relax and unwind in the amply-sized master patio. If you love hosting, adding a barbecue grill is a great choice.
There’s also a side porch and a pergola and an east porch facing a lovely garden.
A laundry area and a garden building complete the features and amenities of this home in Madison.
This North Virginia historic country property is truly exceptional.
It is also well-located. Downtown Madison is only five miles away. Charlottesville is over a half an hour drive.
All you ever wanted are in this historic country property in Madison.
Call me, Gayle Harvey, at 434-220-0256 to see its amazing views and features yourself.
In case you cannot view this video here, please click the link below to view 2998 Hebron Valley Rd Madison VA 22727 | Historic Country Property for Sale on my YouTube channel: https://www.youtube.com/watch?v=eJnQUDBX6O8&list=PLXSbac1laDWSFTBbgMXm2qAHXb4WU5_9G&index=3&t=0s
Set about eight miles west of Downtown Madison is Streator Hill equestrian estate, a 33.80-acre horse farm that was built to the best standards by a professional equestrian focusing on ease of operation, efficiency, and safety.
Surrounded by miles of rolling fields, this property offers the privacy, serenity, and space you and your horses deserve.
Streator Hill Farm comes with a beautifully built center-aisle stable with 9 12’x12′ matted stalls, giving your horse more than sufficient space for comfort, safety, and security. The custom stalls feature drop-down sections on the doors, easy feed-through stall fronts, a wash stall with hot and cold water, and automatic waterers. Several stalls have steel-reinforced dutch doors leading out to individual paddocks so the horses can graze and enjoy the natural environment.
A well-lit 168′ x 70′ indoor arena with sand, rubber, and fiber footing give you the chance to exercise and train horses anytime, in all kinds of weather. Several large sliding windows can be opened during warm weather. Energy-efficient fluorescent lighting provides rapid starting in all temperatures. This indoor arena is also built taller than most to allow for jumping.
This Madison equestrian estate also boasts of an approximately 66′ x 198′ outdoor arena adjacent to the indoor arena, a 70+/- diameter round pen for training, and a run-in shed and hay storage with additional 12’ by 12’ stalls.
An extra covered storage area is ideal for your farm equipment.
This whole property has a perimeter fencing of 13 gauge graduated wire to keep your horses safe and secure. A stream also runs through the property.
This expansive horse farm comes with a well-maintained 1-bedroom 2-bathroom attached apartment that offers space, privacy, and great views of the equestrian estate.
Be welcomed by an inviting covered front porch, perfect for gazing over the vast lush land surrounding this farm.
You’ll like the bright and inviting open floor plan interior with large windows and a modern ambiance. Tile floors, neutrally-toned walls, and the vaulted ceiling give this room a bright and open appeal.
The dining area is bright and looks towards the living room. Past the dining room is a cozy living room for relaxing and entertaining.
This home also features a country kitchen with immaculate counters, wood cabinets, and stainless appliances. A large window in front of the sink lets you watch the horses graze while in the kitchen.
To the right of the dining room are stairs that lead to the loft bedroom with an ensuite bath with a jetted tub, perfect for relaxation at the end of the day. There’s also extra space off of the bedroom which is currently being used as a sewing room.
This property has a building site with stunning Blue Ridge Mountain views, the best spot for your custom-built country home.
All you could want in a horse farm is in this fully-equipped Madison VA equestrian property. The 33.80 acres offer more than enough space for you and your horses. In addition, there are endless scenic views wherever you turn. For your shopping needs, Downtown Madison is only nine minutes away. Charlottesville is approximately 28 miles away, an easy half-hour drive.
Don’t miss this amazing horse farm! All you need to do is bring your horses!
Call me, Gayle Harvey, at 434-220-0256 to set a showing today.
In case you can not view this video here, please click the link below to view 585 Graves Mill Rd Madison VA 22727 Streator Hill Horse Farm for Sale on my YouTube channel: https://youtu.be/yXMQ7NvrX9o
Nestled on top of a hill surrounded by hardwoods is a Gordonsville home that offers stunning wooded views, unmatched privacy, and beautiful living spaces.
This secluded property is a nature lover’s paradise. The home sits on 10.9+/- acres of gently rolling, partly cleared and partly wooded lot, offering 4,356+/- square feet for you to enjoy. Its amazing features include 5 generous-sized ensuite bedrooms, 6.5 bathrooms, over-sized living and dining rooms, decks, patio, and much more!
This property is set off Buzzard Hollow Rd. To reach this home, you have to drive along a tree-lined lane, which opens to a large cleared area where the home stands.
If you are looking for a spacious country home where you can enjoy unmatched privacy and serenity, this is the property you’ve been looking for.
This two-story Gordonsville home for sale seamlessly blends comfort and style.
Step into the entryway and feel right at home.
To the left side of the entryway is a formal living room, a beautiful space with neutral-toned walls, ceiling molding, and gas fireplace. Large windows allow light to stream in, giving this living room a warm and inviting appeal. This spacious living area is the perfect place to relax and entertain.
Across the living area is a well-lit dining area that can comfortably hold a table for eight. A glass door to the side opens to a spacious deck. It also has a french door that opens to the hallway and kitchen area.
The kitchen is every chef’s dream, boasting large oak cabinets, Formica counters, and modern appliances. It comes with a dishwasher, electric range, microwave, pantry, and refrigerator. Get your favorite family recipes ready!
A breakfast nook is set by the glass door that opens to an expansive deck that overlooks the backyard.
This home offers two generously-sized master bedrooms that are perfect for rest and relaxation. One of the master bedrooms has a sitting area, walk-in closet, and en-suite bathroom for your convenience.
When you want to get away from it all and just be surrounded by peace and tranquility, this country property in Gordonsville is an amazing outdoor retreat.
The backyard features an expansive deck perfect for barbecues and al fresco dining. Or you can take your entertaining down to the patio with a firepit.
The landscaped backyard also features a large patio, lovely gardens, and a walking trail when you want to take long walks to unwind.
A large detached three-bay garage is available for your painting, woodworking, or any other hobbies.
This Gordonsville country property is perfect as both a vacation home, full-time residence or a Bed and Breakfast. It’s a complete package, offering you everything you’ve dreamed of.
On top of this home’s exceptional amenities and exceptional privacy, this Uphill home is also conveniently located.
Gordonsville and Barboursville are just minutes away. Gordonsville is a charming town known for its award-winning BBQ restaurant. Shopping and dining are easy and convenient in Gordonsville.
Do you enjoy visiting wineries? There are also several local wineries near this property. The closest one is Horton Vineyards, about a mile away.
Charlottesville is only 30 minutes away, approximately 18 miles away via VA-20N.
Don’t miss this chance to own this amazing home!
Call me, Gayle Harvey, at 434-220-0256 to set a showing.
In case you can not view this video here, please click the link below to view 18248 Buzzard Hollow Rd Gordonsville VA 22942 | Home for Sale on my YouTube channel: https://youtu.be/qByN-ppSJAA
Putting your Charlottesville VA farm on the market is not as easy as sticking up a ‘for sale’ sign in front of your property. It can be a challenging process, both from a business and family perspective.
Sometimes it can also be an emotional event, especially if the property has been in the family for generations. It isn’t just a house and some parcel of land. It’s an important part of your family’s life, filled with wonderful memories. However, there are circumstances when you have to part with it.
Regardless of the motivation to sell your farm, it is important that both you and your property are prepared for the selling process. First impressions matter in life and selling a rural property is no exception. When you impress potential buyers viewing your property, you can expect a quick sale for a great price!
Many buyers are drawn to Charlottesville because of the lifestyle it offers. In fact, the city often finds itself at the top of the list of the best places to live in the U.S. Who wouldn’t be attracted to a community that captures the perfect blend of city meets country? In addition, the area is renowned for its pastoral and beautiful farms located amidst the gorgeous backdrop of the eastern slopes of the Blue Ridge Mountains and the gently rolling hills of the central Piedmont.
By doing the necessary preparations, you can create a positive impact on buyers and optimize the sale price of your property. This in turn can help you quickly move on to the next stage in life, be it retirement, reinvestment, or something else.
There are several different aspects you need to carefully consider prior to selling your property, whether it’s a commercial farm land, a grand Virginia estate, or a small hobby farm.
Hi, I’m Gayle Harvey, your Charlottesville Virginia real estate agent and broker specializing in farms, land, and estates in the central Virginia region, I have been involved in the Charlottesville area real estate industry since 2001. I have more than 20 years of hands-on experience with horticulture, cattle and horses. I also hold the prestigious Accredited Land Consultant (ALC) designation.
I help buyers and sellers throughout central Virginia achieve their real estate goals through my knowledge of the current local real estate inventory combined with information on past and recent past sales. You can find out more about me by checking out https://www.gayleharveyrealestate.com/charlottesvillerealtors.php.
I created this article to help you understand the importance of your home’s worth, how to determine your property’s value, and how to increase the value of your property so that you can focus on ensuring your farm can be marketed as an appealing package and greatly boost your chances of getting a good deal on the sale of your home.
Whether you’re thinking about selling your farm in Central VA, looking into your equity position, or interested in the real estate market, the question everyone starts with is “what’s my home worth?”
So much depends on the answer.
Before we go any further, let us first define true market value. Basically, market value is what buyers are willing to pay for your property. It is the price that your home should sell for in the current market. Your property’s value will depend on several factors, including how it was built, its location, the condition it is in, and the size of both the house and the property it sits on.
Hard as it may sound, it has nothing to do with how much you love your home, or how many special memories you’ve built there.
It is critical to have an accurate idea of your property’s value before listing it for sale. One of the main reasons why a property fails to sell, or gets overlooked entirely, is that it has a listing price that is too high for either the home or the location. A property that is priced too high will not sell quickly and may ‘go stale’ in the market, while an underpriced property will not give you the best return on your investment.
Pricing will also determine how quickly your property sells, how attractive your property will be to buyers, and how you will reach your financial goals regarding the transaction.
There are several methods that are used to determine how much a home is worth.
Price Per Square Foot Method
There are homeowners who believe that the price per square foot method is an excellent way to determine a home’s market value. What they usually do is take the sale price of a home that is similar to their property and then divide the amount by the number of square feet in their home.
However, the price per square foot method can be used as a measure to understand the general values of an area. But it should never be used to determine the market value of a home.
This method is ineffective because every home is different. While properties may be similar in terms of square footage, number of bedrooms, number of bathrooms, and location, there are many factors that are not taken into account when using the price per square foot method. These include property features, upgrades, and amenities.
Automated Valuation Models
Automated Valuation Models or AVM’s can provide real estate property valuation. They use public records like property transfers, deeds of ownership and tax assessments along with some mathematical modeling. They try to predict your home’s value based on recent sales and listing prices in the area.
AVM’s can be produced in a matter of seconds. They use statistics and lots of data. Sounds reliable, right?
However, just like the price per square foot method, AVM’s don’t take into consideration property features, upgrades, and amenities. Another problem is the fact that the data can be delayed at times. If a database has not been updated for a few months, it affects the accuracy of the estimate, and that amount of data varies by municipality and sometimes by home.
Online Calculators
If you search “how much is my home worth”, the result will show a number of home value estimators. In fact, there are several websites that offer free market value estimations. The most popular ones are Zillow and Trulia. Many of these estimates generate automatically based on public information like tax records, sales history, and comparable sales. Within seconds, you will receive a figure based on recent sales and the site’s information about your home.
But do sites like Zillow provide accurate home values? Not exactly. Some of Zillow’s Zestimates can be off by $30,000+.
Why is this so? It’s because these websites have no clue on what is currently happening in your local real estate market or what the condition of your home is.
Home Appraisal
One accurate method to determine the market value of your home is to hire a professional appraiser. The cost of an appraisal typically ranges between $250 – $500. However, it is a great way to get an unbiased opinion of your property’s market value.
Professional Appraisers evaluate the following:
Market: The region, city and neighborhood in which a home is located
Property: Characteristics of the house, including improvements, and the land it sits on
Comparable properties: Sales, listings, vacancies, cost, depreciation and other factors for similar houses in the same market
Let’s delve deeper into why online estimates aren’t as accurate as many people would like to believe.
There are many tools available for the average person interested in selling a home. The internet provides numerous resources. However, not everything you see online is true. You must take it with a grain of salt.
Here are five reasons why online estimates could be off:
The facts in the public record or the MLS can be inaccurate.
Since these estimates are generated automatically based on public information like tax records, sales history, and comparable sales, any discrepancy on the information will affect your home’s predicted value. If you live in a rural area, where sales are rare due to people staying in a home for a long period of time, the data can be even less accurate.
Your home is not like others in your neighborhood.
It’s difficult to arrive at an accurate value if there are no comparable homes. If your property is not like others in your area, or has unique features, there may be no comparable properties to compare it with.
Few homes in your neighborhood may have sold in the last six months.
Estimates are more accurate if there is a high housing turnover rate. The hotter the market, the more MLS data and sale prices the computers can use to calculate value. On the other hand, with few sales, there is less information to draw from.
The real estate market may change rapidly.
Home valuations are based on past sales. If the market is considerably hotter or colder than it was six months ago, those past sales are less reliable an indicator of current values.
Upgrades and unique features are unaccounted for.
You may make improvements to your property, and online value estimators have no way of knowing unless your local property tax assessor knows about your upgrades. If you make any updates that require permits from the city, that information may be passed along to the property tax authorities and entered into the public record, which is where online value estimators could learn about it.
However, if you make improvements that didn’t require any major permits, these upgrades may be unaccounted for when you try to get online valuation. So even if your home has a brand new designer kitchen, and a similar neighbor’s property has an outdated one, online estimates value both homes similarly even though your home may fetch a higher sale price.
You need to have a clear understanding of your property’s value. To help you, I can provide you with a free evaluation of your property that will give you an accurate estimate of its current value in today’s real estate market and ultimately what you can expect to sell for.
Let me share with you top reasons why using a real estate agent to assess your home value is a smart move.
A real estate agent goes beyond the hard, basic data, like the square footage and the number of bedrooms, to assess your home. As an agent, I look at homes through the buyers’ eyes, allowing me to envision how the home needs to be positioned against other similar properties for sale.
I can provide you with both an assessed value and a market value (the value your house will most likely be sold for in an open market). On the other hand, an online calculator will only give you an estimated assessed value, which is sometimes based on wrong or outdated data.
As a real estate agent, I can assess the specific details of your property, both positive and negative.
I understand how important it is to price your home right. You don’t want your house sitting on the market for too long, nor do you want to undervalue the price of your home.
It takes an experienced real estate agent who understands the nuances of the market, and the specifics of a home to provide an accurate market value.
So how do real estate agents, just like myself, arrive at a price that not only realistically reflects just what the property is worth, but also maximizes what the seller can achieve for it?
One of the best ways to determine the value of your home is by having a comparative market analysis (CMA) performed on your property.
What is a CMA? A CMA is a detailed analysis performed by a real estate professional that analyzes recently sold homes (“comparables”) within the past 6-month period in a specified area.
Comparable sales are those that most closely resemble your property. In order for a CMA to be accurate, it is crucial to select the best comparable properties. Here are several things I consider when choosing comparables:
When the was property sold
Sales more than six months in the past are not good comps, especially in fast-moving markets.
Where the property is located
The very best situation is that the property is in the same subdivision. However, that’s not possible most of the time, so the next consideration is locating comps in the same neighborhood or general area.
Characteristics of the property
When it comes to the style of residence, the number of bedroom and baths, the square footage of the home, the size of the lot, and other features of the property, the comparable homes should be as similar as possible.
Watch the video below to learn more about CMA’s
Presentation is key
One simple way to increase the value of your property is to make sure it is well-maintained. When selling a property, first impressions really do count. Within the first minute of visiting your farm, the prospective buyer will have formed 80% of their overall opinion about your property.
One of the biggest mistake property sellers make is thinking that, because it’s a farm, the buyers won’t care what it looks like. This couldn’t be any further from the truth. Lack of presentation from the seller’s side will surely drive buyers away.
Imagine this: you’ve seen a property on the Internet and liked the pictures and price, so you arrange a visit in person. However, once you alight from your car, you’re greeted by a broken gate, a pile of dishes in the sink, a dirty carpet, and the smell of wet dog. Will you remain enthusiastic about the property? Certainly not!
So clean up. Put your personal items away. Have the carpets cleaned and touch up the paint. Make sure that when buyers come, they will leave feeling like they could see themselves living in your home.
Landscape your house and grounds
Landscaping is a win–win proposition. Not only does it increase property value, it is also great for the environment and has been shown to improve your health!
Before doing anything, make sure that you have a master plan. Pay special attention to the curb appeal. When potential buyers arrive at your property, the overall effect should be a welcoming feast for the eyes. Adding a fence can also greatly enhance your landscaping. Putting up fences outline special areas. For example, you can consider putting up a decorative fence between the yard and pasture.
Provide proof on your farm’s success
Another strategy that can boost your property’s value is to show evidences of your farm’s success. Buyers love to see that someone has had success on this property, and it makes them feel like maybe they could find success here too.
Are you selling an equestrian farm? Have you won ribbons or trophies in horse showing? Display them in the barn aisle or in your office space in the house.
Can you provide verifiable stats on your farm’s production for the past 12 months? This way prospective buyers will immediately feel at ease when considering a purchase. Keep in mind that potential income generation is one of the biggest objections a buyer can have with a farm. You can take that off of the table by proving your property’s previous successes.
Stage your property
Another popular way to increase your property’s value is home staging. This involves arranging and decorating the property in a way that appeals to a wide range of buyers.
Taking the extra step to stage your property can make a difference in how a buyer values it and the price you might get for it. According to National Association of Realtors’ (NAR) 2017 Profile of Home Staging, 29 percent of sellers’ agents reported an increase of one percent to five percent of the dollar value offered by buyers, in comparison to similar homes. Twenty-one percent of respondents stated that staging a home increased the dollar value of the home between 6 and 10 percent. It is also worth noting that none of the respondents reported that staging a home had a negative impact on the home’s dollar value.
Watch the video below to see the dramatic change home staging can make
Tap into the talents of a professional home stager. He or she has the ability to look at your property with a fresh pair of eyes and view it as a highly critical buyer would see it
Improve Access
Is it difficult to access your property? Did you know that poor access can be the single greatest detriment to enjoying a property?
A farm can be difficult to sell if it has no access. It will also diminish the value of your property significantly. No buyer will be willing to pay a premium rate for property with difficult access or no access at all.
On the other hand, having good access can give you freedom to enjoy your property. In addition, good access can be pointed out to the buyer when the property is placed on the market.
Final Thoughts
There are many different ways to determine the market value of a home. Make sure that you do not fall for the poor methods of determining market values.
If you have any questions about farms, estates or the local real estate market, I would be glad to answer them for you.
Call me, Gayle Harvey, at 434-220-0256 For a No Cost No Obligation (CMA) comparable market analysis of your property! Let’s work together to make sure that your home selling experience goes as smoothly as possible. Allow my skills and experience to work for you as you sell your Charlottesville VA farm.
In case you cannot view this video here, please click the link below to view Getting Ready to Sell? Increase Your Home Value With My Proven Formula on my YouTube channel: https://www.youtube.com/watch?v=bZt3IJRnZZo&feature=youtu.be
