Category: Crozet

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Crozet Real Estate Market – Conflicting Numbers, Fast Contracts, Not enough Inventory

If you were to look at just the data, you’d think the Crozet real estate market is worse this year than last. Anecdotally and practically though, you’d be wrong. (talk to anyone currently looking for a home in Crozet between $300k and $500k) Or ask me.

In the first four and a half months of 2012, 166 homes came on the market in Crozet. This year, 177 came on the market. (inventory is up)

Last year, 83 homes went under contract. This year, 94 went under contract. (comparing 1/1/12-4/22/12 to this year, the numbers are 89 to 99, respectively) (More homes are selling)

Last year, 54 homes sold. This year, that number is 49. (Let’s call that a push)

But … Of the 99 homes that have gone under contract this year … 44 had days on market of less than 7! 54 had days on market of less than 30. 37 had days on market of less than 3.

So. What in the world do those numbers mean? They’re a perfect representation of how numbers can be deceiving.

In a nutshell – here’s what I’m seeing in the Crozet real estate market right now:

– Great homes are selling fast.

– There aren’t enough quality homes on the market to satisfy the demand of buyers.

– There’s a pile of new construction coming to Crozet – Foothill Crossing, Wickham Pond, Old Trail, Grayrock North (West), Westlake (behind Westhall), Foxchase Landing … and a lot of my clients are shunning said new construction for existing homes because they want something less generic. (a lot are choosing new, but I’m seeing a shift I haven’t previously seen)

– If you’re thinking about selling your home in Crozet, now would be a good time to do so. If you’ve been underwater, you might not be. Seriously.

– If you’re thinking about buying a home in Crozet, be prepared for quality inventory to move. Fast.

– We’re nearing the end of the traditional peak time for new homes to come on the market; most buyers in our area tend to want to either close around the end of the school year or the start of the school year …

I’m embedding some market summary reports below. Please do let me know what questions you have … also keep in mind that even though I’m writing about the Crozet real estate market, individual neighborhood trends are different – both different scales (Old Trail vs everything else) and quality.

Disclosure: I’m a real estate agent. This is a post to inform readers about the state of the Crozet real estate market. It’s not specifically written in order to advertise or solicit business, but I certainly would not dissuade potential buyers, sellers, curious readers from contacting me with questions or if they are seeking buyer or seller representation.

Continue reading “Crozet Real Estate Market – Conflicting Numbers, Fast Contracts, Not enough Inventory”

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Crozet Lions Club presents $12,000 to Crozet/Western Albemarle Library for Large Print Book collection

via press release –

On Monday, April 22, 2013, the Crozet Lions Club will present representatives from the new Crozet/Western Albemarle Library and Jefferson Madison Regional Library System with checks totaling $12,000.  These funds were the result of a local benefit, members’ personal donations and a grant from the Lions of Virginia Fund. Continue reading “Crozet Lions Club presents $12,000 to Crozet/Western Albemarle Library for Large Print Book collection”

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CCAC Agenda – 18 April 2013

This should be an interesting meeting … lots of stuff to talk about. As always, anyone up for live-tweeting this meeting or feel like earning the adulation and gratitude of the Crozet community by writing a story?

The Meadows, Crozet (5735 Meadows Dr.) Thursday, April 18, 2013 from 7:00 p.m. to 9:00 p.m.

4. Project Updates/Information:

• Update on streetscape (Lee Caitlin and Trevor Henry)

• Update on Library Fundraising (Bill Schrader)

• Library: how will downstairs be used and do we have plans for old library as of yet?

• A plan for Oakley property (Charles Shrek)

• Any news on development of Barnes Lumber Company property

• Discussion of Comprehensive Plan Planning Commission Hearing (Ann Mallek and Tom Loach)

• Discussion on Satellite Waste Convenience Centers (Ann Mallek)

• What do we know about re-zoning request at 1306 Crozet Ave.

• What did we learn from Brownsville PTO meeting that may be relative to growth and development(Beth Bassett)

• What can we do to expedite getting some sort of pedestrian crossing signal at Clover Lawn/Harris Teeter, 2 deaths, can we form a resolution to request some action regarding a safer solution for this crossing area

• Plans for Crozet Independence Day Parade, Celebration and Fireworks on July 6.

• Information on Proposed Dog Park (Kim Guenther)

Full agenda (pdf)

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250 West Needs to be “Retrofitted”

Sunday’s Daily Progress editorial notes:

U.S. 250 in the Crozet growth area needs to be retrofitted to accommodate the kind of traffic generated there — including pedestrian traffic.

But the issue goes deeper than that — all the way to the growth pattern that created the problem in the first place.

Within two years, two pedestrians have died near the Blue Ridge Shopping Center, on one side of the highway, and Clover Lawn Village, on the other.

These developments — along with nearby subdivisions — were approved to locate along the highway, which made a certain sense at the time by allowing traffic to take advantage of existing infrastructure.

But the growth then altered the highway usage. Traffic increased — especially vehicular traffic, but also pedestrian — and U.S. 250 went from being a through highway to serving as a local road.
The two uses are profoundly incompatible.

It’s baffling that we’re (meaning: the County) seemingly surprised that approving growth without complementary infrastructure leads to disaster. If we plan to bring more people, common sense dictates that we have a plan for them to move about.

Points for teaching me the term “stroad” –

A STROAD is a street/road hybrid and, besides being a very dangerous environment (yes, it is ridiculously dangerous to mix high speed highway geometric design with pedestrians, bikers and turning traffic), they are enormously expensive to build and, ultimately, financially unproductive.A STROAD is a street/road hybrid and, besides being a very dangerous environment (yes, it is ridiculously dangerous to mix high speed highway geometric design with pedestrians, bikers and turning traffic), they are enormously expensive to build and, ultimately, financially unproductive.

Thanks to Robert for pointing me to this editorial.

Update – Some good comments at the RealCrozetVA Facebook page …

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Jarman’s Gap Controlled Burn – 10 April 2012

If it’s smoky in Crozet … it’s ok.

via email –

Shenandoah National Park News Release
Release Date:    April 9, 2013
Contacts:          
Sally Hurlbert, [email protected], 540-999-3500 ext. 3280 or 
Karen Beck-Herzog, [email protected], 540-999-3500 ext. 3300 

Shenandoah National Park Plans Prescribed Burn

Luray, Virginia: Shenandoah National Park Fire Managers plan to burn 500 acres in the park’s south district on April 10, 2013.  The ignition of the fire is dependent on weather conditions.  The burn area is located west of Jarman Gap and northeast of Waynesboro, Virginia.

Prescribed fires are ignited by fire managers under a pre-determined set of conditions, including weather, fuel moisture and resource availability, in order to accomplish specific resource management objectives.

All prescribed burns will be conducted as interagency projects, with local support, under the guidance and direction of trained and experienced National Park Service personnel.  To learn more about prescribed fire in Shenandoah National Park go to http://www.nps.gov/shen/naturescience/prescribed-fire.htm.

The Jarman Gap Prescribed Burn aims to reduce hazardous fuels and the threat of a major wildfire. Additionally, the fire will help to promote oak and pine regeneration, additional animal food sources, and increased plant diversity.  The forest of chestnut oak and three types of pine – Virginia, pitch, and table mountain – provides valuable habitat for a variety of wildlife. 

The plan is for the fire to mimic natural processes as much as possible.  It will be lit in such a way that the fire will move fairly slowly down the ridges with low flames.  Smoke from the burn will be visible from both inside and outside the park.   Some individual trees will burn, but the fire should travel mostly across the forest floor.

During the burn, the Gasline Road Trail will be closed to the public.

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Crozet Trails Crew – Opportunities to Help!

via email –

– The mid-week work crew is going to be building a bridge at Crozet Park in the next few weeks, which will make the loop trail even more of a treat.
– We have our April meeting this Thursday, April 11th, 6-7:30 pm at Trailside Coffee. Come join in the fun, and bring a friend.
– Our next group workday is Saturday, April 20th. We will continue to work on clearing and widening the Crozet Park loop trail. Please meet at the lower playground at 9am.

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Crozet Trails Crew Workdays

These trails are such a remarkable asset to the Crozet community.

via email:

This Saturday (March 30th) we’ll be working on the loop trail at Crozet Park AND we’ll be mulching the trees that we planted last fall. The Crozet Lions are splitting a load of mulch with us and it will be onsite Saturday morning.

Meet at 9am at the lower playground. Bring tools for working on the trail (hand saws, loppers, mattocks, hand axes, and brush cutters) and/or for spreading mulch (wheelbarrow, shovel) if you have them. I will also bring tools, so we’ll have extras. Please bring gloves and wear sturdy shoes.

This a great workday for families and kids needing community service hours!

Next Saturday (April 6th) there will be a workday at Byrom Park. See website for more details.

Meet by 8:45 am at Greenhouse Coffee (park in the far rear of the grass lot) for a carpool to the park.

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WAHS Academy?

Monticello High School and Albemarle High School both have academies … time for WAHS to step up.

From Albemarle County Schools:

A faculty committee at Western Albemarle High School has been working this year to explore possibilities of academy models that might be a good fit for the school. The group has visited several schools with academies (specialty centers) and has researched many others. Full faculty discussion has taken place about various ideas. At this point, five areas of interest have tentatively been identified. The goal for this year is to narrow the focus to one model which will provide quality learning experiences that appeal to a broad segment of the student body. If this is accomplished then school year 2013-14 would be a planning year with the goal of implementation the following year. Input from stakeholders is vital to this process. For this purpose, we are asking you to read and complete this survey which includes brief descriptions for each area currently under consideration. This can hopefully be done as a joint effort between parents and their student(s).
 

The survey window will close at noon on Friday, March 29th.

 
In order to participate, click on this link.