real estate Archives - Page 6 of 9

September 19, 2013September 19, 2013

When Do Homes Come on the Market in Crozet?

Unlike the greater Charlottesville MSA market where the trend lines are fairly consistent, the Crozet real estate market is more of a fits-and-starts market.

The Crozet real estate market cycle can be described succinctly: (“Crozet” defined for these purposes as “Brownsville & Crozet Elementary Schools)

– List early in the year

– Contracts trail listings

– Closings track contracts by 30-60 days or so.

– As with the broader market, rising interest rates (they’re *really* not high) seem to have taken their toll on some of the market exuberance, but not much

– The charts below include single family, attached homes (and condos, but we don’t have any in Crozet) – and specifically include new construction**

The 2013 market compared to the 2012 market:

– Inventory is up a bit (new home inventory is not represented in the listings as there are so many “paper listings” – new homes proposed on lots that may or may not be built – so this number is a bit misleading.

– The market is doing better – prices are up, contracts and sales are up – year over year.

– The peak in closed home sales in December of 2012 appears to be mostly new construction contracts being closed out.

– July was *smoking* with respect to closed sales (see PDF for more information) and screenshot at the bottom of this post.

Continue reading “When Do Homes Come on the Market in Crozet?”

April 22, 2013March 23, 2022

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”

January 31, 2013January 31, 2013

Thinking about Crozet Schools

As is often the case, I started a conversation on the RealCrozetVA facebook page and the conversation turned out so well I thought I’d share it here. As always, a huge thanks to the commenters there.

Curious: what is WAHS doing to compete with the high-level academies at CHS, AHS & MHS?

Thoughts welcomed.

*I’m tagging this post as a “real estate” post as well as “schools” because (perceived at least) school quality matters with respect to property values.

And, click through to read about the Albemarle County Strategic Plan Review. Continue reading “Thinking about Crozet Schools”

January 20, 2013June 18, 2014

What do We Want Crozet to Be?

I posted the following thought on the RealCrozetVA facebook page and it generated quite a few thoughtful comments, but I much prefer to center the conversation here. That said, the comments added to my original thought by changing my premise from “what do we want Crozet to be” to first, let’s define the Crozet culture as it currently is and then define what we want Crozet to look like.

This is something that is been going through my head for the last 12 or 18 months: what is Crozet going to look like in 12 or 20 years? More importantly, what do we want it to look like in 12 or 20 years?

Our town is going to change. That is a known known. But what are the unknowns? Will we encourage the homogenization that is happening in Charlottesville? Will we be able to encourage adoption of the Crozet
culture to those who are new?

If we don’t plan (and act!) accordingly and wisely for the coming growth – the school traffic coming from Old Trail comes to mind as well as the traffic to and from all the schools in the mornings and afternoons, and presumably more when Re-Store ‘n Station opens, and from Westlake Hills – then Crozet won’t be as wonderful a place to live as it is now.

I love Crozet; we’ve been here for 11 years (I think) and I intend to be here for a long time. I make my living representing buyers and sellers moving to and from Crozet, so I have a different perspective than many, but my goal remains to work to do whatever I can to keep and make Crozet a special place to be.

I’m posting below the comments from the conversation … please, take some time to read them all (and thank you to everyone who has already commented). They’re thoughtful, insightful comments about what Crozet was, is and could be. I’ll call out this one as I think it well articulates what most may be thinking:

I think we have to combine and find the way to bring the new into the fold of the old unique Crozet so we can grow together.

* For the purposes of this conversation, “Crozet” means (very roughly) – from the railroad bridge at 240/250 intersection to Greenwood Gourmet just past 64 to about two miles past Crozet Elementary. Seriously. Getting into a discussion about “what are the boundaries of Crozet” won’t serve this discussion well … and may lead to moderation of comments.”

Continue reading “What do We Want Crozet to Be?”

June 9, 2012

If you Haven’t Walked or Biked on Jarman’s Gap, Why not?

It’s looking good. Last week, my no-longer-a-second-grade-daughter and I rode our bikes from Parkside Village to get ice cream at Trailside Coffee; it’s an easy ride.

I haven’t taken photos of Jarman’s Gap in a while, but I’ll say this – it’s a fantastic road – easy to walk and ride on. It’s surely going to allow better connectivity – both physically and psychologically – between the neighborhoods along Jarman’s Gap and downtown Crozet.

Continue reading “If you Haven’t Walked or Biked on Jarman’s Gap, Why not?”

May 3, 2012May 4, 2012

What would YOU Tell those Moving to Crozet?

A question from the RealCrozetVA Facebook page:

This is a real estate (for my clients) and a “welcome to Crozet” question –

1: What would you tell those moving to the Crozet area about the Crozet Master Plan?

2: What would you tell those moving to Crozet about Crozet?

Good, bad, ugly … just honest.

Update 4 May 2012:

Kim writes a fantastic comment on the FB post. I’m putting it here because I don’t want FB to archive it so I can’t find it in three years. Or two months.:

I would tell them that Crozet retains its small town flavor, despite the growth due to the Master Plan so far. However, because of this growth, there has been strain on our infrastructure and schools and so far the BOS and BoEd and the Planning Commission seem to be working in silos when it comes to this.

They approve huge developments like Gray Rock and Old Trail without concurrent planning for schools and roads – that should take place at the same time, not at crisis time (Crozet Elementary in 2007 and now Brownsville in 2012). There is some tension between long time residents and those that move in to these developments and want to remake Crozet into something else. I think all residents are afraid of 250 becoming yet one more plain vanilla expanse of national chain stores. My biggest piece of advice would be to GET INVOLVED!

With schools, Crozet Trails Crew, youth sports, Crozet Community Association, Crozet Park, and so on. Take the time to walk the downtown area, go to the farmer’s market, and meet the local business owners tucked away in those funky old imperfect buildings.

That is the charm of Crozet. We came from a picture postcard perfect small New England Town in 2005, and realize now that it is not the exteriors of the buildings, but those inside them that make Crozet so friendly and special.

February 20, 2012February 23, 2012

Crozet Neighborhood Real Estate Updates – February 2012

I’ll be doing more of these in the future, but this was my first attempt at what I hope to be quarterly (or if I get super-motivated, monthly) real estate updates for some of the Crozet neighborhoods. The quality and setting will improve by next time, too; I found a recording studio right here in Crozet.

(Disclosure: I’m a real estate agent. I live in Crozet.) Continue reading “Crozet Neighborhood Real Estate Updates – February 2012”

November 13, 2011November 15, 2011

Crozet Real Estate Market Update – November 14, 2011

Looking at some market stats for Crozet (as defined by the Zip Code, 22932). Bullet points first:

– I’m no longer making comparisons beyond three years – the “boom/bubble” years are irrelevant. What matters now is where we are, where we were recently and where we’re going.

– Active Listings: Still too many houses on the market in Crozet. Until some of this inventory is sold, we’re still going to struggle with declining prices, high days on market and short sales and foreclosures.

– New Listings: Declining. This is good. See the remarks for “Active Listings”

– All Pendings (under contract homes): Higher than this time in 2010 and 2009; this is a good thing. More homes under contract will hopefully lead to fewer homes on the market, leading to real estate market stability.

– New Pendings: Up. Good.

– Sold Listings: Up, year over year. This is a good thing. We’re on a slower pace than this time last year, but that’s ok. If we can build stability slowly, we’ll be ok.

Keep in mind that these statistics are top-level analysis for the Crozet real estate market, inclusive of town homes, (as in, the Highlands and the town homes in Old Trail) single family (as in Laurel Hills, Parkside Village) and new construction and resale homes.

All real estate markets are local. There are subtle and stark market differentiations within even Crozet – based on community offerings (the pool in Western Ridge is nice), proximity to downtown Crozet, proximity to the Old Trail town center, etc.

If you’re thinking about selling, do your due diligence. If you’re considering buying, do your due diligence. There’s a lot to learn on both accounts. If you have questions, please feel free to leave a comment or email me.

Lastly, this is my state-mandated Disclosure (and it’s the right thing to do): I happen to be a real estate agent who lives in Crozet, works in Crozet, Charlottesville and all the surrounding areas, and think that this information is relevant to the readers of RealCrozetVA.

Continue reading “Crozet Real Estate Market Update – November 14, 2011”

September 29, 2011September 29, 2011

Brief Real Estate Market Update for Crozet – September 2011

For purposes of this brief update, “Crozet” means “22932 zip code”. When I run numbers manually or search for my clients, I use Brownsville Elementary + Crozet Elementary school districts to define “Crozet.”

Briefly analysis through captions:

New listings coming on the market in Crozet are down, year over year. This is good … fewer homes coming on the market is a good trend.

Continue reading “Brief Real Estate Market Update for Crozet – September 2011”

September 1, 2011September 1, 2011

Crozet Real Estate Market Update – 1 September 2011

I was all set to throw several charts up after the fold, but when I started checking the data in our new beta software, it wasn’t right. Darn it.

So … the Crozet real estate market right now boils down to this:

– New construction in Crozet is doing quite well.

– Existing homes are competing with new construction, buyers can be, and are being choosy and are often choosing new construction.

– If you’re looking to sell our home in Crozet: Price.It. Well. My advice since 2008 remains true:

– Advice for buyers – do your due diligence, be patient, save your money in the meantime.?

– For Sellers – as I said last year – do not attempt to chase the market down. Beat it down. (ask me for advice)

Briefly:

– Homes under contract are about the same as last year at this time.

– New listings coming on the market are down markedly; this is very good – the fewer homes on the market, the better chance for existing inventory to be sold.