Looking for land?

Premier grazing farm in an exceptional location with magnificent views of the Blue Ridge and Southwest Mountain ranges.

“Under all is the land” That’s how the preamble to the Realtors Code of Ethics begins and that is what real estate really is. Legal property descriptions accurately describe the land and simply state, “and all improvements” whether it be a shack or a mansion.

The land market encompasses a broad spectrum from residential lots, to large tracts of farm land, from high density commercial zoning to low density mountain land. Each requires a broker to have special expertise and a knowledge of each county’s zoning regulations and requirements.

A spectacular view lot directly across from Greene Hills Country Club ideal for your dream home with horses, livestock, grapes.As a broker specializing in country property for more than thirty years, I have helped clients buy and sell land in all seven counties surrounding Charlottesville. From mountain top lots in Greene County to thousand acre farms in Southern Albemarle, each have their nuances and highest and best use.

86 acre parcel with antebellum farmsIf you are thinking of purchasing land in the near future to build your dream home with amazing mountain views, perhaps a weekend cottage at 2200’ feet in the Blue Ridge Mountains or are looking for the perfect 20 acres for a horse farm, I have some wonderful new listings for you to consider:

Wildon Grove, 85.99 acres (566425) Wildon Grove Farm - Gordonsville property in Albemarle CountySpotswood Trail, 17.03 acres (560908)
17 acre parcel of open, gently rolling pasture or hay land is ideal for development into a small horse farm.Madison Road 2 tracts, 28.5 acres (565708) and 162.5 acres (565711)
Auction on October 19 >
Auction on October 19 for 28.5 acres on Madison Road in Stanardsville, VAAuction on October 19 for 163.5 acres on Madison Road in Stanardsville, VA
Ragland Road, 109 acres (565072)
A fabulous property with great diversity comprised of hardwood forest with about 15 acres of upland meadow with amazing wild flowers and wild life.Carly Lane, 3.3 acres (565647)
Wooded building lot conveniently located just north of Ruckersville with easy access from Carly Lane, a private road.Snow Mountain Road, 98.4 acres (567635)

An incredibly beautiful and diverse 98 acre tract with easy access and limitless opportunities for enjoying the grandeur of the Blue Ridge mountains.
Turkey Sag Road, 19.9 acres (568093)

Getting off the fence!

Mountain vista from the deckLess than eight weeks ago I was asked to contribute my thoughts on the farm and estate market in the Charlottesville area which I consider as the seven counties that surround Charlottesville; Albemarle, Orange, Madison, Greene, Nelson, Fluvanna and Louisa. My outlook was carefully pessimistic, bemoaning the lack of activity while advising buyers about the excellent inventory and great values among motivated sellers.

Apparently the sluggish market was at a tipping point as we have seen a flurry of activity in the last two months that I believe indicate a change in the direction of this exciting segment of our real estate market. Jump started by a round of significant price drops, several large farms have gone under contract recently in Albemarle as well as Greene, Madison and Orange counties. Many of these properties  had been on the market for two or more years and were now generating excitement and offers. There were 25 sales of properties over $750,000 with more than 15 acres in the last six months and there are currently 18 similar properties under contract in our market area.

Several factors have come together in the last year to help with the farm and estate market. The robust stock market has improved net worth and confidence for affluent buyers. The booming residential market in Charlottesville has restored faith in real estate ownership in general as an appreciating asset and most sellers have come to terms with realistic pricing making investing in country property an understandable value proposition.

As the real estate market reacts to supply and demand, the farm and estate market typically lags behind, responding more slowly since immediacy is rarely part of the buyer profile. Recent activity is encouraging and seems to be indicating that the buyers are back in the picture. If inventory fails to keep up with this increased demand we could see prices begin to rise again for farms and estates and rural property in general.

My advice to sellers is to strike while the iron is hot.. while out of town buyers are in town enjoying our beautiful countryside and Spring weather. Now is the perfect time for a price reduction to stimulate activity among buyers ready to pull the trigger once again. Here are some of my current offerings with recent price reductions poised to take advantage of an improved market.

Misty Ridge 20 acre Keswick horse farm Reduced $100,000

View Listingl

Octonia Highlands Farm 82 acre farm in the South River Valley Reduced $100,000

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Brills Shop Farm 191 acre grazing farm Reduced $100,000

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Etlan Road, Spectacular Madison County Farm with views of Old Rag, Reduced $15,000

View Listing

 

 

Taurus

Hello! I’m Taurus. Why would you want to live in the city when you could live on a beautiful place like this?

Just look around, nothing but good food growing out of the ground, beautiful girls everywhere I look and the Blue Ridge Mountains! Gorgeous! Right across the road from me is a vineyard that makes a beautiful Cab Franc! How can you beat that? These nice humans that take care of all my wants and needs live in a nice warm farmhouse and seem pretty happy too. You could have all this if you wanted and who wouldn’t?

I’ve got almost 82 acres to roam around on. There’s a nice little pond where I can look at this great blue heron and watch him catch fish. Sometimes people come out here and walk around tip toeing around the..you know. ha ha. They think I’m scary..ha ha All I have to do is blow through my nose and they run. ha ha. They probably wouldn’t do that well here. This place needs someone who loves the land like I do. They need to look at the dirt here. It’s good dirt. I can tell from the way it tastes and the way the grass tastes. yummm. They should know that you could grow anything here in this dirt. Grapes would be good. Hay would be good. I like horses. They’re pretty. Not very strong like me but they’re pretty. They’d like it here too. They could run all over the place and if the people wanted to ride them they could ride out and about forever. I wish I could open gates like they can. I’d go right over to that big barn and eat all that hay. Oh well, I thought you might like to hear about this place from a different perspective. It’s all about the land you know. That works for me. Happy New Year, everyone.

Oh yes, Call John. He’s cool. 434-981-3011.

Octonia Highlands Farm
MLS 552484 >
Property Brochure >
Video Tour >

Your place in the country

What does it look like, your place in the country? Is it a tiny cabin in the mountains beside a trout stream? Is it a grand manor with manicured grounds? Maybe it’s an old farmhouse with plenty of room for your horses, cows and chickens. For those of us who imagine a country home as the culmination of and reward for a long and busy career, visions of quiet sunrises and sunsets, the sounds of a rooster in the morning and tree frogs in the evening float through our consciousness more and more often as the reality grows nearer and nearer.

farmhouse-sunrise-barns

Most of my clients are living in the city or suburbs and either approaching retirement or contemplating a career that allows them to work virtually anywhere they wish. Hustle and bustle, traffic jams and twelve hour days have gotten them where they are and now allows them a choice. Some choose the country and the opportunity to surround themselves with the things of the earth rather than the things of man.

traffic-and-country-road

I never tire of hearing the dreams as they spill out. “She’s always wanted her own horse” “He’s always wanted a John Deere tractor”. Fortunately, these are attainable dreams. Whether it be a dream of starting a vineyard, running a B&B, raising horses or growing organic food for a farm to table business, there are country properties, large and small, grand or modest that are ripe for the picking this fall in the beautiful Virginia countryside surrounding Charlottesville and the University of Virginia.

woman-with-horse-and-man-on-tractor

Here’s a wonderful new offering in the spectacular South River Valley of Greene County just north of Charlottesville. With 81 acres of prime farmland, a fully renovated 1900’s farmhouse and magnificent views in every direction, Octonia Highlands Farm has unlimited potential. It is located adjacent to an award winning vineyard , is all fenced for horse and cattle and has stocked pond.

octonia highland farm for sale - home entranceoctonia highlands view from the front porchentrance to octonia highland farmOctonia Highland Farm, MLS 552484 >
Property Brochure (PDF, 566kb) >

Go Organic! Buy Organic!

I’m pretty sure my chicken’s free range eggs and my tomatoes, peppers, zucchini, peas and beans would be considered organic. The great success of the weeds in my garden, and the healthy population of Japanese beetles in my apples trees and roses are proof that I don’t spray.

homegrown organic fruits and veggies

That wouldn’t be enough for the USDA certification though. There are mountains of do’s and don’ts spelled out in the Guidance on Organic Agriculture that take a pretty dedicated farmer to adhere to for certification. The organic guidelines were established in 1990 with the Organic Foods Production Act of 1990 and get tweaked a few times a year as different substances and practices are approved or disapproved. Organic farming is more a labor of love than a practical approach to making a profit from agriculture. It encourages recycling, humane treatment of animals, and natural growth of plants and animals free from antibiotics and hormonal and genetic modification. The basic tenets for Organic Farming are all good:

Organic farms and processors:

  • Preserve natural resources and biodiversity
  • Support animal health and welfare
  • Provide access to the outdoors so that animals can exercise their natural behaviors
  • Only use approved materials
  • Do not use genetically modified ingredients
  • Receive annual onsite inspections
  • Separate organic food from non-organic food

When you balk at the higher prices for organic food at the grocery store, go ahead and bite the bullet. You’re not paying extra because it tastes better (though it does), you are paying extra because it’s much harder to grow and takes a farmer willing to wade through paperwork, keep a daily log of farming activities, and be satisfied with a lower yield of a better product.

If you are thinking of producing an organic product, thank you. You’ll need to show that your land has gone at least three years without any non-permissible additions and will have to have soil tests done before your first certification. It’s become a way of life for over 30,000 farmers in the US and continues to grow as consumers demand a more natural, kind, and organic approach to producing our food.

Welcome to Fox Horn Stables

fox horn farm dinner bell and spacious views

Perched on a high knoll off of Dick Woods Road in Western Albemarle County, this picturesque horse farm on 21 acres enjoys far reaching views over the stunning Rockfish Valley. A stylish one bedroom cottage with an open floor plan and wrap around porch may be all you need for your downsizing plans but there is a building right for your dream home and a building site to justify a fine home. Horse facilities include a classic bank barn with seven stalls and a shed row barn with four stalls, tack room and wash rack.

foghorn farm horse farm in western albemarle county

albemarle county horse farm with riding ring

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barn at albemarle co horse farm

cottage interior on albemarle co equestrian farm

views of the rockfish valley and beyond from fox horn stables

Price: $685,000
MLS 544396 (click here for listing)
Click here to view Property Brochure (PDF)

Chickens

Dogs will shower you with love, affection and loyalty. Cats will allow you to appreciate their felinity. Horses can empower and enthrall you with a bond beyond magic. Chickens will make you laugh, laugh, laugh!

raising chicks at firefly farmEarly last Spring at the behest of my dearly beloved we took advantage of “free” peepers at Southern States here in Charlottesville. In one hand a box, half the size of a shoebox with three white and three brown chicks, in the other hand, and in those of my sweetheart were a heat lamp, waterer, chick starter feed, a roll of chicken wire and a notebook full of scribbles from the chicken seminar we had just sat through on folding chairs next to the chicken supply aisle.

chicks in their horse trough home

The chicks lived inside of course, first in a cardboard box and then in a horse trough turned chick village with abalone shell perches, climate control and a chicken wire roof to keep curious cats and dogs safe. Their chirping filled the house as they changed from fluff balls to fledges, insisting I get to work on their outdoor abode to be chosen from over one million designs found under the Google search, “chicken coops”. After banging together two failures their palace arose with a standing seam metal roof, private roosting boxes, convenient perches, ramps, hanging feed and water and most importantly, galvanized hardware cloth extending six inches underground practically daring chicken predators to take a shot.

finishing chicken coop construction

chicken coop ready for its new inhabitants

We started with a chicken run which worked for a couple of days until the first chick said “watch this” and flew out. Round ups proved pointless and the run was abandoned and free range adopted. Fortunately, chickens put themselves to bed right around dark so all we have to do is latch the door and they are safe for the night.

free range chickens leaving the coopchickens roaming free at firefly farmchicken roaming freeChickens start laying at about six months. We found the first egg out in the lawn and took pictures of it from all angles, posted it on Facebook and then fried it up as a huevo ranchero. We now get 5 or 6 eggs a day. “We” is a bit of a misnomer since Gabriela travels for work and I am usually home alone. That’s a lot of eggs so I carefully plan for future favors as I dole out precious dozens of Firefly Farm free range eggs

free range chicken exploring

But here is the best part. These six “free” chicks have added enormous personality to our little country home. Yes, they all have names. They follow you around looking for treats, (dried meal worms drive them crazy), they walk between the dogs legs, pick up after the horses and peck at the sliding glass door to come inside. (No way Jose). When they run, you can’t help but laugh. Their sounds are as expressive and communicative as a zoo at feeding time and they’re seriously good looking birds, each with a personality and each giving us an egg a day.

chicken eggs in the nesting box

I couldn’t recommend this easy entre’ into animal husbandry more highly. Urban chickens are allowed in most areas and more and more often we are seeing chicken coops included in the real estate listings even in the city. This is a great way to get your kids involved in animals and the outdoors, instilling responsibility for those who might take it seriously. Spring is just around the corner so think about wandering into Southern States or Tractor supply in April. Just prick your ears for the peeping and prepare to add a new dimension to your life.free range chicken egg

Country Style

growing up with horses near charlottesville, va

It doesn’t have to cost you an arm and a leg. Obviously, you can drop millions on a Keswick estate and repaint the white fence every year if you like, but would you have guessed that there are currently 62 current offerings with 10 or more acres for under $400,000 in our MLS? 20 listings for less than $250,000?

beautiful country horse property near charlottesville virginia

If you’ve been dreaming about living out in the country where you can stretch out a little, let your dog run without following him with a poop bag, and watch your kids tumble down a hill from your kitchen window, you don’t necessarily need to cash in your retirement fund.

affordable country farm house near charlottesville va

Just be prepared to balance the land value vs. the home value at a level that suits your needs. A $400,000 property on 15 acres with a little barn and a pond won’t resemble your home in Forest Lakes or Carrsbrook but it could still be charming and you won’t need to impress your neighbors any longer because they can’t see you. It won’t be a five minute hop to Target anymore but you might really enjoy getting to know and be known in a little town like Scottsville or Gordonsville.

country living near charlottesville virginia

Whether you want complete privacy way back in the woods or some open land for horses, cows, or chickens, you couldn’t ask for a better place to look around at the possibilities. We have everything from steep mountain woodlands to easy rolling farm land as we move down the mountain slopes towards the tidewater.

childhood in the country affordable property near charlottesville virginia

Country living is not for everybody, most folks thrive in a close community as evidenced by much of our new construction where the lots are measured in square feet. I’ve made a career of finding country homes for those who come to the Charlottesville area with that dream. I know I’ve found a good prospect then they spend the first half hour exploring the land before looking at the house. If it’s on your bucket list, let’s take a look at what’s out there. You might be surprised.

winter in the country charlottesville virginiavirginia horse farm with wood fence

Land, Land, Land!


32.2 acres with a stunning view of Old Rag in Madison County, with a 19th century farmhouse. $590,000. MLS 537055

Land for sale: 50 acres with 13 division rights and 1920s farmhouse near Charlottesville, Virginia

50 acres with 13 division rights, just 20 minutes from CHO, with a 1920’s farmhouse, steams, and springs. $349,000. MLS 535512

Land for sale: 155 acres next to Stone Mountain Winery in Green County, Virginia

155 acres right next door to Stone Mountain Winery in Greene County. Magnificent property at 2000′ elevation. $425,000. MLS 515293.


 

Contact John to learn more about these properties >

 

Our Turn

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Six years ago my mom passed away. My dad had been doing well since then on his 22 acre farm in Madison County, gradually turning over the mowing to a landscape company, leasing the front field to a neighbor for his cows, keeping the pool open and the place going for our family oyster roasts and pool parties where all five of the Ince families would gather with kids and grand kids, celebrating our good fortune and especially our father.

A simple stumble started the clock ticking. Broken ribs put Dad on oxygen. Team Ince went into motion, moving him downstairs, hovering to the point of pestering and scouting out retirement homes. Dad recovered fully but read the writing on the wall and began looking at his next step in earnest. The ball started rolling. 88 years of life needed to be reduced into a two bedroom apartment. Furniture, artwork and priceless trinkets had to be dispersed among five families, the house needed to be cleared and the farm needed to be sold.

We met each weekend at the farm, my sisters and I, beginning at the top, opening trunks with trepidation then sitting cross legged, facing each other, going through photos, laughing and crying equally as the fabric of our lives went into precious piles and trash bags. It has been a rich time for us, learning more about our parents and their history than we ever knew, refreshing childhood memories from the myriad of homes we lived in as a Navy family and realizing how strong a bond our parents instilled in each of us for the others, making the distribution of our family treasures a demonstration of love rather than division.

IMG_0442Ten weekends have passed and now the family farm, St Clair, stands empty, proud and clean, awaiting its new owner who has already stepped up. We’re “the kids” to Dad but now we have had a chance to take care of things for him and it has been a pleasure. His apartment at The Collonades is exquisite with his favorite things. His moniker, “The Admiral” gives him some well deserved status and pride and the process has been an affirmation that he and Mom brought “the kids” up right.

As our parent’s generation slips away it’s up to us to make the most of it. To celebrate well lived lives and to bring comfort and peace where we can. In the true world, that is our call now that our kids have flown and our elders can use our help. It’s our turn now, so let’s set a good example for our kids, for soon enough, it will be theirs.

Jump into Spring

A class act, Martha Fruehauf on Mistral

A class act, Martha Fruehauf on Mistral

The best buy in Virginia this Spring at more than $140,000 under the current tax assessment? This magnificent 1987 brick tudor on 18.4 acres of mostly open, fenced pastures and outstanding Blue Ridge Mountain views.

Brick tudor home for sale in madison county va

With lots of room, (6000+ finished square feet) for a large family and great open spaces for entertaining, this beautifully built four bedroom, four and one half bath home overlooks gently rolling pasture and a stocked pond. The property has been perfectly maintained and now offers an updated kitchen with new appliances and granite tops.

There is a full apartment on the terrace level, a stylish workshop/studio located near the residence, and an equipment barn with two turn-out stalls near the lower road frontage.

Fenced pastures on Madison County Horse Farm For SaleThis property is in the ideal location in Southern Madison County: less than one mile from US 29 with road frontage on two state roads. And the land is zoned R-1, adding significant investment options for the new owner. Impeccably maintained and priced to sell quickly at just $595,000.

View property listing for 325 Oneals Road, Madison VA
View listing brochure for 325 Oneals Road, Madison VA
MLS 510804

Reflections on CAAR Leadership role

It’s been a great year!

It’s been a great year!

This Thursday I will hand over the gavel of CAAR leadership to Anita Dunbar. I know I’m feeling a little less pressure than Anita is right now but equally confident she will reflect comfortably as I am right now, next year. CAAR President is a great job. It’s a job that garners respect in the community, respect from peers and respect within the state and national scene at NAR and VAR meetings and conventions. It’s a job where one gets to represent an organization that is 1000 strong and already known for a high bar of professionalism, a great body of good works in the community and a full stable of volunteers filling out the board of the directors, the working groups and teams with talent and enthusiasm. It’s a job where a remarkable Association Executive and her staff wait with pricked ears for anything they can improve upon.

And it teaches you a lot about real estate, what’s hot and what’s not from the who’s who in the industry, mastering data reports for the press, knowing that you know much more than you did last year.

Mostly it teaches you a lot about leadership, about listening, about asking for help and getting a grasp on the bigger picture, about working with people, giving credit and thanks when warranted, about standing firm when necessary.

Back in the saddle.

Back in the saddle.

It’s been a year of learning for me, a year that I will always take pride in and a year I am happy to put behind me as I join my esteemed colleagues in the past Presidents Circle. I pass the gavel to Anita Dunbar knowing she is ready, willing and able and CAAR is healthy, wealthy and wise. My secret?? Just show up!