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)

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) >

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)

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

What would you do with 50 acres?

Especially if it had all the right character for a vineyard?

Virginia vineyard property

Some beautiful rolling pasture for horses or cows?

Virginia farmland for sale

Building sites that will knock you socks off?

Charlottesville Virginia 50 acres pasture and forest for sale

Lots of water, springs and streams?

Virginia farm for sale with springs and streams

Beautiful hardwood forest?

50 acres forest and pasture for sale near Charlottesville VA

Even a charming 1920’s farmhouse?

Charlottesville VA 1920s farmhouse for sale

And 13 division rights?

Less than 30 minutes from Charlottesville?

Check it out.
mls 520933

Madison County Horse Farm Price Reduction

Price Reduction: It Sounds Too Good to be True

What a buy! This beautifully crafted four bedroom, 4.5 bath brick home on 18.6 acres with Blue Ridge views seems almost too good to be true. Hillwood features a first floor master suite, three large bedrooms upstairs and a full apartment in the basement. There is a walnut paneled study with gun lockers and a wood burning fireplace, a dining room with fireplace, living room with fireplace and a wide open kitchen with new granite tops.

The 18.6 acres is mostly open with wide views to the southwest capturing brilliant sunsets over the Blue Ridge Mountains. The property is all fenced with three board horse fencing and includes a separate shop, equipment barn and a three stall stable. There is a stocked pond and a couple of acres of nice hardwoods for wildlife and firewood.

Pond at 325 Oneals Road, Madison VA

Located in Southern Madison County just off Route 29 for an easy 30 minute drive to Charlottesville and less than two hours to Washington DC. The motivated seller has just reduced the price $50,000 to $645,000, more than $100,000 under the county assessment.

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

First Impressions

historic country residence

Preparing a country property for sale is a little more complicated than just staging a house. It’s all about first impressions and nothing says more about the stewardship of a property than the condition of the pasture and fencing. Well maintained fencing and nicely kept fields are often the first impression one gets as they enter a property and set the tone for the showing.

Broken fence boards, crooked gates and weedy pastures can make the difference between between a perception a fixer upper and well managed farm and often its just a weekend with some hand tools and mowers that turn the tide.

Split rail fences

If your property is large enough that we might drive upon the land, make that as easy as possible. Make sure the gates swing well and stay put as we drive through. If there is an ideal route for Realtors in their four wheel drive vehicles you might consider bush-hogging a route to follow especially if there is a dramatic building site they should see.

First impressions apply to your home as well so take care of peeling or faded paint, wobbly porch rails and muddy dog smudges. I have found country property buyers to be more forgiving of a home’s foibles when charm and character are evident so show off those old wood floors, that classic woodwork and those noisy old radiators. If there is a great view out that window make sure the curtains are open.

Mountain vista from the deck

Country property buyers are keenly interested in the land, often more so than the house, so make sure they have all the information they need to understand the property lines. A survey is the definitive tool but sometimes an aerial view of the property is the easiest to understand and can even show the shape and sizes of adjoining properties which is often of interest.

Bottom line, do what you can to make your property easy to show and to understand. Make sure your Realtor is a country property specialist who can convey the special features of your land and your home.

Charlottesville farms selling quickly

Orange County farm with mountain view and pond

For the second time this year I’ve had a new listing go under contract after the first showing.

This may not seem that remarkable to a residential agent specializing in homes close to Charlottesville in the $350,000 to $450,000 range where median days on the market are less than 50 days but for country properties it’s definitely noteworthy. The first was an Orange County horse farm on 18 acres listed for $795,000 and just last week a lovely Greene County farm with 85 acres listed for $849,000 went under contract within 5 days.

What is important to realize is that the instant the listing goes live, every buyer’s saved search that brackets the new listing lights up. This is no time for an overpriced listing or poor photos. This is the all important first impression. This is where that sense of urgency comes into play and a good listing, priced right, will get the attention and will sell. If the first impression is less than the best it can be, this one chance is past and can never be regained. There is a pent up demand right now as we unwind from four years of slow sales. For sellers, getting off to a good start has never been more important.