Last week I wrote up a summary of the new zoning code, which you can read here. At some point I’ll bring it over here to Information Charlottesville. There’s a whole history waiting to be written about the time we’re in and I am grateful for the ability to be capturing what I can.
I wanted to get my summary of these July 2023 transactions out before the September 14 public hearing on the Development Code before the Charlottesville Planning Commission. Re-read previous versions to get a sense of how these work and please ask questions and check my math. I know I am fallible but my intentions remain true
I want people to know about the systems in which they live. That’s how we become a better community and a better people. Shared knowledge is key, but as I grow older I remain convinced there are so many who want some knowledge to remain locked up.
A teensy bit of irony in the paywall below! This goes out to paid subscribers first because it’s an incentive to contribute financially to this work. I’m happy to email it to anyone on request but do remember that this is my full-time job! I’ll post this to infocville.com within a week.
One caveat. I’m having trouble accessing one of my resources for this site. There is a building permit search tool in Charlottesville I use but I was not able to reach that site this time around.
July 5, 2023
- The firm VBK LLC of Salem, Virginia, purchased a 624 square foot one bedroom in Walker Square sold for $302,501. That’s 32.5 over the 2023 assessment of $228,300. (Residential Mixed Use 5, N/A)
- A four bedroom house in the Fry’s Spring side of Center Avenue sold for $400,000. That’s 12.99 percent over the 2023 assessment of $354,000. The last cash transaction for this house was in July 1960 when it sold for $12,000. (Residential-A, 0.165 acres)
July 6, 2023
- A four bedroom townhouse in the 700 block of Lochlyn Hill Drive sold for $530,000. That’s 18.65 percent over the 2023 assessment of $446,700. The structure was built in 2021. (Residential-A, 0.048 acres)
- A house built in 1920 in the 700 block of Monticello Avenue in Belmont sold for $802,000. That’s 56.85 percent over the 2023 assessment of $511,300 for a structure. The city’s records indicate there are two bedrooms, but Realtor.com tells us there are three.
July 7, 2023
- A four bedroom house in the 2000 block of Hessian Road sold for $1.275 million. That’s 2.97 percent above the 2022 assessment and 4.84 percent below the 2023 assessment of $1,339,800. This is in the Barracks / Rugby neighborhood. (Residential-A, 0.806 acres)
- The firm P2T LLC purchased 921 Rugby Road for $1.19 million. This is a four bedroom house built in 1930. The sales price is 16.1 percent over the 2022 assessment of $1,025 million and 2.81 percent over the 2023 assessment of $1,157,500. The mailing address for this company traces back to Riverside, Connecticut. (Residential-B, 0.331 acres)
- A four bedroom house in the 2300 block of Highland Avenue in the Fry’s Spring neighborhood sold for $685,000. That’s 21.3 percent over the 2023 assessment of $564,700. (Residential-A, 0.172 acres)
July 10, 2023
- Down the Road LLC is the new owner of 113 Summit Street in the Jefferson Park Avenue neighborhood sold for $280,000. That’s 12.18 percent above the 2023 assessment of $249,600. This is one half of a duplex built in 1980. The firm owns three other units in Charlottesville. (Residential Mixed Use 3, 0.08 acres)
- A four bedroom house in the 600 block of Moseley Drive in the Fry’s Spring neighborhood sold for $402,000. That’s 24.23 percent over the 2023 assessment of $323,600. (Residential-A, 0.233 acres)
July 11, 2023
- A five bedroom house on Spottswood Road in the Barracks / Rugby neighborhood built in 1950 sold for $2.3 million. That is 64.07 percent above the 2023 assessment of $1,401,800. (Residential-A, 0.896 acres)
- Accesso Properties LLC purchased 907 Albemarle Street in the 10th and Page neighborhood for $155,000. That’s a two bedroom house built in 1945 and within what had at one point been considered a “Sensitive Community” in the Future Land Use Map. The company has five other properties in Charlottesville. The transaction is 22.72 percent over the 2023 assessment of $126,300. This transaction still strikes me as quite low given the additional developments possible under the proposed Development Code. The city records list 0 acres for this property, which doesn’t seem likely. (Residential-B, N/A)
- Both halves of a duplex on Old Lynchburg Road sold for $435,000. That’s 27.19 percent over the 2022 assessment of $342,000 and 9.35 percent over the 2023 assessment of $397,800. The assessment in 2020 was $261,300. (Residential-A, 0.1277 acres)
July 12, 2023
- A three bedroom house in the 1200 block of River Vista Avenue in the Locust Grove neighborhood sold for $354,000. That’s 10.49 percent over the 2022 assessment of $320,400 and 6.6 percent below the 2023 assessment of $379,000. (Residential-A, 0.12 acres)
- A three bedroom townhouse in the 100 block of Brookwood Drive sold for $527,700. That’s 15.57 percent above the 2022 assessment of $456,600 and 6.71 percent above the 2023 assessment of $494,500. (Residential-C, 0.091 acres)
- One half of a duplex in the 700 block of Orangedale Avenue sold for $262,000. That’s 33.81 percent over the 2023 assessment of $195,800. This property is also in what is no longer being considered as a Sensitive Community, or at least, there will be no zoning tools to try to discourage displacement. (Residential-A, 0.085 acres)
July 13, 2023
- A four bedroom townhouse built as part of the Cherry Avenue planned unit development sold for $465,000. That’s 10.87 percent over the 2022 assessment of $419,400 and 3.52 percent over the 2023 assessment of $449,200. (Residential-C, 0.062 acres)
- An 854 square foot unit at 1800 Jefferson Park Avenue with two bedrooms sold for $265,000. That’s 22.18 percent over the 2023 assessment of $216,900. The purchaser is the TWSS Group LLC of Lynchburg. This is the second unit in the complex that the company has purchased in the last year. (Corridor Mixed-Use 5, N/A)
July 14, 2023
- The Charlottesville Redevelopment and Housing Authority purchased 100 Harris Road for $275,000 and paid 25.47 percent over the assessed value of $369,000. This is a three bedroom house built in 1956. Council agreed in June to allow the CRHA to reallocate funding for the purchase. The original purpose for the funding was for the CRHA to have additional funds to provide housing choice vouchers. Read my story from that meeting. (Residential-B, 0.209 acres)
July 17, 2023
- A four bedroom house built in 2012 in the 200 block of Wine Street sold for $1.95 million. That’s 54.57 percent over the 2023 assessment of $1.261 million. (Residential-A, 0.25 acres)
- The portion of the former Martha Jefferson Hospital that houses the CFA Institute sold for $21.9 million to Lo-Hi LLC. I wrote about this for C-Ville Weekly last week. CFA will continue to occupy part of the building but have reduced their footprint. The newly vacated space will be rented to other companies. Not in the C-Ville Weekly article is the fact that the purchase price is 57.36 percent below the 2023 assessment of nearly $51.4 million. (Node Mixed Use 10, 4.5 acres)
July 18, 2023
- A 407 square foot one bedroom unit in the apartment building at 1800 Jefferson Park Avenue sold for $214,000. That’s 17 percent over the 2023 assessment of $182,900. (Corridor Mixed-Use 5, N/A)
- A three bedroom house in the 1100 block of Little High Street sold for $429,000. That’s 6.96 percent over the 2022 assessment of $401,100 and 6.11 percent below the 2023 assessment of $456,900. (Residential-A, 0.135 acres)
July 19, 2023
- A three bedroom house in the 300 block of Huntley Avenue sold for $575,000. That’s 18.7 percent over the 2022 assessment of $484,400 and 8.8 percent over the 2023 assessment of $528.500. (Residential-A, 0.09 acres)
- A newly constructed condominium unit built on Piedmont Avenue South by Habitat for Humanity of Greater Charlottesville sold for $281,900. This is a consistent price with other units built as part of this development in the Jefferson Park Avenue neighborhood. (Resident Mixed-Use 3, 0.093 acres)
- A company called Little High LLC purchased a pair of lots on 11th Street NE for $505,000. 322 11 Street NE is a two bedroom house built in 1952 and 320 is a vacant lot. This entity is registered in Charlottesville. (Residential-A, 0.408 acres)
July 20, 2023
- A three bedroom house built in 1925 in the 100 block of Stribling Avenue sold for $540,000. That’s 17.42 percent over the 2022 assessment of $459,900 and 3.27 percent over the 2023 assessment of $522,900. This is in the Fry’s Spring neighborhood. (Residential-B, 0.433 acres)
July 21, 2023
- A three bedroom house built in 1956 on Forest Ridge Road in the Fifeville neighborhood sold for $430,000. That’s 28.36 percent above the 2023 assessment of $335,000. (Residential-A, 0.177 acres)
- A 1,119 square foot unit in Walker Square with two bedrooms sold for $430,000. That’s 18.39 percent over the 2023 assessment. (Residential Mixed Use 5, N/A)
- A two bedroom house in the 700 block of Montrose Avenue in Belmont sold for $372,595. That’s 57.55 percent over the 2023 assessment of $236,500. (Residential-A, 0.139 acres)
July 24, 2023
- A firm called Train Station LLC purchased 215 Albemarle Street and a vacant lot next door for $1,050,000 million. That’s 98.94 percent over the 2023 combined assessment of $527,800 for the two lots. (Corridor Mixed Use 5, 0.375 acres)
- A four bedroom house in the 600 block of Bolling Avenue in Belmont sold for $258,000. That’s 3.04 percent above the 2022 assessment of $250,400 and 11.76 percent below the 2023 assessment of $292,400. (Residential-A, 0.062 acres)
July 26, 2023
- A seven bedroom house in the 1400 block of Grove Road in the Greenbrier neighborhood sold for $1.15 million. That’s 13.29 percent above the 2023 assessment of $1,015,100. (Residential-B, 0.356 acres)
- A three bedroom house on Fendall Avenue in the Venable neighborhood sold for $1.1 million. That’s 13.91 percent over the 2023 assessment of $965,700. (Residential-A, 0.272 acres)
July 27, 2023
- A company called Stadium Road Real Estate LLC purchased 1906 Stadium Road for $275,000, a price much lower than the assessment for the past four years. This property is directly across from Scott Stadium. The transaction is 34.46 percent below the 2023 assessment of $419,600. The last cash transaction for this house was in 1951 when it sold for $17,200. The entity is registered in Charlottesville. (Residential Mixed-Use 3, 0.166 acres)
- One half of a duplex on Valley Road Extended with three bedrooms sold for $260,000. That’s 9.29 percent over the 2022 assessment of $237,900 and 2.73 percent over the 2023 assessment of $253,100. (Residential-A, N/A)
- A three bedroom house on McElroy Drive in the Fry’s Spring neighborhood sold for $475,000. That’s 18.1 percent over the 2023 assessment of $402,200. (Residential-A, 0.274 acres)
- An 1,152 square foot two bedroom apartment in Walker Square sold for $446,500. That’s 18.03 percent over the 2023 assessment of $378,300. (Residential Mixed Use 5, N/A)
- A three bedroom house on Otter Street and a vacant lot next store sold for $475,000 to Mount View Properties LLC. This is the land that will be developed as part of a planned unit development at Mount View Baptist Church in the Locust Grove neighborhood. These two lots were consolidated with two others in another transaction recorded this day. Planned Unit Developments would no longer exist under the new zoning code in favor of by-right development. Note that under the Future Land Use Map, this property is designated as Residential-A, which would have yielded fewer units. Here’s a story I wrote about this development. (Residential-A, 1.275 acres)
July 28, 2023
- 100 Peterson Place in the Greenbrier neighborhood sold for $1,617,000 to an undisclosed buyer as the that information has been removed from city records accessible through the GIS viewer. The transaction is 17.83 percent over the 2023 assessment of $1,372,300. (Residential-A, 0.71 acres)
- Two newly built homes in the cul-de-sac of Rialto Street sold for $625,000. I think. The city’s open data portal for real estate sales doesn’t list one of them, but it is in GIS and on Realtor.com. Rialto Street is part of a Planned Unit Development. Both are four bedroom houses with a one car garage. (Residential-A, 0.05 acres each)
- A four bedroom house in the 2100 block of Minor Road in the Lewis Mountain neighborhood sold for $1.8 million. That’s 39.01 percent over the 2023 assessment of $1,294,900.
- A house originally built in 1939 on 10 ½ Street and fully renovated in 2018 sold for $510,000. That’s 14.35 percent over the 2022 assessment of $446,000 and 4.59 percent over the 2023 assessment of $487,600. The structure also has what is now a guest cottage according to Realtor.com.
The seller is an entity called 326 10.5 Street LLC, an entity formed two and a half years after an individual bought the property for $90,000 on January 17, 2017. The assessed value in 2017 was $153,700. This is the second similar transaction by this seller in the past two and a half years of doing this work. Go back to May 24, 2022 for the other one.
July 31, 2023
- A three bedroom house on Caroline Avenue in the Woolen Mills neighborhood sold for $373,000. That’s 15.55 percent over the 2023 assessment of $322,800. (Residential-A, 0.17 acres)
- A four bedroom house on Grove Road built in 1965 sold for $1.05 million. That’s 44.99 percent over the 2023 assessment of $724,200. (Residential-B, 0.3 acres)
- A four bedroom house on Blincoe Lane built in 2008 in Belmont sold for $565,000. That’s 16.93 percent over the 2022 assessment of $483,200 and 7.35 percent over the 2023 assessment of $526,300. (Residential-A, 0.920 acres)
