Warrenton

Fauquier Wineries

FAUQUIER COUNTY WINERIES

Fox Meadow Vineyards & Winery
3310 Freezeland Road
Linden, VA 22642
540-636-6777
http://www.foxmeadowwinery.com

Linden Vineyards
3708 Harrels Corner Road
Linden, VA
540-364-1997
http://www.lindenvineyards.com

Mediterranean Cellars
8295 Falcon Glen Road
Warrenton, VA
540-428-1984
http://www.mediterraneancellars.com

Naked Moutain Vineyard
2747 Leeds Manor Road
Markham, VA
540-364-1609
Http://www.nakedmtn.com

Oasis Winery
14141 Hume Road
Hume, VA
540-364-1609
http://www.oasiswine.com

Pearmund Cellars
6190 Georgetown Road
Broad Run, VA
540-347-3475
http://www.pearmundcellars.com

Piedmont Vineyards & Winery
2546-D Halfway Road
Middleburg, VA
540-687-5528
http://www.piedmontwines.com

Rogers Ford Farm Winery
14674 Rogers Ford Road
Sumerduck, VA
540-439-3707
Http://www.rogersfordwine.com

Stillhouse Vineyards
4366 Stillhouse Road
Hume, VA 22639
540-364-1203
http://www.stillhousevineyards.com

Three Fox Vineyards
10100 Three Foxes Lane
Delaplane, VA
540-364-6073
Http://www.threefoxvineyards

Changes

Technology is a constantly changing thing. And it certainly continues to impact how real estate is bought and sold.

Because technology is so important to how I run my business, I'm continually evaluating what's effective and what isn't and how I can best provide information to the public.

Given that, I've made the decision to discontinue my traditional web site and focus purely on this blog. I'm getting better feedback on the usefulness of the information here than on my original web site. And it's become impossible from a time perspective to keep that continually updated and to post high quality blogs on a regular basis.

So, watch for changes here! I'll be adding some categories and moving a lot of the information from my web site here. I'll be adding a category for listings and displaying that information here. If there are some hiccups in switching everything over, I apologize for those now!

Meanwhile, I'm hopeful that these changes will allow me to continually improve what I can offer you here. As always your suggestions are warmly welcomed and eagerly solicited!

Rappahannock County

Rappahannock County, Virginia

Rappahannock County is a special place as any of the 7,000 some residents here will tell you!It is unique in Virginia in that it is the only county that has no traffic light and no supermarket!And that suits most of the residents here just fine! Some of the communities in the county are Washington (the county seat), Amissville, Sperryville and Flint Hill. The Rappahannock River flows along the northeast boundary of the county and separates it from bordering Fauquier County. To the southwest is Madison County and to the southeast is Culpeper County.

Just one of the many beautiful country roads. Rappahannock is at the foot of the Shenandoah and the rolling foothills are breathtakingly beautiful at almost any time of year.Tourism and agriculture are the main industries here.You will find plenty of farms and opportunities to buy your food directly from the source.Rappahannock County has several award winning wineries here. There are scores of Bed & Breakfast establishments and some world-renowned restaurants. The Rappahannock County public schools are fully accredited, elementary and high school.

If you are thinking about relocating to this county, you should know you'd probably encounter plenty of deer, black bear and wild turkey.While neighbors can be a little further away than in the city, there is also more socializing. Neighbors depend on each other more when the nearest store can be quite a drive, especially after a major snowstorm! But Fauquier Hospital and Culpeper Regional Hospital are both within convenient distances from Rappahannock residents. The county is likely to stay rural given the current zoning rules that say you cannot build on less than 25 acres. If you are looking for a lifestyle far from the hustle and bustle of the city, this may be the perfect place for you! For more information visit http://www.rappahannock.com

Fauquier County

Culpeper County

Culpeper

Amissville

Amissville, Virginia

Some time around 1763, Thomas Fairfax, 6th Lord Fairfax of Cameron divided the land now known as Amissville to Joseph Bayse and Joseph Amiss. In the early 1800s, descendants of both families wanted the town named in their own honor. So an election was held and the Amiss family won by a one vote margin, hence, the name Amissville. Amissville is located in Rappahannock County with outlying areas falling in Culpeper County and a tiny piece in Fauquier County.There is definitely the charm of small town living here, but the conveniences in Warrenton, Virginia are just 15 minutes away.

Amissville is a community of beautiful farms and good people.In the summer, residents can gather at Hackleys General Store for some blue grass music and every June the Amissville fire station hosts the annual carnival.Grey Ghost Vineyards is located right on Route 211 and is putting Virginia on the international wine map by producing acclaimed wines from immaculate vineyards. In about 1763, Thomas Fairfax, 6th Lord Fairfax of Cameron divided the land now known as Amissville to Joseph Bayse and Joseph Amiss. In the early 1800´s, decendents of both families wanted the town named in their own honor. So an election was held and the Amiss family won by a one vote margin, hence, the name Amissville. Most of the area is service by the Rappahannock school system, but again some outlying areas fall into the Culpeper public school district. For more information see http://www.amissville.com

County Tax Rates

Types of Turbulence

1. Does not tell the truth on the loan application
2. Submits incorrect information to the lender
3. Has recent late payments on credit report
4. Found out about additional debt after loan application
5. Borrower loses job
6. Co-borrower loses job
7. Income verification lower than what was stated on loan application
8. Overtime income not allowed by underwriter for qualifying.
9. Applicant makes large purchases on credit before closing
10. Illness, injury, divorce or other financial setback during escrow
11. Lacks motivation
12. Gift donor changes mind
13. Cannot locate divorce decree.
14. Cannot locate petition or discharge of bankruptcy.
15. Cannot locate tax returns.
16. Cannot locate bank statements.
17. Difficulty in obtaining verification of rent.
18. Interest rate increases and borrower no longer qualifies.
19. Loan program changes with higher rates, points and fees.
20. Child support not disclosed on application.
21. Borrower is a foreign national.
22. Bankruptcy within the last 2 years.
23. Mortgage payment is double the previous housing payment.
24. Borrower/co-borrower does not have steady 2-year employment history.
25. Borrower brings in handwritten pay stubs.
26. Borrower switches to job requiring probation period just before closing.
27. Borrower switches to job from salary to 100% commission income.
28. Borrower/co-borrower/seller dies.
29. Family members or friends do not like the home buyer chooses.
30. Buyer is too picky about property in price range they can afford.
31. Buyer feels the house is misrepresented.
32. Veterans DD214 form not available.
33. Buyer has spent money needed for down payment and closing costs and comes up short at closing.
34. Buyer does not properly "paper trail" additional money that comes from gifts, loans, etc.
35. Does not bring cashier´s check to title company for closing costs and down payment.

36. Loses motivation to sell (job transfer does not go through, reconciles marriage, etc.)
37. Cannot find a suitable replacement property.
38. Will not allow appraiser inside home.
39. Will not allow inspectors inside home in a timely manner.
40. Removes property from the premises the buyer believed was included.
41. Is unable to clear up liens against their property ? short on cash to close.
42. Did not own 100% of property as previously disclosed.
43. Thought getting partners signatures were "no problem" but they were.
44. Leaves town without giving anyone Power of Attorney.
45. Delays the projected move-out date.
46. Did not complete the repairs agreed to in contract.
47. Seller´s home goes into foreclosure during escrow.
48. Misrepresents information about home & neighborhood to the buyer.
49. Does not disclose all hidden or unknown defects and they are subsequently discovered.
50. Builder miscalculates completion date of new home.
51. Builder has too many cost overruns.
52. Final inspection on new home does not pass.
53. Seller does not appear for closing and won´t sign papers.

54. Have no client control over sellers.
55. Delays access to property for inspections and appraisals.
56. Unfamiliar with their client´s financial position ? do they have enough equity to sell, etc.
57. Does not get completed paperwork to the lender on time.
58. Inexperienced in this type of property transaction.
59. Takes unexpected time off during transaction and can´t be reached.
60. Jerks around other parties to the transaction ? has a huge ego.
61. Does not do sufficient homework on their clients or the property and wastes everyone´s time.

62. Engineer will not approve septic system or well.
63. Inspection report reveals substantial damage and seller is not willing to fix or repair.
64. Home was misrepresented as to size and condition.
65. Home is destroyed prior to closing.
66. Home not structurally sound.
67. Home is uninsurable for homeowners insurance.
68. Property incorrectly zoned.
69. Portion of home sits on neighbor´s property.
70. Unique home and comparable properties for appraisal difficult to find.

71. Fails to notify lender/agents of unsigned or unreturned documents.
72. Fails to obtain information from beneficiaries, lien holders, insurance companies, or lenders in a timely manner.
73. Lets principals leave town without getting all necessary signatures.
74. Loses or incorrectly prepares paperwork.
75. Does not pass on valuable information quickly enough.
76. Does not coordinate well, so that many items can be done simultaneously.
77. Does not bend the rules on small problems.
78. Does not find liens or any title problems until the last minute.

79. Is not local and misunderstands the market.
80. Is too busy to complete the appraisal on schedule.
81. No comparable sales are available.
82. Is not on the lender´s "approved list."
83. Makes important mistakes on appraisal and brings in value too low.
84. Lender requires a second or "review" appraisal.

85. Too "picky" with conditions and "scares" the buyer.
86. Infuriates the seller.
87. Home inspector not available when needed.
88. Inspection reports alarm buyer and sale is cancelled.

Wildwood Forest

Wildwood Forest is a lovely community in Amissville in northwest Culpeper County. It is located approximately nine miles west of Warrenton. There are approximately 90 homes in this subdivision.


One of the distinctive things you'll find here are the hand-painted mailboxes. Every home has one and it really does add to the ambience of the community.

Wildwood Circle is the main street and is, of course, a circle. The other streets in the subdivision are spurs off this main street.

Most of the homes here are colonials, although you'll also find a sprinkling of cape cods and ramblers. All are on large lots, generally over 1.5 acres.


There is no HOA in Wildwood Forest. Although there are restrictive covenants.

Foreclosure Tax Consequences

We've talked about the tax consequences of the lender forgiving debt owed when a foreclosure is sold. That can have tax consequences for the homeowner. (Although Congress is at work on fixing that!)

But here's a new wrinkle for the buyer of foreclosure properties. If the owner of the foreclosed property had purchased it as an investment, and if he'd taken depreciation on the property, the new owner may be liable for repaying the IRS for that depreciation.

There are all kinds of problems with this but the first and most obvious one is, how is a buyer supposed to know what the original intention of the previous owner was and whether or not he viewed this as an investment and whether or not he claimed depreciation on his tax return? Who is responsible for making this information available to the purchaser? This is not information that is readily available to the general public. And, why should the purchaser be penalized for what the original owner did?

This all seems highly unreasonable to me. In most cases I can only assume that the first the purchaser would know about this would be when the letter from the IRS shows up in his mailbox. Recourse would seem to be pretty limited at that point.

What I can tell you is that if you're considering purchasing a foreclosure you ought to discuss this with a tax professional prior to putting a contract on the property. Remember that you are unlikely to have contingencies that will allow you to back out of a contract on a foreclosure. Do your due dilligence in advance or suffer the consequences!

Buyer beware clearly applies here!

Mortgage Rates Fall

Good news today for both buyers and sellers. Mortgage rates fell last week to the lowest point we've seen in awhile. While exact rates may vary slightly by lender, generally you should be able to find a fixed rate, 30-year mortgage for about 6%.

Why are rates dropping now? It's probably a combination of reasons. One of the most important is that the markets appear to be more concerned about the possibility of recession and less worried about inflation. Another is the anticipation of an expected Fed rate cut this week.

Whatever the reasons, this is good news for buyers. They've now got some additional purchasing power.

It's good news for sellers as it's likely to get a few more buyers out there to take advantage of these rates.

How long this will last is anyone's guess. But with oil over $90/barrel inflation is still potentially lurking in the future!

The Good News Report

I promised you some relief from the bad news today. Here are some good news tidbits to keep you going!

Homes that are in excellent condition and aggressively priced are selling!

Countrywide, the nation's largest mortgage lender, has announced that they are aggressively helping their customers refinance their mortgages at lower, more adjustable rates. This could mean less foreclosures hitting the market and less downward pressure on prices.

We're fast approaching the holiday season. And while there may be fewer buyers this time of year, the ones out there are serious!

The highest end of the market still seems to have some resiliency. New listings (again those in excellent condition) quickly attract attention and showings.

Commercial real estate is holding up well overall. I've gotten five calls in the last week on a commercial property I have listed. The previous month had been very quiet so this is good news!

I have clients who really, really need and want to sell and they've been very aggressive about lowering the price. We had multiple showings last weekend and now have someone who says they're putting together an offer!

And, if that's not enough good news for you, it's raining!

A World Apart

Rappahannock County is a very different real estate market. It's different from the surrounding counties in a multitude of ways. It's more rural. There's no stop light in the county. There's no supermarket in the county and no fast food joints. There are more people than sheep in the county!

Those are part of what contribute to its uniqueness. But from a real estate perspective, the zoning restrictions contribute significantly to the difference. The minimum lot size to build (unless grandfathered in) is 25 acres. You won't see any mammoth subdivisions in Rappahannock County.

Because of all these factors the real estate market is different here. This county is battered less by the extreme ups and downs of the market. Demand is lower overall but there tend to be fewer peaks and valleys.

However, even Rappahannock County has noticed this market slowdown. There are 84 active listings in the county. Before the slow down that was generally in the mid-30s.

The average sales price is very unenlightening. With only three properties sold in an average month the numbers can swing wildly based on how many multi-million dollar properties sold. So we won't even bother with those numbers!

The average number of days a property stays on the market has jumped in the last year from 84 days to 196 days. Even in Rappahannock County, things are selling more slowly.

It appears there's no place to hide from this tough sellers market. But there's always good news out there and we'll talk about that tomorrow!

A Primer on Radon

Radon is a colorless, odorless gas that is naturally ocurring in every state in the US. Radon doesn't pose a problem until it's trapped in a confined area where you spend significant amounts of time. Typically most problems with radon in residential homes are found in basements. The danger in excess radon exposure is the potential for lung cancer.

Radon is measured in picocuries per liter (pCi/L). The EPA recommends radon mitigation for levels of 4pCi/L or higher. This is a recommendation, not a legal requirement.

It is impossible to tell if any particular home has a high level of radon without professional testing. While radon may occur in some neighborhoods more often than others, no one can say for sure what the radon levels are in any particular home without testing being done.

There are both short term and long term tests available for radon. Given the length of time usually allotted for inspections during a real estate contract period the short term tests are the norm. Short term tests take only 48 hours, while the long term version takes 90 days.

While the EPA recommends mitigation of levels over 4pCi/L or higher, that's not true in many other countries. This table shows standards for both existing buildings and new construction in some other countries. As you can see, the US is pretty aggressive in this area.

If you do find elevated radon levels in a home, don't panic! There are ways to mitigate this an the costs are often surprisingly affordable. Mitigation usually includes sealing cracks and other openings in the foundation. And, in most cases, mitigation will include vent pipe(s) and a fan(s).

Both testing and mitigation should be done by professionals.

Finding radon in a home doesn't have to be a deal killer. But you should always understand the risks and what can be done to minimize them.

A good source for additional information is the EPA's web site on radon.

Lake Whippoorwill Overview

LAKE WHIPPOORWILL SUBDIVISION



This beautiful subdivision is located on the DC side of Warrenton, an ideal location for commuters. There are approximately 130 homes here, all on large lots of generally one to three acres.

Almost all the homes in this subdivision are colonials, many of them with brick fronts.





The "lakes" in the name would probably be called ponds by most people! But they're very pretty and a great place to sit and relax.

Real Estate Terms

Real Estate Terms Glossary

• Sole ownership- only one person owns the property
• Tenants in common- two or more persons have an undivided ownership in the property. The percentage of ownership need not be equal; each party has a right to sell his interest, and upon the death of any of the owners that owner´s interest in the property goes to the deceased´s heirs.
• Joint tenants- ownership taken by two or more persons at the same time in equal percentages with an undivided right to possession. If one owner dies, his or her interest automatically goes to the remaining owner(s).
• Tenants by the entireties- owners are husband and wife and together they hold title to the property with a right of survivorship. Upon the death of either; the survivor takes sole ownership to the exclusion of the deceased spouse´s heirs.
• Unreleased trust- a mortgage or lien recorded in the Court records that appears to be outstanding (where no Certificate of Satisfaction/release has been recorded).

Warning About Beazer

At the end of this post you'll find a link to an article about two home builders who are in trouble, Levitt and Beazer.

Levitt is a South Florida based home builder and should have no impact to consumers in this area. Beazer, on the other hand, builds throughout the area.

Beazer's credit rating has taken huge hits recently. It's cancellation rate is at 68%. (Meaning that 68% of the people who sign a contract to buy one of their homes eventually back out.) And they're restating earnings back to 2004 because of some irregularities. All this has the smell of a company in trouble. Read the article and decide for yourself.

I wouldn't be giving a large deposit to Beazer right now. What happens if they're not around to build that house? And how about the 1 year builder guarantee after you're in the house? And, should things get worse and Beazer declares bankruptcy, you've got no chance of ever seeing that deposit again. Like I said, I wouldn't do it with my money!

http://seekingalpha.com/article/49971-kiss-levitt-goodbye-and-pucker-up-for-beazer?source=d_email

Local Food Sources

LOCAL FOOD SOURCES

There are lots of good reasons to buy your food locally. First of all, it's nice to know where your food comes from, who grew it and where and what went into it! Buying your food locally supports area farmers and helps maintain the rural character of our area. And, when the food you eat doesn't have to travel thousands of miles to your table, you're helping make our country more energy efficient. That's good for the environment and good for national security. Why wouldn't you eat local?!

Here are some local food sources in the Virginia Piedmont Area.

Fresh and Local CSA
Deliveries to Metro-VA, Metro-MD, DC and Shepherdstown, WV
Products available include biodynamic vegetables, grassfed beef, pastured pork, eggs and organic Kona coffee.

Ayrshire Farms - Upperville
540-592-9504
Products available include organic heritage beef, pork, pastured chicken, organic turkey and eggs

Blue Ridge Beef - Upperville
540-592-3469
mbarreda@earthlink.net
Products available include pastured beef and pastured eggs

Bellemeade - Sperryville
540-987-9748
info@bellemeade.net
Products available include pastured beef and pastured eggs

Toni Bragg - Warrenton
540-347-7053
skytrek@earthlink.net
Organizes ZOOKS delivery from PA
Products available include Dairy Products (milk, cream, yogurt, cheese, kefir), eggs, chicken, duck, beef and produce.

Cibola Farms - Culpeper
540-727-8590
Products available include pastured bison, pastured beef, rabbit, pastured chicken, free range pork, goat meat, lamb and turkey.

Mark & Fran Deren - Fort Valley
540-933-6873
Products available include cow milk, cream and yogurt, goat milk and eggs

Drinking Swamp Farm - Haynesville
Available at Freericksburg and Irvington Farmers Market
804-394-3508
goatboy@sylvaninfo.net
Products available include pastured goat meat products, lamb, veal, cheese.

Field and Flower - Washington, VA
dopray@earthlink.net
Products available include salads.

Golden Acres Orchard - Front Royal
540-636-9611
Products available include apples.

Harmany Highlands - Flint Hill
540-675-1855
harmany@earthlink.net
Products available include pastured beef.

Heartland Harvest Farm - Mt. Solon
540-885-3133 or 540-885-7172
85 Curry Road, Mt. Solon, VA
Products available include chicken, lamb, beef, pork, eggs and turkeys.

Clarke County Farmers Market - Berryville
540-955-4463
Town Parking Lot, S. Church Street, Berryville, VA

Hedgebrook Farm - Winchester
540-450-0310
jackie@hedgebrook.com
Products available include cowshares, pumpkins, apples, peanuts and assorted seasonal produce.

John Kiser - Sperryville
540-987-8445
Products available include pastured pork.

Majesty Farm - North Garden
434-293-5514
info@majestyfarm.com
Products available include cow shares, goat shares, beef, pastured veal, chevon, eggs and other seasonal items.

Manassas Milk Project
703-791-2421 or 540-349-0818
Products available include cow shares.

New Hope Farms - Castleton
540-987-9507
ern8686@aol.com
Products available include pork.

Over The Grass Farm - The Plains
540-253-5228
overthegrass@aol.com
Products available include CSA, year round salad mix, eggs, pastured beef, cow shares, grass finished lamb, honey, homemade jams and jellies, wool and yarn.

Petal to the Metal Farm - Bealeton
540-439-2060
petaltothemetal@aol.com
Products available include pork, lamb, eggs, live rare breed poultry, seedlings and produce.

Piedmont Organics - Linden
540-364-9996
leopold@igc.org
Products available include CSA.

Polyface Farm - Swope
540-885-3590
Deliveries available to Sperryville and Springfield
artncrew@cfw.com
Products available include pastured poultry, Salad Bar Beef, Pigerator Pork, pastured rabbit, pastured eggs, pet food.

Rucker Farm - Flint Hill
540-657-3444
Products available include cow shares, goat shares.

Smithfield Farm - Berryville
877-955-4389
sfarm@visuallink.com
Products available include pastured beef, pastured veal, pastured chicken, pastured pork, pastured goat and pastured eggs.

Stoney Lonesome Farm
703-354-9145
yopablito@hotmail.com
Products available include CSA

Summerfield Farm Products - Culpeper
800-898-3276
Products available include veal, lamb, venison, chicken, game birds and beef.

Touchstone Farm - Amissville
540-937-6124
info@touchstonefarm.org
Products available include pastured lamb, wool and yarn.

Waterpenny Farm - Sperryville
540-987-8567
waterpenny@verizon.net
Products available include CSA, meat deliveries from Polyface, and fresh produce available at local markets.