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Artist spotlight - Isabelle Truchon

2/4/2021

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We are delighted to exhibit beautiful horse and animal artwork by Isabelle Truchon at our Middleburg office. Isabelle, who last year relocated from Loudoun County to Oregon, has passionately painted horses and animals for many years. Her polo art is very popular and, we hope, she will paint more of that fast and amazing sport.

My quick tour below shows our current paintings, all of which are also available for sale - except for our own polo canvas.
Please contact me if you would like to see Isabelle's currently available paintings at our office, Hunt Country Sotheby’s International Realty, 2 W. Washington Street, Middleburg, VA 20117.
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Guide to Senior Living in Virginia

1/25/2021

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Virginia, a southeastern coastal state, hugs the Chesapeake Bay to the east and the Appalachian Mountains to the west. One of the 13 original colonies, Virginia is home to around 8.5 million people, approximately 15% of whom are aged 65 and older. This senior population is expected to double between 2010 and 2030, with around 20% of the population over age 65 by 2030. This means that a significant number of seniors currently need and will continue to need assisted living care.

According to Genworth Financial’s 2019 Cost of Care Survey, assisted living in Virginia costs an average of $4,800 per month. This is around $750 higher than the national average of $4,051. However, there are several resources available to help Virginia seniors with assisted living expenses.
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This guide serves as an overview of the costs of assisted living care in Virginia and financial resources that may help pay for care, as well as assisted living facility policies.
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Covid-19 Rules and Restrictions for Virginia Senior Living Facilities

The following rules and guidelines were obtained from the Virginia Department of Health website, as well as other state-level government sites. Among others, these rules apply to assisted living.

This data has been most recently updated on 7/2/20, but keep in mind that COVID-19 is a rapidly evolving crisis, so all of the below information can change at any time. For additional questions and up-to-date information, you can contact your loved one’s senior living facility or your local Area Agency on Aging. ​

​Visiting Loved Ones

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​Outings and Group Activities

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​Safety Measures for Staff & Contractors

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​Safety Measures for Residents

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Paying for Senior Living in Virginia

Assisted living facilities are a great option for seniors living in Virginia, but they are not the only avenue for senior care. Those who want more affordable options may consider adult day care or in-home health services. However, those with more serious health issues may require nursing home care.
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The Cost of Assisted Living in Virginia

According to Genworth Financial’s 2019 Cost of Care Survey, seniors in Virginia can expect to pay around $4,800 per month for assisted living. This is higher than the national average of $4,051. It is also more expensive than all surrounding states, including Kentucky, West Virginia, and North Carolina.
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Cost of In-Home Care in Virginia

Compared to the United States’ average and that of four surrounding states, the cost of in-home care in The Old Dominion state is close to the median with its monthly rate of $4,195. That’s lower than the national average by $95 per month and Maryland by $286 per month. The cost of supportive in-home services like housekeeping and shopping in Virginia is a bit higher than in three nearby states though. On average, home care providers in West Virginia charge $3,432 monthly and those in both North Carolina and Kentucky ask for $3,813.
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The Cost of Nursing Home Care in Virginia

Nursing home care can be very costly due to the extent of specialized services required on a continual basis. Virginians will likely love that nursing home care costs in their state are below the U.S. average of $7,513. At $7,350 per month, Virginia’s seniors pay on average $163 a month less than their peers in other states. They save even more money when compared to those in Maryland ($9,673) and West Virginia ($10, 707). Budget conscious seniors can find even lower fees in North Carolina and Kentucky.
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Financial Assistance for Senior Living in Virginia
​Virginia Medicaid

Medicaid is a nationwide resource intended for low-income seniors who require medical care. While options and coverage can vary from one state to the next, Virginia has several waiver programs that can benefit seniors. The Commonwealth Coordinated Care Plus Medicaid Waiver, also called (CCC+) is a Medicaid waiver specifically intended to help seniors and individuals with disabilities remain within the community, as opposed to moving to a nursing home. Services covered by this waiver include assistance with activities of daily living (ADLs) and instrumental activities of daily living (IADLs). This waiver is available to seniors aged 65 and older and those who have a qualifying disability and require a nursing home level of care. There is no waiting list for CCC+ waiver programs. Over 20,000 seniors in Virginia take advantage of this waiver.

Medicaid in Virginia is available for single seniors who earn less than $16,971 on an annual basis, or $22,930 for married seniors, and have less than $2,000 in countable assets. All seniors eligible for Medicaid can apply for the CCC+ waiver.

Contact: The Department of Medical Assistance Services in Virginia can be contacted by phone at 1-804-786-7933, by mail at 600 East Broad Street, Suite 1300, Richmond, VA 23219 and via the website contact form.

VA Aid and Attendance BenefitFor those in Virginia who served in the military, the VA Aid and Attendance Benefit program can offer assistance paying for assisted living resources. These benefits are available in addition to the monthly pension. To qualify for the VA Aid and Attendance Benefit, seniors must meet at least one of the following criteria:
  • Require assistance with standard ADLs, such as dressing, eating and bathing
  • Have a disability that results in remaining bedridden, outside of any treatments prescribed by a doctor
  • A current patient in a nursing home due to health complications
  • Corrected eyesight with an acuity of 5/200 or worse or a concentric field equal or less than five degrees.
The benefit amount changes on an annual basis due to inflation. As of 2020, the payment benefit pays out a maximum of $1,788 per month for an eligible veteran, $1,149 for a spouse and $2,120 for couples.

Contact: Seniors interested in this benefit can contact the Virginia Department of Veterans Services at 1-804-786-0286 or mail VA Form 21-2680 to a local VA office.

Senior Living Laws and Regulations in VirginiaNote: All these rules typically apply to non-clinical senior living facilities, such as independent living, assisted living, and memory care facilities. Nursing homes and other senior living facilities with a clinical setting may have additional or slightly different requirements and regulations.

Assisted living programs provide valuable care for seniors that extends into many areas, such as minor medical assistance and medication management. To ensure residents are as safe as possible, the Department of Social Services has implemented extensive rules and regulations pertaining to operating an assisted living facility.

Admissions and Scope of CareDue to the division between nursing homes and assisted living communities, seniors seeking admission in an assisted living facility must have staff certify that:
  • A treatment plan has been written and submitted
  • A primary care physician has determined that assisted living offers an appropriate level of care
  • A mental health screening has indicated that assisted living is appropriate
  • A designed contact person is available in case of emergencies and incapacity
In Virginia, assisted living communities are restricted to activities within the approved scope of care, including prescribed amounts of nonmedical assistance. This includes offering a clean and safe living environment, emergency assistance for injuries and falls, meal services and regular help with activities of daily living. True medical care is extremely limited in assisted living facilities.

Senior Living Service PlansAll seniors in assisted living require a service plan that relates to their individual needs while living in the facility. Plans are created by facility staff members, with the input of family members, caregivers and the resident’s doctors. These plans are divided into four general categories, such as activities of daily living, instrumental activities of daily living, ambulation and hygiene and grooming.

For the purpose of residence in an assisted living facility, activities of daily living include bathing, toileting, dressing, transferring and eating. Instrumental activities of daily living include housekeeping, preparing meals, money management and doing laundry. Ambulation refers to whether a resident needs assistance moving around, such as with a walker or wheelchair. Hygiene and grooming includes shampooing hair, shaving, trimming fingernails and toenails and skin care. Some care plans may also address transportation, shopping and correspondence.

Service plans must be updated at least once a year.

Staffing and Training RequirementsIn Virginia, at least two staff members must be on-site and awake at all times when residents are present during daytime hours. This staffing level is suitable for 20 or fewer residents; an additional staff member must be present for every 10 additional residents. During night hours, two care team members must be on duty for facilities with less than 22 residents, three with under 32 residents, four care members with less than 40 residents and at least four care members for facilities with over four residents, with another team member for every 10 additional residents. An appropriate number of staff members must be available when accompanying residents on trips outside of the community.

Training is required for all staff members. Administrators in assisted living care communities must undergo at least six hours of training in memory impairment, and staff members must complete at least four.

Background checks are standard for employees in an assisted living facility. Those with felony records and whose who have been convicted of domestic violence and sex crimes are not permitted to be hired.

Medication ManagementStaff members at assisted living facilities in Virginia can help residents with medication management in a limited fashion. This includes supporting self-administered medication, such as reminding residents to take their medication, helping with the application of topical medication, offering OTC medication permitted by a resident’s doctor and emergency medication use, such as the use of a rescue inhaler. Residents may also be able to request help crushing up pills and mixing them with food or drink if requested or permitted.

Virginia Senior Living Free ResourcesVirginia AgenciesVirginia Office for Aging Services
The Virginia Office for Aging Services offers state-specific information to seniors about agencies that can assist with aging support services, Medicare and Medicaid enrollment, access to transportation, low-cost food and housing and living arrangements. The Office for Aging Services also offers a section on community living and caregiving, ranging from family caregiver support to community-based services.

All seniors, their family members and their caretakers can utilize the free resources provided by the Virginia Office for Aging Services.
Contact: Virginia residents can contact the Office for Aging Services at 1-804-662-9333 or toll-free at 1-800-552-3402.

Area Agencies on AgingArea Agencies on Aging provide access to regional resources across the state. Virginia is divided into 25 service areas, with AAAs covering the vast majority of cities and counties in the area. These organizations can connect seniors with local financial assistance programs that can make the cost of care more affordable.
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Veterans Affairs Offices in VirginiaFor Veterans living in Virginia, the Office of Veterans Affairs can be an excellent way to access additional information about affordable care. Any eligible veteran can contact the Office of Veterans Affairs to learn more about military pensions and to apply for benefits.
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Social Security Offices in VirginiaSocial Security income can be very valuable for seniors in retirement and contributes greatly to the cost of care for many people. Seniors with questions about benefits or applying for Social Security Disability can contact any of the offices located throughout Virginia.

Frequently Asked QuestionsHow much does assisted living cost in Virginia?
The cost of assisted living in Virginia averages $4,800 per month, which is approximately $750 more than the national average of $4,051. Virginia is more expensive on average than the surrounding states, including Kentucky, West Virginia and North Carolina.

Are there financial assistance programs for assisted living in Virginia?
Yes. Financial assistance programs are available to seniors living in Virginia. This includes the state Medicaid program and the Commonwealth Coordinated Care Plus (CCC+) Medicaid Waiver. Military veterans living in Virginia can also take advantage of the VA Aid and Attendance Benefit to supplement the cost of care.

What are Activities of Daily Living?
Activities of daily living (ADLs) refer to tasks required to live a normal life on a daily basis. This includes getting out of bed, using the bathroom, getting dressed, eating and doing laundry. Assisted living facilities primarily provide support with activities of daily living.

What is the difference between assisted living and nursing homes?
The caliber of medical care is the primary difference between assisted living facilities and nursing homes. In assisted living facilities, care is usually limited to support with activities of daily living, medication management and basic first aid. More serious medical problems are more appropriate for a nursing home, in which 24-hour medical care is available.

Who should consider assisted living?
Assisted living should be considered by seniors who could comfortably live at home with the support of a caregiver to help with ADLs but would prefer to live in a community. An assisted living facility allows seniors to live with some semblance of independence while still getting the support necessary.

For more information, visit SeniorHousing.net 
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3 Things You Can Do In A Larger Home When You Retire

1/11/2021

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Retirement is an exciting time for most of us. And although conventional wisdom says it is also a time to downsize your space, the opposite may be what you need to enjoy your golden years. Here are a few things you can do if you plan to upsize your lifestyle during your retirement. Keep these ideas in mind as you browse through Peter’s listings.
 
Start your own business.
 
Owning a business is the American dream. It is, after all, your best bet when you want to take control of your finances. If you spent your entire working life in a nine-to-five, retirement is a great time to prioritize your passions as a business. Whether you want to be a freelance writer, woodworker, or software developer, now is the perfect time to launch a home-based business.
 
When you buy a larger home, you will have room to separate your personal from your professional endeavors. But something to consider here is that launching a business may put your new investment at risk. Look into your state’s rules on forming an LLC. There’s not a ton of paperwork involved, and you can use a formations service to establish your LLC before you buy your home.
 
In addition to a few nifty tax advantages, this type of business structure legally protects your personal assets from being targeted in business disputes or financial missteps. This makes it more compelling than, say, a sole proprietorship structure.
 
Establish a farm homestead.
 
Have you ever wanted to live self-sufficiently? A great many of us have had that dream. Buying a larger home — and a few acres to go with it — can help you do just that. Your farm can include everything from a barn to a large garden that you can use to grow your own food, build your own furniture, or anything else you need to be self-sufficient.
 
A farm/homestead also makes a great foundation for a home business. You can sell fresh produce, offer homemade jams and jellies, or open up a farm-to-table bed and breakfast. The possibilities are truly endless, and you will have the room to engage in more than one passion should you choose.
 
Entertain friends and family.
 
Finally, buying a larger home will give you the freedom to spend more time with your friends and family. If you’ve never quite had the space for grandkids, now you do. You can build them their own personal playground, give them their own bedroom, or designate an indoor area just for arts and crafts.
 
For the adults (and the kids) you’ll have room to spread out outdoors, and you can even build an outdoor kitchen, movie theater, and covered patio — each of which will allow for outdoor social distancing until the pandemic has subsided. A larger home also means you can host family gatherings, and your children and grandchildren won’t feel as though they are imposing on you should they wish to come over for a weekend visit.
 
There are so many possibilities to life once you retire. Don’t fall into the belief that you have to move to a small condo to enjoy your golden years. Sometimes, buying a bigger home makes the most sense. If it’s in your budget, you might just find that a large estate actually gives you a purpose and allows you to live out your best years in a home you love surrounded by people that love you.
 
Peter Leonard-Morgan’s expertise in real estate in Loudoun County is second to none, and his dedication to his clients is unrivaled. Contact Peter today to discuss your real estate needs. 443-254-5530
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Survey: Coronavirus pandemic upended moving trends, USPS data shows

12/9/2020

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The coronavirus pandemic has dramatically changed the way we live, and as a result, new trends are emerging around where, exactly, we want to call home.
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United States Postal Service mail forwarding data from January through mid-September 2020 shows that many in the nation’s cities moved to suburbs, presumably in search of more space while so many of us are working from home. New York City saw the biggest population shifts of any city in the country, and Texas had the most movement as a state, driven by people leaving the downtown cores of Houston, Dallas and Austin, mostly for nearby suburbs.
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If you are looking to move to the city, right now is a great time to buy in downtown city neighborhoods, because prices there are holding steady or even declining a little as competition for housing in suburbs heats up. Coupled with historically low mortgage rates, there are good deals to be found that could give you a great return on investment when cities reach their new post-pandemic equilibrium. Keep in mind that lots of cities have more public health restrictions in place than less-dense areas, so make sure you know the municipal rules before you plan to move.

If you are looking to move to the suburbs or away from a city center, be prepared for the aforementioned competition. You’ll want to do everything you can to make yourself an attractive buyer, so get preapproved for your mortgage and be ready to act fast when you find a house that’s the right fit.
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Keep in mind that prices in the suburbs have been going up as demand has increased and supply has stagnated, so it may be harder to stick to your budget. You need to be prepared to walk away from a house you may love so you don’t wind up with a bigger mortgage than you can afford.

What is a 30-year fixed mortgage?

A fixed-rate mortgage has an interest rate that doesn’t change over the full term of the loan, which, for a 30-year mortgage (as the name suggests) is 30 years. It’s a popular choice for many homebuyers because of its stable monthly principal and interest payments ideal for predictable monthly household budgets, at a more affordable cost than shorter-term loans.

​Historical 30-year rates

According to Freddie Mac historical data, the 30-year fixed rate shot up to about 18 percent in September and October of 1981, which would give current homebuyers quite the sticker shock. The U.S. was in the midst of an economic recession back then, and the Federal Reserve hiked rates in an effort to curb inflation.

Today, mortgage rates are near historic lows, hovering around 3 percent. Knowing where rates have been — and what drives them — can help you put things into perspective as you evaluate loan offers.

When the housing crisis hit in 2008, the average annual 30-year fixed rate was 6.23 percent, according to historical Bankrate data. Since then, it has fallen considerably. When 30-year fixed mortgage rates decline, getting a mortgage is more affordable for homebuyers and those looking to refinance. However, home-prices, which have been rising for the last several years, can present a barrier for potential homeowners even when mortgage rates are low.
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The benchmark 30-year fixed rate hit a record low of 3.03 percent during the week of Oct. 28, 2020, according to historical Bankrate data.

Bankrate average annual 30-year fixed mortgage rate, 2008-2018

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When to consider a 30-year fixed mortgage

Choosing the right home loan is an important step in the homebuying process, and you have a lot of options. You need to take several factors into consideration, including your credit score, income, down payment amount, budget and financial goals. Here are the main benefits and drawbacks of a 30-year fixed mortgage.

Pros of a 30-year mortgage

  • Lower monthly payment: Repaying a mortgage over 30 years means you’ll have lower, more affordable payments spread out over time compared to shorter-term loans like 15-year mortgages.
  • Stability: Having a consistent principal and interest payment helps you better map out your housing expenses for the long term. (Your overall monthly housing expenses can change, however, if your homeowners insurance and property taxes go up or down.) Of course, this is only true if your mortgage has a fixed rate. An adjustable-rate mortgage won’t give you this same benefit for the whole life of the loan.
  • Buy more house: With lower payments, you might be able to qualify for a larger loan amount and may be able to afford a more expensive home.
  • More wiggle room: Lower monthly payments can provide more cushion in your budget for other goals, like saving for emergencies, retirement, college tuition or home repairs and maintenance.

Cons of a 30-year mortgage

  • More total interest paid: Stretching out repayment over 30 years means you’ll wind up paying more in interest overall than you would with a shorter-term loan.
  • Higher mortgage rates: Lenders usually charge higher interest rates for 30-year loans because they’re taking on the risk of not being repaid for a longer time span.
  • Becoming house poor: Just because you might be able to afford more house with a 30-year loan doesn’t mean you should overstretch your budget. Give yourself some breathing room for other financial goals and unexpected expenses.
  • Slower equity growth: It will take longer to build equity in your home because most of your initial mortgage payments will go towards interest rather than paying down your principal amount.

Is a 30-year fixed mortgage right for you?

Choosing the right home loan is an important step in the homebuying process, and you have a lot of options. You need to take several factors into consideration, such as your credit score, income, down payment amount, budget and financial goals. Here’s how a 30-year fixed mortgage stacks up against other loan types.
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Refinancing a 30-year mortgage

It’s generally a good idea to refinance your 30-year fixed mortgage into a new loan if you can get a lower interest rate, lower monthly payment, or improve your financial situation in another way. However, if you’re several years into repaying your loan and you refinance into a new 30-year mortgage, you’ll be paying more total interest in the long run by starting the repayment clock from scratch again.

You’ll also need to determine if the closing costs on your new loan outweigh the savings you’ll gain from lower monthly payments over time. When you refinance a 30-year mortgage, you’ll pay lender origination fees and third-party fees for an appraisal and other closing costs. Most lenders also require you to have at least 20 percent equity in your home to refinance, so make sure you qualify before planning a new budget for yourself.

Keep in mind that most mortgage refinances set to close on or after Dec. 1, 2020 will be assessed a 0.5 percent fee, which will make them slightly more expensive. Many lenders are already pricing the fee into their loan offers. The fee was announced by the Federal Housing Finance Agency earlier this year, and applies to all FHFA-backed loans valued at $125,000 or more.
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If you can, consider refinancing a 30-year mortgage into a shorter loan, which will avoid lengthening your repayment and save you on interest. Keep in mind, though, you might have a higher monthly payment depending where you are in the amortization schedule.

How do I view personalized 30-year mortgage rates?

Use the tool at the top of this page to see what kind of rates are available in your situation. You just need to give us a little information about your finances and where you live. With that data, Bankrate can show you real-time estimates of mortgages available to you from a number of providers.

Other mortgage tools:

  • Mortgage calculator: estimate your monthly payment and see how much house you can afford
  • Compare today's top refinance rates: lower your monthly mortgage payment
  • First time home buyers grants and programs: get financial assistance to lower your down payment and closing costs
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New to the market on November 22nd

11/21/2020

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20769 Blueridge Mountain Road, Paris, VA 20130
​$924,900 

Nestled on just over 20 acres of serene woodland on ten-mile long Blueridge Mountain Road, outside the village of Paris, Virginia, this no expense spared custom home has 5,200 square feet of craftsman living space. The property has four bedrooms including a large guest bedroom with attached bathroom on the main/entry level, and four full and one half baths.
The primary bedroom, on the second level, includes a large attached bathroom and west facing covered breakfast balcony. The kitchen is a chef’s delight and opens out to the vaulted and beamed ceiling family room, with wood burning fireplace. The family room in turn opens out to a wonderful large screened porch, with a wood burning cooking fireplace - a great place to relax and enjoy the sights and sounds of mother nature. The main level further includes a formal dining room, formal sitting room and a laundry room. The lower level is finished and currently serves as a large home office. It’s floors have radiant under floor heating (as do the second level bathrooms). It includes a full bathroom with shower and is accessed by stairs from the main level or via double French doors walking up to the backyard. A separate entrance to the home office suite, above the garage, with its own half bathroom is ideal for separating business (or school) from pleasure. Interior doors are quality engineered hardwood. A standby backup generator, fueled by the owned, buried propane tank ensures continuity of operations in the event of a power outage. In this age when getting away from it all has become crucial, this property checks all the boxes.
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Significant Middleburg Sale

10/19/2020

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We are thrilled for our seller clients, and the new owners of Stonyhurst, the magnificent 1890 manor house centered on 95 rolling acres, just one mile outside of the Town of Middleburg, on meandering Foxcroft Road, which closed today at $4,300,000
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The property was painstakingly restored between 2000 and 2003 through the engagement of Donald Lococo, Architect (Washington D.C.) and Rosemary Howe Interiors. Placing it into conservation easement at that time has ensured that Stonyhurst will forever be protected from the ravages of over development. Wishing the incoming stewards a wonderful life in this place of peace and tranquility.
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The historic Abraham Beydler House

10/14/2020

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Just 90 minutes drive west of the nation’s capital, within the shadow of Massanutten Mountain in the George Washington National Forest sits the historic Abraham Beydler House [pron bye-dler], built circa 1790, and on the National Register of Historic Places. The original manor house is of the Federal architectural style, constructed of stone and brick made on the property, incorporating foundations built from stacked fieldstones of limestone and slate. 

The manor house, and related structures, have become known as Valhalla Farm, consisting of the original house plus ‘ell’addition dating to the mid 1800’s, a smokehouse and artists studio . The interior of the main house retains original horsehair plaster walls, while the floors are heart-of-pine planks with sawdust caulking between the planks. All of the doors are of six-panel design, consisting of two-inch thick planks, with many of the doors still with their original hardware. A boxed staircase connects the first-floor dining room with the upstairs.
The parlor includes a number of important ornamental features including cupboards with carvings reputedly crafted by Hessian soldiers who had remained in Virginia following the Revolutionary War. 

Further rooms include four bedrooms; a formal dining room; an entry hall/library; an additional summer kitchen in the smokehouse; an enclosed porch; a sleeping porch; three basement rooms including an original egg room which retains wall markings depicting egg count.
The property lies on 9.3 acres with open fields stretching south from the house to the banks of the North Fork of the Shenandoah River. There is an in-ground pool with fencing.

Valhalla Farm represents a wonderful opportunity to acquire an historic manor house, with copious fascinating features in an area of great beauty and tranquility - a tranquil yet easy to reach getaway from city life.

2748ZionChurchRoad.com
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No reserve, online auction starts today - 40310 Hurley Lane, Paeonian Springs, VA 20129

8/19/2020

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Starting today, Wednesday August 19th and culminating on Friday August 21st, our listing of Villa Serenity is open for bidding in a no reserve, online, highest bidder wins auction by Concierge Auctions.
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The winning bidder pays a 12% buyer’s premium to Concierge Auctions, and the broker who brings and registers the winning bidder receives its co-broker commission from the seller, in the same way as a conventionally listed property sale.

​The on site Project Sales Manager, Ivana Stevanovic, can be contacted at
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Safe & Effective Ways to Stage Your Home to Sell During a Pandemic

7/26/2020

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​With COVID restrictions still in effect throughout the country, open houses and in-person showings may be off the table for sellers. Even states where these activities are allowed, selling a home can feel risky. So how can you make sure the right buyers see your home without sacrificing your health or sense of well-being? Well you can start by using these tips to stage your home and get it ready to “wow” potential buyers during online tours and showings.
 
Deep Clean Everything From Top to Bottom
 
If you anticipate that your home will be shown in person, cleaning for COVID is essential for your family’s health and safety. So be sure to clean every surface in your home after each showing, or have a professional take care of this cleaning for you. Even if you only plan on showing your home online, cleaning will be crucial for making a good first impression on potential buyers.
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Since you won’t have to be as worried about killing germs and viruses, you can use effective homemade cleaners to complete this sort of deep clean, using safe and effective ingredients you probably already have in your pantry. You can make a non-toxic wood cleaner using olive oil, vinegar and water, or a high-power window cleaner by mixing dish soap, vinegar and water.
 
Spend Downtime on DIY Improvements
 
If you’re stuck at home, you may have a lot of free time on your hands. So why not put that extra time to good work by making a few improvements to your home? Some do-it-yourself upgrades that can help your home sell faster and for more money include refreshing the master bathroom, making over the kitchen or even repainting your front door.
 
Projects that enhance curb appeal can also help your home stand out in online showings, so spend some time cleaning up your landscaping as well. Curb appeal is crucial for attracting serious buyers to your listing but improving curb appeal can also help increase your home value. In addition to sprucing up your landscaping, make any needed repairs to your roof, driveway, and other exterior features.
 
Find Quiet Ways to Keep Kids Distracted
 
Having kids at home quarantining with you can make staging and selling your home slightly more challenging. For one, having kids playing and making noises in the background of a virtual tour can be distracting to potential buyers. So before you schedule any tours or showings, you will need to  have a plan to keep your kids occupied and out of the way. Setting your kids up with a tablet in a tucked away room can be a simple way to prevent these distractions but you may want to pick up some top-rated headphones to keep the noise level to a minimum.
 
Of course, keeping things organized can also be a challenge for sellers who have kids at home, but Vogue offers a few tricks you can use to keep your home tidy, even with kids who love to make a mess. For instance, you can designate one area for playing, and keep bins handy for last minute tidy-ups. Make things as easy on yourself as possible by keeping clutter confined!
 
Discuss Safe Selling Options with a Real Estate Agent 
 
There are plenty of DIY staging tips and tricks you can use to get your home ready wow buyers. From deep cleaning to boosting curb appeal, these projects can be a productive way to kill some extra time in lockdown. If you are serious about selling your home, however, you really need to work with an experienced real estate agent like Peter Leonard-Morgan, who can guide you through this process. He has all of the latest information on COVID-safe selling practices and real estate trends in your local area, which can help you make smarter decisions when it comes to staging and selling your home. Plus your agent can walk you through using various online tools to sell your home, which can include 3D walkthroughs, virtual tours and even contactless closings.
 
Honestly, using the right agent can save you a lot of hassle and headache if you need to sell your home during the pandemic. So start by hiring a real estate agent you can trust and then use the rest of the tips and tricks above to prep and stage your home to impress potential buyers.
 
Photo Credit: Pexels
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New to the market - Monte Subasio, Bluemont, Virginia

7/9/2020

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​​We are delighted to bring Monte Subasio to the luxury real estate market, a sophisticated estate on 23 lush acres in beautiful Bluemont, Virginia. This quite exceptional property was built to exacting standards in 2008, for an owner with an extreme eye for detail and engineering excellence. 
Designed in the Georgian Revival architectural style, and built using steel I-beams and support trusses throughout, the 11,700 finished square feet main house features five bedrooms, including an expansive master bedroom wing on the main level; five full bathrooms and four half bathrooms; a formal dining room and living room; a family room and an adjoining library, each overlooking the back garden and pond; a large chefs entertaining kitchen with professional grade appliances and breakfast area; a large laundry room; a fully finished lower level with a stone surround fireplace, bar, wine cellar, custom ice cream parlor and meditation room; a 14’ x 40’ indoor salt water lap pool with French doors overlooking the back garden...continued below
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A four-car attached garage with 9’ wide doors and a full length unfinished second floor is accessed via a short covered breezeway, while a second, three-car detached garage with finished second level is a short walk away. The three-stall barn with heated tack room is finished to the same high standards of quality as are seen in the main house, and includes a finished second level. The grounds feature a ‘secret garden’ as well as manicured topiaries and hedges, all culminating with views of a serene pond - $2,995,000
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Practical Tips for Turning Your Home into a Long-Term Rental Property

6/1/2020

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​Are you thinking about turning your home into a long-term rental property? While there are obvious benefits to selling your home, there are also benefits to renting it out. Not only do you have the chance to bring in additional income each month and grow your investment portfolio, but renting out your primary residence typically means that you can keep the lower interest rates in place, as opposed to the higher interest rates that come with purchasing an investment property.
 
With that said, it’s important to know what you’re getting into and to approach it the right way so you can be successful as a landlord. Read on to learn more about converting your home into a long-term rental, along with special considerations in light of the coronavirus pandemic. 
 
Make Sure You Want to Be a Landlord
 
First of all, do you really want to be a landlord? There is a lot of responsibility involved. Particularly if it’s your first time, you might be handling much of the responsibilities yourself, and it can get overwhelming if you’re not committed or well-prepared. The benefits are real. Just be sure that you’re up for the management tasks involved (e.g., making repairs, keeping the property maintained, dealing with tenant complaints, etc.) and that it won’t put you in a precarious financial position.
 
If you can budget for it, Rentec Direct suggests hiring a property manager. It’s an investment, but it can save you a lot of time, energy, money, and stress in the long run.
 
Look into Cash-Out Refinancing
 
You will likely need to make some changes to your home before renting it out, which we will discuss below. If those changes include remodeling or other types of major improvements, and you need a way to cover the costs, one option is cash-out refinancing. Lenders like PennyMac replace your existing mortgage loan with a new, larger one. Then, the difference between the two loans is given to you in cash. You can then use that cash to pay for home improvements.
 
Another thing to consider is that the coronavirus has caused interest rates to drop significantly. Therefore, now could be the perfect time to refinance.
 
Make Essential Repairs
 
One type of improvement that you will probably have to make is essential repairs. This includes any big or small projects that will ensure the safety and function of the property. For instance, if the roof has seen better days, there is an issue with the plumbing or electrical, or there’s a broken step in the entryway, those things will need to be addressed before you put your home on the rental market.
 
Think About Upgrades
 
Other than the essential repairs, you will also want to consider any ways that you can generally improve the appeal of your rental property. Do you have up-to-date appliances? Do you need to repaint any areas of the home or replace the flooring? Perhaps a kitchen and/or bathroom remodel could help you draw tenants. Evaluate the overall aesthetic and function of the property, and determine what changes are worth making.
 
Consider the Coronavirus Pandemic
 
Lastly, there are a few considerations that need to be made during the pandemic. You will need to make sure your property is thoroughly cleaned and disinfected before tenants visit or move in. Also, utilize virtual tours, video chat, virtual open house events, and other technological means of showing your home and interviewing potential tenants to reduce the risks of spreading the virus.
 
Moreover, a lot of tenants are having trouble making ends meet right now, which as CNBC points out, could present problems with rent payments. Nonetheless, as long as you understand the risks and come up with a plan for how to work with tenants in such a situation, you shouldn’t let that prevent you from renting out your home.
 
Turning your home into a long-term rental is a great way to boost your income and investment portfolio. Just be sure to consider all the factors involved (both general and coronavirus-specific) to make sure it’s right for you. In no time, you could be renting out your home and raking in the cash!
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City exodus?

5/17/2020

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This awful coronavirus may define our time. But it shouldn't; it should make us stronger, kinder and smarter, and hopefully it will. We have been seeing examples of that everywhere, from communities supporting the most vulnerable to individual examples of paying it forward. 

The global human toll has been horrible - think of every person who has succumbed and how many are directly affected by that one loss. Then factor that by the current estimate of well over 300,000 lost and the picture is terrible.

Follow that with the effects of the economic tsunami, job losses, businesses lost, the inability of so many to provide the basic necessities, the effect on mental health, the list goes on.

Another major socio economic consequence is beginning to play out; that more and more city dwellers are making, or considering making a move to less densely populated areas, namely suburban communities and the rural  countryside, which they see as safer for them and their families.

There are so many benefits to making the switch from living in the smoke, as we called it growing up in central London in the 1970's. Obviously benefit number one is the ability to move around without the constant proximity to other people which one experiences in cities, thereby reducing the risk of catching this, or any other virus. But raising a family with room to move around is healthy in other ways: The mental, physical and social advantages to children and adults is immeasurable. I remember when, as a kid in London literally kicking a football (aka soccer ball) around in the street, dodging cars and trucks, my brother was hit by a speeding car. Fortunately there was no lasting injury, but it could have been far worse.

​According to new data from Harris poll described recently in USA Today, almost a third of Americans are considering a move to a less densely populated area, "foreshadowing a shift that would have a major impact on residential real estate sales and home prices". 

Lawrence Yun, chief economist at the National Association of Realtors, predicts that “People will be much more cautious about living in high-density areas with so many people nearby”.

Business Insider writes that millenials are less willing now to gamble on urban real estate,  and now that we are seeing a major shift to working from home, as long as there's a good internet connection, the need to be physically close to 'the office' is fast becoming less of a priority than pre-COVID.


​Politico warns that "It’s now obvious, if it weren’t before, that staying in big cities can be bad for your health". With 60% of the world's population living in cities, that makes for an alarming potential number of people who may make the transition away from urban areas.

All in all, it seems clear that we may be in for a rush, once things open up, to find properties with ample space for urbanites to find their new Zen. Yet history is filled with events which forced populations to leave major conurbations only to see the balance restored in the years and decades that followed. It seems to me that the ebb and flow will likely continue to ensure that ultimately, the human spirit will endure, and mankind will live where it wants to.
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Country properties available through Hunt Country Sotheby’s International Realty
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New to the market

5/5/2020

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I am so pleased with this new listing, an exquisite home built in 2006 by Cumberland Custom Homes on 10.3 acres just west of the Town of Hillsboro, Virginia.

As you will see from the photos, this house is beautifully sited in the woods, just up a private gravel road, which serves six houses on 60 acres, and which is accessed by a community electric security gate.
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With 5,500 finished square feet, this is the ideal place to live in the new normal, as it has a large home office suite above the three car garage, perfect for working from home.

A Generac backup generator has been installed so that, in the unusual event of a power outage, it will engage automatically to provide a significant amount of the power needed in the house.

Priced incredibly competitively at $695,000, this property may go before it even hits the market.

​Check out the full details HERE.
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Virtual Open Houses

4/14/2020

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The novel coronavirus, COVID-19, has quickly triggered novel ways in which real estate agents approach their business. Case in point is the fledgeling virtual open house.

Traditionally, we Realtors host face to face broker and public open houses, which enable us to promote our listings, and get the word out about a specific property. That all changed with the onset of this pandemic. Now, thanks to video, and live electronic meeting programs, we have the opportunity to host virtual open houses, where the listing agent schedules an open house as normal, bute adopts a platform such as Facebook Live, Zoom, Facetime or other similar live two-way video feed to 'virtually' show the property.

I'll be hosting my first virtual open house this Sunday April 19th, 2020 between 1:00 p.m. and 2:00 p.m., at 3 Chinn Lane, Middleburg, VA 20117 , and I am pretty psyched about it! And mildly apprehensive too...as happens with something new.
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I've chosen Zoom as my platform of choice, which I have been using for online meetings lately. Zoom has a lot of great features, one of which is requesting that participants register in advance, which I will be implementing. In this way, I will know how many 'visitors' I should expect, but it also allows me to offer a prize drawing to all who register - and attend! A fun incentive and another way to create extra buzz. It is also essentially a virtual sign in sheet, and will enable me to get feedback later.

Further, for this first virtual open house, I will be interviewing my client, the seller, while we both adhere to strict social distancing guidelines. Prospective buyers and their representatives will have the opportunity to ask her about her house, why she purchased it in the first place and what she loves about it. And what she will miss.
Register for this virtual open house
During this unparalleled point in our lives, there is a great deal of introspection going on. Perhaps many things we have taken for granted in the past will remain things of the past. Kindness and neighborliness, appreciation and generosity can be seen everywhere. Long may that last. But adaptability has seldom been a more critical tenet, one which we will all be working on the longer this goes on.

​Stay safe, look out for one another - we are in it together. 
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Governor's Cup runneth over at 868 Estate Winery

4/6/2020

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To garner a medal, or medals at the annual Virginia Governor’s Cup wine competition in Richmond is an achievement in itself, but to be crowned as the overall winner is the ultimate accolade, and an acknowledgement that the victor’s wine is the best in the Commonwealth.

868 Estate Vineyards, located just west of the Town of Hillsboro in Loudoun County, Virginia accomplished this impressive feat in February 2020 when it triumphed over 105 competitor vineyards, which entered no fewer than 530 wines, to become the 2020 Virginia Governor’s Cup outright winner.

868’s winning wine was its 2017 Vidal Blanc Passito, made from the American hybrid grape, Vidal Blanc, and made using the Italian appassimento method.  This technique is one where the grapes are partially dried for a month in shallow baskets in order to produce a highly concentrated sugar content. The result is a rich, sweet and intense honey, pineapple and tropical fruit flavor, best served cold.

The idea behind this particular varietal was the brainchild of winemaker, co-owner and company president, Carl Di Manno who, together with fellow owners Peter Deliso and Wendy Charron, purchased the 120-acre property, which included renowned farm to fork restaurant, Grandale Farm restaurant, in 2011. Saving it from becoming what was destined to be just another housing subdivision, 868 Estate Vineyards was founded. Now, less than a decade later, the Governor’s Cup resides proudly in the 868 Estate Vineyards tasting room, where it will remain until next year’s winner is announced.

Grandale Farm’s executive chef and co-founder, Author Clark, had been creating exquisite dishes for its discerning clientele since the restaurant opened in 2005 until late 2019, when Chef Clark passed the baton to Chef Thomas Kozak. Today, Grandale offers all of 868’s wines to its diners which include its Chardonel, Chardonnay, Cabernet Franc, Merlot, Cabernet Sauvignon and Canvas White, a blend of Chardonel and Vidal Blanc.

Initial grapevine planting took place in 2012, and resulted in 10 acres of vines which has expanded to 22 acres during the intervening eight years. Visitors enjoy their favorite wines either in the tasting room, conveniently located opposite the restaurant, or outside under or by the pavilion. Notably, all of the grapes which went into the winning wine came from the estate’s one third acre, dedicated Vidal Blanc vineyard block!

In addition to the tasting room and restaurant, 868 takes art seriously, with local artists from Loudoun and Fairfax Counties in Virginia, Montgomery County in Maryland and Jefferson County in West Virginia exhibiting and offering their works for sale for three months at a time.

Events at 868 include several weddings and corporate gatherings annually plus festivities tailored specifically for ‘Elevation Club’ members, patrons who have committed to buying one case per year, picked up four times annually. 

In the words of Peter Deliso’s wife, Nancy, 868’s Marketing Director, “868 Estate Vineyards is an avid proponent of a culture of wine, food, art and nature, all of which flourish at the property”. These four values appear to resonate with a lot of folks judging by the number of people coming and going during my visit. 
868 Estate Vineyards and Grandale Farm Restaurant are located at 14001 Harpers Ferry Road, Hillsboro, VA 20132. (540) 668-7008

Originally published in the spring 2020 edition of Country Zest & Style magazine - words and photos by Peter Leonard-Morgan

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Great Falls Sale

4/6/2020

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Every now and again, a remarkable property comes up for sale. I was fortunate enough to have been engaged by the owners of an 11.7 acre parcel in Great Falls last year which closed this week. It is in fact two spectacular parcels, located in Cornwell Farm just off Georgetown Pike. My clients have owned these properties since 1972 and built a family home on one of the lots in 1978.
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How to ensure a favorable outcome with your first investment property venture

4/6/2020

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Any new undertaking is bound to prompt questions, especially when it involves a large sum of money. As you dive into your first investment property, you’re probably wondering how to select a promising property, how to attract future renters, and what your responsibilities will be. Read on as we explore all this in detail!
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What Makes for a Promising Property?

There are many things that contribute to how profitable an investment property is. Topping the list is location. For example, when you look at the available data, Virginia offers a profitable rental market, both for short- and long-term rental properties. The vacation rental market and the residential market both reflect a strong history, with the price-to-rent ratio teetering on the top edge favorability for renters. That means residential renters will find it more desirable to rent than buy when they examine their finances.
Beyond the numbers, the property itself should offer desirability to renters. Residential renters will look carefully at things like the suburb, available storage, and neutral decor. Evolve notes vacationers, on the other hand, search for things like a useful kitchen, wifi availability, parking, and pet-friendliness. In both cases, eye appeal will always be important, and better renters will be willing to pay more for an aesthetically pleasing environment.

How Do You Attract Renters?
Once you settle on a property, you’ll want to ensure it both attracts quality renters and is reasonably easy to maintain. For a vacation rental, this might mean including classic and well-made furniture, ample lighting, and a touch of luxury. For both vacation and residential properties, it should include upgrades like refreshed cabinetry, newly painted walls, low-maintenance (but well-maintained) landscaping, and hardwood floors.
Selections like these will spark interest from renters while ensuring your upkeep is minimal. For example, hardwood floors will stand up far better to renter wear and tear than carpet, and they are in high demand these days. Even if renters ding it up, the average cost to refinish hardwood comes in at $3 to $8 per square foot, which is unlikely to be needed very often. On the other hand, carpet would most likely require replacement more frequently, and would look worn as soon as the first grape juice gets spilled. Per Carpet Captain, you can expect the lowest end carpet to run $1 per square foot.
Of course, once your property is all prettied up, you need to get the word out about what a great location it’s in, and how beautiful and comfortable it is. BiggerPockets points out that since everyone is shopping online these days, professional photos are a must for effective property marketing.

Your online listing should include all the pertinent details, such as space, amenities, parking, and pet-friendliness, and you might consider some incentives to draw your initial clientele. A bonus night or free month can make your place all the more tantalizing to prospective renters.
What Are Your Responsibilities?
As a property owner, your responsibilities center around providing a functional and safe living space. That means when things break, it falls to you to ensure they get repaired in a timely manner. The more responsive you are to requests, the better chance you have of getting and keeping quality renters, too. This means late-night calls, bills from repairmen, and so forth.
Some property owners elect to pass the daily grind to a property management company. These professional services can tackle everything from properly screening tenants to hiring maintenance work while you enjoy passive income. Generally speaking, you can expect to pay a property management agency between 8 and 12 percent of the monthly rent.
It’s normal to have a lot of questions buzzing through your mind when you are investing a large sum of money. Take things slowly and do it the right way. That’s the primary secret in ensuring a favorable outcome with your first investment property.
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    Peter writes for his local magazine, Country Zest & Style, as its Wine Editor. He also enjoys writing blogs on interesting and pertinent real estate matters, so please follow!

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Peter Leonard-Morgan, Realtor
VA DPOR RE license #: 0225224949

Hunt Country Sotheby's International Realty
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