My listing of the beautiful Belmar Farm on Saint Louis Road, Middleburg just closed, with happy listing clients and delighted new owners.

The home was built by local custom builder, University Group, in 2005 and consists of almost 8,000 finished square feet on three levels. The land upon which the house sits is quite simply spectacular, with incredible views of the Blue Ridge Mountains from the 25 acre site.

 I must mention the buyers agent with whom I worked on this transaction, Mary Illes, who was absolutely fantastic to work with, and whom I am very grateful for bringing such lovely clients. 

The local, and in fact national real estate market has seen record upward movement in sales prices and volume since the start of the COVID-19 pandemic.

Our market here in Loudoun County and Northern Virginia is no exception as recently released quarter 4 2021 versus the same period in 2020 reveal.

As we have all seen, inflation is at a 40 year high at 7.5% which is expected to decrease later in the year, but it's certainly a concern.

Interest rates are on the rise and indicators are that mortgage rates could be 1% higher than they are today by summer. That's relatively significant but would still be in the 4's, well well below what we were used to not so many years ago.

For the full report, click or press HERE and as always, don't hesitate to give me a call, text or email for more information.

Peter

n.b. thanks to the Dulles Area Association of Realtors, of which I am a board member, for these well researched figures

The first Saturday in December has marked what has become the famous Christmas in Middleburg event, stymied only last year by the pandemic, but back in full force this year.

To help safeguard against transmission of the latest Omicron variant, the Middleburg  Town Council decided to limit paid parking, and therefore visitor numbers, to 1,000 cars in the three main lots, two outside of town and one at the Salamander Resort & Spa.

​Incredible weather and a desire to get out into the open air meant that Middleburg  enjoyed one of the best ever events, with improved visitor dining options and excellent signage all through town.

From our wonderful elevated Washington Street location, we were able to enjoy both the early morning horse and hounds review followed by the parade just after lunch.

The evening before Christmas in Middleburg witnessed the annual town Christmas tree lighting at the Pink Box visitor center, another much anticipated, although far more local, annual tradition.

I'm thrilled to be listing shortly this lovely property on Calumet Lane, in beautiful Bluemont Virginia. With over 16 acres of land, including both woodland and level grassland, and a new 2-stall Amish barn, this property is a nature lovers dream. 

The house was modeled on a waterfront design, in which the main rear facing windows capture the splendor of this stunning countryside setting.

Expected date on market is August 10th, with interior photos and full video tour coming between now and then, so stay tuned!!

The past year has seen an incredible increase in residential property prices, with a corresponding decrease in inventory in our DAAR (Dulles Area Association of Realtors) region. It's becoming more and more of a challenge to secure the purchase of property when representing clients, due to fierce competition and significant waiving of contingencies by other prospective buyers.

When it comes to land sales, however, it's a little bit of a different story. There's nowhere near the instant gratification phenomenon one gets with a raw piece of land, as compared to an existing home. That said, land prices have increased significantly with a corresponding increase in volume, however the level of frenzy is lower which allows more patient buyers, who may be willing to plan for the long-term, to acquire their dream location, and build their dream home.

Below is a quick video I took while showing two land properties in beautiful Northern Virginia this weekend. The clients in question are indeed planning for the longer-term, following a return to the US after a foreign posting. They were able to spend the day walking these delightful parcels, envisioning how the house they want to build could be sited.

One of my more recent marketing taglines for some of these land properties has been "Land - they're not making any more of it!". Moral of the tale is if you don't need to move immediately, and other parameters work for you, consider searching for a lot and enjoying the design and build process. I know someone who can help…

Earth Day may only happen once a year, but the hope is that its impact will last far longer.

Middleburg, home to Hunt Country Sotheby’s International Realty, has its very own Go Green Committee which advises the town council on sustainability matters, and this past weekend not only spearheaded the spring town cleanup, but held its annual dead household battery collection day at the town office.

This program ensures that batteries which would otherwise have been tossed in the trash, ending up in the landfill, are collected and sent away for environmentally friendly recycling.

Go Green joined the town's police department which was holding its annual prescription drug take back day, a national event sponsored by the Drug Enforcement Agency (DEA). They collected bags of expired and no longer needed medicines which are immediately sent to a secure incineration facility.

So hang on to old batteries and drop them off at the town office any time, and bring old Rx drugs next time we hold the take back day.

Middleburg, Virginia is a wonderful town, for many reasons. It is historic, often described as quaint, walkable and full of interesting, eclectic shops and great restaurants.

It is also a town which is called home to residents and businesses who care about the town enough to venture out a couple of times a year to help spruce up Middleburg. This spring, clean up day was also an opportunity for folks to get out after a year and more of COVID, safely walking the streets with orange buckets and trash bags, picking up discarded trash items and recyclables.

Yours truly was the weed killer guy, dressed like one of the ghostbusters with backpack sprayer filled to the brim with a white vinegar based organic weed killer.

Notably, the streets were in fact not particularly bad, garbage-wise, partly because people have not been out and about as much as usual but also because there are members of the public who do this themselves every now and then, not for payment, not for any kind of recognition, but because they love their town.

Despite the fact that the town adopted a cigarette butt recycling campaign a couple of years ago, including special butt receptacles attached to all town trash cans, the cleanup volunteers did fill a small bag with butts which will be sent to Terracycle for complete safe recycling.

The town's Salamander Resort & Spa contributed not only with several members of staff who kindly pitched in to help, but supplied a delicious breakfast of coffees and pastries. Other businesses like Northwest Federal Credit Union were well represented with wonderful staff members who pitch in every cleanup day.

The next cleanup is tentatively scheduled for early fall, and there are many regulars ready to step up again - thank you!

Peter Leonard-Morgan and Susan Hensley, both with Hunt Country Sotheby’s International Realty's Middleburg, Virginia office, assisted two businesses in relocating this month.

​Peter represented Southerly House, a high end design and furnishings studio, which is relocating from Middleburg to Saint Simons Island, Georgia while Susan's long term client, Hastening Designs is moving into the former Southerly space on West Federal Street, Middleburg. 

The space is light and airy and ideal for displaying beautiful paintings, antiques and decor items, and includes a large lower level which works well as a client meeting space.

​Pop in to 103 West Federal St, Unit D, Middleburg, VA 20117 when you're in town to find some great items.

Wonderful large, bright and airy retail unit on main and lower level now available for sublease initially, with the option to negotiate a longer term lease with the owner. Just a short stroll from Washington Street, the unit has been used most recently as a high end home furnishings showroom, but would be ideally suited for numerous retail operations, and is nestled between several other high quality retail establishments. The main floor is well lit, with large windows at the front and rear, and benefits from high cathedral ceilings with recently installed wood beams concealing integral lighting cables. With a virtually unobstructed 64' x 12'5" main level, the unit offers excellent display and staging space. The lower level, with access from the rear parking lot, which includes spaces for the tenant, virtually mirrors the main floor and includes a large storage room, closet, bathroom and entryway. This large lower level has served as a client consultation space for interior design, including product displays. An open plan staircase connects both floors. $2,400/month

The past year has seen so much upheaval globally due to the COVID-19 pandemic. An unexpected effect of this in the local countryside real estate market has been a significant uptick in sales, and corresponding reduction in available inventory. The net result has been property value increases and bidding wars being the norm, rather than the exception.

Recently, the respected Loudoun County, Virginia magazine, Leesburg Lifestyle magazine arranged an interview at the Hunt Country Sotheby’s International Realty Leesburg main office with my industry friend and colleague, Debbie Meighan of Washington Fine Properties and myself.

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.

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.

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. ​

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.

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 

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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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.

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.

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.

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.

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.

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.

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