New Construction
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How Should Harrisonburg and Rockingham County Think About The School Impact Of Previously Approved, Unstarted, Residential Developments? |
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 In reviewing a recently proposed rezoning request for a new residential development, I found this insightful comment from Rockingham County Public Schools... "This property is located in the Spotswood High School District. RCPS estimates this would generate an additional 25 students at Cub Run Elementary, 13 students at Montevideo Middle School, and 16 students at Spotswood High School. With proposed redistricting in the next year, each school will have the capacity to handle this increase in enrollment. However, it should be noted, that we estimate the cumulative effect of this development and others approved in the last 3 years once all are 100% built out would bring Cub Run near capacity." The last part is interesting and I don't know how the County plans to handle this situation... "However, it should be noted, that we estimate the cumulative effect of this development and others approved in the last 3 years once all are 100% built out would bring Cub Run near capacity." I believe this dynamic exists in both the City and County at the moment. If most or all residential developments that have been approved are built in the next few years then quite a few schools would likely be at or over capacity. I'm not sure how the County (or the City) should factor that dynamic into decisions about whether to approve additional proposed developments. Should the County and City assume that all approved developments will be built soon, and hesitate to approve more based on the theoretical potential cumulative impact of the developments that have not begun? Should the County and City ignore the potential cumulative impact of developments that have not begun and evaluate each new rezoning proposal based solely on the direct impact on schools for that one development? Perhaps they need to be somewhere in between these two extremes? Most new developments -- on their own -- won't cause a school or schools to be beyond capacity. If all approved and proposed new developments are built within the next few years it seems likely that some or many schools would be at or beyond capacity. But many (most?) approved developments have not been started... it is unclear if or when many of them will be developed. | |
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Leighton Place, To Include 150 Townhomes And 180 Apartments Proposed On Stone Spring Road Across From Preston Lake |
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 We may soon see another residential development near the intersection of Stone Spring Road and Spotswood Trail. Two parcels totaling 25.5 acres are currently zoned A-2 but a developer is proposing that they be rezoned R-5 to allow for the construction of 330 residential units to include 150 townhouses and 180 one and two bedroom apartments. Here's where the new development is being proposed...  The rezoning application and other documents prepared by the County can be viewed here. This new proposed development -- Leighton Place -- is immediately adjacent to the 280 unit rental community, Stone Ridge Crossing, that was approved last month by the Board of Supervisors. | |
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164 Apartments Proposed On Mosby Road As Affordable Housing, With More Likely To Be Proposed In The Future |
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 A developer out of Georgia, the Beverly J. Searles Foundation, is proposing to build a 164 unit apartment complex on West Mosby Road. The Harrisonburg Planning Commission will hold a public hearing related to this proposed development today, August 9, 2023. You can download the full packet of information to be reviewed and discussed at the planning commission meeting here. These are a few key points I have pulled out of the information packet... [1] The developer intends to build a "diverse and affordable residential community serving seniors and potentially workforce and other citizens qualifying for affordable housing options." [2] None of the apartments would have more than three bedrooms. [3] At least 25% of the apartments would be one bedroom apartments. [4] A minimum of 82 apartments would be age-restricted, such that at least one member of the household must be 55 years or older. [5] The developer plans to build some amenities that might include a dog run, gazebo, koi pond or picnic pavilion. A clubhouse would also be constructed with a minimum of 2500 square feet. [6] An important contextual note here is that the applicant (the developer from Georgia) is apparently intending to purchase around 28 acres of land that includes this 12 acres that they would like to rezone and develop right now. If the developer had proposed to rezone all 28 acres they would have been required to conduct a Traffic Impact Analysis (TIA) which would delayed the development beyond a timeframe when they could be elgible for the early Spring 2024 low-income housing tax credits. As such, the applicant is only requesting that 12 of the acres be rezoned... though the applicant seems likely to be returning in the future to request that the other 16 acres be rezoned as well for further development. City Staff is supportive of this application for a rezoning (and special use permit) and the Planning Commission will hold a public hearing regarding the proposal this evening. | |
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280 Unit Rental Community, Stone Ridge Crossing, Proposed For North End Of Boyers Road |
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 Remember the north end of Boyers Road? It used to be connected to Route 33 but now it ends in a cul-de-sac. The proposed development shown above, Stone Ridge Crossing, is proposed for the west side of the north end of Boyers Road. The proposed developer of this parcel is requesting that Rockingham County rezone 27 +/- acres from A-2 (agricultural) to R-5 (residential) to allow for the construction of this apartment style development. According to the developer's Plan Description in the Rezoning Application Packet in the Planning Commission Packet for August 1, 2023 (tonight), the actual residences will be a mix of single family detached, duplex and townhouse style apartment housing -- but they will all be owned by, and rented by, a single entity. As such, this 280 unit residential developments would all be rentals... with none of the residences offered for sale. The developer intends to include a clubhouse fitness facility, swimming pool, and multiple picnic areas, fire pit and grilling areas, as well as pocket parks. Of the proposed 280 residential units, no more than 33% of the units would be 3-bedroom units and none would be 4-bedroom (or more) units. This proposed development would include up to 280 residential rental units, which would join the list of approximately 3,368 other rental units that are already under construction, approved, planned or proposed in the City Harrisonburg and/or in the areas of Rockingham County just surrounding the City. Here are all of the other potential upcoming rental developments on that list of 3,368 potential new rentals...
I imagine many people in our local community would probably prefer that a new 280 unit residential development would be single family detached homes, duplexes and townhomes offered for sale -- instead of for rent -- but the developer who is proposing the rezoning prefers to keep the residences and rent them to tenants. It will be interesting to see how the Rockingham County staff, Planning Commission and Board of Supervisors respond to this request. The Planning Commission will have a public hearing regarding this proposed rezoning tonight, August 1, at 6:30 PM. | |
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1,880 New Housing Units Approved At Massanutten Resort |
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 Last week the Rockingham County Board of Supervisors approved three rezoning requests from Great Eastern Resort Corporation that provides a roadmap for expanded development of Massanutten Resort over the next 15 to 20 years. As far as I can tell from reading through the rezoning request, this will amount to approximately 1,880 new residential units. Read on for an overview of the three rezoning requests.  Rezoning #1 A total of 224.6 acres is now zoned R-4 (Planned Resort District) including the existing 67.3 acres of the Massanutten Station Master Plan, plus 80.1 acres of the Water Park Master Plan, along with 80 acres that were zoned A-2. This rezoning will allow for 1,255 residential units of various types including single family detached, duplexes, rowhouses and apartments. Of the 1,255 residential units, 250 will be timeshare units, 250 will be hotel/apartment units, 230 will be age-restricted and 100 will be hotel units.  Rezoning #2 A total of 429.5 acres in the Woodstone Meadows Master Plan was zoned R-5 and is still zoned R-5 but the master plan has been updated. This 429.5 acre master plan includes 1,700 timeshares.  Rezoning #3 A total of 197.3 acres is now zoned R-5 to allow for 625 residential units with a mix of single-family detached, duplexes, rowhouses and apartments, all of which will be age-restricted to full-time residents who are 55 years old or older. Click on any plat above for a higher resolution version of the file and download the entire Board of Supervisor's packet here. | |
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Contract Activity In June 2023 Was The Slowest It Has Been In A Decade, Much To The Dismay Of Would Be Home Buyers |
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 It remains a tough time to buy a home in many or most price ranges and locations -- with limited resale inventory leading to continued low levels of contract activity. As shown above, the 99 contracts that were signed in Harrisonburg and Rockingham County in June 2023 was the lowest number of contracts signed in a month of June for the past decade. At first glance some might assume that the low number of signed contracts is an indication that fewer buyers want to buy homes right now -- but with inventory levels starting the month low and ending the month low -- the bottleneck seems to be almost entirely on the supply side of the equation. There aren't enough sellers willing to sell their homes. Getting into the details of new homes versus resale homes for a moment, let's take a look at the highest and lowest data points... June 2020 = 124 resale homes + 49 new homes = 173 total contracts June 2023 = 73 resale homes + 26 new homes = 99 contracts So, if we take out new homes, not only did only 73 buyers sign contracts to buy home in June 2023 compared to 124 in June 2020... only 73 sellers were willing to sell their homes in June 2023 as compared to 124 in June 2020. I don't expect we'll see much of an increase in resale homes being listed for sale as we continue through 2023, so any upside potential for increased contract activity likely lies on the new home side of the equation. If you were one of the 99 buyers to secure a contract to buy a home in June 2023... congrats! | |
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NERD Apartments LLC Proposes 20 Apartments In Five Story Building On Evelyn Byrd Avenue |
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 We may soon see the development of 20 apartments on Evelyn Byrd Avenue between Harrisonburg Crossing, Texas Roadhouse, Regal Cinema and Forbes Crossing. The developer is requesting a special use permit to allow multi-family dwellings and/or mixed use buildings in the B-2 district. A few details from the proposal include...
Read more in the proposal documents here. | |
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Almost Half Of Homes For Sale Are New Homes |
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 There are 136 homes for sale right now in Harrisonburg and Rockingham County. But... of those 136 homes for sale... only 76 of them are resale homes. New Homes For Sale = 60 Resale Homes For Sale = 76 Thus, if you happen to want to buy a house of the property type, location, size and price of a new home community in our area -- you're in luck. If none of the new home communities in our area are of interest to you -- it's not as great of news -- instead of having 136 homes from which to choose, you only have 60 homes from which to choose. Here are the new home communities with the most homes currently for sale...
If you have questions about any of these new home communities, be in touch with me by phone (540-578-0102) or email. | |
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Where Are Most New Homes Being Built Right Now? |
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 Over the past 12 months there have been 376 new home sales in Harrisonburg and Rockingham County! That's a lot! Here are all of the neighborhoods with more than five new home sales in the past year:
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16 Apartments, 4 Rowhouses Proposed For Final Phase Of Locust Grove Village |
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 Locust Grove Village, located on Boyers Road, seems likely to be expanded from 86 residential units to 106 residential units. The final configuration will include 64 apartments and 42 rowhouses...  The townhouses (rowhouses) offer three bedrooms, two full bathrooms, one half bathroom, 1306 square feet and have recently been selling for $260,000. This is a minor expansion of a new residential development on Boyers Road compared to quite a few others that have been recently completed, are currently underway, or are getting ready to be proposed. Check out all (most?) current, planned and proposed new developments in and around Harrisonburg on a list and on a map. | |
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Many New Residential, Commercial Developments Planned Or Underway In Urban Development Area |
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 (click the map above for a larger version) There are LOTS of new developments (both residential and commercial) planned, proposed or under construction in the Urban Development Area - located in Rockingham County, just southeast of the City of Harrisonburg, surrounding Sentara RMH Medical Center. Here are some that were new to me... [1] another 7-11 [2] another car wash [3] an extended stay hotel [4] Tots N Toyland [5] Woodspring Suites [6] Oriental Cafe [7] CubeSmart And of course, multiple large proposed residential developments. Change and growth seem to be the only constants on this side of the County right now. | |
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Why Are Housing Inventory Levels So Low In Harrisonburg And Rockingham County? |
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 First, Harrisonburg is a popular place to live. Beyond everyone who is living here now, we continue to see new folks planning to make Harrisonburg their home, including but not limited to...
So, lots of people want to make Harrisonburg their home. Second, I think that more people are moving to Harrisonburg than new housing units are being built. If over a five year period, 5000 new people decided to make Harrisonburg their home, we wouldn't see a change in availability of housing if we also saw 5000 new housing units built. I think that the amount of new moving to (or attempting to move to) Harriosnburg over the past 5 to 10 years has exceeded the number of new housing units built during that same timeframe. Third, I think there is an imperfect match between what home buyers want to buy and new housing units that are being built. First of all, plenty of the new housing units that have been built over the past ten years have been rentals - apartments or otherwise - which hasn't helped provide housing for would be home buyers at all. Furthermore, the "for sale" housing that is being built in this area certainly meets the needs of some buyers, but probably not most or all buyers. If you're hoping to buy a home that is within the location, size parameters and price parameters of one of our area's new home communities -- great, you'll be in good shape! If what you are hoping to buy is not the type / size / price of new homes being built in our area, then the new housing units being built don't help you out at all. As such... the popularity of Harrisonburg and the rate at which new housing units are being built, and the type of housing units being built all contribute to a shortage of housing inventory for many price ranges and property types. | |
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64 Townhouses Coming (Soon?) To Crossroads Farm |
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 Since Crossroads Farm was first proposed in 1999, there has been a section of the neighborhood where townhouses were intended to be built, as shown above. Thus, this new rezoning request is simply regarding some details of those townhouses... and is not related to whether townhouses are allowed in this area. The rezoning request is to allow for taller townhouses. The applicant would like 16 (of the 64) townhouses to be able to be up to 42 feet tall to allow for a garage on the main level and two living levels above that. The two buildings labeled "TH-3" above are intended to be three stories... on the front of the building... though when viewed from the back they would appear to be two stories as the first level would be below grade at the back of the townhouse. This more detailed rezoning request may mean that these 64 townhouses will be built sooner rather than later. Click here to view more details in the rezoning application packet. | |
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21 Unit Affordable Housing Community Coming Soon In The City Of Harrisonburg |
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 21 new attached homes (duplexes, triplexes) will soon be built on Suter Street in the City of Harrisonburg to include... As to who will build the homes... (11) homes to be built in partnership with Central Valley Habitat for Humanity (10) homes to be built by a private developer As to the structure of the homes... (3) homes will be within a single triplex building (18) homes will be within nine duplex buildings As to whether these homes will be sold or rented... (11) homes built in partnership with Habitat for Humanity will be sold (6) homes built by the private developer will be sold (4) homes will be rentals Here's the general layout, from above...  Read more details about this development and the developers via the Daily News Record... ...and also on the Central Valley Habitat for Humanity website. | |
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27 Single Family Homes Proposed On Garbers Church Road |
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 view a larger image here The Harrisonburg Planning Commission reviewed a new proposal for a residential development on Garbers Church Road, just north of its intersection with Rhianon Lane. The property is currently zoned R-1 and the developer is proposing an R-8 zoning classification to allow more homes to be built on the property. The proposed R-8 zoning classification would allow 27 single family homes to be built on this 3.778 acre parcel. The developer indicates that these would be small homes, likely two story in height due to the smaller lot sizes. Three members of the Planning Commission recommended approval and three were opposed. The Harrisonburg City Council will review this proposal and potentially make a decision about it during their March 14th meeting. Download an information packet about this proposed development here. | |
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Harrisonburg Planning Commission To Consider 897 Unit Bluestone Town Center Proposal To Include 415 Apartments, 349 Townhomes, 133 Detached Homes |
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 The City of Harrisonburg Planning Commission will hold a public hearing tomorrow, Tuesday, January 17th as they consider a proposal called Bluestone Town Center which would include 897 residences on 90 acres.  In addition to 415 apartments, 349 townhomes and 133 detached homes, the master plan also proposes a community center, playground and retail shops. You can explore the proposed development further on the website put together by those seeking the rezoning... You can download the Planning Commission agenda here which includes links to all of the supporting documents for this rezoning application. It is likely to be a lively public hearing as there seem to be plenty of folks both supporting and opposing this proposal. Change.org Petition #1... Change.org Petition #2... Here are some other my thoughts and observations...
As details of this proposal have become increasingly available over the past few months... [1] I have had many conversations with people who are strongly in support of BTC because they want more affordable housing options to exist in the City. [2] I have had many conversations with people who are strong opposed to BTC because they are concerned about (among other things) what they see as a likely increase in City taxes to pay for the impact of this development. From here, the Planning Commission will review the proposal and make a recommendation to City Council... and then City Council will decide whether to approve this development in the City. The final decision by City Council (to approve or deny) will be a big decision that (regardless of the decision) will affect the future of the City for decades to come. | |
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376 Apartments In Three Buildings, With Clubhouse, Pool and Parking Deck Proposed For Peach Grove Avenue |
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 Lingerfelt Development, LLC is requesting a special use permit from the City of Harrisonburg to allow for the development of a 376 unit apartment complex on Peach Grove Avenue on a 9.9 acre parcel of land between The Hills (Southview) Apartments and the proposed 460 bedroom student housing complex, Peach Grove Shoppes. This new proposal for 376 apartments would include... [1] A minimum of 30% studio or one bedroom apartments [2] A maximum of 20% of three bedroom apartments [3] No apartments with more than three bedrooms Here's the proposed layout of the development...  The land for this proposed development is currently owned by the James Madison University Real Estate Foundation. Here's the location of the proposed development...  Read up on all of the details of this proposed development in the special use permit application packet here. 12/14/2022 - tabled by Planning Commission
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337 Homes Planned For Wingate Meadows On Pleasant Valley Road To Include 91 Detached Homes, 102 Duplexes, 144 Townhomes |
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 If you've driven by Wingate Meadows recently, you would see a new residential development under construction - in Rockingham County - at/near the intersection of Osceola Springs Road and Pleasant Valley Road. This new residential development is being built by Ryan Homes, will be called Wingate Meadows and the most recent site plan from Rockingham County (above) shows a layout that includes...
TBD on the pricing, though signage would suggest that homes will be in the $300K's. | |
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53 Townhomes Proposed Near Intersection Of East Market Street, Stone Spring Road |
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 A 53 unit townhome development is being proposed directly on East Market Street, just prior to the 7-11 gas station at the corner of East Market Street and Stone Spring Road when heading east. This residential development would be built on 4.43 acres that is currently zoned A-2 (general agriculture) and a rezoning is being proposed to allow for the residential development. Here's the proposed layout...  Rockingham County staff has some reservations about this proposed layout of this development because the development utilizes private streets (instead of public roads) and thus would not allow for connectivity between existing public roads and potential future public roads to be built on adjacent parcels. More specifically, from the County... "Privately maintained streets are an unreliable means of serving the long-term, publicly accessed street network that will be needed to serve all the land south and west of this site." Furthermore, the proposed layout (T turnaround) does not meet the requirements of the Rockingham County Fire Prevention Code. The Rockingham County Planning Commission considered this request on Tuesday, December 6th and tabled the proposal. Download the full rezoning application packet here. | |
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60 Townhouses And 34 Apartments Proposed For Corner(ish) Of North Main Street And Mount Clinton Pike |
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 A property owner has proposed the rezoning of a total of 12 separate real estate parcels near the intersection of North Main Street and Mount Clinton Pike to allow for the development of 60 townhouses and up to 34 apartments as shown on the conceptual plat above. In summary, City staff does not recommend that this proposal be approved Per the report, City staff does not think this project should be approved in this location at this time because they are concerned with: [1] the project not maximizing the site’s potential density; [2] the scale, design, and residential unit types clashing with the adjacent forthcoming commercial and planned mixed use spaces as well as the potential out of place context, detachment, or isolation of the residential neighborhood from the surrounding area; and [3] the overall precedent this development could establish for how the rest of the North Main Street and Mt. Clinton Pike corridors could develop. So, City staff basically thinks the property should be developed with greater density to include more housing units based on its location and surrounding present and potential future land uses. Update: Planning Commission split (3-3) on proposal. City Council to consider on December 13, 2022. | |
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Scott Rogers
Funkhouser Real
Estate Group
540-578-0102
scott@funkhousergroup.com
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