New Construction
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New Condos Available At Founders Way In Harrisonburg, VA |
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![]() New condominiums are under construction at Founders Way! These brand new condos are located just minutes from downtown Harrisonburg and offer low maintenance living at its best, in close proximity to dining, shopping, the JMU campus and more! Buyers can make selections for cabinets, granite countertops, flooring, paint color and more! Condos at Founders Way feature an open floor plan a large primary bedroom suite and a second bedroom or office with walk in closet and attached bathroom, plus a covered porch! Enjoy high-speed internet access and cable service! View more photos of these new condos here. Find out more about Founders Way here. (I am the listing agent for these condos.) | |
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Last Home To Be Built In Heritage Estates Currently Under Construction! |
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![]() Heritage Estates is an active adult community located in Harrisonburg, Virginia boasting homes with superb French Country architecture with flowing interior floor plans that are wonderful for entertaining. Owners at Heritage Estates enjoy spectacular views of the Blue Ridge Mountains, the golf course immediately beside Heritage Estates, the community swimming pool, and a maintenance-free lifestyle. And now -- the very last home to be built at Heritage Estates is under construction! The home is under roof and the exterior is complete. The builder (my client... this is my listing) is getting ready to start finishing the interior of the home. If you, or someone you know, was hoping to live at Heritage Estates, this is the last chance to buy a brand new home. | |
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Overbrook Subdivision in McGaheysville, Virginia Slated to Expand To A Total of 230 Homes |
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![]() Overbrook, a single family and duplex community in McGaheysville, Virginia is expanding. As currently developed - as built homes or platted lots - the neighborhood includes...
The developer is in the process of getting County approval for an additional 125 homes -- some of which will be single family homes and some of which will be duplexes. This will bring the total size of the development to 230 homes. Here's the proposed site plan - where you'll note that the dark green areas are common areas (including a walking trail) and the light green areas are where homes will be built. | |
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Large Mixed Use Development With 728 Homes (Plus Commercial Space) Planned On 133 Acres Just Outside Harrisonburg |
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![]() Download the master plan as a PDF here. A 133 acre mixed use development is in the planning / approval process in Rockingham County - just south of the City of Harrisonburg. This development would feature:
This planned development is located just south of the DMV, and backs up to Pikes Church Road. The land needs to be rezoned, slightly (from R-3C to R-5C) for the development as planned to move forward. County staff recommended approval last week and the Rockingham County Planning Commission unanimously recommended approval this week. The next step is for the rezoning request to go before the Board of Supervisors. The developer had previously rezoned the land, in 2009, for a 384 unit residential development. This updated rezoning, 11 years later, would increase the density to 728 units. The developer plans to have common areas for recreational spaces such as turf fields, a playground and walking trails. Download the full packet from the rezoning request here. As a random side note, the developer is seemingly planning to call the development "Bluestone Development" - which might cause a bit of market confusion given the existence of a large neighborhood in Harrisonburg called "Bluestone Hills". Maybe not. I guess if someone says they live in Bluestone, you'll have to ask if that's the City Bluestone or the County Bluestone. | |
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Many Of The Reasons Why Average Price Per Square Foot Can Vary From House To House |
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![]() As I pointed out earlier this week, the "average price per square foot" is not necessarily a helpful metric for comparing the value of homes... Jim Herr, a local builder, agreed that square foot pricing can be deceptive, and pointed out quite a few reasons why that could be so...
As Jim points out, there are countless differences in the components and construction quality of each home - rendering pricing by square foot nearly useless. Looking to price a new home -- but not based on the square footage? You can contact Jim Herr as follows... Jim Herr Herr & Co. Building Contractors 540-820-4149 | |
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New Condos For Sale at Founders Way in Harrisonburg, Virginia |
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![]() New condos are now being offered for sale at Founders Way in Harrisonburg, Virginia. These brand new condos, just minutes from downtown Harrisonburg, offer low maintenance living at its best, in close proximity to dining, shopping, the JMU campus and more! Make your selections today for your cabinets, granite countertops, flooring, paint color and more! Condos at Founders Way feature an open floor plan a large primary bedroom suite and a second bedroom or office with walk in closet and attached bathroom, plus a covered porch! Enjoy high-speed internet access and cable service! Find out more about Founders Way by visiting FoundersWay.com.
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Welcome to The Townes at Congers Creek! |
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![]() Welcome to The Townes at Congers Creek! Construction is beginning on brand new, upscale townhouses with garages are located off of Boyers Road, just minutes from Sentara RMH Medical Center, in the Cub Run Elementary school district. These beautiful townhouses will feature a large living room with plenty of natural light, an eat-in kitchen with a large island, Shaker Style cabinetry, stainless steel appliances, and three bedrooms and two full bathrooms. Enjoy nine foot ceilings on the main level, a master suite with walk-in closet, a single car garage and an unfinished bonus room behind the garage, with a roughed in bathroom, that would be perfect for a home office. Here is the layout of the neighborhood... ![]() Find out more about these new townhouses by visiting CongersCreek.com. FYI - I am listing and marketing these townhouses, along with Suzanne Trow and Carey Keyes. | |
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New Home Communities Boost Listing Inventory, Contract Activity, Closed Sales |
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![]() Inventory levels have been low and getting lower for the past few years - but several new home communities have launched during that time that have provide more options for buyers in our local market. Here are details of four communities that have started up in the past year... ![]() Island Ford Estates - view current listings Duplexes in McGaheysville off Island Ford Road currently priced between $327,900 and $329,900. 2 For Sale, 2 Under Contract, 0 Sold ![]() Crescent Ridge - view current listings Townhouses near the intersection of Taylor Spring Lane and Massanetta Springs Road currently priced between $244,900 and $249,900. 3 For Sale, 14 Under Contract, 7 Sold ![]() Eastwood - view current listings Townhouses on Boyers Road backing up to Sentara RMH Medical Center currently priced between $189,900 and $196,500. 0 For Sale, 19 Under Contract, 2 Sold ![]() South Peak - view current listings Duplexes in McGaheysville currently priced between $251,870 and $293,975. 3 For Sale, 11 Under Contract, 0 Sold | |
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Last Chance To Build A New Home at Heritage Estates |
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If you want to build a home at Heritage Estates -- an active adult community in Harrisonburg, Virginia with homes featuring French Country architecture -- this is basically your last chance to do so! There has been a flurry of buyer activity in the neighborhood and there is now only ONE remaining home site (Lot 18) on which you can build a home. The developer is also building a model home (rendering above) on Lot 30 (details in a PDF here) -- so that is an option as well, though it is framed in and under roof, so you don't have quite as much flexibility as to what you might build. Find our more about Heritage Estates here and email me if you have further interest or questions. | |
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What Is Being Developed Where in the Rockingham County Urban Development Area as of October 2019 |
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Rockingham County publishes this map each month with the status of developments within the Urban Development Area. Download a PDF of the Oct 2019 version here. Much, but maybe not all, of the stated developments are likely on your radar... Likely or Possibly Coming Soon at Stoneport:
Likely or Possibly Coming Soon on Boyers Road:
You'll find a few other odds and ends as well. Download a copy (here) and see what is under development or proposed to be developed. | |
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New Duplexes Being Built in McGaheysville, VA |
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Welcome to Island Ford Estates in McGaheysville, VA! The same builder who brought you The Glen at Cross Keys is now building a very similar floor plan just a few minutes further East in McGaheysville... The site is being prepared for these duplexes -- and wow -- what amazing mountain views! Island Ford Estates duplexes offer an open floor plan on the main level which includes a kitchen, dining area, living room, master bedroom, office or sitting room and laundry room. Enjoy spectacular mountain views and a cul-de-sac location in these thoughtfully designed homes. These homes feature 9 foot ceilings in many areas, light-filled living areas, luxury vinyl plan flooring, upscale cabinetry, granite countertops and many options and upgrades. Visit IslandFordEstates.com to find floor plans, a site plan, standard features, a vicinity map and more! | |
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Buying vs Building A Home Over $400K |
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![]() Most buyers looking to spend over $400K (or certainly those looking over $500K) will also be considering building a new home. Typically, the tension between buying vs building is one of: 1. Goals 2. Money 3. Timing If you build, you can get the house you want, but you'll pay more for it and it will take a lot of time and attention. 1. Goals = Win 2. Money = Lose 3. Timing = Lose If you buy an existing home, you won't get exactly what you want, but you will pay less for the house and the process will not be a drain on your time. 1. Goals = Lose 2. Money = Win 3. Timing = Win Don't let my oversimplification of this issue fool you -- this is something that buyers can get stuck debating for months, or even years, often while looking at resale homes to try to convince themselves to buy instead building. If you are stuck in this quagmire, I'd be happy to meet with you to talk through some of the pros and cons and try to help you come to a decision you'll be pleased with in the short and long term. | |
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Get Excited! Preston Lake Is Getting A Pool! |
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![]() Preston Lake, located just east of Harrisonburg offers single family homes, townhomes, duplexes, a community center -- and soon, a pool! The fate of the planned pool was uncertain, as a recent version of the proffers for the neighborhood only required the developer to build a pool if two-thirds of owners voted to indicate that they wanted the pool to be built. Here's the official word that was sent out earlier this week to Preston Lake homeowners...
So, it seems that a pool will be built at Preston Lake! ![]() Can't wait for a new home to be built at Preston Lake? Here are two homes available for sale in the neighborhood that are move-in ready... 3071 Vera Vista Path - learn more 3120 Preston Lake Boulevard - learn more | |
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Understanding Price Per Square Foot When Talking With A Builder |
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![]() If you're thinking about hiring a builder to build you a new home, you may eventually be thinking about or talking about Price Per Square Foot. Let's try to create some context. Stick with me here... $111 = The average Price Per Square Foot for all properties sold in Harrisonburg and Rockingham County in 2018. But that includes condos, townhouses and duplexes - maybe those are throwing off our understanding of PPSF. $121 = The average Price Per Square Foot for all detached homes sold in Harrisonburg and Rockingham County in 2018. OK -- it didn't change much -- but perhaps the middle aged homes and really old homes are throwing us off as well. $149 = The average Price Per Square Foot for all detached homes less than 10 years old that were sold in Harrisonburg and Rockingham County in 2018. So -- new-ish homes sold in the MLS have been selling at an average of $149 per square foot. Though I should point out that the price per square foot does run all the way up to $218 in this same set of sales. A 2400 SF home at $149/sf (including the land) would cost $357,600. That's using the PPSF from the MLS for detached homes built in the past ten years. But your builder is likely quoting you a price per square foot for just the house -- and not the land. So if a builder says they can build for $125/SF... As a final (important) disclaimer here -- I'm not a builder. Talk with your builder about how they price the homes that they build for their clients. Carefully weight the pros and cons (financially and otherwise) of building vs. buying. In the end, you'll probably be able to get a house that is a better fit for you if you build -- but it might be at a slight premium over the price you might pay for a re-sale home. | |
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Updated Urban Development Area Shows Current, Proposed Developments |
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Take a close look at the updated Urban Development Area map for updates on current and proposed developments in Rockingham County's "Urban Development Area" just southeast of the City of Harrisonburg. Completed Projects:
Construction Underway:
Construction Pending:
Under Review:
Download a PDF of the map here. | |
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67 Four Bedroom Townhouses on Lucy Drive Instead of 107 Apartments, Retail, and Office Space? |
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The owner of two parcels on Lucy Drive applied for a rezoning in mid-2018 to allow for a mixed use development that was to include (4) three to four level buildings with retail and offices on the first level and apartments on the upper levels. The (107) proposed apartments were intended to be (57) four-bedroom apartments, (37) three-bedroom apartments, (10) two-bedroom apartments and (3) one-bedroom apartments. That proposal was denied by City Council after 90 people showed up in opposition to the project. Now, the owners/developers are back with a new proposal -- 67 four bedroom townhouses. Here's the full packet of information that will be considered by the Harrisonburg Planning Commission this evening, Wednesday, March 13 at 7:00 PM. This property is zoned R-3, which allows for townhouses to be built -- but the zoning ordinance requires that each townhouse lot have frontage on a public street, and the owner is applying for a variance to allow 32 of the planned 67 townhouses to not have frontage on a public street. Basically, if all townhouses need to have frontage on a public street, they could only build half as many townhouses. If the City allows them to have a private street for access to the townhouses they can build many more (67?) townhouses on the same amount of acreage. In the information packet linked above you'll note that City staff points out that there have been quite a few townhouse developments approved in the past 20 years with private streets -- but almost all of those variances that were granted were for subdivisions that were conforming to the Comprehensive Plan's Land Use Guide and planned densities - while this land is intended (per the Comprehensive Plan) for "limited commercial use". Bottom line - City staff is recommending that the request for the variance (and thus the preliminary subdivision plat) be denied. If the Planning Commission makes a decision as to a recommendation to City Council at the meeting this evening, this proposal will then go before City Council on April 9 -- without a public hearing, since it is a request for a variance, not a rezoning. Read the Daily News Record article (from yesterday) about this topic here. | |
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49 More Detached Homes Coming To The Crossings |
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The Crossings, a neighborhood of detached homes straddling the City/County line, will be expanding - from 35 homes to 84 homes - after a slight rezoning of the land by Rockingham County. The first phase of the neighborhood included 35 building lots, most of which have been built upon and the homes sold. The new phase will include 49 home sites, with 40 of them in the County and nine in the City. Here's the site plan for the new phase... Here is a somewhat recent aerial view of the area -- from about two years ago -- when many but not all of the homes had been built... Dick Blackwell with Blackwell Engineering works with the developer and indicated at the Board of Supervisors meeting that the houses will cost about $200,000. That does seem possible given recent sales at The Crossings, many of which have been close to $200K... Looking a bit further at the metrics, we find that the median sales price of homes at The Crossings in 2018 was $226K... After lots of news of new rentals, condos and townhouses, it's nice to hear that some modestly sized/priced detached homes will be built in the near future as well! | |
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Rezoning Requested For 86 Condos on Boyers Road |
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Randy Cosner (Cosner Investments, LLC) is requesting the rezoning of 5.9 acres of a 10 acre parcel on Boyers Road to allow for 86 condominiums to be built. The property is currently zoned A2, and the proposed zoning is Planned Multi-Family. This would allow for 86 condos with 1, 2 or 3 bedrooms, for a total of 186 bedrooms in four separate buildings surrounding common areas. The full rezoning request can be found here. Here's what the proposed site plan would look like... Per the rezoning application, the development would be called Locust Grove Village and would "provide a unique living opportunity for those inclined toward the beneficial aspects of community and socialization in a rural setting." Here is a rendering of what the buildings might look like... A few details from the developer's narrative include... "Specifically, Locust Grove Village will house no more than 86 individual condominiums containing a mixture of 1-, 2-, and 3-bedroom units. Units will be clustered into four buildings of 20-22 units apiece, with a majority of these units having a ‘townhouse' style and appearance. Building ‘corners' will be comprised of six condominium units served by a common entry and stairwell. Each pair of buildings will encircle a central green, with each townhouse-style condo having direct access through their own private courtyard. Half of the corner units will have balconies/courtyards that face the common green (interior), while the other half will face the exterior." "The central greens will be improved with tasteful landscaping (mixture of trees and shrubbery), paved walkways, a central gazebo, charcoal grills, and benches, intended to promote resident interaction and sense of community. If desired by residents, allowances will be made for community gardens, to be maintained by the residents themselves, and thereby promoting a sense of pride and ownership within the community. Pedestrian connectivity between the greens will be provided through walkways and a mid-block crosswalk through the parking area." "In sum, Locust Grove Village is intended to serve a growing desirability for attractive, communal living opportunities within a rural setting. Through emphasis of common areas and promotion of interaction between residents, Locust Grove Village will position itself as the premier condominium-based community within Rockingham County." The Rockingham County Planning Commission reviewed this rezoning request at their January 2019 meeting. Their main concerns, per the minutes, seemed to be:
The rezoning request was unanimously tabled at the Planning Commission meeting. We'll have to wait and see if the request will be reviewed and discussed again, but at this point these condos "might be" built -- because the rezoning has not yet been approved. | |
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32 Townhouses To Be Built on Boyers Road |
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Randy Cosner is planning to build 32 townhouses on 2.741 acres on Boyers Road as shown above. Below is the intended site layout, which includes common areas with a fenced tot lot playground and a picnic area with benches and a fire pit. The townhouses are to be built similar to the rendering below. Of note -- it is not clear whether these townhouses will be sold to individual buyers, sold to investors to then be rented, or retained by the builder to be rented. The townhouses pictured below are located on Leslie Court, located off of Vine Street, near its intersection with North Main Street. All 24 townhouses built on Leslie Court were purchased by investors (a total of perhaps four entities) and all 24 townhouses are now rented. ![]() If you have driven by this location (Boyers Road) anytime recently you will have seen that all of the trees have cleared to prepare for construction. | |
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156 Apartments To Be Built on Reservoir Street |
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Well, it looks like another 156 apartments will be built on Reservoir Street, just outside of the City limits in Rockingham County. The Board of Supervisors recently approved a rezoning of this 6.302 acres to essentially be a second phase of the Robinson Park apartments immediately adjacent to this new project. Per the Daily News Record the 156 apartment complex will be comprised of:
Apparently, the complex will also include a clubhouse and outdoor pool. Further review of the minutes from the January 23, 2019 meeting of the Board of Supervisors offers these insights...
So, there you have it. More apartments coming soon on Resevoir Street... which may or may not make Harrisonburg a place young alums can call home for decades... | |
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Scott Rogers
Funkhouser Real
Estate Group
540-578-0102
scott@funkhousergroup.com
Licensed in the
Commonwealth of Virginia
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