New Construction
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Site Plan and Renderings For Boyers Crossing, Proposed Mixed Use Development |
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A developer is proposing that Rockingham County rezone a 5.69 acre parcel at the corner of Port Republic Road and Boyers Road for...
The developer has now published renderings of the proposed development which can be found on their website.  Some additional details are now available from the proposed development's website...
This is a proposed mixed use development, and you can read more about the mixed use developments that do and do not already exist locally here. Feedback about this potential rezoning can be sent to... | |
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72 Apartments In Six Buildings Proposed in the City of Harrisonburg Adjacent To Planned Mixed Use Development In Rockingham County |
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 A new development, Stoney Ridge, is continuing to take shape near the DMV on Route 11 south in Harrisonburg, The majority of the development would exist in the County but a portion of the development land is in the City. The County portion of the development would include...
The City portion of the development would include...
A few downloads of interest... Harrisonburg City Council will consider the developer's request for the rezoning of the City portion of the development land at their meeting tonight. Planning Commission recommends approving this rezoning. City Council will also be considering a rezoning to allow for 142 apartments proposed for the intersection of Blue Ridge Drive and Country Club Road. Planning Commission recommends denying this rezoning. Update 2/11/2021: Per the 2/11/2021 Daily News Record, City Council approved this rezoning request. | |
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Why Is Unmet Home Buyer Demand So High In Harrisonburg? |
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 Earlier this week I was chatting with some friends and clients who relocated out of Harrisonburg (out of state) nearly a decade ago. They are now looking to move back to Harrisonburg and are accurately observing that our local housing market is at a drastically different point now than it was a decade (+/-) ago when they left. The most pressing issue at hand for them, as soon-to-be buyers in this market, is the extraordinary high level of unmet home buyer demand. And so we pondered aloud why in the world buyer demand is so high in Harrisonburg. Here's my overly condensed thesis...
Put differently, with some make believe numbers, to illustrate the point... 2010 = population of 50,000 2020 = population of 55,000 Increased population = 5,000 5000 newly built housing options between 2010 and 2020:
The problem, then, is that many more than 500 (10%) of the new population want to buy single family detached homes -- but that is not what has been built over the past decade. Further exacerbating the problem is that plenty of the already existing 50,000 population also wants to move up to a single family detached home, putting more and more pressure on that segment of the market. So - the population is increasing and housing options are increasing, but the housing that is being created is not matching what the expanding population desires. Why!? Basically, it's all about profitability as a developer. For all the ways to develop a 10 acre parcel of land, this is a rough approximation of the ranking of their potential profitability...
At this point, most land being developed is not being developed for single family homes because that is not the most profitable way to develop the land. So long as student housing keeps being rented as soon as it is built, and non-student apartments keep being rented as soon as they are built, and townhouses keep being rented as soon as they are built, and townhouses for sale keep being bought before they are built -- it remains relatively unlikely that land in or close to Harrisonburg will be developed for single family homes. I am now accepting recommendations for more cheery perspectives to write about next week. Call. Text. Email. Help! ;-) | |
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All Of The Developments On Boyers Road |
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 Have you heard about that new development on Boyers Road? There are quite a few of them!
Those are all of the major developments I'm aware of along Boyers Road - but who knows what else is to come along this increasingly busy corridor! | |
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More Details On Preston Lake Apartments, Upscale Apartments Just Outside Harrisonburg |
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 If you are in the market for a recently built, reasonably nice, non-student apartment in or near Harrisonburg, the only current option at scale (aside from much smaller developments) is The Reserve at Stoneport -- located catty-corner from the Sentara RMH Medical Center. Prices at The Reserve at Stoneport currently seem to fall in these ranges...
But now there is another option in town -- or there will be soon. Preston Lake Apartments are currently under construction on Stone Spring Road at its intersection with East Market Street. These apartments are owned by and built by a different entity than the developer/builder of Preston Lake the adjacent residential neighborhood where new homes are being built. Prices at Preston Lake Apartments currently seem to fall into these ranges...
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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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Scott Rogers
Funkhouser Real
Estate Group
540-578-0102
scott@funkhousergroup.com
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