• psst … I’m a Realtor! Thanks for stopping by my website. I would love to help you find your dream home and community in the Hampton Roads or Williamsburg area or to sell your existing home. This website is authored by local resident and REALTOR, John Womeldorf. John is known around town as Mr. Williamsburg, for both his extensive knowledge of Hampton Roads and the historic triangle, and his expertise in the local real estate market. His websites, WilliamsburgsRealEstate.com and Mr Williamsburg.com were created as a resource for folks who are exploring a move to Williamsburg, VA , Hampton Roads VA and the surrounding areas of the Virginia Peninsula. On his website you can search homes for sale , foreclosures, 55+ active adult communities, condos and town homes , land and commercial property for sale in Williamsburg, Yorktown, New Kent, Poquoson, and Gloucester, VA as well as surrounding markets of Carrolton, Chesapeake,Gloucester, Hampton, Isle of Wight, Portsmouth Mathews, Newport News Norfolk, Poquoson, Smithfield, , Suffolk, Surry, Va Beach, Yorktown and York County Virginia You can reach John by email John@MrWilliamsburg.com or phone @ 757-254-813

Three Virginia cities ranked as “best places to live”

Charlottesville, Richmond, and Newport News were named among the nation’s “Top 100 Places to Live” in 2014, according to Livability.
Working with researchers at the University of Toronto’s Rotman School of Management, and using data from the U.S. Census Bureau, USDA, Walk Score, Great Schools, Americans for the Arts, and others, Livability examined more than 1,700 small and mid-sized cities across the country.
The rankings were based on a variety of factors, including local economics, quality and availability of healthcare, affordability, quality of education and infrastructure, and local amenities such as parks, museums, and music venues.
Charlottesville scored #26 on the list: “A strong support for arts and culture lend to the city’s visual and intellectual appeal, and literature lovers will feel right at home in this Top 10 City for Book Lovers.”
Richmond was ranked #57: “The city has a strong business climate with several Fortune 500 and Fortune 1000 companies, as well as small businesses […] Richmond also features a variety of attractions and activities, and is home to a thriving restaurant scene.
And Newport News was #77: “Newport News scored high in the areas of health care and amenities as well as demographics.”
Livability also cited as other best places to live in Virginia outside the top 100 as: Abingdon, Alexandria, Bedford, Blacksburg, Centreville, Chesapeake, Danville, Lynchburg, Martinsville, Reston, and Suffolk.
Charlottesville is also listed by Livability as one of the “Top 10 Romantic Cities,” and Alexandria made the company’s list of “Top 10 Foodie Cities.”

Summer Concert Series at Mariners Museum

imageThe 2013 Thursdays by the Lake at the Mariners Museum in Newport News summer concert series is back and bigger than ever! You have been asking and we are delivering – 12 big weeks of high energy, good time dance music with all your favorite party bands. And we are taking things to a higher level! Literally, this year all bands will perform on a hi-rise mobile stage! Better views and better sound!

This summer we are bringing expanded food options with vendors offering a variety of festival foods. And as always, a fine selection of wine and cold beer on sale to quench your thirst. Take a look at our line-up and make your plans to be at The Mariners’ Park every Thursday, all summer long.image

Weekly on Thursday nights
June 6 through August 29, 2013 • 6 p.m. – 10 p.m.

2013 Dates

June 6
The Deloreans
www.thedeloreans.com

June 13
Borderline Crazy
www.borderlinecrazyband.com

June 20
Butter
www.butterrocks.com

June 27
Crazy X
www.facebook.com/pages/Crazy-X-Band

July 4
No Concert – Happy Independence Day

July 11
Audio Affair

July 18
SpeakEasy
www.facebook.com/SpeakeasyVA

July 25
Crazy X
www.facebook.com/pages/Crazy-X-Band

August 1
The Deloreans
www.thedeloreans.com

August 8
Slapwater
www.slaph2o.com

August 15
Butter
www.butterrocks.com

August 22
Borderline Crazy
www.borderlinecrazyband.com

August 29
Heather Edwards
www.heatheredwardsband.com

Mariners' Museum

100 Museum Drive
Newport News, VA 23606

What the heck is Start Peninsula ?

The concept started in the Hampton Roads region last year with "Start Norfolk" — a competition aimed at getting would-be entrepreneurs off to a flying start.

Now comes Start!Peninsula, whose goal is to create a dozen news businesses in 54 hours.

START! Peninsula is a new regionally-sponsored entrepreneurial initiative coming this November to our area, and is modeled after many other Startup Weekends being held across the country.

imageThe goal of Start Peninsula is to catalyze the creation of high tech/high growth potential businesses by bringing all of the resources (ideas, technical expertise, business expertise, capital) together on one weekend, to identify the most viable ideas and to invest resources in those ideas over an intensive weekend to jumpstart the businesses into going concerns. Start! Peninsula builds on the success and continues the momentum of previous regional “Start” events in Richmond and Hampton Roads.

Designed to capitalize on the proximity of Hampton University, Christopher Newport University, The College of William and Mary, Jefferson Lab, The National Institute of Aerospace and NASA’s Langley Research Center, it is our goal to create almost a dozen businesses in one weekend and over the next three years to change the way people on the Peninsula and Hampton Roads regionally think about entrepreneurship and the role it plays in the local economy.

If you have an idea that solves a problem and that, if turned into a product or service, people would buy, if you have money to invest, or if you have experience or talent you are willing to invest in the effort, then Start! Peninsula is for you. Plan to attend Start! Peninsula the weekend of November 30th, 2012 at

Christopher Newport University
1 University Place
Newport News, VA 23606

Visit www.StartPeninsula.com for full program details and to register online.

Music under the stars starts tonight at Ft Eustis

Fort Eustis proudly hosts the U.S. Army Training and Doctrine Command’s historic "Music Under the Stars" concert series, presented by the U.S. Army TRADOC Band. The 80-year-old institution is the longest running concert series in Hampton Roads, and traces its roots back to outdoor concerts performed in 1932.
Performances will take place at Fort Eustis every Thursday evening, June 6th through August 30th, and include patriotic music, marches, rock, salsa, country, jazz and Americana. The "Overture 1812," complete with cannons, closes the season.
Last year, the TRADOC Band moved to Fort Eustis and secured the picturesque Magnolia Park, which overlooks the James River.

Beginning June 7, 2012, at 7 p.m., patrons can experience the spectacle of "Music Under the Stars" on Fort Eustis as the TRADOC Band presents its 80th season. "Music Under the Stars" concerts are always free and open to the public.
"Fort Eustis is the new home of the U.S. Army Training and Doctrine Command, and the new home to our very popular ‘Music Under The Stars’ series," said Gen. Robert W. Cone, TRADOC commanding general. "We look forward to seeing all of our great neighbors–from Hampton Roads to Williamsburg and beyond–at our Thursday night concerts."
"This is an exciting transition for the Band," said Maj. Scott McKenzie, commander and conductor of the TRADOC Band. "Magnolia Park is a beautiful site featuring abundant shade and an excellent family atmosphere, and patrons are welcome to bring picnic dinners and lawn chairs. We expect many new listeners from Williamsburg and Yorktown, and look forward to seeing some old friends, our devoted audience from Fort Monroe."
Concert goers who do not have a Department of Defense identification card should arrive early with photo identification and proof of auto insurance and registration to secure a day pass. To learn more about the concerts, or to sign up for the TRADOC Band’s newsletter and concert announcements, visit www.tradocband.com, or call 501-6944.
"Music Under the Stars" 2012 Concert Schedule:
June 7: "80th Season Opener"
June 14: "Army Birthday Celebration"
June 21: "A Night in New Orleans"
June 28: "For Children of all Ages"
July 5: "Passing the Guidon"
July 12: 202nd Army National Guard Concert Band
July 19: 202nd Army National Guard Rock Band
July 26: "A Little Night Music"
Aug. 2: "Land That I Love"
Aug. 9: "Jazz Side of the Moon"
Aug. 16: "Tropical Rhythm"
Aug. 23: "This is Country Music"
Aug. 30: "Overture 1812" (Rain date for this concert is Sept. 6, 2012)

Live on the Square Concerts Start tonight at Port Warwick

imageThe summer concert season at Port Warwick in Newport News starts tonight @ 6pm on Styron Square.

Enjoy the summer night air on Styron Square listening to the area’s best music. The concerts are free and all are welcome! Bring your own lawn chairs (no tents), blankets, food and drink

Concerts are EVERY WEDNESDAY from 6-8 pm  May 23—August 29, 2012

Concert Schedule for 2012

image

Read more about the Port Warwick community in Newport News here

New PEOPLExpress Airlines to Start Service

image A new PEOPLExpress Airlines will take to the skies in 2012.  At a press conference  at the Newport News/Williamsburg International Airport (PHF) in Newport News, Virginia, the low-cost carrier announced it plans to begin service this coming summer. With a mission to serve markets currently underserved by major carriers, PEOPLExpress will offer deeply discounted fares to select cities in the eastern U.S. beginning with its base of operations at PHF. The arrival of the new carrier will also bring with it a significant number of jobs to the Hampton Roads area.

The new airline proposes to fly to Newark International Airport, as well as Pittsburgh, Providence, R.I., and West Palm Beach, Fla., and eventually other locations.

Starting with four aircraft, operations could begin as early as mid-July, Mike Morisi, the company’s chief operating officer, said Monday.

Lured by tickets selling for 40 percent below current market prices, the new PeoplExpress hopes to draw passengers from the Peninsula, the Richmond region, Hampton Roads and northeastern North Carolina, Morisi said.

"People will get in the car to drive to get those kinds of fares," Morisi said.

The company intends to offer $69 fares to start, he said, "and no bag fees.

The legacy namesake of the new PEOPLExpress operated in the United States from 1981 to 1987, and was at one time the fifth largest domestic airline with flights to most major U.S. cities, as well as select European destinations. The original PEOPLExpress changed the face of the airline industry in the 1980s, and the revived brand vows to re-ignite the brand’s unique spirit of innovation to address today’s market needs.

Mike Morisi, Chief Operating Officer and one of the champions of the rebirthed PEOPLExpress commented, “With the recent decline in airline service due to mergers and consolidations, we have all had to travel farther out of our way to get anywhere. Flights are more expensive and the many ancillary fees make flying a hassle. Our goal is to make flying fun again. We will eliminate most fees for items such as checked bags and seat assignments aboard our fleet of Boeing 737-400 aircraft. Passengers will be seated in a single cabin with 158 seats with a pricing structure that is significantly more affordable than regional service provided by feeder airlines.”

Continue reading

“Tchaikovsky" Symphony Orchestra Tonight At Ferguson Center

Appearing tonight at Ferguson Center in Newport News

Principal Conductor: Maestro Leontiev

2012 marks the St. Petersburg State Orchestra’s first trans-continental tour of the U.S. Founded shortly after World War II, this grand orchestra, under the baton of Maestro Leontiev, has developed an extremely diverse repertoire ranging from compositions by the great Baroque composers including Vivaldi, Bach and Handel, to works of the 20th century composers Honegger, Poulenc and Stravinsky, and contemporary compositions by Schnitke, Banshikov, and Desyatnikov.

In just eight years, Christopher Newport University’s Ferguson Center for the Arts has become an international force, presenting the finest cultural attractions in the world. More than 1 million people from around the nation have experienced hundreds of performances in our acoustically-superb theatres.

The eclectic nature of our season is consistent with our mission: to offer a broad range of performances, reach the largest possible number of community members, all-the-while maintaining our status of as the finest performing arts center in Hampton Roads

Find out more here

 

image
 

WHEN:
Fri • Feb 10 • 8:00PM
TICKET PRICES:
VIP $69 / $59 / $49 / $39

More info here http://fergusoncenter.cnu.edu/artists/spo.htm

Port Warwick, a Newport News Neighborhood Spotlight by Mr Williamsburg

row of homes at port warwickIf the idea of living in a traditional village setting with all of the modern comforts sounds good to you, then Port Warwick in Newport News should be on your short list.

Port Warwick is a mixed-use urban village where a resident can walk from home to work, shops and restaurants, or make a short drive to the city’s primary shopping and office areas. Lifestyle options include single family homes, townhomes, condominiums and luxury rental apartments surrounded by green spaces and public art.

Search For Homes For Sale in Port Warwick

Local shops catering to the pedestrian include restaurants, art venues, coffee, wine, gifts, books, and services from personal training to banking. On-site medical care includes an urgent care center, medical office buildings, and Port Warwick Dental Arts.

This mixed-use urban village is located in the Oyster Point area of Newport News, Virginia at the intersections of Jefferson Avenue and Loftis Boulevard.

Newport News-born author William Styron’s fictional name for Newport News was “Port Warwick” in his novel “Lie Down in Darkness.” The book’s central characters, the Loftis family, provide the name of the development’s main boulevard. Styron helped name some of the streets and squares after his contemporaries including T. S. Eliot, Herman Melville, Walt Whitman and William Faulkner. The large park with the pavilion is named Styron Square in his honor.

 

live above residences in Port Warwick At the far end of Styron Square are  the Live Above Town Homes of Port Warwick, where retailers can own a townhouse with shop space on the first floor and a wonderful living space overlooking the Square on the second floor. These buildings contain shops, offices and restaurants, and are collectively known as “The Shoppes of Port Warwick” and contain over 50,000 square feet of shops and restaurants. With 2 restaurants and numerous shops and businesses, the Shops of Port Warwick has become one of  the premier specialty shopping and dining district in Hampton Roads

Residents and employees can to walk to work, shops  restaurants and Styron Square The developer describes the community’s design as “new urbanist,” functioning much like Norfolk’s Ghent, Richmond’s Fan District or Washington’s Georgetown with a city-like grid system of roadways, narrow streets and plenty of sidewalks.
Residences and shops are built around a formal main square and several smaller squares, like those in Savannah, Ga.

styron square port warwick Styron Square is the 3 acre green space  named after the Newport News native and Pulitzer prize-winning author, William Styron.Styron Square is the 3 acre green space  named after the Newport News native and Pulitzer prize-winning author, William Styron.

The square is the heart of Port Warwick .Imagine gathering with your neighbors in front of the brick, stone and copper music pavilion for a concert on a crisp Fall evening or watching a summer stock performance. Or shopping for fresh local  produce, eggs, free range poultry, a variety of fresh meats and seafood, flowers, herbs, baked goods, sauces, salsas, and preserves at the Port Warwick  Farmers Market. Here you can  talk to farmers and bakers and meet local chefs to learn how the produce was grown and how it can be prepared. The Market begins in May and is held on  Wednesdays though September. Fall and holiday markets  continue in October, November and December.

You’ll find it hard to believe that it’s only a short jaunt to Interstate 64, the Newport-News Williamsburg Airport, the City Center/ Oyster Point business district and Patrick Henry Square ( the regional shopping mall).  1,000 people are employed in Port Warwick businesses and some 1,500 call the development’s apartments, condominiums and houses home.

home at port warwick newport newsThe Homes of Port Warwick were all built  by Wayne Harbin Builders and Marque Homes by C.R. McLellon Builder. They are made up of 91 single family detached residences, 41 Duplex Village homes, 40 duplex Carriage homes and 11 town homes located around 4 residential squares and public sculptures. Each home features all brick construction, with floor to ceiling Anderson windows, downstairs master bedrooms, and two car garages accessed by back yard alleyways. Home sizes range from 1900-4000 square feet.  The first section of Port Warwick homes were completed in Fall of 2002. Construction wrapped up in 2007.

view all homes for sale in this neighborhoodAll of the homes are part of the Port Warwick Conservancy, the property owners association of Port Warwick. Homeowner’s dues include the maintenance of  yards and the general upkeep of the exterior of your home.

melville condos @port warwick in newport news Other housing options for home purchasers in Port Warwick are the Turner Building Condos and  the Melville  ,The Melville, located on Styron Square in the heart of Port Warwick, a 4 story brick building with retail shops and offices on its first floor, and 48 of the most luxurious condominiums ever constructed in the Commonwealth of Virginia.

Nat Turner condos port warwickEach residence has a commanding view of either Styron Square or the 25-foot tall public sculpture “Melpomene” by New York artist Romolo Del Deo.

The residential condominiums  contain 2 or 3 bedrooms; have custom kitchens, spacious closets, oversized windows and large balconies and range from 1,600 square feet to 2,500 square feet. There are 12 different model types to choose from, making each of the 48 residences very unique.

view all homes for sale in this neighborhoodIf you’d like to see it for yourself, please feel free to call me and arrange for a tour of available properties and sites in Port Warwick.

The Arbors in port warwickThe Arbors, in Port Warwick is one of the area’s first luxury independent living facility,  you can leave the worries and woes of home ownership behind and move into a charming new apartment in the Peninsula’s most elegant residence for active seniors. Without paying entrance fees or making costly commitments – you simply rent your apartment.

Styron square apartmentsOther apartment options include the Styron Square apartments  the project features one, two and three bedroom apartments.A total of 147 apartments are located in the The Roth and Whitman house residences. There is a first class exercise and weight room with cardiovascular and strength training equipment, and a gathering room and library, which contains a kitchen and dining room that can be used by residents for entertaining and social gatherings.

Sales stats for the last 12 months:

image
Over the last year, home and condo sale prices in Port Warwick  have ranged from a low of $93,975  for a 1200 square foot condo to  $382,000 for a 3428 square foot five bedroom three bath home..

Of course Port Warwick home prices vary according to size, condition and age. The average market time for the 21 home sales in Port Warwick in the last 12 months was 108 days , although that doesn’t include the DOM ( days on market) of a home if it is re-listed after expiring. Current list prices for homes in Port Warwick  range from $115k for a small condo to $425k for a 3056 square foot four bedroom three bath detached home.

Property Taxes

The current real estate tax rate for the City of Newport News is $1.10 per $100 of your property’s assessed value. The assessed value multiplied by the real estate tax rate equals the real estate tax
The annual taxes on a typical Newport News home in Port Warwick valued at $300,000 would equal $3300 a year.

Amenities
Newport News has much to offer residents with 32 parks to play in or relax in, two public boat ramps, a fishing pier and Hilton Pier Beach. Stop by the Peninsula Fine Arts Center and be inspired by the works of art.

Nearby Golf Options: Newport News Golf Club at Deer Run, Kiln Creek Golf Course

Nearby Fitness Options::YMCA, Cross Fit HR Other Options

Nearby Boating Options: Back Creek ParkWormley Creek Marina, Dare Marina Seaford Yacht Club

Closest Grocery Store: Food Lion, Farm Fresh, Kroger Fresh Market, Costco, Wal Mart, Sams Club, Harris Teeter

 

Talk back: Are you a current or past Port Warwick resident?  We’d love to hear about your experiences in the neighborhood. Please leave your comments below.Keep looking: If you like Port Warwick, you might also like: New Town or High Street  in Williamsburg.

Click here  to subscribe to receive new listings for homes for sale.

01graycontactIf you have any questions and/or would like to view homes for sale  in any other community in Hampton Roads or Williamsburg  I am here to help. Contact me at 757.254.8136 or John@MrWilliamsburg.com

Want to get an idea of what your home might sell for ? Want to discuss our “No Surprises” Listing Program ? Fill out the form here.

Do you live in Port Warwick and want to keep up with home prices in the neighborhood? Sign up for my Nosey Neighbor Update today!

Nosy Neighborhood Update Mr WilliamsburgWhat is a Nosey Neighbor Update? Let’s be real. The real estate market is crazy right now and values are changing every day. As a homeowner we often want to know what homes are selling for whether it’s to satisfy your “nosey neighbor” curiosity or planning a move.  I have an online tool that will give you ALL FOR SALE, PENDING, & SOLD homes in your neighborhood displayed in an awesome mapped report with interactive graphs, charts, etc. It’s much more accurate than Zillow or other national sites & it uses real time MLS data. Plus, it’s private and secure – the only one who will see your information is me. You can sign up for my Nosey Neighbor Update here and keep abreast of the home sales in your area.

image
imageclip_image002[1]

In the middle of Newport News, off Jefferson Avenue, minutes from everything

.image

 

Fast Facts: Port Warwick

Homes built from: 2002-2007

Price range: $100s to $500’s +

Home Size: About 1172 square feet to 3,800 square feet

Lot Sizes: .10 to .33 acres .

HOA Fees: from $125 for detached/ town homes to $360 for condo’s

Homeowner Association Website

Newport News Schools

Elementary: Hidenwood

Middle: Hines

High: Warwick

Property Tax Rate:

Newport News property taxes on a $300k home are $3300.00 annually. Tax rate is $1.10 per $100

Home Styles: Transitional, Two Stories, Condos, townhomes.

The Way it was in 2002

image

Who said real estate was a bad investment. nine years ago (in 2002 ) this 2200 square foot new home in Port Warwick sold for $323,000. Today that home would sell for approximately $400,000.+

Climate

A generally moderate climate prevails in Hampton Roads:

January Average Temperature 38.7°

July Average Temperature 77.9°

Annual Average Precipitation 47.5”

Annual Average Snowfall 7.1 inches

Talk back: Are you a current or past Port Warwick resident? We’d love to hear about your experiences in the neighborhood. Please leave your comments below.

Keep looking: If you like Port Warwick, you might also like: New Town or High Street in Williamsburg.

Click here to subscribe to receive new listings for homes for sale in Port Warwick or any other community on the peninsula or in Williamsburg VA

If you have any questions and/or would like to view homes for sale I am here to help. Contact me at 757.254.8136 or John@MrWilliamsburg.com

Want to get an idea of what your home might sell for ? Want to discuss our “No Surprises” Listing Program ? Fill out this form and I will get back to you as soon as possible.

Do you live in Port Warwick and want to keep up with home prices in the neighborhood? Sign up for the * Nosey Neighbor Update today!

*What is a Nosey Neighbor Update?

Let’s be real. The real estate market is crazy right now and values are changing every day. As a homeowner we often want to know what homes are selling for whether it’s to satisfy your “nosey neighbor” curiosity or planning a move. I have an online tool that will give you ALL FOR SALE, PENDING, & SOLD homes in your neighborhood displayed in an awesome mapped report with interactive graphs, charts, etc. It’s much more accurate than Zillow or other national sites & it uses real time MLS data. Plus, it’s private and secure – the only one who will see your information is me. You can sign up for my Nosey Neighbor Update here and keep abreast of the home sales in your area.

 

row of homes at port warwick
image
street scene
port warwick town homes in newport news
park
image
view at port warwick
image
image
Like what you are reading ? Want to receive updates by email in the future ?
Sign up here  banner psst … I’m a Realtor! Thanks for stopping by my website. I  would love to help you find your dream home and community in the Hampton Roads or Williamsburg area or to sell your existing home. This post was authored by local resident and REALTOR, John Womeldorf. John is known around town as Mr. Williamsburg, for both his extensive knowledge of Hampton Roads and the historic triangle, and his expertise in the local real estate market. His websites, WilliamsburgsRealEstate.com  and Mr Williamsburg.com were created as a resource for folks who are exploring a move to  Williamsburg, VA , Hampton Roads VA and the  surrounding areas of the Virginia Peninsula. On his website you can search homes for sale , foreclosures, 55+ active adult communities,   condos and town homes , land and commercial property for sale in Williamsburg, Yorktown, New KentPoquoson, and Gloucester, VA as well as surrounding markets of Carrolton,  Chesapeake,Gloucester, Hampton, Isle of Wight, Portsmouth  Mathews, Newport News Norfolk, Poquoson, Smithfield, , Suffolk, Surry,  Va Beach, Yorktown  and York County Virginia

You can reach John by email John@MrWilliamsburg.com or phone @  757-254-8136

Newport News Shipbuilding’s name returns to the skyline

Newport News Shipbuilding’s name has returned to its perch 233 feet above the shipyard. After more than 10 years, 250 gallons of primer and 260 gallons of paint, the Newport News Shipbuilding name once again sprawls across the downtown Newport News skyline on the girder of the shipyard’s 1,050-metric ton gantry crane.

image

"This is a proud moment, not only for the 20,000 shipbuilders at Newport News Shipbuilding, but for the community we’ve been a part of for the last 125 years," said Matt Mulherin, corporate vice president and NNS president. "Returning to the Newport News Shipbuilding name and logo under Huntington Ingalls Industries reinforces our heritage and our continued commitment to quality, customer focus and building the world’s best military ships."

Vineyards By The Fountain RESCHEDULED @ City Center Oyster Point

Due to inclement weather, Vineyards by the Fountain Wine Festival has been postponed.

Vineyards by the Fountain at City Center, Newport News will now be held Saturday, October 8, 2011 from 3-7 PM

 

 

image

Sixth Annual Newport News Wine Festival

Vineyards by the Fountain

Saturday, September 24, 3-7 PM

Once again it is time to celebrate the fruits of the vineyard at the Newport News annual Wine Festival on Saturday, September 24, 3:00 to 7:00 PM by the fountain at City Center in Oyster Point. Vineyards by the Fountain offers an array of wines from around the world including varieties from Australia, France, Italy, Spain, the fertile soils of America’s Pacific Northwest regions and Virginia. Returning for its fourth year, the Beer Garden will give curious connoisseurs of the world’s oldest beverage a chance to sample excellent craft beers.

Vineyards by the Fountain will begin later in the day this year, at 3:00 pm. This will allow patrons time to get those Saturday errands done and then enjoy a relaxed afternoon of great wines, beer and entertainment. Music will be provided by Lewis McGehee and Matt Thomas.

Wine stations will be set up across the grounds – one for each country with an additional area featuring sparkling wines which have become widely popular at the annual event that boasts delicious food, great music, and good company. Omar’s Carriage House will have food for sale offering great pairings to complement the wine samples. Cabot Creamery Cooperative will offer an array of cheeses to sample. Wines by the bottle will also be available for purchase (to be consumed on site).

Tasters’ tickets for either wine or beer are $25 in advance, $30 day of at the gate and include a souvenir tasting glass. Non-Tasters’ admission is $15. Cash Only On-Site. Tickets are available at Taste Unlimited and AROMAS Specialty Coffees and Bakery at City Center in Newport News, online at www.ticketmaster.com, or by calling 800-982-2787.

Patrons must be 21+ to purchase or consume alcohol. Proper identification is required. Tickets are non-refundable and non-transferable. No carry-in alcoholic beverages or tables, patrons may bring chairs, blankets, and picnic baskets. No pets are allowed. The event is on – rain or shine.

For more information, visit www.citycenteratoysterpoint.com  or call 757-282-2822.

Ryan Homes to build in Newport News VA- Turtle Creek From below $200k

Turtle Creek Home ModelsNewport News home buyers will have a “New” option when shopping for  homes on the Peninsula.. Ryan Homes will be building new detached homes in Newport News, VA in one of the largest developments in recent years in the area. A total of 201 homes will be constructed once the project is completed.

Somehow the builder is able to offer one model ( The Sorrento) a 1400 square foot two story home with a garage at under $200k.  Might make it hard to sell a resale home for the near future.

I will STRESS that  most new home developments by Ryan Homes  start out with AMAZINGLY low prices to kick start the community.  If you are in any way interested in building at Turtle Creek let me know and I will put you on an update list for the community.

Search For Homes For Sale in Turtle Creek

Models will include:

SorrentoSorrento ( Upper $190’s) two story
a 1400+ square foot two story home.  This open floor plan on the first floor boasts a Living Room that flows into the Dining Room. The Kitchen is roomy and features a pantry. A first floor Laundry, large coat closet, and Powder Room are located off the Mud Room between the Two Car Garage and Kitchen. On the second floor are three spacious bedrooms, two of which have walk-in closets. There is one Bathroom with an optional dual vanity or choose to have a separate Hall and Owner’s Bath. The optional Owner’s Bath features an optional dual vanity, it’s own linen closet, and a compartmentalized tub and toilet.

Sienna  ( upper $210’s)  two story
SiennaIf ever a home welcomed you with open arms, it’s the Sienna. The efficient, open floor plan on the main level is designed with busy families in mind. The foyer leads to a generously sized great room. The foyer is flanked by a staircase with extra storage space underneath, a convenient powder room, and a mud room, which can also be accessed from the garage. The family room offers an optional fireplace and enough space to accommodate the family, plus guests. The dining area and kitchen flow right from the family room. A walk-in pantry and ample cabinetry are just some of the kitchen’s highlights. Add an optional kitchen island for extra counter space. Upstairs three oversized bedrooms and two bathrooms are a standout. The owner’s suite boasts a walk-in closet, plus its own bathroom. A laundry room is hidden away on the second floor for added convenience.

Pisa ( Upper $210’s)  Ranch

Ryan Homes Pisa at Turtle CreekThe Pisa ranch features a split-bedroom plan and 1406 square feet of living space. The Foyer features a large coat closet, with Bedrooms 2 and 3 to your left. Through the house is the Great Room with optional fireplace, open to the Dining Area and with a breakfast bar into the Kitchen. The upgrade Kitchen features an optional gourmet island and a hutch with glass doors. Add the Morning Room for more light and area for entertaining. The Owner’s Bath has a shower as standard, or get the upgrade shower with seat or tub. Add a 4’ extension to the Owner’s Bedroom for a larger walk-in closet and Owner’s Bath. With or without extension, an optional Sitting Area is available to expand the Owner’s Suite into a private retreat. The Pisa has an optional Attic that can be just open finished space, or can include an optional bedroom and bath.The Pisa has several traditional, classic elevations available.

Florence ( Upper $220’s) Two Story

FlorenceThe Florence is a spacious new Ryan home design that is both elegant and affordable. The foyer opens into living room or dining room. The spacious family room with optional fireplace leads into the large well-equipped kitchen and dinette which includes a pantry, abundant cabinet and counter space, and an optional island. The laundry room doubles as a mud room between the 2-car garage and kitchen, providing the ultimate in convenience. The upper level features a lavish owner’s suite with a large walk-in closet and private bath, which can be upgraded to include a double vanity, soaking tub and separate shower. The upper level also includes two additional bedrooms, a spacious loft, and an additional full bath; or opt for a fourth bedroom in lieu of the loft. The Florence comes equipped with three bedrooms, a loft, two and a half baths, and a two-car garage

Venice ( Upper $230’s) Two Story

veniceThe Venice celebrates easy living with style and grace. A welcoming foyer leads right into a formal room, which can either be used as a living room or dining room. A hallway is flanked by a convenient powder room on one side and stairs leading up to the second level. Through the hallway, the magnificent great room awaits and is large enough to accommodate a family of any size. The dining area and kitchen flow right from the family room. The large kitchen boasts a walk-in pantry, ample cabinetry, and room for an optional island. A convenient mudroom provides easy access to the two-car garage. Upstairs, four spacious bedrooms await, with two bathrooms, including a large owner’s bathroom.  Closet and storage space abound. The laundry room is discreetly tucked away on the upper level.

The Milan ( Upper $240’s) Two Story

MilanThe Milan is a well-planned family home with all the rooms that you need. Enter the foyer, and you are greeted by a formal living room or study. From there, you have a formal dining room that is convenient to the open kitchen with breakfast bar. A large open family room creates a great family living space. The kitchen can be opened more with optional morning room. Upstairs, you have a wonderful owner’s suite with private bath and 2 large walk-in closets. Additionally, there are 2 bedrooms and a Loft. (Loft can be changed to 4th bedroom.) Other conveniences are the handy upstairs laundry room and a 2-car garage.

Ryan homes military discountHeroes Welcome!

Your service to our country and to all your fellow Americans si appreciated by Ryan Homes. Because of your honorable service, Ryan Homes is honored to serve you. Along with their outstanding values, low monthly payments and community incentives – Ryan Homes proudly offers $1500 towards Closing Costs or options for Veterans, Active Duty and Retired Military Personnel*

 

energy start homesRyan Homes Earn the ENERGY STAR Certification

To earn the ENERGY STAR, a home must meet strict guidelines for energy efficiency set by the U.S. Environmental Protection Agency (EPA), making them 20–30% more efficient than standard homes.  Homes achieve this level of performance through a combination of energy–efficient improvements, including,

  • Effective Insulation Systems
  • High–Performance Windows
  • Tight Construction and Ducts
  • Efficient Heating and Cooling Equipment
  • ENERGY STAR Qualified Lighting and Appliances

To ensure that a home meets ENERGY STAR guidelines, third–party verification by a certified Home Energy Rater (or equivalent) is required.  This Rater works closely with the builder throughout the construction process to help determine the needed energy–saving equipment and construction techniques and conduct required on–site diagnostic testing and inspections to document that the home is eligible to earn the ENERGY STAR label

Learn more about the certification here

 

Quickfacts: Turtle Creek , Newport News

Price Range:
Low $199k- $240’s  Base Price

Home Types:
Single Family Homes Detached

New/Resale:
New only

Age Restriction:
None

Construction Dates:
2010 >

Community Advisor
Community Adviser

Hi, my name is John Womeldorf  (AKA Mr Williamsburg). I am a Williamsburg VA real estate agent.
Do you have a question about this community? Would you like a brochure, floor plans, or listings of homes for sale in this community?
Send me an email and I will get back to you right away or fill out my New Construction Update Form and I will keep you updated on new home communities and homes throughout the New Kent, Williamsburg and Hampton Roads VA areas.

 

Directions from Interstate 64

Turtle Creek Directions

new construction updates williamsburg va

Click here to search (REIN) all homes, town homes, condos and building lots for sale in Va Beach, Norfolk, Chesapeake, Isle of Wight, Portsmouth,Franklin, Sussex, Southampton, Emporia, Greenville, Mathews, Suffolk, Surry, Smithfield, Newport News, Hampton , Poquoson, Gloucester or York County Virginia

 

Location Map for Turtle Creek , Close to everything on the peninsula.

Turtle Creek Map

Details On Chinese Drywall Settlement In Alabama, Mississippi, Louisiana and Florida

Christopher A. Seeger of Seeger Weiss LLP  part of a negotiating team that included Arnold Levin of Levin Fishbein Sedran & Berman and Russ M. Herman of Herman, Herman, Katz & Cotlar, LLP, have obtained a breakthrough settlement to remediate homes affected by Chinese drywall in Alabama, Mississippi, Louisiana and Florida.  The agreement was reached with Knauf Plasterboard Tianjin (KPT), Exterior Building Supply, Banner Supply Co., the Louisiana Homebuilders Indemnity Trust, QBE Insurance Group, Chartis and State Farm Insurance, and other Knauf entities.

Knauf in partnership with builders, suppliers and insurers, will fund a demonstration remediation program, which will facilitate the removal of KPT drywall from up to 300 homes in Alabama, Mississippi, Louisiana and Florida. If successful, it is expected that this pilot program will be expanded to remediate thousands of homes with KPT drywall

Seeger Weiss  served at the forefront of the Chinese Drywall litigation and was Trial Counsel in two bellwether cases this year: Michelle Germano, et al. v. Taishan Gypsum Co., Ltd., f/k/a Shandong Taihe Dongxin, Co., Ltd., et al., which resulted in a verdict of $2.6 million and which was the first of thousands of drywall claims to come to court; and Tatum B. Hernandez, et al. v. Knauf Plasterboard (Tianjin) Co., Ltd., et al., which resulted in a verdict of $164,000, and which followed the first case in less than a month. U.S. District Judge Eldon Fallon in the Eastern District of Louisiana appointed Christopher Seeger to the Plaintiffs’ Steering Committee in the Chinese-Manufactured Drywall Products Liability Litigation (MDL No. 2047) in September 2009. Seeger also chairs the Trial Committee, which oversees trial teams for all pending Chinese drywall actions.

The demonstration program applies to homes which contain all, or substantially all, KPT drywall.  The program will provide:

  • removal of the drywall;
  • replacement of all electrical wiring, including switches and receptacles;
  • replacement of fire safety and home security equipment;
  • replacement of fixtures damaged by the problem drywall;
  • restoration of the home to the same construction quality and finishes that existed prior to the start of the remediation work;
  • compensation to the homeowner for alternative living costs during the remediation, moving and storage and personal property damage;
  • the reservation of rights for bodily injury;
  • attorneys fees and expenses to be negotiated by the PSC and KPT and to be paid by KPT.

As outlined in the settlement, KPT will retain and supervise contractors to do the work on a cost-effective basis. The completed homes will be inspected by environmental engineers, who will certify to the homeowner that their home is free of problem drywall odors and contamination.

Chinese gypsum board was used by many builders in recent years as a low-cost alternative to American-made products. Many of the damaged homes are in Florida, Virginia and throughout the Gulf region, where builders used the Chinese wallboard to construct new homes following Hurricane Katrina and other storms, and throughout the housing bubble. In the past several years more than 7,000  U.S. homeowners have filed similar suits alleging that noxious sulfuric fumes from the defective drywall have caused extensive property damage to their homes, including corrosion of  plumbing, electrical wiring, and appliances. These outcomes will continue to have a huge impact on drywall litigation pending around the country.

"These initial decisions in Louisiana are hugely important for thousands of homeowners who have been living with the poltergeist effects caused by this defective material in their midst. The high concentrations of sulfur, strontium, and other toxins released by this inferior drywall has permeated their residences, destroyed their property," said Mr. Seeger.

Read more about Chinese Drywall Issues in Hampton Roads And Williamsburg VA Here

 

To see a list of addresses in Virginia where Chinese drywall was delivered, this is a delivery manifest from  Venture Drywall Supply. The list was compiled for national litigation.

Click here to see delivery manifest for Williamsburg and Hampton Roads VA

7th Annual Thursdays by the Lake concert series at The Mariners’ Museum 2010

Summer is here and next week marks the beginning of the 7th Annual Thursdays by the Lake concert series at The Mariners’ Museum featuring live music by some of the area’s hottest bands. The weekly concerts will take place on the banks of Lake Maury, overlooking the replica of the USS Monitor, on Thursday evenings from 6 to 10 p.m. beginning June 3 and continuing through July 15 .Enjoy summer at its very best on the banks of scenic Lake Maury as The Mariners’ Museum continues with its Thursday concert series with popular party/dance bands; Hotcakes!, FAB, Slapwater, Butter, Jackmove, Borderline Crazy, and the Heather Edwards Band!

 

The concerts are free and open to the public. Free admission to The Mariners’ Museum will be available prior to the concerts from 4 to 6 p.m. In addition, guests may take guided tours of the USS Monitor Center Conservation Facility from 5 to 6 p.m. The tours are on a first come-first basis. Sign up sheets will be available each Thursday beginning at 4 p.m. Guests are encouraged to bring blankets and/or lawn chairs for seating. Adult beverages, soft drinks and a variety of grilled and “summer” foods will be available for purchase from the Museum’s Café.

June 3, 2010 – 6:00 P.M.
Hotcakes
Hotcakes is a group of extraordinary multi-talented performers, equipped with state-of-the-art sound equipment, and an impressive light show. small arrow Learn More


June 10, 2010 – 6:00 P.M.
FAB
For thirty-one years, the incomparable sounds of FAB (formerly Fat Ammon’s Band) have captivated the hearts of audiences of all ages and tastes.  small arrow Learn More


June 17, 2010 & July 22, 2010 – 6:00 P.M.
Slapwater
Slapwater has a vast repertoire of songs in a variety of styles. An evening with Slapwater could range in musical variety from a soft dinner set to lively Rock ‘n Roll, Motown, Beach, Disco, Oldies, all of your favorite dance music. small arrow Learn More


June 24, 2010 & July 29, 2010 – 6:00 P.M.
Butter
Butter is a 4 piece high-energy rock band based out of Virginia Beach that people love to dance to.  small arrow Learn More


July 1, 2010 – 6:00 P.M.
Jackmove
Jackmove is a high-energy Virginia Beach band featuring music from ska and punk to rock and reggae. small arrow Learn More


July 8, 2010 – 6:00 P.M.
Borderline Crazy
ROCK! DANCE! JUMP! & SHOUT!!! If you have been to a Borderline Crazy show, more than likely, you have done one (or all) of the above! small arrow Learn More


July 15, 2010 – 6:00 P.M.
The Heather Edwards Band
The Heather Edwards Band is a group of extraordinary talented musicians combining years of performing experience to bring a dynamic and exciting stage show to your venue! small arrow Learn More

 


foodbank
Thank you for helping hunger in our community. Please drop off non-perishable goods into the Foodbank canister outside the main entrance to The Mariners’ Museum on the night of the concert.

 

Sponsored By:
mariners concert series

 

Map picture

City Center Oyster Point Concert Schedule 2010

Friday May 21, 2010; 5:00 p.m. – 9:00 p.m.
Fridays @ The Fountain Concert Series
Newportnewscitycenter.jpeg Join us for City Center’s Friday Concerts by our region’s best bands. Bring your friends, lawn chairs, blankets, and dancing shoes. Free parking. Free admission. Sponsored by BOB FM.
May 28, 2010; 6:00 p.m. – 9:00 p.m. Butter.
June 4, 2010; 6:00 p.m. – 9:00 p.m. Slapwater.
June 11, 2010; 6:00 p.m. – 9:00 p.m. Gridlock 64..
June 18, 2010; 6:00 p.m. – 9:00 p.m. The Rhondels.
June 25, 2010; 6:00 p.m. – 9:00 p.m. Rich Whiskey Audition.
July 2, 2010; 6:00 p.m. – 9:00 p.m.  Borderline Crazy
July 9, 2010; 6:00 p.m. – 9:00 p.m.  Slapwater.
July 16, 2010; 6:00 p.m. – 9:00 p.m. Chasing Shadows.
July 23, 2010; 6:00 p.m. – 9:00 p.m. Butter.
July 30, 2010; 6:00 p.m. – 9:00 p.m.  Spin City
August 6, 2010; 6:00 p.m. – 9:00 p.m.  Slapwater.
August 13, 2010; 6:00 p.m. – 9:00 p.m.  Janitors.
August 20, 2010; 6:00 p.m. – 9:00 p.m. Fab.
August 27, 2010; 6:00 p.m. – 9:00 p.m.  Chasing Arrows.
September 3, 2010; 7:30 p.m. – 9:30 p.m. Virginia Symphony Concert

More information here http://www.citycenteratoysterpoint.com/overview/index.html

Williamsburg ,Newport News and VA Beach Virginia named Great Places and Streets

Duke of Gloucester Street, Hilton Village in Newport News and The Boardwalk in Virginia Beach have each been named Great Streets, Great Neighborhoods and Great Public Places of America by The American Planning Association

Each was one of only 10 selected in 2009

The American Planning Association (APA) has announced that Duke of Gloucester Street has been designated one of 10 Great Streets for 2009 by APA’s Great Places in America program.   There will be a ceremony to mark the achievement Saturday, October 31 at 9am on Duke of Gloucester Street.
APA singled out Duke of Gloucester Street for its unique ability to evoke the past at the same time it maintains a lively mix of modern-day uses. Early visionaries, with the financial backing of John D. Rockefeller, Jr., transformed Duke of Gloucester from a vehicle-dominated U.S. Highway to a pedestrian street that recreates the Williamsburg of 200 years ago. While it is a living history museum, Duke of Gloucester is also a vibrant community street for residents and the College of William and Mary. 

"We’re very excited to single out Duke of Gloucester as one of this year’s Great Streets," said APA Chief Executive Officer Paul Farmer, FAICP. "While many people think of Duke of Gloucester as just part of a historic district, it actually serves present-day needs with Merchants Square. There aren’t very many streets in America like this, and we commend city leaders and citizens for their thoughtful and grand vision to revert this once-U.S. highway into a living museum," he added.
Located at the center of Williamsburg, founded in 1699, Duke of Gloucester Street is home to restored and reconstructed houses, shops, religious and governmental buildings erected in their original locations during the 18th century, as well as the modern day shopping district known as Merchants Square. Flanked by the reconstructed Capitol Building to the east and the College of William and Mary’s historic campus to the west, the street has been visited by historical figures both early and late including former presidents George Washington, Thomas Jefferson, Franklin Delano Roosevelt, Ronald Reagan and Bill Clinton.
Working with historic preservation advocate the Reverend Dr. W.A.R. Goodwin, Rockefeller began acquiring privately owned properties along the street in 1926. The purchases, along with the support and backing of the town, eventually led to reconstruction of more than 80 buildings along the mile-long street based upon archaeological investigations and historic records.
In addition to Rockefeller’s major investment, Duke of Gloucester Street has been shaped by six comprehensive plans and related measures dating to 1953. Outcomes of these plans included closing the street to motor vehicle traffic beginning in 1969 and requiring review of new buildings and building alterations by the city’s Board of Zoning Appeals and Architectural Review Board. Other steps involved locating parking on the interior blocks of Merchants Square so cars would not detract from the colonial views and atmosphere recreated along the street.

Hilton Village in Newport News was the first of some 100 federally financed housing projects during World War I.  Historic Hilton Village today remains much as it did when it was first planned and built in 1918-19. On the east bank of the James River about three miles north of the Newport News Shipbuilding and Dry Dock Co., the village is patterned after principles and designs of the late-19th century Garden City movement begun in the United Kingdom by Sir Ebenezer Howard. The city established a historic overlay district for the village in 1969, the same year the neighborhood was placed on the National Register of Historic Places.

The village is compact with amenities and commercial areas within easy walking or bicycling distance of the homes, which are mostly in the Jacobethan, Dutch Colonial, and Georgian Colonial architectural styles. A streetcar originally transported workers between the neighborhood and the shipyards.  

VA Beach Boardwalk was originally from wooden planks during the nation’s Gilded Age, the five-block promenade attracted thousands of Victorian vacationers. Today, more than 2.2 million people visit the three-mile-long concrete boardwalk each year and it is an integral part of the City of Virginia Beach’s economy, which relies heavily on tourism. As such, the boardwalk has been the focus of numerous improvement and planning efforts, the most recent of which explores extending a light rail line from Norfolk to the boardwalk.

The boardwalk extends 40 city blocks between Rudee Inlet to the south and 40th Street to the north.

Popular among residents and tourists alike, the Virginia Beach Boardwalk offers an abundance of cultural, recreational and historical events and activities. From its de rigueur amusement park and fishing pier to the Naval Aviation Monument, the boardwalk presents an unparalleled range of sights, sounds and diversions.

Since its construction in 1888, the boardwalk has been a community treasure. Reminders of the boardwalk’s historic past are the 1895 deWitt Cottage — the oldest beach house along the city’s oceanfront — and the 1903 Coast Guard Station, which stands on site of the waterfront’s original 1870s Seatack Life Saving Station.

APA Great Places offer better choices for where and how people work and live. They are enjoyable, safe, and desirable. They are places where people want to be — not only to visit, but to live and work every day. America’s truly great streets, neighborhoods and public spaces are defined by many criteria, including architectural features, accessibility, functionality, and community involvement

For more information about these areas and , as well as lists of the 2009 APA 10 Great Neighborhoods, Streets and 10 Great Public Spaces, visit www.planning.org/greatplaces.

Vineyards by the Fountain City Center Fountain Plaza- Newport News, VA

This Saturday, September 19, 2009; 1:00 p.m. – 6:00 p.m.
A fabulous fall event to enjoy the fruits of the vineyards, delicious food, great music and good company. The event is rain or shine. Tables for 8, $280, advanced purchase required. Reserve your table early by calling . The event will also have a Beer Garden; entrance ticket and additional purchase required. ** No carry-in tables, tents, umbrellas, alcohol, glass containers, strollers or pets permitted. Must be 21 or over to purchase or consume alcohol. Bottles of wine will be available for purchase and must be consumed on the premises. ** CASH SALES ONLY ON SITE. ** For more information, call . To purchase tickets, go to www.ticketmaster.com. Free parking. Make a Weekend of it! Mention Vineyards for Special Overnight Rates! Marriott $89/night Omni $99/night

Vineyards by the Fountain Wine Festival - Sat, Sept. 19, 1-6 pm

Newport News VA Fridays at The Fountain Concert Series Oyster Point

 

If you want an inexpensive Friday night date idea. Make a picnic meal and head to Oyster Point in Newport News for their Friday night concert series.

Bring your friends, lawn chairs, blankets and dancing shoes. Free admission; food and beverages for sale.

All concerts are free, parking is free.

 

citycenternewportnews May 8, 2009; 6:00 p.m. – 8:30 p.m.
Fridays @ the Fountain Concert Series

City Center Fountain Plaza
The Famous Unknowns – Robin Thompson, Lewis McGhee, Mike Lille-Versatile Acoustic Singer Songwriters

May 10, 2009; 12:00 p.m. – 2:00 p.m.
Mother’s Day Serenade

Enjoy that special day with Mom and join us at the Market Stage for Mother’s Day entertainment!

May 15, 2009; 6:00 p.m. – 8:30 p.m.

Spin City-Top 40 hits from the 70s, 80s, 90s, and today.
May 22, 2009; 6:00 p.m. – 8:30 p.m.

10 Spot – Funk, R&B, Alternative Food ($) and beverage

May 29, 2009; 7:30 p.m. – 9:30 p.m.
Virginia Symphony Concert

Enjoy a free sunset performance by the Virginia Symphony.

May 30, 2009; 11:00 a.m. – 2:00 p.m.
Family fun begins at City Center surrounded by unique shops and restaurants! Join us around the fountain with your family and friends for an afternoon of children’s rides, live music, and family activities.
June 5, 2009; 6:00 p.m. – 8:30 p.m.
FAB -( Formerly The Fat Ammons Band )  Motown, Dance, R&B
June 12, 2009; 6:00 p.m. – 8:30 p.m.
Heather Edwards – Contemporary, Hi-Energy Country
June 19, 2009; 6:00 p.m. – 8:30 p.m.
Slapwater – Rock ‘n Roll, Motown, Beach, Disco, Oldies.
June 26, 2009; 6:00 p.m. – 8:30 p.m.
Off the Record – R&B, Funk, Pop, Disco
July 3, 2009; 6:00 p.m. – 8:30 p.m.
Borderline Crazy – Rock, Classics, Contemporary.
July 10, 2009; 6:00 p.m. – 8:30 p.m.
City Center Jazz @ Market Stage

City Center Market Stage on Mariners Row
Join us at the Market Stage for a Bourbon Street version of Fridays @ the Fountain featuring our own City Center Jazz All-Stars in the New Orleans tradition. Bring your friends, lawn chairs, blankets and dancing shoes.

July 11, 2009; 11:00 a.m. – 2:00 p.m.
Beat the Heat with Code Blue Bluegrass

Celebrate the summer, take a break from the heat, and enjoy music, great summer treats, and lots of family fun.

July 17, 2009; 6:00 p.m. – 8:30 p.m.
City Center Jazz @ Market Stage

Join us at the Market Stage for a Bourbon Street version of Friday @ the Fountain featuring our own City Center Jazz All-Stars in the New Orleans tradition. Bring your friends, lawn chairs, blankets and dancing shoes.

July 18, 2009; 11:00 a.m. – 2:00 p.m.
City Center Market Stage – on Mariners Row
The Rust City Ramblers Dixieland Jazz Quartet – Celebrate the summer, take a break from the heat, and enjoy music, great summer treats, and lots of family fun.
July 24, 2009; 6:00 p.m. – 8:30 p.m.
Spin City – Top 40 hits from the 70s, 80s, and 90s.
August 1, 2009; 7:00 p.m. – 10:00 p.m.
Family Films by the Fountain – Madagascar 2 (PG)

City Center Fountain Plaza
Free “film-themed fun” starts the evening with pre-show entertainment and hands-on activities for kids. Enjoy classic and new family films under the stars on the beautiful Fountain Plaza.

August 7, 2009; 6:00 p.m. – 8:30 p.m.
The Rhondels – Motown, Classic R&B, Beach Music.
August 8, 2009; 7:00 p.m. – 10:00 p.m.
Family Films by the Fountain

City Center Fountain Plaza
Hotel for Dogs (PG) – Free “film-themed fun” starts the evening with pre-show entertainment and hands-on activities for kids. Enjoy classic and new family films under the stars on the beautiful Fountain Plaza.

August 14, 2009; 6:00 p.m. – 8:30 p.m.
Slapwater – Rock ‘n Roll, Motown, Beach, Disco, Oldies.
August 15, 2009; 7:00 p.m. – 10:00 p.m.
Family Films by the Fountain-Kung Fu Panda (PG)

City Center Fountain Plaza
Free “film-themed fun” starts the evening with pre-show entertainment and hand-on activities for kids. Enjoy classic and new family films under the stars on the beautiful Fountain Plaza. Food ($) and beverage ($).

August 21, 2009; 6:00 p.m. – 8:30 p.m.
Butter – High Energy Rock
August 22, 2009; 7:00 p.m. – 10:00 p.m.
Family Films by the Fountain

City Center Fountain Plaza
Journey to the Center of the Earth (PG) Free “film-themed fun” starts the evening with pre-show entertainment and hand-on activities for kids. Enjoy classic and new family films under the stars on the beautiful Fountain Plaza.

August 28, 2009; 7:30 p.m. – 9:30 p.m.
Virginia Symphony Concert

Enjoy a free sunset performance by the Virginia Symphony.

September 4, 2009; 6:00 p.m. – 8:30 p.m.
Tailgate Down – High Energy Country Rock
September 11, 2009; 6:00 p.m. – 8:30 p.m.
Slapwater – Rock ‘n Roll, Motown, Beach, Disco, Oldies.

More info here: http://www.citycenteratoysterpoint.com/events.php

Newport News, VA Development Update Oyster Point Village

Atlanta-based SJ Collins Enterprises won a bid from the William and Mary Real Estate Foundation to deliver a mixed use lifestyle center in Newport News, a project worth $118 million.Located at the intersection  of Jefferson Avenue amd Oyster Point Road, Oyster Point Village will be located on a greenfield site of 43.5 acres.

The development will combine 325 residential units,  260,000 square feet of retail stores and restaurants, 50,000 square feet of office space and a 150-room hotel. 
About 20 percent of the development is dedicated to green spaces and small parks. Wide, landscaped sidewalks and bike trails will promote a pedestrian-friendly community and connect to Jefferson Lab.

William and Mary’s real estate foundation owns the site having

acquired it in 1989 from the state after it received the property from the federal government. Originally, the college planned to partner with the nearby Department of Energy’s Thomas Jefferson National Accelerator Facility, or Jefferson Lab, and develop an office and research park there. That project never materialized.

If the rezoning is approved by the Newport News City Council, SJ Collins will buy the tract for $18.5 million from William and Mary. The contract to buy the tract hinges on the rezoning. The developer expects to file the rezoning application within a month.

If approved construction of  Oyster Point Village would begin in 2010 and wrap up in 2011.

The developer is negotiating leases with national tenants that nearby City Center at Oyster Point and Port Warwick haven’t been able to attract. According to the developer some of these potential stores/ tenants are unique to the Peninsula, and some are unique to the region. Two possible tenants switched focus to this potential development from Virginia Beach for their first entry into the Hampton Roads market.

This is the first time SJ Collins has partnered with a university. The company beat out 10 other bids to develop the property last February, according to Jim Golden, vice president of strategic initiatives for the college.

If the sale goes through, the college has no further financial interest in the project, according to Golden.

This isn’t the first time William and Mary has been involved with a development. The college has sold parcels for the 300-acre New Town project in Williamsburg, modeled on the town center concept. Golden said there are still residential parcels for sale.

SJ Collins, whose expertise is retail development, developed the 470,000-square-foot Albermarle Village in Charlottesville and the 87,722-square-foot Short Pump Station outside of Richmond.

Divaris Real Estate Inc. is the leasing agent for the Newport News and Richmond retail sites. Gerald Divaris, chairman of Divaris, said his firm won the contract for leasing Oyster Point Village a year ago. Construction is expected to begin on the entire project in 2010 and be completed by 2011.

The developer is touting Oyster Point Village as a project that is different from other mixed use projects in Newport News, including Port Warwick and City Center, both of which boast the “live, work and play” theme.

“The seamless integration of retail, entertainment, office, residential and hospitality will create a true live, work, play community, but the incorporation of pedestrian-scale design elements along with open, green spaces creates an interactive gathering place that will emerge as a community amenity,” said Jeff Garrison, partner, SJ Collins Enterprises, in a prepared statement.

“While these developments deliver upscale office, residential and hospitality alternatives, City Center and Port Warwick do not establish a retail environment that attracts national, specialty retailers seeking a lifestyle venue with significant retail anchors,” Garrison said.

City Center features a combination of office, residential and hospitality supported by ancillary retail that aligns with office traffic patterns and uses, Garrison said. Port Warwick integrates residential with service offices and boutique retail and restaurants that primarily cater to its residents, Garrison said. “Oyster Point Village is a different development type with a different vision. Newport News is no longer a blue-collar bedroom community.”

Location Map of Oyster Point Village, Newport News, VA

 

Map picture

The Point at City Center Newport News VA- Condos

pointatcitycenter Condos once usually appealed to those who couldn’t afford homes. Now, with luxury models, some choose them over owning a house.
A condo owner can spend their free time working out, traveling and entertaining.

Search For Condos For Sale in Newport News

Some of the new condos that have hit the Peninsula market in recent years are more spacious and expensive than some houses. The Point at City Center’s condos  cover more than 2,300 square feet.
The latest luxury condos to hit the market on the Peninsula are different from those that have been on the Peninsula for years.
Ten years ago, the typical condo buyer was someone who was buying his or her first home, was limited in money or was interested in its maintenance-free perks.
Now it’s the other way around.People can afford whatever they want, and they’re choosing this lifestyle.”
Sales of condos were down 19.5 percent across the Peninsula between 2007 and 2008, but the median sales price — where half sell for more and half for less — is up 12.8 percent, from $174,900 to $197,245, according to information provided by ( REIN) The Real Estate Information Network Inc. The sales statistics don’t differentiate between existing condos and new construction.
citycenternewportnews The Peninsula’s newest luxury-style condos include H2O in Hampton and Windy Knolls, Patrick Henry Place, Villages of Stoney Run and The Point at City Center, all in Newport News.
“I think the market in 2009 and upcoming years is going to be really good for luxury condominiums because a lot of consumers are looking for less work and to spend less time and maintenance on single-family homes and want to have something that’s going to allow them to have more time to themselves

Luxury condos appeal to various buyers, from busy professionals and couples who don’t want to mess with home repairs to empty-nesters tired of residential upkeep — but who don’t want to sacrifice the perks that they became accustomed to in their single-family homes.

Everyone from single professionals that are on the go a lot or who travel a lot forNewportnewscitycenter.jpeg work to couples who have had the big glamorous home and don’t want the upkeep are buying condos.
When couples have time off together, they want to be together. They don’t want to be out mowing the grass.
The Point offers lofts — a studio-style condo — for about $200,000, as well as one- and two-bedroom units. The top-of-the-line unit at The Point at City Center is the $529,000 penthouse. With three bedrooms, three baths. It has a sunroom (and) a huge gourmet kitchen that can hold a table for eight.
It also comes with dual master suites, and the third bedroom makes a great guest room, office or workout room.
Many choose The Point at City Center because it’s amid a hub of retail and restaurants at City Center at Oyster Point.
You can enjoy the view from their second-floor condo — overlooking the shops and restaurants that line Merchants Walk — and the activities put on by the City Center and The Point’s management.

Location:

citycentermapLocated in the Heart of the Mid Atlantic:
City Center at Oyster Point conveniently located just one hour from Richmond via Interstate 64 and just two and a half hours from Washington, D.C. via  Interstates 64 and 95. A short drive away is the Outer Banks of North Carolina.

facts about City Center Newport News Va

Selling shares in property

 

 

 

Brian, three brothers inherited property and one brother wants to sell his share to one of his brothers; does the third brother have to give permission?

The short answer is no, no permission is necessary. This question illustrates a couple of different principles.

The first principle is the nature of property passing by way of will or intestacy (no will). Whether heirs take title via a will (if by will they are rightly called devisees) or by intestacy (rightly called heirs) they take and hold title as

tenants in common without right of survivorship

You can read the rest of the answer here in the Lytle Law weekly lytle-letter-11-24-08

Lytle Law is a general practice law firm located in Newport News, Virginia. From two office locations on the Virginia Peninsula we serve clients and try cases across the Commonwealth including the Peninsula, Newport News, Hampton, Williamsburg, James City and York County areas. Lytle Law has the experience and ability to satisfy nearly all of a client’s legal needs, and where we believe we need help we will either associate appropriate counsel or provide a referral. www.LytleLaw.com

Brian Lytle is the president of Lytle Title www.LytleTitle.com Lytle Title & Escrow, LLC a Virginia licensed, insured, and bonded real estate settlement company doing business as Lytle Title. With offices in Newport News and WIlliamsburg, Virginia,  primarily serving the Virginia Peninsula (Hampton, Newport News, York County,Poquoson, James City County and Williamsburg), but we also regularly serve surrounding areas, to include New Kent, West Point, Suffolk, Isle of Wight, Gloucester and the greater Tidewater and Hampton Roads areas of Virginia.

Brian D. Lytle, Esq., Lytle Law, P.C. www.lytlelaw.com  Reprinted with permission of the author. 

 The law may have changed since this article was written and published so caution is advised.

I have posted this article as a local REALTOR living and working in the Williamsburg Va area. I would be happy to assist you in buying or selling a  home there.  Click this link to search all real estate ,homes, condos town homes ,new and resale  currently for sale in New Town/ James City County Williamsburg VA

Click here to search all other real estate/ homes, condos ,townhomes, land for sale in the Williamsburg, James City, New Kent or York County Virginia

Click here to search for real estate,land,homes,condomiuns, town homes, commercial, in any of the following areas through the REIN MLS Database ( real estate information network) Chesapeake, Gloucester, Emporia, Greenvile, Hampton, Isle of Wight, Mathews,  Newport News, Norfolk, Northampton,  Poquoson, Portsmouth, Smithfield, Southampton, Suffolk, Sussex, Surry, VA Beach, York, Yorktown, Virginia

Foreclosure Rescue Scams

The economic climate has  given rise to a cottage industry known as “loan auditors” or “foreclosure rescue firms.” All essentially promise to stop a foreclosure. I want you to be aware of new Virginia law regulating these practices.

Typically, the foreclosure scammer will tell the homeowner that he can negotiate a deal with the lender to save the house, or evaluate the situation to look for loopholes, but the scam artist requires an upfront fee, and then often requires a more substantial fee when things “look promising.”

 You can read the rest of the article here lytle-letter-11-17-08

Lytle Law is a general practice law firm located in Newport News, Virginia. From two office locations on the Virginia Peninsula we serve clients and try cases across the Commonwealth including the Peninsula, Newport News, Hampton, Williamsburg, James City and York County areas. Lytle Law has the experience and ability to satisfy nearly all of a client’s legal needs, and where we believe we need help we will either associate appropriate counsel or provide a referral. www.LytleLaw.com

 

Brian Lytle is the president of Lytle Title www.LytleTitle.com Lytle Title & Escrow, LLC a Virginia licensed, insured, and bonded real estate settlement company doing business as Lytle Title. With offices in Newport News and WIlliamsburg, Virginia,  primarily serving the Virginia Peninsula (Hampton, Newport News, York County,Poquoson, James City County and Williamsburg), but we also regularly serve surrounding areas, to include New Kent, West Point, Suffolk, Isle of Wight, Gloucester and the greater Tidewater and Hampton Roads areas of Virginia.

 

 Brian D. Lytle, Esq., Lytle Law, P.C. http://www.lytlelaw.com Reprinted with permission of the author. 

 The law may have changed since this article was written and published so caution is advised.

I have posted this article as a local REALTOR living and working in the Williamsburg Va area. I would be happy to assist you in buying or selling a  home there.  Click this link to search all real estate ,homes, condos town homes ,new and resale  currently for sale in New Town/ James City County Williamsburg VA

Click here to search all other real estate/ homes, condos ,townhomes, land for sale in the Williamsburg, James City, New Kent or York County Virginia

Click here to search for real estate,land,homes,condomiuns, town homes, commercial, in any of the following areas through the REIN MLS Database ( real estate information network) Chesapeake, Gloucester, Emporia, Greenvile, Hampton, Isle of Wight, Mathews,  Newport News, Norfolk, Northampton,  Poquoson, Portsmouth, Smithfield, Southampton, Suffolk, Sussex, Surry, VA Beach, York, Yorktown, Virginia

Click here to search real estate, land, homes, condos, town homes, commercial in the following counties of North Carolina Camden, Chowan, Currituck, Dare, Elizabeth City, Gates, Hertford, Moyock, Pasquotank, Perquimans using the REIN MLS Database

contact: John Womeldorf/ REALTOR

Liz Moore & Associates

757 254 8136

John@MrWilliamsburg.com email

www.MrWilliamsburg.com/ website

www.MrBurg.com website

www.MrHamptonroads.com/ website

www.MrTidewater.com/ website

 

 

Williamsburg Va real estate search

 

FAQ Real Estate Legal Questions Hampton Roads Virginia

Brian, I’ve got a real estate transaction closing where we can’t get the home repairs done in time. What do I do?

Hmmm. I suppose it is too late to fuss about repair timing. Perhaps that wasn’t the agent’s fault anyway (didn’t ask).

The first thing you do not do, and I get asked this quite often, is blithely have the seller write a personal check to the buyer at closing for the cost of the repairs.

 

You can read the rest of the answer here : lytle-letter-11-10-08

 

Lytle Law is a general practice law firm located in Newport News, Virginia. From two office locations on the Virginia Peninsula we serve clients and try cases across the Commonwealth including the Peninsula, Newport News, Hampton, Williamsburg, James City and York County areas. Lytle Law has the experience and ability to satisfy nearly all of a client’s legal needs, and where we believe we need help we will either associate appropriate counsel or provide a referral. www.LytleLaw.com

Brian Lytle is the president of Lytle Title www.LytleTitle.com Lytle Title & Escrow, LLC a Virginia licensed, insured, and bonded real estate settlement company doing business as Lytle Title. With offices in Newport News and WIlliamsburg, Virginia,  primarily serving the Virginia Peninsula (Hampton, Newport News, York County,Poquoson, James City County and Williamsburg), but we also regularly serve surrounding areas, to include New Kent, West Point, Suffolk, Isle of Wight, Gloucester and the greater Tidewater and Hampton Roads areas of Virginia.

Brian D. Lytle, Esq., Lytle Law, P.C. www.lytlelaw.com  Reprinted with permission of the author. 

 The law may have changed since this article was written and published so caution is advised.

I have posted this article as a local REALTOR living and working in the Williamsburg Va area. I would be happy to assist you in buying or selling a  home there.  Click this link to search all real estate ,homes, condos town homes ,new and resale  currently for sale in New Town/ James City County Williamsburg VA

Click here to search all other real estate/ homes, condos ,townhomes, land for sale in the Williamsburg, James City, New Kent or York County Virginia

Click here to search for real estate,land,homes,condomiuns, town homes, commercial, in any of the following areas through the REIN MLS Database ( real estate information network) Chesapeake, Gloucester, Emporia, Greenvile, Hampton, Isle of Wight, Mathews,  Newport News, Norfolk, Northampton,  Poquoson, Portsmouth, Smithfield, Southampton, Suffolk, Sussex, Surry, VA Beach, York, Yorktown, Virginia

Click here to search real estate, land, homes, condos, town homes, commercial in the following counties of North Carolina Camden, Chowan, Currituck, Dare, Elizabeth City, Gates, Hertford, Moyock, Pasquotank, Perquimans using the REIN MLS Database

contact: John Womeldorf/ REALTOR

Liz Moore & Associates

757 254 8136

John@MrWilliamsburg.com email

www.MrWilliamsburg.com/ website

www.MrBurg.com website

www.MrTidewater.com/ website

www.MrVaBeach.com/ website

 

My other area Real Estate and Information Blogs for Hampton Roads/ Tidewater/ Williamsburg Virignia and surrounding areas

Williamsburg Real Estate Blog II

Williamsburg Real Estate Blog

Williamsburg Happenings/ Events Blog

 

Williamsburg Va real estate search

 Page copy protected against web site content infringement by Copyscape

   

 

 

 

FAQ Hampton Roads Real Estate law questions

FAQ : Brian, now the seller’s spouse won’t sign the contract (or listing agreement).  Do I have a deal?

Answer : No, as long as both were named as parties.  But read on.

This frequently asked question arises when someone refuses at the last minute to sign the contract or a listing agreement.  The answer turns on how the contract or listing agreement was written and who is refusing to sign (but not why they are refusing).  There are two basic facts patterns:
 
First Fact Pattern: Only One Party Named, Someone Not Named But Necessary Refuses to Sign:

Here the answer would be yes.  In this typical fact pattern the agent (and usually the client) writes and signs a contract with just one name as a party (the apparent client) only to later learn that another necessary party, and that party’s signature, is missing and needed.  As we have often noted, this can arise when a spouse thinks he or she got the house in a divorce only to find out the property was never actually deeded to them, but it can also arise with unknown heirs, someone claiming to “represent the estate,” business partners you didn’t think needed to sign, etc.  Wright v. Bryan, 226 Va. 557 (1984) involved such a situation.  In Wright only the husband, who in fact held title as tenants by the entireties with his wife, had accepted the buyer’s offer and he was the only party listed in the contract.  The wife was neither named in the contract nor did she sign. When the buyer refused to close for reasons unrelated to the state of title the seller husband sued the buyer for breach, and the Virginia Supreme Court ruled in favor of the seller.  In doing so the court discussed the rule that despite the wife’s omission on the contract, which meant that wife was not contractually bound to sign a thing, there was in fact a valid contract between the husband and the buyer (but the buyer breached it).  Had the buyer waited until closing and the seller’s wife then refused to sign then the seller would have been in breach.  This rule is why a builder can agree to sell a lot they do not yet own – on the basis that all they do is promise to acquire title by the time they are obligated to sell to the buyer (but this might be a misrepresentation under the REIN contract re joinder or approval of third parties).  And had the buyer waited and then the seller’s wife refused to sign I think the agent could have sued her client for breaching the listing agreement (unless of course the listing agent knew the wife was necessary and chose not to get her permission — which would be a VREB violation among others).

Second Fact Pattern: All Parties Named, But One Refuses to Sign:

Here the answer would be no.  This fact pattern usually involves a situation where you know about both (or all) parties, and so both (or all) names appear on the contract (or listing agreement), but then one of the named parties refuses to sign at the last minute. This, too, often arises with a separating or divorcing couple when one of the spouses just changes his or her mind whether out of spite or just because they change their mind.  The distinction from the first fact pattern is that it is understood from the beginning that you need all parties to sign and all are listed as parties to the contract/offer. G & M Homes II, Inc. v. Pearson, 263 Va. 107 (2002) involved this fact pattern: mom owned one-half of the property and her daughter owned the other half and both were listed as parties.  Mom accepted the buyer’s offer, but daughter refused.  The buyer sued claiming that mom was obligated to sell her half (they tried to get the daughter also, but that failed).  The Virginia Supreme Court said mom was not obligated to sell her one-half on the ground that since both sellers were listed in the contract in was clear both had to accept the offer before there was a valid contract – there was no evidence whatsoever mom was agreeing to sell her one-half when she signed.  The same principle would hold on a listing agreement (any contract really).
 
So, in summary, make sure you always find out who owns an interest in the property.  List them as parties.  And then get everyone to sign.  If someone misrepresents their ability to enter into the contract without others they may be sued if they do not get them to sign.
 
If you need help on this or any other matter, please feel free to email or call me.  Thank you for your support and business.
 
Brian

Brian D. Lytle, Esq.
Lytle Law, P.C.
11801 Canon Blvd., Ste 200
Newport News, VA 23606
757.595.5655 phone 757.595.4262 fax
http://www.lytlelaw.com

Waiving rights when buying property Hampton Roads Real Estate FAQ

Brian, can a home buyer waive their rights under the

 

Virginia Property Owner’s Association Act?

In a word, no. Va. Code § 55-509.4, which sets forth the Act’s

contract disclosure requirements and rights of cancellation, says:

Read the rest of the answer here lytle law-letter-10-27-08

Lytle Law is a general practice law firm located in Newport News, Virginia. From two office locations on the Virginia Peninsula we serve clients and try cases across the Commonwealth including the Peninsula, Newport News, Hampton, Williamsburg, James City and York County areas. Lytle Law has the experience and ability to satisfy nearly all of a client’s legal needs, and where we believe we need help we will either associate appropriate counsel or provide a referral. www.LytleLaw.com

Brian Lytle is the president of Lytle Title www.LytleTitle.com Lytle Title & Escrow, LLC a Virginia licensed, insured, and bonded real estate settlement company doing business as Lytle Title. With offices in Newport News and WIlliamsburg, Virginia,  primarily serving the Virginia Peninsula (Hampton, Newport News, York County,Poquoson, James City County and Williamsburg), but we also regularly serve surrounding areas, to include New Kent, West Point, Suffolk, Isle of Wight, Gloucester and the greater Tidewater and Hampton Roads areas of Virginia.

Brian D. Lytle, Esq., Lytle Law, P.C. www.lytlelaw.com  Reprinted with permission of the author. 

 The law may have changed since this article was written and published so caution is advised.

I have posted this article as a local REALTOR living and working in the Williamsburg Va area. I would be happy to assist you in buying or selling a  home there.  Click this link to search all real estate ,homes, condos town homes ,new and resale  currently for sale in New Town/ James City County Williamsburg VA

Click here to search all other real estate/ homes, condos ,townhomes, land for sale in the Williamsburg, James City, New Kent or York County Virginia

Click here to search for real estate,land,homes,condomiuns, town homes, commercial, in any of the following areas through the REIN MLS Database ( real estate information network) Chesapeake, Gloucester, Emporia, Greenvile, Hampton, Isle of Wight, Mathews,  Newport News, Norfolk, Northampton,  Poquoson, Portsmouth, Smithfield, Southampton, Suffolk, Sussex, Surry, VA Beach, York, Yorktown, Virginia

Click here to search real estate, land, homes, condos, town homes, commercial in the following counties of North Carolina Camden, Chowan, Currituck, Dare, Elizabeth City, Gates, Hertford, Moyock, Pasquotank, Perquimans using the REIN MLS Database

contact: John Womeldorf/ REALTOR

Liz Moore & Associates

757 254 8136

John@MrWilliamsburg.com email

www.MrWilliamsburg.com/ website

www.MrBurg.com website

www.MrTidewater.com/ website

www.MrVaBeach.com/ website

 

My other area Real Estate and Information Blogs for Hampton Roads/ Tidewater/ Williamsburg Virignia and surrounding areas

Williamsburg Real Estate Blog II

Williamsburg Real Estate Blog

Williamsburg Happenings/ Events Blog

 

Williamsburg Va real estate search

 Page copy protected against web site content infringement by Copyscape

  

 

Contingency in Real Estate Contract FAQ Hampton Roads Real Estate

What is a contingency? Black’s Law Dictionary defines a contingency contract as “a contract, part of performance of which at least is dependent on the happening of a contingency.” It goes on to define the word contingency as “an event which may occur” and says that the term contingent, when applied to a legal right or interest, “implies that no present interest exits, and that whether such interest or right ever will exist depends upon a future uncertain event.”

So, in theory when one makes a contract or one’s performance under a contract contingent upon a stated event, then that event must occur else the duty ceases or never becomes operable.

Read the rest of the article here : lytle-law-article-reprint-contingencies

Lytle Law is a general practice law firm located in Newport News, Virginia. From two office locations on the Virginia Peninsula we serve clients and try cases across the Commonwealth including the Peninsula, Newport News, Hampton, Williamsburg, James City and York County areas. Lytle Law has the experience and ability to satisfy nearly all of a client’s legal needs, and where we believe we need help we will either associate appropriate counsel or provide a referral. www.LytleLaw.com

Brian Lytle is the president of Lytle Title www.LytleTitle.com Lytle Title & Escrow, LLC a Virginia licensed, insured, and bonded real estate settlement company doing business as Lytle Title. With offices in Newport News and WIlliamsburg, Virginia,  primarily serving the Virginia Peninsula (Hampton, Newport News, York County,Poquoson, James City County and Williamsburg), but we also regularly serve surrounding areas, to include New Kent, West Point, Suffolk, Isle of Wight, Gloucester and the greater Tidewater and Hampton Roads areas of Virginia.

 

 Brian D. Lytle, Esq., Lytle Law, P.C. http://www.lytlelaw.com Reprinted with permission of the author. This article was originally published in the Realtor Update , a publication of the Virginia Peninsula Association of Realtors ®

 The law may have changed since this article was written and published so caution is advised.

I have posted this article as a local REALTOR living and working in the Williamsburg Va area. I would be happy to assist you in buying or selling a  home there.  Click this link to search all real estate ,homes, condos town homes ,new and resale  currently for sale in New Town/ James City County Williamsburg VA

Click here to search all other real estate/ homes, condos ,townhomes, land for sale in the Williamsburg, James City, New Kent or York County Virginia

Click here to search for real estate,land,homes,condomiuns, town homes, commercial, in any of the following areas through the REIN MLS Database ( real estate information network) Chesapeake, Gloucester, Emporia, Greenvile, Hampton, Isle of Wight, Mathews,  Newport News, Norfolk, Northampton,  Poquoson, Portsmouth, Smithfield, Southampton, Suffolk, Sussex, Surry, VA Beach, York, Yorktown, Virginia

Click here to search real estate, land, homes, condos, town homes, commercial in the following counties of North Carolina Camden, Chowan, Currituck, Dare, Elizabeth City, Gates, Hertford, Moyock, Pasquotank, Perquimans using the REIN MLS Database

contact: John Womeldorf/ REALTOR

Liz Moore & Associates

757 254 8136

John@MrWilliamsburg.com email

www.MrWilliamsburg.com/ website

www.MrBurg.com website

www.MrHamptonroads.com/ website

www.MrTidewater.com/ website

www.MrVaBeach.com/ website

 

My other area Real Estate and Information Blogs for Hampton Roads/ Tidewater/ Williamsburg Virignia and surrounding areas

Williamsburg Real Estate Blog II

Williamsburg Real Estate Blog

Williamsburg Happenings/ Events Blog

Williamsburg Va real estate search

 

FAQ Real Estate Sale Subject to Lease Hampton Roads VA Real Estate

Whose House is it Anyway?

Sales are subject to existing leases. And in fact, sales can be subject to oral leases. That is why a seller signs an affidavit at settlement saying there are no such leases and that no one else is in possession of the property at closing.

It is also why the standard contract obligates the seller to deliver possession at closing. Note, however, that these provisions and documents only serve to give the buyer the right to sue the seller; they do not give the buyer the right to remove a tenant in possession of the property pursuant to a lawful lease.

So, if your listing-to-be has a tenant then you need to request copies of any written leases or a  summary of any oral lease. You should confirm those facts directly with the tenant.

Moreover, you should disclose the existence of tenants in the MLS and you might need to accept offers subject to the tenants terminating their lease and moving out on or before settlement.

Read the entire article here : l lawarticle-reprint-whose-house-is-it-anyway

 

 

Lytle Law is a general practice law firm located in Newport News, Virginia. From two office locations on the Virginia Peninsula we serve clients and try cases across the Commonwealth including the Peninsula, Newport News, Hampton, Williamsburg, James City and York County areas. Lytle Law has the experience and ability to satisfy nearly all of a client’s legal needs, and where we believe we need help we will either associate appropriate counsel or provide a referral. www.LytleLaw.com

Brian Lytle is the president of Lytle Title www.LytleTitle.com Lytle Title & Escrow, LLC a Virginia licensed, insured, and bonded real estate settlement company doing business as Lytle Title. With offices in Newport News and WIlliamsburg, Virginia, we primarily serve the Virginia Peninsula (Hampton, Newport News, York County,Poquoson, James City County and Williamsburg), but we also regularly serve surrounding areas, to include New Kent, West Point, Suffolk, Isle of Wight, Gloucester and the greater Tidewater and Hampton Roads areas of Virginia.

 

 Brian D. Lytle, Esq., Lytle Law, P.C. http://www.lytlelaw.com Reprinted with permission of the author. This article was originally published in the Realtor Update , a publication of the Virginia Peninsula Association of Realtors ®

 The law may have changed since this article was written and published so caution is advised.

I have posted this article as a local REALTOR living and working in the Williamsburg Va area. I would be happy to assist you in buying or selling a  home there.  Click this link to search all real estate ,homes, condos town homes ,new and resale  currently for sale in New Town/ James City County Williamsburg VA

Click here to search all other real estate/ homes, condos ,townhomes, land for sale in the Williamsburg, James City, New Kent or York County Virginia

Click here to search for real estate,land,homes,condomiuns, town homes, commercial, in any of the following areas through the REIN MLS Database ( real estate information network) Chesapeake, Gloucester, Emporia, Greenvile, Hampton, Isle of Wight, Mathews,  Newport News, Norfolk, Northampton,  Poquoson, Portsmouth, Smithfield, Southampton, Suffolk, Sussex, Surry, VA Beach, York, Yorktown, Virginia

Click here to search real estate, land, homes, condos, town homes, commercial in the following counties of North Carolina Camden, Chowan, Currituck, Dare, Elizabeth City, Gates, Hertford, Moyock, Pasquotank, Perquimans using the REIN MLS Database

contact: John Womeldorf/ REALTOR

Liz Moore & Associates

757 254 8136

John@MrWilliamsburg.com email

www.MrWilliamsburg.com/ website

www.MrBurg.com website

www.MrHamptonroads.com/ website

www.MrTidewater.com/ website

www.MrVaBeach.com/ website

 

My other area Real Estate and Information Blogs for Hampton Roads/ Tidewater/ Williamsburg Virignia and surrounding areas

Williamsburg Real Estate Blog II

Williamsburg Real Estate Blog

Williamsburg Happenings/ Events Blog

Page copy protected against web site content infringement by Copyscape

Williamsburg Va real estate search

 

Real Estate FAQ Hampton Roads, Virginia

Brian, what is the difference between special and general warranty, and should my buyers be worried?

A general warranty seller warrants (promises or guarantees) that he holds clear title to the property and has a right to sell it. This warranty covers (all) problems created back in the chain of title. A special warranty seller, however, basically only promises or guarantees that he has not created a title problem. Obviously then general warranty is better than special warranty.

Read the remainder of the answer here in the Lytle Law Weekly Letter 

 

Lytle Law is a general practice law firm located in Newport News, Virginia. From two office locations on the Virginia Peninsula we serve clients and try cases across the Commonwealth including the Peninsula, Newport News, Hampton, Williamsburg, James City and York County areas. Lytle Law has the experience and ability to satisfy nearly all of a client’s legal needs, and where we believe we need help we will either associate appropriate counsel or provide a referral. www.LytleLaw.com

Brian Lytle is the president of Lytle Title www.LytleTitle.com Lytle Title & Escrow, LLC a Virginia licensed, insured, and bonded real estate settlement company doing business as Lytle Title. With offices in Newport News and WIlliamsburg, Virginia, we primarily serve the Virginia Peninsula (Hampton, Newport News, York County,Poquoson, James City County and Williamsburg), but we also regularly serve surrounding areas, to include New Kent, West Point, Suffolk, Isle of Wight, Gloucester and the greater Tidewater and Hampton Roads areas of Virginia.

 

 Brian D. Lytle, Esq., Lytle Law, P.C. http://www.lytlelaw.com Reprinted with permission of the author. This article was originally published in the Realtor Update , a publication of the Virginia Peninsula Association of Realtors ®

 The law may have changed since this article was written and published so caution is advised.

I have posted this article as a local REALTOR living and working in the Williamsburg Va area. I would be happy to assist you in buying or selling a  home there.  Click this link to search all real estate ,homes, condos town homes ,new and resale  currently for sale in New Town/ James City County Williamsburg VA

Click here to search all other real estate/ homes, condos ,townhomes, land for sale in the Williamsburg, James City, New Kent or York County Virginia

Click here to search for real estate,land,homes,condomiuns, town homes, commercial, in any of the following areas through the REIN MLS Database ( real estate information network) Chesapeake, Gloucester, Emporia, Greenvile, Hampton, Isle of Wight, Mathews,  Newport News, Norfolk, Northampton,  Poquoson, Portsmouth, Smithfield, Southampton, Suffolk, Sussex, Surry, VA Beach, York, Yorktown, Virginia

Click here to search real estate, land, homes, condos, town homes, commercial in the following counties of North Carolina Camden, Chowan, Currituck, Dare, Elizabeth City, Gates, Hertford, Moyock, Pasquotank, Perquimans using the REIN MLS Database

contact: John Womeldorf/ REALTOR

Liz Moore & Associates

757 254 8136

John@MrWilliamsburg.com email

www.MrWilliamsburg.com/ website

www.MrBurg.com website

www.MrHamptonroads.com/ website

www.MrTidewater.com/ website

www.MrVaBeach.com/ website

 

My other area Real Estate and Information Blogs for Hampton Roads/ Tidewater/ Williamsburg Virignia and surrounding areas

Williamsburg Real Estate Blog II

Williamsburg Real Estate Blog

Williamsburg Happenings/ Events Blog

Page copy protected against web site content infringement by Copyscape

Williamsburg Va real estate search

Is it okay to strike the general warranty, state of title, and mechanic’s lien clauses from the contract?

FAQ : Brian, the seller wants to change or strike the general warranty, state of title, and/or mechanic’s lien clauses from the contract, is this ok for my buyer?

Answer : No, it is not ok.  Explanation below (and come to the October 13 Roundtable for an even better explanation from First American regarding title insurance!).

The current market has generated more than the usual normal number of institutional sellers such as REOs, institutional investors, relocation companies, foreclosed property re-sales, and simply investor-buyers-turned-sellers.  And these companies seem loathe to take any risk, real or imagined, and since many are out-of-state they are not familiar with Virginia law, custom, or practice.  As a result I am being asked quite frequently whether it is ok, from a buyer’s standpoint, to permit such a seller to strike or change the paragraph or paragraphs that address title warranty, state of title, and mechanic’s liens.  These sellers want to strike that language on the theory that they were not owner occupants and do not want to make any warranties or promises regarding the property; rather, they want to minimize or eliminate any potential liability whatsoever (at least what they perceive as liability).  
 
The REIN contract, at paragraph 8, provides (in part) that:
 
Seller shall convey marketable and insurable title to the property by general warranty deed, unless otherwise specified below, subject to any easements covenants and restrictions of record, which do not adversely affect the use of the property for residential purposes.
 
The REIN contract also provides, in paragraph 7, again in relevant part, that:
 
At settlement, seller shall execute and deliver (i) the deed, (ii) a mechanic’s lien affidavit acceptable to buyer’s title insurance company, and (iii) such certificates and agreements as may be required by state and federal authorities for tax and residency purposes.

First, as a buyer’s agent you simply cannot permit a seller to strike the clear, marketable and insurable provisions of the contract.  If you do then your buyer client has no remedy if the seller cannot deliver clear title – the buyer has to close  with bad title – and a title insurance company will not insure against known defects so that does not help.  Since clear title cannot be delivered and title insurance cannot obtained the lender will not make the loan, thus the buyer can argue that the financing contingency is not satisfied and the buyer need not close, but I worry that in response the seller could point to the language in the contract that says handwritten or notated provisions control boilerplate printed ones.  I think the buyer wins, but having to go to court to find out isn’t exactly what Bobby had in mind. 
 
I am not so much concerned about such a seller striking the general warranty deed clause, or more likely, changing it to special warranty (even to quitclaim).  While it is certainly better to have a seller convey by general warranty, that disadvantage can be mitigated by having the buyer purchase an enhanced owner’s title insurance policy.  However, you must retain the language regarding clear, marketable and insurable title otherwise your buyer may be forced to accept an owner’s title insurance policy with exceptions, that is, the title insurance company disavows any responsibility for insuring against a particular, known, problem.  In the trade we say that they “take exception” to the problem (read: buyer you are out of luck).
 
Lastly, the provision regarding mechanic’s liens is extremely important.  Lenders require affirmative coverage against mechanic’s liens.  Since they are at risk for a problem they cannot discover or eliminate, title insurance companies, including First American (the company we use), insist upon receiving an affidavit from the seller regarding the absence of work by a contractor or supplier for which a mechanic’s lien could be filed or claimed.  Title insurance companies will not issue a policy without it, and since the lender requires it, the net effect is that you simply cannot close the transaction.  This problem was/is acute enough that REIN included the requirement for it in the contract, and the Virginia General Assembly made it Virginia law.  I just concluded a recent transaction where the seller struck this language (and the buyer agreed) and the title insurance company would not insure without the affidavit.  Despite me pointing out the Virginia law that obligated the seller to provide the affidavit, they would not.  After fighting the battle for a couple of weeks we finally reached a reasonable compromise and the deal closed, but it was not a situation that lent itself to agent/broker/lawyer sanity or client satisfaction.  So please do not allow a seller to strike that requirement, and if you are trying to write a deal and the seller wants to strike it, please contact me and I will help you (and the seller) get past that dispute.  
 
Note that the VAR contract has the same language in paragraph 19 regarding the mechanic’s lien affidavit, and similar obligations with respect to title at paragraph 13.  So there is no practical difference between those of you writing on the REIN contract and those of you writing on the WAAR VAR contract.
 
As always, I think you for your business and please do not hesitate to call, email or visit me if you have any questions or problems I can help you with.

 

Hampton Roads Real Estate FAQ Legal Questions :When should a home seller cancel their insurance ?

Question : Brian, when should my sellers cancel their homeowner’s insurance?

 

Answer :

 

 

To be safe sellers should not cancel until the deed is recorded,

the payoff is received, and they have proceeds in hand.

Sellers want to cancel as soon as possible because they get

the balance of their premium refunded. But they should make

sure they are no longer deemed to be the owners of the property

because they run the risk that they will be responsible for a loss

without insurance to pay for it (a house fire for example).

Read more here`

 

 

lytle-letter-10-13-08

 

Lytle Law is a general practice law firm located in Newport News, Virginia. From two office locations on the Virginia Peninsula we serve clients and try cases across the Commonwealth including the Peninsula, Newport News, Hampton, Williamsburg, James City and York County areas. Lytle Law has the experience and ability to satisfy nearly all of a client’s legal needs, and where we believe we need help we will either associate appropriate counsel or provide a referral. www.LytleLaw.com

Brian Lytle is the president of Lytle Title www.LytleTitle.com Lytle Title & Escrow, LLC a Virginia licensed, insured, and bonded real estate settlement company doing business as Lytle Title. With offices in Newport News and WIlliamsburg, Virginia, we primarily serve the Virginia Peninsula (Hampton, Newport News, York County,Poquoson, James City County and Williamsburg), but we also regularly serve surrounding areas, to include New Kent, West Point, Suffolk, Isle of Wight, Gloucester and the greater Tidewater and Hampton Roads areas of Virginia.

 

 Brian D. Lytle, Esq., Lytle Law, P.C. http://www.lytlelaw.com Reprinted with permission of the author. This article was originally published in the Realtor Update , a publication of the Virginia Peninsula Association of Realtors ®

 The law may have changed since this article was written and published so caution is advised.

I have posted this article as a local REALTOR living and working in the Williamsburg Va area. I would be happy to assist you in buying or selling a  home here.  Click this link to search all real estate ,homes, condos town homes ,new and resale  currently for sale in New Town/ James City County Williamsburg VA

Click here to search all other real estate/ homes, condos ,townhomes, land for sale in the Williamsburg, James City, New Kent or York County Virginia

Click here to search for real estate,land,homes,condomiuns, town homes, commercial, in any of the following areas through the REIN MLS Database ( real estate information network) Chesapeake, Gloucester, Emporia, Greenvile, Hampton, Isle of Wight, Mathews,  Newport News, Norfolk, Northampton,  Poquoson, Portsmouth, Smithfield, Southampton, Suffolk, Sussex, Surry, VA Beach, York, Yorktown, Virginia

Click here to search real estate, land, homes, condos, town homes, commercial in the following counties of North Carolina Camden, Chowan, Currituck, Dare, Elizabeth City, Gates, Hertford, Moyock, Pasquotank, Perquimans using the REIN MLS Database

contact: John Womeldorf/ REALTOR

Liz Moore & Associates

757 254 8136

John@MrWilliamsburg.com email

www.MrWilliamsburg.com/ website

www.MrBurg.com website

www.MrHamptonroads.com/ website

www.MrTidewater.com/ website

www.MrVaBeach.com/ website

 

My other area Real Estate and Information Blogs for Hampton Roads/ Tidewater/ Williamsburg Virignia and surrounding areas

Williamsburg Real Estate Blog II

Williamsburg Real Estate Blog

Williamsburg Happenings/ Events Blog

Page copy protected against web site content infringement by Copyscape

Williamsburg Va real estate search

 

Hampton Roads Real Estate FAQ about Bankruptcy

Bankruptcy FAQ’s

Your guy at the legal corner is becoming increasingly concerned about a fundamental lack of understanding, at all levels, including real estate agents and affiliates, regarding the effect of bankruptcies on the sale of real estate.

Is this really a big deal?

VREB ( Virginia Real Estate Board ) and VPAR ( Va Peninsula Association of Realtors) will be the least of your concerns: not only might you forfeit your

commission, you can go to JAIL if you help a seller in bankruptcy sell real estate outside of the

bankruptcy court’s approval. The bankruptcy court takes this very seriously.

How do I know my seller is in bankruptcy?

Click here it find out the answer and read the rest of the article  

 Lytle Law is a general practice law firm located in Newport News, Virginia. From two office locations on the Virginia Peninsula we serve clients and try cases across the Commonwealth including the Peninsula, Newport News, Hampton, Williamsburg, James City and York County areas. Lytle Law has the experience and ability to satisfy nearly all of a client’s legal needs, and where we believe we need help we will either associate appropriate counsel or provide a referral. www.LytleLaw.com

Brian Lytle is the president of Lytle Title www.LytleTitle.com Lytle Title & Escrow, LLC a Virginia licensed, insured, and bonded real estate settlement company doing business as Lytle Title. With offices in Newport News and WIlliamsburg, Virginia, we primarily serve the Virginia Peninsula (Hampton, Newport News, York County,Poquoson, James City County and Williamsburg), but we also regularly serve surrounding areas, to include New Kent, West Point, Suffolk, Isle of Wight, Gloucester and the greater Tidewater and Hampton Roads areas of Virginia.

 

 Brian D. Lytle, Esq., Lytle Law, P.C. http://www.lytlelaw.com Reprinted with permission of the author. This article was originally published in the Realtor Update , a publication of the Virginia Peninsula Association of Realtors ®

 The law may have changed since this article was written and published so caution is advised.

I have posted this article as a local REALTOR living and working in the Williamsburg Va area. I would be happy to assist you in buying or selling a  home there.  Click this link to search all real estate ,homes, condos town homes ,new and resale  currently for sale in New Town/ James City County Williamsburg VA

Click here to search all other real estate/ homes, condos ,townhomes, land for sale in the Williamsburg, James City, New Kent or York County Virginia

Click here to search for real estate,land,homes,condomiuns, town homes, commercial, in any of the following areas through the REIN MLS Database ( real estate information network) Chesapeake, Gloucester, Emporia, Greenvile, Hampton, Isle of Wight, Mathews,  Newport News, Norfolk, Northampton,  Poquoson, Portsmouth, Smithfield, Southampton, Suffolk, Sussex, Surry, VA Beach, York, Yorktown, Virginia

Click here to search real estate, land, homes, condos, town homes, commercial in the following counties of North Carolina Camden, Chowan, Currituck, Dare, Elizabeth City, Gates, Hertford, Moyock, Pasquotank, Perquimans using the REIN MLS Database

contact: John Womeldorf/ REALTOR

Liz Moore & Associates

757 254 8136

John@MrWilliamsburg.com email

www.MrWilliamsburg.com/ website

www.MrBurg.com website

www.MrHamptonroads.com/ website

www.MrTidewater.com/ website

www.MrVaBeach.com/ website

 

My other area Real Estate and Information Blogs for Hampton Roads/ Tidewater/ Williamsburg Virignia and surrounding areas

Williamsburg Real Estate Blog II

Williamsburg Real Estate Blog

Williamsburg Happenings/ Events Blog

Page copy protected against web site content infringement by Copyscape

Williamsburg Va real estate search