Another question about the Roanoke area (Chesapeake, Franklin: environment, relocating, real estate)

[LouFerr]

We are thinking of relocating to the Roanoke area (Somewhere between Roanoke/Rocky Mount/ Smith Mountain Lake).
We now live in Chesapeake, and I have retired. We have been through the area many times as our son attends Virginia Tech.
My question is, are there many developements going in in the mid $20000 range.
We would like about 1-2 acres with views of the mountains, prefeably something around 2000 SF, less than 5 years old.

Thanks.

[LouFerr]

Originally Posted by LouFerr

My question is, are there many developements going in in the mid $20000 range.

Sorry, Meant to say mid $200000 range.

[Home4UnROA]

There are several homes in my neighborhood, Windy Gap Mountain Village, that are currently on the market. This subdivision is located off of Route 116 between Smith Mountain Lake and Roanoke - very convenient to just about any part of Roanoke. It is a great area, very wooded, with most of the lots being 3/4 to 1 1/2 acres in size, and many with mountain views and in the price range that you mentioned. You might want to Mapquest the main street, which is Windridge Parkway, and that will give you an idea of the location. Hope this helps.

[LouFerr]

Originally Posted by Home4UnROA

There are several homes in my neighborhood, Windy Gap Mountain Village, that are currently on the market. This subdivision is located off of Route 116 between Smith Mountain Lake and Roanoke - very convenient to just about any part of Roanoke. It is a great area, very wooded, with most of the lots being 3/4 to 1 1/2 acres in size, and many with mountain views and in the price range that you mentioned. You might want to Mapquest the main street, which is Windridge Parkway, and that will give you an idea of the location. Hope this helps.

Thanks.

I heard they are putting in a new interstate in that area (I-73?) Is that going to be anywhere near you?

[Home4UnROA]

Based on what I've heard thus far, the possibility exists. However, it will be a minimum of 20 years, according to the last report that I read. Also, the funding could be quite an issue. The project was estimated in 2001 to cost $1.46B; in 2006, the estimate grew to $3.9B. Virginia is also in the midst of a highway funding crisis. A lot of folks are betting that this I-73 project will be shelved and that there will be a major overall of Route 220. which would be the natural course for I-73.

[seanpecor]

I'd put money on I-73 moving forward albeit in a 10-20 year time frame. Rt 220 is beginning to bottleneck now in the northern Franklin County region during rush hours, and will become an issue for haulers moving product north/south through the area. You're talking major truck traffic coming from North Carolina moving everything from school buses to raw materials north to Roanoke and beyond, and vice versa. Sharing the same road with commuters living in Franklin County - the fastest growing county in the Roanoke metro - and working in Roanoke - is alright now but envision 20 years from now when the population of Franklin County is over 75,000 adding about 20,000 more cars on the road heading to/from the heart of Roanoke. A truckers nightmare.

The currently proposed I-73 route has it diverting away from Route 220 while it travels through Franklin County. Overhauling Route 220 from Roanoke to Rocky Mount just won't work because it's a designated commercial corridor and the entire stretch is being built up about as fast as Roanoke County along Route 419 was in the 70s and early 80s. Probably faster. So you're talking more stop lights, more stop and go, in 10-15 years. In the pipeline is a Super Walmart (among other things) to be built in Clearbrook Village across from the elementary school and next to the new Benz / Porsche / Jaguar / Land Rover / Volvo dealership. A Target will be replacing the old Walmart across from Hunting Hills. You've got the brand new Home Depot across from Lowes on Rt 220, and the soon to be opened standalone Starbucks, with other shops in the queue. Plus you have Slate Hill, currently in Limbo, but ultimately due to be recommenced and likely connected to the Lowes providing more convenient access to what looks to be 500,000+ sq ft of office and retail on the hill. Roanoke has made a special arrangement with Franklin County to run a new water main ASAP all the way from Clearbrook Village to the Wirtz Road / Route 220 intersection in Rocky Mount. At that intersection is a new 40 acre project that in 2 years will be home to the largest furniture store in all of Virginia. It will be 176,000 square feet (!) and result in the consolidation of three large furniture stores in the same area. Also approved for that development will be a 40,000 sq ft Grocery, a 13,000 sq ft Restaurant, 70,000 sq ft Office/Retail, 18,000 sq ft of bank, 38,000 sq ft Hotel, 6,600 sq ft Convenience Store, and a 5,000 sq ft Day Care to provide services for all employees in the development. I know through my grapevines that the town of Boones Mill, which Route 220 intersects, is going to be evolving in ways that might surprise the locals. A certain defunct furniture store will become the new home for a large bank branch, once they get the green light on some major excavation and rock removal to create space for a drive through. Lots of stuff is going on behind the scenes that will make life pretty interesting between Boones Mill and Rocky Mount that will also make it alot harder to overhaul/expand Route 220 into a limited access highway. Route 220 between Roanoke and Rocky Mount in 25 years will look a hell of a lot like Route 419 between Starkey and Grandin Road does now.

Also, keep in mind that only just in April 2007 has the federal gov't given our state governments permission to begin design work on the $4B I-73 project. The environmental study took a _long_ time but it's finally done. Finding the money to do the 70 mile stretch won't be a problem. The reality is that such a project would create opportunities for economic and industrial development in the Roanoke area that would provide a huge return on that investment over the long term.

But to go back to the original concern. Would it be safe to build or buy near or directly along Route 116? I'd study the I-73 route maps first. I know of homeowners on Crowell Gap Road that if memory serves have been notified that their land is affected by the proposed route. I also know that they have land in Burnt Chimney that, to make matters worse, will be affected by the AEP power line out to SML that is in the late planning stages. So that's another thing to look into, because it will also follow 116. If you want peace and solitude for the next 15 years I think you're okay. If you expect peace and solitude along 116 15+ years from now, that's a risky bet.

Sean

[LouFerr]

Thanks Sean, Lots of good info. We are planning to come out there to look around in about a week. We will be taking maps with us of the proposed interstate corridor and the railroad. Any other advice on where to look?

[seanpecor]

Hey Lou,

Here are a few:

For Sale By Owner

The above listing is in Teelbrooke Estates, a subdivision off of Grassy Hill, if memory serves, quite close to Brick Church Rd. Grassy Hill is a well maintained road, and Brick Church Rd is a convenient route to Route 220 probably less than 2 minutes away. At that point you'd be 25 minutes to downtown Roanoke and 10 minutes to Rocky Mount, which is a really nice little town with some big town conveniences. Listing says appraised for $310,500 but that's a _stretch_. The total county assessment on the 1.2 acres (two 0.6 acre lots plus the house) is $195K. I think $235K would be a fair offer in this market and maybe go up to $250K but no higher. $299K is way too high for the house, nice as it is, it doesn't offer the square footage to get into the $299K neighborhood.

Hrm, how locked into 1-2 acres are you? I know of a new-ish retirement community with about 16 homes finished or in progress, with a total of 41 lots. It's not a patio home community, but the lots are small, and all exterior maintenance is done by the HOA. It's geared towards retirees but there are families moving in. It's off of Scuffling Hill Rd, called The Cottages at Stone Mill.

Here is another one, it's midway between 116 and 220:

Search Franklin County, Rocky Mount, Smith Mountain Lake Real Estate Listings For Sale

I hope this helps! The best and most connected realtor I know of is Cindy Loyd, of Century 21 in Roanoke. I know her personally, and her husband is a developer and they live not 6 minutes from me over in Countryside Estates, just off of Grassy Hill. Grassy Hill is definitely a road I recommend driving down next time you're here. It's a pretty route to/from Rocky Mount.

Sean

[LouFerr]

Originally Posted by seanpecor

Hrm, how locked into 1-2 acres are you? I know of a new-ish retirement community with about 16 homes finished or in progress, with a total of 41 lots. It's not a patio home community, but the lots are small, and all exterior maintenance is done by the HOA. It's geared towards retirees but there are families moving in. It's off of Scuffling Hill Rd, called The Cottages at Stone Mill.

Sean,

Thanks again for the info. I am not quite ready for the "Retirement Community" scene. I am 57 and think I can handle riding a mower around 1-2 acres. Our main priorities are a nice view, a nice roomy lot, and enough room for my shop. My hobby is woodworking. My ideal place would have a detached 2 car garage or larger, or a basement. We have already contacted an agent in the area to show us around next week, but have not made any commitments. If I have time, I may swing by your place for a few if that would be alright.

Thanks again,
Lou

[seanpecor]

No problem, next week I'll be out working on excavation and footing for a small pet barn so I should be easy to spot if you stop by for a visit.

You'd be in good company in these parts. There are _alot_ of woodworkers. To save money, look into Pine Creek Structures on Route 220 in Rocky Mount when designing your shop. They will build a garage/shop to your specs on-site. It's an Amish owned company; once you've got the pad and a work order, a team of Amish guys get bussed in and build the garage in 1 to 2 days. It's something to consider! They've got lots of brochure info and photos at the Route 220 location.

Sean