- FAN Properties
- For Sale
- Ford's Colony
- Gloucester Real Estate
- Golf Villas
- Governor's Land
- Home Tips
- Luxury Homes
- New Construction
- NEW KENT
- New Town
- News & Information
- Peninsula Real Estate
- Port Warwick
- Richmond Real Estate
- Short Sale
- Williamsburg Real Estate
Welcome to Richmond!
Very rare and arguably one of the most exclusive neighborhoods in Kingsmill. This gallant Georgian has all the colonial charm with a modern layout, extensive raised paneling, millwork, custom casings, cherry cabinets, black granite, spacious bedrooms, master bedroom downstairs, considerable lighting, stamped concrete driveway & patio, 3-car garage, and a heated lap pool on a 1.2 acre golf lot. Offered at $2,150,000.
KINGSMILL is a place steeped in honored traditions and genuine Southern hospitality. When the first English foot was placed in Virginia, it was here on these grounds that once served as a central part of the area’s plantation life in the 1600’s through 1800’s.
Acreage: 2,900 acres (1,160 hectares)
BURWELLS LANDING is a high end Kingsmill sub-division that was opened in 1993 and is essentially completed. There are 36 properties. The subdivision is named for Lewis Burwell, who built a large plantation on the James River in the early 18th century. The main Burwell house was destroyed by fire. The two brick outbuildings still stand and are visible from lots 34, 35 and 36. One of these buildings was a slave quarter, and is probably the only brick slave quarter in America that remains from the slave period.
Lot 36, 301 East Landing, is situated on the back of the plantation, with a direct view of the historic site. Hole number 2 of the Plantation Golf Course is adjacent the north side of the property. A large pond separates lot 36 from the second fairway. There are no golf paths near the property.
Welcome to 301 East Landing a stunning English Country Manor in Burwell’s Landing of Kingsmill on the James in Williamsburg. A true colonial work of art with extensive moldings, casings, mahogany paneling, two master suites downstairs, remodeled custom kitchen, 8 bedrooms, 6 full baths, study, tavern room, and a private pool overlooking the second hole at the Plantation Course.
The house has 15 rooms, with eight bedrooms, six baths and 2 half baths. It has 9400 square feet, with five thousand plus square feet on the main floor. The house features a great room with an open plan and high ceiling. Galleries ring the great room. The kitchen is recently remodeled with all new appliances, and is decorated in a traditional motif that coordinates with the main common areas. The eating area is a tavern room with beamed vaulted ceiling.
There are five conventional fireplaces with masonry chimneys. Two feature gas logs and the study fireplace has an elegant English coal fire box. The floors are hardwood, with marble in one hall, and porcelain in the kitchen. The ceilings are a minimum of 10 feet on the first floor, and 9 feet upstairs. The great room ceiling is 14 feet. Wide crown moldings are throughout the first floor. The 48 inch main staircase is an Edwardian period design with all-mahogany stairs, spindles and bannister.
The paneling in the study is stained mahogany, with natural mahogany in the hall and stairwell. Part of the wall décor in the study was modeled after common rooms in the Cadogan Hotel, Knightsbridge, London. The framed paneling is an original design. The fireplace is a custom design, integrating antique beech columns taken from a Victorian mansion.
The eight foot tall, five quarter inch thick mahogany doors are custom made to an original panel pattern. The shelving around the doors is unique, using an original design. The first floor features two master suites, one in the east wing and one in the north wing. The east wing suite has large windows facing the golf course, and a door to the pool deck. It has two walk-in closets, a large bathroom with a claw foot tub and a separate shower, and an individual sitting room with a fireplace. The separate master quarters are suited for a live-in relative.
The master suite in the north wing is adjacent the study and sitting room, and has an attached hidden bath with an all tile wet room featuring a whirlpool tub, and two showers. Inspired by an English country manor house the windows have permanent shutters that fold into the walls. The bedroom has four closets. In addition to the two separate master suites on the main floor, the house features three additional separate sleeping areas, each with two bedrooms and baths. The sleeping quarters can accommodate five couples/families.
In total there are eighteen closets; 6 are walk-in. In addition there is a 500 square feet California closet and dressing room with more than sixty drawers/shelves, nine wardrobes, and twenty linear feet of dress racks. The house has lightning protection and a 15 kw generator. There are six independent HVAC units for six zone HVAC control. HVAC units, fireplace gas logs, generator, and outdoor grill are served by underground natural gas. Underground cable and telephone serve the property.
Seven interior doors open onto 1980 square feet of porch/deck. The deck includes an 18 x 36 swimming pool, two covered porch areas, 32 x 10 and 26 x 9, and 160 feet of aluminum railings.
A house is a house is a house — until it’s on a mountaintop looking over the
ocean. Here, experts put numbers to those valuable vistas. By Marilyn Lewis of MSN Real Estate
How do sellers decide what to charge for the shack on the hill versus the identical house it looks down on? View properties are worth more, sure, but there’s no hard-and-fast rule for calculating how much more. Guess too high and a beautiful home can sit and sit and sit, ignored by buyers in even the hottest market. Too low and you’ve just handed the next owner thousands of dollars, perhaps much more. (Bing: When will the housing inventory increase?)
It’s the job of appraisers, market analysts and brokers to identify the market’s sweet spot — the least a seller will accept and the most a buyer will pay — for each piece of property at a given time. Long experience has taught them the features that attract the eye, but pricing them is more of an intriguing art than a science.
Is the view from the right rooms? Will it go away with the change of seasons or an ill-considered building permit? Is the focus on mountains in the distance or on city lights a block away?
The experts weigh each of these factors and more, but in the end, they’re putting a dollar value on the human need for privacy and status.
A cautionary tale
Telluride, Colo., broker Buzz Fedorka tells a story to illustrate what can go wrong on the high end of the market when every other element is in place but the view is missing.
An experienced developer bought a couple of lots in Telluride — the resort’s slogan is “the most beautiful place you’ll ever ski” — some years ago at what seemed like a bargain price. Each sold for about $300,000 at a time when comparable lots, all of them on ski trails, were going for $1 million. The bargain lots, however, had no view of the town’s big magnet, its 13,000-foot mountains, Fedorka says.
The developer built a massive log-and-stone, five-bedroom house with six baths and two powder rooms. Great stone pillars flanked the porte-cochère entrance. “He priced it at $8 million — similar to what other (comparable) houses were priced at the time, but they were on view lots,” Fedorka says. Although this was at the height of the U.S. housing boom, the homes took 3.5 years to sell — at $3 million below the asking price.
It’s a power thing
Real-estate market analyst Ernest V. Siracusa Jr. is experienced in pricing views in Southern California. He works for subdivision builders and developers, advising them on how much their new homes can sell for — and how much more the same place with a panoramic sweep of the hills can command.
What makes people pay so dearly for a view? It’s status, for one thing, says Siracusa, and the quiet and pleasure a view affords. Californians are particularly view crazy, he says. “It goes with the lifestyle of the population that lives here.”
Also, you get privacy, an increasingly treasured commodity in a crazy, crowded world. “You don’t have anybody behind you,” he says. “Being on top of a hill separates you from people below.”
There’s the sense of freedom, of openness, of achievement, all highly valued by the human spirit. The feeling is, “‘I own this place,’ versus ‘I’m cramped in a sardine can’ where everybody’s at the same level and you’ve got fences and houses and everybody’s looking down at your yard.”
A lot of science, a little intuition
When Siracusa launched The Siracusa Co. in Thousand Oaks, Calif., more than 35 years ago, he set about establishing some rules of thumb for himself. He analyzed the problem systematically over several years, comparing sale prices of identical subdivision homes (or methodically valuing and accounting for any differences) to arrive at a few guidelines for valuing a view.
“I set out to define this for myself in the real world,” he says. “I tried to compare the same floor plans, lot sizes, get rid of the externals that could bias the price. I did it for a lot of tracts in a lot of different communities, looking at sale prices of new homes.”
For example, he’d compare the sale price of a house on lot without a view ($314,990) with the price of an identical house near top of a hill with an unobstructed view ($344,990, a premium of 9.5%). Comparing each sale with others with similar types of views, he arrived at premium ranges for each category. The view premiums were remarkably similar in each category, he says.
MSN Weather: Head to cities and count the trees
“What really counts is the (ground level) view from the back, because that’s where people live.” A stunning view out the front door has little value, in Siracusa’s opinion, because no one lives in the front of the house. “You can have a house literally across the street from open space, but a view from the front doesn’t count. You give that zero view premium.” What matters, he says, is what people see from the kitchen, master bedroom, dining and family rooms, the most-used rooms in a home.
Likewise, Siracusa gives little premium for second-story views. “It would be minimal, if I gave it anything. But take that same view and put it on the ground floor, it’s worth a lot.”
In high-rise buildings, view premiums rise with the elevator. “There’s a status to being higher, and you tend to get a broader view as you go up higher,” Siracusa says.
Pricing the view
Siracusa’s research has been confirmed over time, at least in new subdivisions, he says. Here are the premiums he sees
for homes in new Southern California subdivisions (with houses on each side and views ranging from 45 to 90 degrees):
1% – 2.5%: A home on level ground overlooking unobstructed open space. For example, a house that would otherwise cost $300,000 would go for $307,500 (a 2.5% premium).
3% – 5%: A home just high enough to look over rooftops with a partially obstructed view. “Not a real high-quality view,” as Siracusa puts it.
6% – 8%: A good unobstructed view but without much elevation; a home halfway up the hill, for example.
9% – 12%: Atop the hill with an unobstructed view of a city or open space.
15% – 20%: A water view. An outstanding, unobstructed view of a big lake or ocean can command up to 25% more in a development, Siracusa says. And oceanfront can cost 25% to 30% more. For example: A $500,000 house can run $625,000 with an outstanding water view. By the same token, a $1 million house jumps to $1,250,000 or more overlooking a lake.