Nelson County: Country Living With a View

By Joanne DiMaggio

Located almost in the geographic center of the state, Nelson County’s 471 square miles is considered some of the most beautiful acreage in Virginia.

Nelson natives, like Carole Saunders, GRI, Realtor with Montague, Miller & Co. Realtors, know first-hand why Nelson is a little bit of heaven on earth. “I have lived in Nelson all my life and never wanted to live anywhere else,” she said. “It has everything one could ever dream of, from the beautiful mountain scenery, to rivers, lush farmland and rolling hillsides.”

Marlo G. Allen, Associate Broker, Better Homes & Gardens Real Estate III, moved to Nelson County when she was in the 4^th grade. Besides selling real estate, she is a local business owner of Hill Top Berry Farm & Winery in Nellysford. “I am extremely passionate about living in Nelson and helping others find a place here to call home,” she said.

Francesca San Giorgio, broker and owner of Four Seasons Realty-Nelson County, moved to Nelson County from Santa Barbara, California in 1999 to operate the Meander Inn Bed & Breakfast. She is often asked why she left Santa Barbara for life in Nelson County.

“We chose Virginia because it was similar to California,” she admitted. “Everyone laughs when I say that, but it’s true. It has the mountains, the ocean, wineries and great colleges. The only difference I see is that Virginia has four seasons, which is wonderful!” 

San Giorgio was attracted to Nelson County because it epitomizes country living at its best. “I enjoy living in the country with people from all over the world who have located to this small community. I can hike to Crabtree Falls, the tallest waterfall in the northeast. There are mountain views, nine wineries and two breweries. Having options for a lot to do or doing absolutely nothing in a beautiful area can be fulfilling.”

Route 29 Corridor

Nelson has many attractive amenities, including its location and easy access. “A large number of residents work in surrounding cities,” said Saunders. “With improvements to Routes 29 and 151, traveling has become easier. However, in the last 10 years more residents have started small businesses and work from home.”

The Route 29 corridor, which runs through the center of Nelson, has been the site of recent commercial development.

“Lovingston has changed very little over the years except for the traffic light on 29 and the Callohill Shopping Center, which has brought additional jobs and essential services without traveling into Lynchburg or Charlottesville,” said Saunders.

San Giorgio cautioned that although residents like the conveniences, they do not want their home to grow too big.

Allen agreed. “Living in Nelson County is a lifestyle. People choose to live or vacation here for a way of life that is more relaxed. We already have the conveniences of living near a city such as Charlottesville. When people move to the country they want to be in the country and not have the city come to them. Bringing in too much business could jeopardize the lifestyle.”

Saunders said since the 90s the residential market trend has been to locate in areas not too far off Route 29, and she pointed to Nellysford and the Rockfish Valley as the fastest growing areas.

“Schuyler has seen changes over the years with growth spurts and property values gradually increasing,” Saunders said. “The same holds true for Montebello. Some areas of Piney River have gotten a boost in property value by the recent installation of water and sewer lines off 151.”

“Areas such as Faber also have become options for those people who want to live within an easy commuting distance to Charlottesville, but want a little more value for their dollar,” Allen added.

Allen said Afton also gets a lot of interest because of its proximity to Wintergreen and easy commuting distance to Waynesboro and Charlottesville. Prospective vacation homebuyers looking for privacy and quiet focus on remote areas.

Saunders services a large number of buyers from the North who continue to return and sometimes purchase real estate. “There is a certain magic that calms the spirit when you let your hair down and take time out with Mother Nature.”

San Giorgio said homes range from $48,000 to $4,500,000. “For many buyers who want five to twenty acres, there is a range of $100,000 to the high $600,000s. For Stoney Creek, prices start in the low $300,000s to $1,600,000. Wintergreen homes start in the high $200,000s to over $1,500,000. There is a price range for everyone.”

Allen is cautiously optimistic about the improvements in Nelson’s housing market. “Properties that are selling are priced to sell — not sit. The homes that are priced within the market parameters have the greatest chance of being sold, especially since there is a lot of competition.”

Largely because of Nelson County’s unparalleled beauty, buyers just seem to naturally resonate to the area.

“Most of my buyers are looking for the country feel with a bit more acreage, better views and lower prices than the city from which they are coming,” said San Giorgio. “For the second home buyer, Nelson County is the perfect place because every day can feel like a vacation.”

Retire in Nelson

Nelson continues to attract retirees, partially because of its proximity to Charlottesville and the U.Va. Hospital. Saunders credits Wintergreen’s Stoney Creek Subdivision as being “a wonderful community for our 55+ retirees.” San Giorgio agrees, adding that Stoney Creek offers spacious, luxury living in a secure neighborhood without the worry of upkeep of lawns and exteriors.

“Nelson County offers an active lifestyle for all ages,” said Allen. “Basically, you can do as much, or as little as you want here. Some retire here for the serene mountain setting, while others are attracted to the endless recreational options. Wintergreen and Stoney Creek harbor many of these facilities. One community within the resort, Rosewood, specifically tailors to those 55 and older. Their homes are designed so that people can ‘age in place’ and can have access to assisted living care as needed.” 

San Giorgio said that while she sees “a lot of retirees,” she also sees people buying land to build when they retire or families who want to raise their children in a country atmosphere. “Today many people can work from home and commute a few days a week to the office. The country is a great way to have both.”

What’s Special About Nelson?

If you haven’t been to Nelson County lately, you may be surprised at the number of hidden treasures within this county. San Giorgio said Nelson has tourists who return every week just for the restaurants, wineries and outdoor living. “What’s so special is that whether you’re a tourist or local, we all blend together. Locals and tourists are usually hanging out in the same spots.”

Saunders said most of Nelson’s small country stores offer wonderful food and sandwiches — especially for breakfast and lunch — and there is never much of a wait. “The locals who run these stores are always full of information regarding history and areas of interest. Take the time to go to the Nelson Tourism Office and pick up a map of Nelson to travel the back roads.”

For prospective buyers, San Giorgio said that it only takes one or two visits before you’re hooked on Nelson.

“Come and visit,” she said. “By your second visit, you will feel like a local, fall in love with the area and the next thing you know, you will be calling a Realtor® to buy your next property!”