MAY 25, 2012 L E E S B U R G T O D A Y 33

Samantha BartramStaff Writer

Willowsford Farm is a residential develop-ment looking to modern, yet timeless, trends for its inspirations. Characteristics like bounti-ful farmland, wide, open spaces and crafts-man-level construction that once typified small agrarian towns are now being put to use on more than 4,000 acres of rolling Virginia coun-tryside at one of RPL, LLC’s newest ventures. Bisected by Rt. 50, the Aldie-area devel-opment offers the best of rural living—like access to fresh, farm-to-table produce and wide swaths of recreational terrain—coupled with slick features expected by today’s discerning buyer. Both the Sycamore Club House and The Lodge at Willow Lake will feature high-class amenities like large community pools, a kitchen suitable for demonstrations or social gatherings, a fitness center, access to a stocked lake for canoeing and fishing and more to residents of its four distinct communities—The Grange, The Grant, The Greens and The

Grove. Buyers can choose home styles from four different builders, each offering a wide array of floor plans and materials. It’s likely Willowsford Farm has hit on something big with this combination, as inter-est in the development continues to grow.

The Concept Surrounding Willowsford’s four neighbor-hoods are pockets of farmland and some 2,200 acres of designated open space under the stew-ardship of the Willowsford Conservancy. That area is in permanent conservation, meaning it can never be developed and will instead be pre-served through a variety of uses, including an extensive trail network, agricultural production and preservation of existing streambeds, forests, meadows and other natural features. Although only six homes—in The Grange and The Grove—are occupied so far, construc-tion in all sections of Willowsford is ongoing. “We wanted to create a community out of [Willowsford],” Brian Cullen, regional presi-dent at RPL, said.

“We decided we wanted to develop it like a community and brand all the villages under one name, Willowsford. Then the question was, ‘what are people looking for? What makes this different?’” Turns out people from a wide demo-graphic spectrum are looking for pretty much the same thing. “The traffic is much broader than we thought,” Cullen said. “Buyers who are 30-50 years old, the buyer moving up from a townhouse or another single family home…folks not looking to live in an age-restricted community but who love the concept we’re talking about. Maybe they raised kids in Ashburn Farm or Ashburn Vil-lage and it was great, but they like the idea of a 2,000-acre backyard. They like the farming aspect of it.” Cullen said RPL could have pressed for a more dense development, but instead decided offering customers choice in several aspects of their home-buying experience was more valuable than just building more homes. “We decided to create different sized products

throughout the community. So we could have different price points of homes, different lot sizes—lots that are 8,000 square feet on the small side to more than 2 acres on the large side—there’s a big spectrum,” he said. Once the housing development scheme was settled upon, RPL looked at what it had left. “We ended up with roughly 2,200 acres of open space, not counting backyards or entry features. We’re talking about acreage to create big, open space,” Cullen said. His men took care to preserve as much of the original tree stand in Willowsford as possible, treating the growth as an asset rather than something to be removed to make way for houses. Still other spots peppered throughout Willowsford have been designated for farm-land. This, too, was treated as a benefit to the development and something that could be capitalized upon. “We had a lot of farm fields…we decided to create a farm to gener-ate food production that the residents could

Willowsford Bridges Gap Between Rural, Urban Living

Continued On Next Page

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34 L E E S B U R G T O D A Y MAY 25, 2012Loudoun Living

participate in,” Cullen said. The Farm

That asset truly takes hold of the recent farm-to-table, back-to-nature movement that’s been sweeping the nation. Michael Snow heads up operations at Willowsford’s farm—this season, he’s got about two-and-a-half acres in production. “Right now I’m growing pretty much any kind of vegetable, maybe about 50 different varieties,” Snow said. Indeed, in one field practically as far as the eye can see stretches rows of parsley, lettuces, fennel, beets and other robust-looking vegetables. Over time, Snow will expand his current team of four to enough people to maintain up to 250 acres of farmland in Willowsford, either growing produce or supporting small herds of animals. “There’s a lot of land and it’s pretty spread out, so it’s a logistical challenge but such a great opportunity.” Animal husbandry is a long way off for Snow and his team at this point, but, “as we expand, we will take on some animals,” he said. Hailing from an urban background in Cleveland, OH, Snow “got the farming bug” and has since worked on agricultural projects and managed farms and training programs in nearby Maryland. He learned through that work the importance of growing organically, and brought that practice to Willowsford, although the farm is not certified organic by the USDA. “We grow organically but we’re not certified

organic,” Snow said, explaining the distinction offers an opportunity for greater communica-tion with Willowsford residents. He encouraged anyone to ask as many questions as possible about his farming systems, willingly break-ing down the rationale behind his methods. “We don’t use synthetic pesticides or fertil-izers. We use the same cultivation practices an organic farm would do, and we live within the spirit of the organic movement,” Snow said. “Our vision is we want to serve the com-munity with the farm—we want to grow food for the people who live here…clean, safe, fresh, local, healthy food.” That produce is destined for the tables of Willowsford residents, or for the demonstra-tion kitchen headed up by Culinary Director Bonnie Moore. There, students can learn how to best utilize Snow’s harvest through a series of ongoing cooking classes.

Living Space Homebuyers can choose from styles from four popular builders in the area: Beazer, Integ-rity, K. Hovnanian and Van Metre homes. Each offer a variety of floor plans and distinct materials; so there are lots of designs to appeal to any taste.

Willowsford has a “non-monotony” rule, meaning it must employ different builders who will construct different houses, and no

two similar styles may sit next to one another. The result is a refreshing departure from the typical town center or townhome d e v e l o p m e n t , where houses tend to blend together. Price points begin

in the low $500,000s, like Integrity Homes’ cute Georgian, folk Victorian and Federal elevations, as well as a “bungalow arts and crafts” style. Beazer, K. Hovnanian and Van Metre styles are larger in both square footage and price, and also feature several styles and construction materials from which to choose. These family dwellings are complimented by the aforementioned Sycamore House and Lodge, which when fully complete will be bursting with amenities. At the moment, the community pool at Sycamore House is under construction—it’s planned to open for Memo-rial Day weekend. Across the development, another pool at the Lodge will soon be under-way—its “infinity” style will look out over Willowsford’s lake and boat house, where fami-lies may gather for boating, fishing, grilling out or building a campfire.

The Great Outdoors Sure, fun times can be spent at the well-appointed community centers, but there’s also some 45 miles of nature trails featured at Wil-lowsford. Most are gravel, some are paved, but all wind through classic Virginia naturescapes with an abundance of flora and fauna to enjoy. “It really does feel like you’re somewhere else [on the trails],” Cullen said. “We’re not subur-bia, but we’re on the edge of it…here you feel like you’re somewhere else.” Residents and their guests are invited to hike, bike, run or walk the trails. They can also be used as a guide to one of two existing dog parks, where four-legged Willowsfordians are allowed their freedom. They say it’s a buyer’s market, and although the price tag to buy at Willowsford isn’t small, it’s perhaps a more worthy investment than many real estate ventures in recent memory. RPL and its business partners seem to have a firm finger on the pulse of both societal trends and the rebounding housing market, but Cullen emphasized a more important aspect of making Willowsford a great community: listen-ing to his customers. “We are really listening to the traffic at the greeting center. We’re getting information from everyone who comes in there and listen-ing to what people say…we will eventually have 2,200 [homeowners]—we need to listen to what customers want,” he said. More information about Willowsford, is available at www.willowsford.com.n

WillowsfordContinued From Page 33

MAY 25, 2012 L E E S B U R G T O D A Y 35

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Loudoun Living

Margaret MortonStaff Writer

A survey of real estate agents and builders around the county revealed some differences of opinion as to the state of the market, but on one crucial point they were all in agreement: the market is moving back up. While there was some divergence on price points, which areas where moving well, and what kind of properties are attracting buyers, there was unanimous agreement the dark days are behind us. There was also broad agreement that inven-tories are low, the flood of foreclosures, certainly for the moment, has slowed to a trickle, and showings attracting up to 50 home seekers as well as multiple contract offers are customary. And eastern Loudoun, particularly Leesburg and Ashburn, appear to be the hot markets. But it’s still a market that has its uncertainties. Peter Knapp, with REMAX Gateway in Brambleton, said, “It’s a strange market right now; I think it will flush out once foreclosures and short sales have cleared out.” He sees a more competitive situation—especially in cer-tain price ranges and where there is a lack of

inventory. Leesburg Realtor Tom Jewell, of Carter Braxton Real Estate, agrees the market is on the upward swing, but he likens its overall pace to a “crawl.” Jewell sees a patchy selling picture. Anything at $400,000 or less sells quickly as do homes at $1 million or over. On the other hand, he’s found properties stick-ing around between $700,000 and $800,000 and above $2 million. But, despite that slow upward pace, Loudoun is in far better shape than most other jurisdictions. “Others are in a bad shape,” he said, noting in comparison Loudoun has virtually no unemployment. One casualty of the tanking market, Knapp said was the first-time buyers. Those “move-up buyers” who started out in the $300,000s, then moved up through the $500,000s to higher price points virtually disappeared. “There are fewer move-up buyers, they’re now looking at their first home at a higher level,” he said. And some sellers, noting the still low mortgage rates and rising prices and overall better market health, are holding onto their properties, preferring to wait a year or so more rather than move or do a short sale, in hopes of improving the bottom line. Brambleton is an area that’s “hotter than

Market On The Rise—Slowly

MAY 25, 2012 L E E S B U R G T O D A Y 37

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heck; homes are moving very, very quickly,” Knapp said, particularly townhouses in the $400,000 to $5000,000 range. That’s in part because of good, well-established and reputable builders at Brambleton, he said, citing Van Metre and Miller & Smith. And interest is high in all types of buildings. The brownstones over by Brambleton Town Center sold quickly and, in general, when new models are released buyers have to be quick off the mark to nail one. “It’s a very successful community; it gives you hope,” Knapp said. Sales are particularly good in new con-struction. Those units are doing very well, according to several Realtors. Another common theme was if it’s a good product and priced right, it will sell. One area that’s done very well while the home buying market was languishing was the rental market. And “it’s so tight, it will push people to buy,” Knapp predicted, noting rents are high enough that home purchase prices now compare favorably, even including inter-est, taxes, insurance and principal—and you get a mortgage deduction on your taxes. Karen Cooper, of Century 21 Redwood Realty in Ashburn, also noted the quicken-ing pace of the market. “I’m finding things are moving pretty quickly. There are multiple offers and I’ve heard agents having open houses with between 40 and 50 people.” How fast properties are moving depends on where they are, she says. “It definitely depends; there are certain pockets and neigh-

borhoods,” according to Cooper. But, in all cases, the standard rules still apply: a property must show and price well if it’s to sell. Echoing Knapp and Jewell, Cooper says she sees properties in the $800,000 range “moving very slowly, especially in western Loudoun. It needs to be unique to move.” She also cited the lack of inventory, including fore-closures, of which she said, “there are hardly any.” Banks are pricing properties aggressively and they’re moving quickly, she said. Ashburn in general is doing well, with homes moving quickly; also places like Potomac Lakes, Sterling and Potomac Station in Leesburg. And it’s not just the lower end. If a home is priced well and shows well, even the higher-end “preserve” single family homes are moving. Cooper finds with the lack of good inventory, “people are leaning toward new con-struction, which is on the increase and offering a lot of options.” The market for niche homes, which was hit hard, also appears to be recovering, Cooper said, depending on price and location. “It always boils down to price.” Where the big planned communities, such as Brambleton, have a distinct edge over areas farther west is in convenience—and savings in terms of gas costs—of living and working in one place, with all the amenities at homeowners’ fingertips, according to several Realtors. Dan Kaseman, principal partner at Mid-dleburg Real Estate/Atoka Properties, said,

Continued On Page 40

Loudoun Living

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38 L E E S B U R G T O D A Y MAY 25, 2012

Margaret MortonStaff Writer

Loudoun Habitat For Humanity is on a roll, having earlier this year received a $250,000 Community Block Development Grant and funding from Loudoun County’s Neighborhood Stabilization Program. That funding is boosting its efforts to do even more, particularly with foreclosed homes in eastern Loudoun, which is a new venue for the chapter. Over the past 19 years, the chapter has provided 20 new and rehabbed homes for 53 people, constructing well-built, comfortable abodes for families with incomes too low to afford their own house. In the process, Lou-doun Habitat has forged a strong construc-tion team, headed by Construction Manager Stanley “Bud” Green, that includes profes-sionals and others with a natural flair for the job and whose on-the-job skills have grown to the extent they probably could make it their living if they so desired. The chapter’s work is strengthened by numerous in-kind donations from suppliers and subcontractors, home building sponsor-ship from the corporate world, and an army

of volunteers from churches, civic organiza-tions and the community who believe in the mission. Typical of the financial and labor assis-tance Habitat receives are three recent dona-tions for the Erin Peterson project near Mid-dleburg: $5,000 from BB&T’s Lighthouse Project grant program; $4,000 from Sallie Mae; and $5,000 from Precision Electric. BB&T and Salle Mae also are arranging for a Team Build day, in which the companies provide free labor for the project while providing a team-building exercise for those working that day. Precision Electric staffers will install all the electrical at the current project. At first, Loudoun Habitat’s homes were built in western Loudoun, mostly in St. Louis, featuring two small groupings of homes, the Mary Jane Jackson and the Erin Peterson subdivisions. The first was com-pleted some years ago, while two of the five Peterson homes are finished, with families installed. A telephone conversation with Green last week revealed the foundations “for the third home are being poured as we speak.” And there are two other homes built elsewhere in St. Louis. “We also had two in Purcellville that were built a long time ago, one in Hamilton, one in Leesburg, one in Lovettsville, that we built, bought back and rebuilt for another family, and a piece of property in Round Hill,” Green said. But it’s eastern Loudoun where the chapter’s focus is particularly strong these days, not on new homes but on rehabbing foreclosed homes in the Sterling area. “We have a home dedication June 16 on a rehabbed Sterling home,” Habitat Board member and PR consultant Cynthia Jen-nings said. “And we’re still looking for more townhomes.” That move into eastern Loudoun three years ago was enabled through the county’s

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Neighborhood Stabilization Program that provided funding for depressed housing areas, according to James Bailey, director of development for Loudoun Habitat. That project grew out of the Bush administration’s Housing Recovery Act. Its purpose was to provide federal funds to acquire foreclosures in high-impacted areas. Habitat’s successful acquisition, rehab and turnover of six foreclosures to new owners was achieved through a three-way partner-ship with Loudoun County and Virginia Habitat. Three were funded through the county and three through Virginia Habitat. The Sterling area still has a large number of foreclosed properties and Bailey said the program has been hugely successful. “For years we’ve been trying to get into eastern Loudoun to see how we could position our-selves to provide affordable housing,” Bailey said. “It’s increased our footprint to be able to bring these houses to families in eastern Loudoun, so they can live and work there.” Even more important, the chapter made its application for the CDBG funds based on the success of the Neighborhood Stabiliza-tion funding. The $250,000 will be used to buy and rehab at least one foreclosed home, possibly two, probably in eastern Loudoun. The CDBG funds come from Housing and Urban Development and are funneled through the county. “The county adminis-ters it and makes the awards available. It’s a very detailed application,” Bailey said.

Bailey said Green and the construction team play an essential part in the acquisition and rehab process. “They put together a plan for the home. They evaluate each [potential acquisition] so they don’t land up buying a money pit; each one is vetted,” Bailey said, noting the work in every home so far has come in under budget. The team uses green building techniques—the EarthCraft Protocol at the Erin Peterson subdivision, for which it got grant funding. The foreclosures also use low energy techniques so homeowners’ energy bills remain as low as possible. Particularly in western Loudoun, “we’re looking for partner families,” Green said, noting the cost of gasoline accompanied by the fact that more people want to be in the eastern sector of the county for jobs, is making it difficult to get families in the west. The chapter also is trying to find veterans who need homes. Bailey has been with Loudoun Habitat for six years. When he came on board Green was president. And Green’s support and work has been invaluable for the organization, Bailey said, calling him a tremendous asset. “As a former Vietnam vet, he knows how to go into combat for Habitat. He doesn’t believe in No, he always finds a way.” For more information about Loudoun Habitat, go to www.loudounhabitat.org or call 703-737-6772. n

40 L E E S B U R G T O D A Y MAY 25, 2012

“my gut feeling is it’s increasing; we have more listings available.” Kaseman dated the tight inventory to as far back as a year ago. “There wasn’t enough inventory and people didn’t want to sell in that market.” Kaseman said the people he feels sorry for are those who paid $500,000 for their home and now find it’s only worth $350,000. While townhouses are selling well in the Leesburg area and eastern Loudoun, some smaller homes are selling in western Loud-oun and Clarke County. Especially in Clarke County, “you can get something nice for $300,000,” Kaseman said. Like Jewell, Kaseman has found the upper end of the market, $4 million to $6 million, dead in the water. “You can sell them once in a blue moon,” he said. Kaseman has two partners, Scott Buzzelli and Peter Pejacsevich. “Things are definitely improving,” Buzzelli said, noting a strong spring from early January through April, where “we were selling everything we had on the market under $800,000.” The company caters to a wide variety of markets and locations. He has found the market to be extremely strong in Leesburg and east of Rt. 15—sales in eastern Loudoun are up 4-6 percent this year, he said. The pace also has picked up in the Rt. 7 corridor to Purcell-ville, a western Loudoun pocket that’s doing

very well, according to Buzzelli. On the low inventory, Buzzelli calculated it is created by a mix of sellers deciding to hold off on selling right now or opting to keep their property and improve it. Or, some sellers may still be under water financially or their jobs are uncertain. Be that as it may, there is definitely more confidence on the seller side, he said. Even estate homes are doing better. There may not be many contracts, but “we’re getting a lot more traffic,” Buzzelli said, noting last spring he maybe had only one or two showings a month. That’s increased significantly. And the higher end market has picked up; he’s had between four and five showings for properties priced at over $2 million. “You can’t sell with one showing a month.” On the construction end, longtime builder John Fuog, owner of Fuog/Interbuild in Purcellville, who won the 2011 National Frame Building Association’s Building of the Year award as well as the coveted Judges Award for a horse barn in western Loudoun, says he’s an optimist by trade—and he sees that reflected in the current market. “It’s picking up. I’m writing contracts,” he says. Fuog says he counts himself fortunate he didn’t have to lay any of his 12 employees off during the tough years. “Not everybody was getting full hours, but we stuck together and made it work.” Diversifying was one way of answering the economic challenges, he says. Historically a builder of traditional farm buildings and horse barns, his company evolved, finding other strengths and skills, he says. “We built on it, spread our foundation,” Fuog said, noting he became a dealer for Butler Manufacturing, the largest builder of pre-engi-neered metals in the world, headquartered in Kansas City. Though that additional facet to his busi-ness, he’s taken on commercial, industrial and agricultural buildings. Leads now come from his own clients and some from Butler. “It’s been real good for us,” he said, describing an interesting project in McLean, where his company is building a private gym. Another project was in Winchester, where the company built a “barn,” in which the owner could work on his collection of old antique cars and store them. It wasn’t exactly what you think of as a barn, he says: “It had a lot more bells and whistles, like radiant heat and some nice creature comforts.” One way to keep doing well was not turning down work where the company felt it could make a contribution. Fuog has done it before, citing the late 1980s recession where he would turn his hand to anything—fixing up barns, doing foundation repairs or shoveling horse manure out of a building. “We tried to help people, do repairs, whatever it takes.” He bought a big bull-dozer, “so we can do excavation work our-selves,” he said, advocating that anyone can learn new job skills so as they retrench they can take care of what they have. n

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