[Sly Fox]

We've touched on Lynchburg real estate in recent discussions. But I'd love to hear some thoughts on what areas are places that give the highest quality of life for the dollar and that would have the greatest opportunity for resale appreciation. Here's a survey with questions that can be answered simply with a rating of 1-to-5 Stars. If you want to give thoughts off up those as well.

What area is best place to live?

• 1. City of Lynchburg
  2. Campbell County
  3. Bedford County
  4. Amherst County
  5. Appomattox County

Parts of Lynchburg/Subdivisions:

• 1. Boonsboro
  2. Rivermont
  3. Near Downtown (Federal Hill
  3. Central (Fort Hill/Perrymont etc.)
  4. West
  5. South
  6. Wyndhurst

School Districts (listed HS for easiest descriptor):

• 1. EC Glass
  2. Heritage
  3. Brookneal
  4. Jefferson Forest
  5. William Campbell
  6. Rustburg
  7. Appomattox
  8. Amherst
  9. Liberty/Bedord

If you had the following budgets, where would you buy?

• 1. $100k
  2. $150k
  3. $200k
  4. $250k
  5. Price is no object

I'm curious to see the responses from those who've been around town awhile and those haven't.

[SuperJon]

You need to add Wyndhurst.

[Sly Fox]

Thanks, SJ. Much of that was put together from my time in the 'Burg 20 years ago. I'm sure there are better options and I'd love to hear them. We've had a number of folks drop by here mentioning they are returning to Lynchburg for school and others who are interested int he quality of life like Badger.

I'd love to see what everyone thinks.

[Fumblerooskies]

What area is best place to live?
1. City of Lynchburg (3, downgraded ONLY b/c of prop. tax. I love it living in town)
2. Campbell County (5, due to lower prop. tax rate)
3. Bedford County (5, lower prop. tax)
4. Amherst County (1)
5. Appomattox County (2)

Parts of Lynchburg/Subdivisions:
1. Boonsboro (4)
2. Rivermont (3)
3. Near Downtown (Federal Hill) (no stars)
3. Central (Fort Hill/Perrymont etc.) (1)
4. West (3)
5. South (4)
6. Wyndhurst (5)

School Districts (listed HS for easiest descriptor):
1. EC Glass (4, great academic rep, though, but you have the VERY high end and the very low ends of the socio-economic spectrum)
2. Heritage (5, with prejudice. More middle class area of town)
3. Brookville (1, with prejudice and distain for the Bees)
4. Jefferson Forest (4, but sports VERY political...thus the downgrade)
5. William Campbell (1, too far out)
6. Rustburg (3)
7. Appomattox (1)
8. Amherst (2)
9. Liberty, Bedford...I added this one (4)

If you had the following budgets, where would you buy?
1. $100k (not gonna find much...Timberlake area, maybe)
2. $150k (Condo/Townhome...south area...Rusell Springs area)
3. $200k (Forest/Wyndhurst)
4. $250k (Ivy Hills/London Downs...on the golf courses)
5. Price is no object (Boonsboro)

Been in the area since August of 2000.

[TIMSCAR20]

There are a few Subdivisions that are cool but I can't think of the names of any of them right now...A lot of teachers live in the Woods off Wiggington and some live in my soon to be former neighborhood. Those neighborhoods are hidden though and if you didn't have business up there you would never drive by them. The 200 K houses are now the high 2 low 300s at this point. Sly, I will have to drive you around town to give you the Hidden Lynchburg tour. Purple Haize has one of those hidden gem type hoods out in the county. Forest seems like a great place to live. There are so many developments on Everett Road off Thomas Jefferson drive.

[El Scorcho]

What area is best place to live?

• 1. City of Lynchburg: - There are still lots of good places to live in the city. Taxes are killer, though.
  2. Campbell County: - If I had my choice, this is where I'd be. Rustburg is about to boom.
  3. Bedford County: - Bedford has some nice areas for sure, but there's not a lot out there. It feels like you're always driving over to the 'burg for something. Add a star if you're talking about the Forest area.
  4. Amherst County: - Too far and Madison Heights is trainwreck.
  5. Appomattox County: - It's pretty far out there, but if you like living on big plots of land, this is where your money will go the farthest.

Parts of Lynchburg/Subdivisions:

• 1. Boonsboro: - It's nice, but the amount of old money in Boonsboro is a turn off to me. I'm too blue collar for The 03.
  2. Rivermont: - Give or take a star based on what end of Rivermont you plan to live on. Things can vary pretty wildly down there.
  3. Near Downtown (Federal Hill): - No. Don't do it. There's no good reason to live downtown unless you're in school or just flat broke.
  4. Central (Fort Hill/Perrymont etc.): - The Fort Hill area is enjoying a resurgence right now. Lots of young families are moving in and taking over the 50's neighborhoods. The state streets are especially popular right now.
  5. West: - This covers a lot of ground, but the neighborhoods out on Waterlick and the far end of Timberlake aren't too bad. Mostly 80's and 90's neighborhoods out there. Add a star in if you plan to live in Forest. Forest is nice.
  6. South: - There isn't much in the way of permanent housing around the south side of town that people are interested in anymore. Retail is taking over and housing will decline around those areas.
  7. Wyndhurst: - If you like planned communities, this is certainly where you want to be. It feels like a little small town. Beware of LU kids in the townhouses, though.

School Districts (listed HS for easiest descriptor):

I have no experience with the local schools yet, so I'll defer to those who do.

If you had the following budgets, where would you buy?

• 1. $100k: Fort Hill
  2. $150k: Waterlick/West Timberlake
  3. $200k: Wyndhurst/Forest
  4. $250k: Carriage Grove in Rustburg
  5. Price is no object: By a plot of land in Rustburg before it skyrockets and build my own.

I've been living in Lynchburg post-college since 2002. I've been here since 1997, though.

[Cider Jim]

I, for one, love my neighborhood. It's called the Maple Hills subdivision in Lynchburg, but you have to drive through Bedford County to get there. It's only 15 minutes from campus, but it's literally about as far away from campus as you can be, and still be in town. It's off of Route 221, right behind the Subway & the CVS. Most of the houses are in the $100,000 to $200,000 range and are 15 to 20 years old. And from the top of the hill, you can see the LU monogram 6 miles away. We moved out here in 1989, thinking we would be in the country, but shortly thereafter they widened 221 from 2 lanes to 5 (with a turning late in the middle), and we are only about 2 miles from Wyndhurst. The only real down side is you have to have Horton & Gomes for neighbors (just kidding, guys).

[alabama24]

Hey Sly - Thanks for the great topic. This will be very helpful for the Mayo clan.

I have some Lynchburg/VA tax questions for everyone. What impact will the “high property tax” in lynchburg have on a renter? How to car taxes / vehicle registrations work? Does where you live change the cost of registering a car?

Does VA have income tax? Do local municipalities charge income tax / does it matter where you live?

Having lived in Washington State & Michigan, I have learned how different tax structures can be.

‘Bama

[El Scorcho]

What impact will the “high property tax” in lynchburg have on a renter? How to car taxes / vehicle registrations work? Does where you live change the cost of registering a car?

Property taxes are charged for cars as well as real estate. They are higher in the city than they are out in the counties. In fact, I got a bill today for about $275 for our cars this year.

Does VA have income tax? Do local municipalities charge income tax / does it matter where you live?

Yes, Virginia has income tax. No local income taxes...yet.

[Libertine]

Best place to live:

1a. Bedford County, particularly if you're in Forest or close to 460. You have the benefit of Lynchburg right there or being that much closer to Roanoke.
1b. Campbell County, for much the same reason.
3. Lynchburg, is far less desirable than the first two but certainly beats the other two alternatives. Taxes and inept city government are a killer in Lynchburg and are two of the primary reasons we got out of Dodge.
4. Move to Amherst County if you like a challenge.
5. Move to Appomattox County if you have nothing better to do.

Best Lynchburg neighborhoods:

1. South & West -- the further out Timberlake and Lakeside you go, the better off you are.
2. Boonsboro -- for people w/ money and no need to go anywhere.
3. Wyndhurst -- a once promising neighborhood quickly turning into a ghost town.
6. Do not move to Rivermont, Federal Hill or the Perrymont area under any circumstances.

Best schools:
(really depends on what you want)
1. Heritage / Brookville -- solid schools, no risk
2. EC Glass -- academically phenomenal but you take a risk w/ its location
3. JF -- the best school that Bedford County has to offer
4. Amherst -- solid, but w/ the obvious drawback of being in Amherst County
9. All the others -- you can take the student out of the trailer but...

If I could buy anywhere:

-- With certain caveats, it really would depend on the kind of deal I could get. $ would probably go further in Campbell and Appomattox but under no circumstances would I move back to Lynchburg.

[timhoughton]

What area is best place to live?

1 Bedford County
1 Campbell County (tie because cheaper taxes)
3 City of Lynchburg
4 Amherst County
5 Appomattox County



Parts of Lynchburg/Subdivisions:

1. Forest
2. West
3. South
4. Wyndhurst
5. Boonsboro
6. Rivermont
7. Central (Fort Hill/Perrymont etc.)
8. Near Downtown (Federal Hill



School Districts (listed HS for easiest descriptor):


1. Jefferson Forest
1. Brookville
3. Heritage
4. EC Glass
5. William Campbell
6. Rustburg
7. Appomattox
8. Amherst
9. Liberty/Bedord




If you had the following budgets, where would you buy?


1. $100k -- Fort Hill
2. $150k -- Waterlick/Timberlake area
3. $200k -- Waterlick/Timberlake area
4. $250k -- Forest
5. Price is no object -- Ivy Lake or London Downs

[ATrain]

If you want to be close to the Burg and have some good housing for a cheaper price, Concord on the Appomattox/Campbell county lines works best. Otherwise, I'd live in Wyndhurst.

[LUconn]

What area is best place to live?

• 1. City of Lynchburg *** The only reason they didn't get 2 is because you have access to highspeed internet almost everywhere.
  2. Campbell County **** Lowest taxed. Not many people looking to live there because of it's hick-like perception. Didn't get 5 because of the lack of access to highspeed internet.
  3. Bedford County **** My favorite places to live are in Bedford. Didn't get 5 because it can get pretty expensive.
  4. Amherst County ** Didn't get a 1 because you can have a lot privacy if you want I guess.
  5. Appomattox County * I don't know why somebody would live there. It's really not that much cheaper for the drive.

Parts of Lynchburg/Subdivisions:

• 1. Boonsboro ***** It's really nice overthere and I don't care how snobby they are.
  2. Rivermont *** I love the houses around this area. Some areas look pretty dangerous though. Doesn't get 4 stars because of all of the "historic" regulations you'd be bound to.
  3. Near Downtown (Federal Hill) ** My wife lived on Washington Street on Diamond hill in a mansion apartment. It was pretty cool, but I feared for her life.
  3. Central (Fort Hill/Perrymont etc.) *** Neat area and neighborhoods but theres a lot of rental properties and the houses are old, but not in a cool way.
  4. West *** Eh, it's alright.
  5. South *** Isn't this Liberty?
  6. Wyndhurst ** Sure it looks nice, but I will never ever be a part of an HOA ever again. Never.

School Districts (listed HS for easiest descriptor):

I have no idea


If you had the following budgets, where would you buy?

• 1. $100k
  Modular home in Campbell somewhere.
  
  2. $150k
  Any house in Campbell
  
  3. $200k
  Big house in Campbell
  
  4. $250k
  Bigger house in Campbell
  
  5. Price is no object
  I'd buy a farm in Bedford and build a really big house on it

[Sly Fox]

You guys are providing some great input. I know we have some real estate agents who drop by here from time to time to post. This is the best online listing of homes I could find for Lynchburg:

http://www.lynchburgmls.com/default1.asp



As for the much discussed development called Wyndhurst:

http://www.wyndhurst.net/


As someone surrounded by master planned communities, I admit I wasn't very impressed with the amenities in this community for the price in comparison to nearby housing. Perhaps I am missing the big draws. Aren't their still dining options along Timberlake? Can't you get just about anywhere in Lynchburg in about 20 minutes? I get the town center concept working in exurbia nationally in an effort to create some form of community where one never existed prior to sprawl. But is this really a draw in Lynchburg where there are already established communities in place? And other than walking access to a YMCA (of which membership & monthly dues are not included in the HOA fees based on what I can see) and the less than stellar shopping options, what's the advantage of buying in this community as opposed to a traditional house without HOA obligations? There is no golf course, no equestrian center and just one lake that doesn't appear stocked for fish. What am I missing?


And please keep the survey responses coming. The more input from people (without financial interests in the process) the better it is for those moving into the 'Burg to get a feel for what they should be looking for in terms of parameters.

[LUconn]

Can't you get just about anywhere in Lynchburg in about 20 minutes?

No, in many cases you can't take the highway to get from one side to the other. In those cases it can take 30 minutes as crazy as that sounds. I once had to drive from Rivermont to Waterlick Rd and it took me about 30 minutes. The draw to Wyndhurst is just the quaint "downtown" feel, without the danger or slummyness.

[Sly Fox]

I love that it can take up to 30 minutes to get somewhere in Lynchburg and it takes a minimum of 30 minutes to get anywhere in Houston or most any other major city.

As for the quaint downtown feel, I guess that is appealing for some. I guess I'm just not feeling it.

While we are at it, are there any developments popping up out 501 beyond Boonsboro toward Big Island?

Its funny that while researching this thread, I saw where places like New London & Goode are now becoming developed. Considering how rural they were back when I was in school, I find that extremely cool. Another interesting note was that a level yard is considered a big selling point. But down here in Houston, property with any undulation is concerned attractive since everything is so flat. The hilly nature of Lynchburg is what I always found so attractive.

[HenryGale]

Can't you get just about anywhere in Lynchburg in about 20 minutes?

No, in many cases you can't take the highway to get from one side to the other. In those cases it can take 30 minutes as crazy as that sounds. I once had to drive from Rivermont to Waterlick Rd and it took me about 30 minutes. The draw to Wyndhurst is just the quaint "downtown" feel, without the danger or slummyness.

Plus...Schmokies and world class lawn care!

[Libertine]

Why do I get the feeling that Foxy is compiling a report of some kind?

Lynchburgmls.com is the best real estate site for this area. It's where my realtor sent me when we were looking. It's kind of hit-or-miss when it comes to being updated in a timely manner (depending on the listing realtor) but it has pretty much everything in the area that's available.

The main problem that Wyndhurst has is that the developers priced it out of the greater Lynchburg market from the get-go. They wanted the whole thing to be upscale -- something along the lines of Boonsboro South -- and it really is a nice neighborhood but there simply isn't enough of a market for it to function as planned. They aren't pulling customers / residents away from Boonsboro and Wyndhurst is literally 2 minutes from Timberlake, which means that people have a lot more options than Wyndhurst can offer. Nearly all the business that moved into the area have since moved out -- witness 'tshirtman' --, with the exception of the restaurants. The neighborhood has become more of a lunch stop than anything else.

There really isn't a whole lot of new development going out 501 N toward Big Island. It's all going out either 221 and 460 toward Bedford or 501 S toward Rustburg. The land prices in those areas are cheaper, the road infrastructure is much better in those areas -- 501 N is a real pain to get to and it's only 2 lanes wide -- , and I would imagine that the more semi-mountainous terrain going out to Big Island would be harder to work with.

[Fumblerooskies]

15 new houses...many with garages...going into a Cul de sac on our street. You can't beat the location in proximity to LU and shopping and eating.

Palmer Woods

Frankly, though, I think they are going to be a tough sell with the asking prices., 230's to 250's. Of course, I hope they sell b/c that helps my house's value.

[SuperJon]

Well, it can. That depends on a few things.

[Sly Fox]

Careful, fumblerooskies. Unless you plan on selling sometime soon you don't want value to increase because it just pads your property tax bill.

[SuperJon]

Kind of.

[Fumblerooskies]

Careful, fumblerooskies. Unless you plan on selling sometime soon you don't want value to increase because it just pads your property tax bill.

The recent re-valuations pretty much UNDER-valued my house...but the city does not know about the secret underground bunker where we added about 1000 sq feet of living space

[Libertine]

Careful, fumblerooskies. Unless you plan on selling sometime soon you don't want value to increase because it just pads your property tax bill.

Actually, your property taxes have pretty much nothing to do with the actual selling price of your neighborhood or even the market price of the home. Selling price is determined by what the realtor thinks he can get for it, while the taxed value is determined by what the city/county thinks the property is worth. Very rarely are they the same number.
Also, taxes are only re-assessed every few years (unless you're in Lynchburg City, of course) so, depending on when you move in, your tax bill could remain static for several years despite the fluctuating value of the property.

[Sly Fox]

I protest the appraisal district every year to keep my values down. Otherwise the district can raise it each year just to jack up my annual bill. Boo appraisal districts.