There’s a guy on a motorized scooter who I see on 250 many days of the week riding to and from Crozet, presumably to Charlottesville and back. You’ve likely seen him too.
Imagine a trail that allowed him and others to get to and from Charlottesville without having to
a) get in a car and/or
b) ride a scooter or bike on a trail not competing with cars — everyone wins.
“The FIRST PUBLIC MEETING for Three Notched Trail feedback is May 15th!
Your attendance is requested on Thursday, May 15th, at 6pm! Albemarle County and the Three Notched Trail (3NT) Master Planning team are hosting an Open House with a brief presentation starting at 6:15. There will be opportunities for feedback, including highlighting your preferred trail destinations on a map.
The event will be held at Crozet Elementary School from 6pm to 8pm. There will also be a Bike Month event that day in the same parking lot from 5:00 to 7:00pm. There you can experience test riding various E-bikes, comparing different models. Kids may bring their bikes for safety lessons and testing our their bike skills.
You’ve seen the sign that 240/250 construction is coming.
It’s the roundabout.
When will the roundabout be finished?
Construction of the roundabout is anticipated to begin in late May of this year, and the construction will be substantially completed in the winter of 2025. We expect that punch list work will extend into 2026.
More than ever, grateful for infrastructure improvement.
As I sat in heaving paving-exacerbated-traffic (noting that if I’m in traffic, I am traffic) on 240 the other day, I was appreciative that we actually have some infrastructure improvements.
VDOT will reconstruct the existing intersection of Route 240 (Three Notched Road), Route 250 (Rockfish Gap Turnpike) and Route 680 (Browns Gap Turnpike) as a four-leg, single-lane roundabout. Using HSIP funds, the proposed roundabout will improve traffic safety and more efficiently move traffic through the busy Albemarle County intersection.
During construction, VDOT proposes to close Route 680 to through traffic between Route 250 and Route 802 (Old Three Notched Road) with a posted detour. Traffic would be detoured via Route 240 to Route 802 for about two months. The existing Route 680 single lane bridge over Lickinghole Creek, adjacent to this project, is being planned for replacement immediately after the roundabout is constructed.”
240/250 roundabout construction will suck. Progress does sometimes. More than ever, grateful for infrastructure improvement. #crozet vdot.virginia.gov/projects/cul…
Dig into the current Albemarle County budget here, and make time if you can to attend the Albemarle County Board of Supervisors meeting at noon Wednesday 26 February at the County Office Building. Or zoom in.
And I’ll reiterate my request – I will happily pay for your subscription to Charlottesville Community Engagement if you ask me. (limit to this offer: two people)
“When you’ve covered the same community for many years, there are multiple rhythms to the year and one of the major beats relates to the proposed budgets for the next fiscal year. These documents explain how a locality works. The final week of February is when the six members of Albemarle County Board of Supervisors have a special meeting to review what county staff will recommend for their review.
There are no materials available in advance but I’ll attempt to provide some perspective. I appear to be the only practitioner of journalism who devotes any time to the county’s budget . This is not how it should be, but it is how things are. Information Charlottesville, the archive site for this newsletter, has a category called Budget-Albemarle if you want to see what I’ve been able to note.
You may note there are not as many articles as I’m able to write in Charlottesville. If you look at the Budget-Charlottesville category, you’ll note that there are many more articles about the prep for FY26.
To illustrate how little this topic is written about by other journalists, I did a search on news.google.com on “albemarle county budget” and the only relevant article that turns up is from the Crozet Gazette.
How can there be productive conversations about the allocation of tax dollars if there is no way for people to know what’s happening? I am committed to growing my enterprise and have demonstrated this for the past five years.”
Reposting my monthly note here, with a Crozet-specific real estate market update.
I really thought we would see more inventory coming to market this year. Not so much (yet). Maybe all of the snow is slowing things down. I’ve said for many years that I’ll tell you in 18 months what’s happening in the market right now; it’s impossible to determine what’s happening right now while still in midst of the market.
In Brownsville + Crozet Elementary districts:
2024 – In the first 47 days of 2024, 62 homes were listed. 33 of those were new construction; 23 of the 33 were attached homes.
29 of the 62 were resale homes – median sold price: $526,900
37 homes went under contract in the first 47 days. 18 were resales. Median days on market: 5.
2025 –
In the first 47 days of 2025, 36 homes were listed. 21 of those were new construction; 16 of the 36 were attached homes.
15 of the 36 were resale homes – median asking price: $530,000
27 homes went under contract in the first 47 days. 11 were resales. Median days on market: 49.
This month: clarity, using maps, insurance, downsizing, sucking, and evolving concessions.
Quick Market Thought
Resale inventory remains low, prices are stable to up a bit, days on market are trending upwards, and my first weekend theory holds — good properties well priced, well presented, are moving quickly, often with multiple offers.
In Charlottesville + Albemarle:
2024 – In the first 46 days, 197 resale homes were listed and 152 resale homes went under contract. Median Days on Market was 5. 87 (57%) of those that went under contract went under contract in 7 days or less.
2025 – In the first 46 days, 184 resale homes were listed and 122 resale homes went under contract. Median Days on Market was 7. 65 (53%) of those that went under contract went under contract in 7 days or less.
Clarity
The real estate process is opaque to so many, in part because most people buy or sell homes only a few times in their lifetimes. My role is to provide and show the path to clarity. I tell all of my clients, “I want you to ask me your questions. I know you’re going to ask your parents, peers, search engine, and maybe ChatGPT, but please ask me so I can give you the best answer relevant to youand our market.
I find it moderately amusing that my opening is about clarity and my second segment is about chaos.
Something about the things we can control, and the wisdom to know the difference…
The market — any market — dislikes uncertainty, and right now, we have an awful lot of uncertainty. One of my roles is to help distill the meaningful from the superfluous, and the data can help. Feelings absolutely matter, and they must, and the data analysis is what can drive what my work with my clients.
I posted a version of this on the RealCrozetVA FB page.
Think of how many people you know associated with UVA, UVA Medical, research, etc. These cuts are going to affect all of us. Think about how many people you know who have suffered from cancer – and other diseases.
If people suffer, and the real estate market is affected – we are all affected. This is not a partisan issue.
I know that many of the people I represent when buying or selling homes in the Crozet, Charlottesville, Albemarle – and wider central Virginia region – touch UVA Medical in some cpaacity.
“Just heard from a friend pursuing her PhD at UVA that hiring freezes and job cuts are hitting the school and affiliated biomedical research labs hard due to sudden grant funding issues. Postdocs and some some faculty positions are on the chopping block, leaving ongoing projects in limbo. Some labs are already scaling back research, and the uncertainty is spreading fast. Zero idea to what extent, but was wondering if any one else has experienced the same thing?”
“Cville/Albemarle friends – please call Rep. McGuire at 202-225-4711 today and ask him to oppose the Trump administration’s cuts of billions of dollars in NIH funding for life-saving biomedical research, including for pediatric cancer. “
I called, and spoke with a staffer. Hopefully more calls make a difference.
“The nation’s universities and academic medical centers were reeling on Saturday from a directive by the Trump administration to slash funding for medical research, a decision that doctors and scientists said would have a devastating effect on studies aimed at finding treatments for diseases such as cancer, diabetes and heart disease.”
What follows is but a project, and a fantastic idea.
We – not just Crozetians, but humans – need third spaces. While we’re not a city, we’re still humans.
America’s social fabric is unraveling as traditional community gathering spots disappear, leaving people increasingly isolated in an age of digital connection. According to a January 2024 survey by the American Psychological Association, 79% of adults report feeling lonely, a crisis directly linked to the decline of public spaces where spontaneous social interactions once flourished. The erosion of coffee shops, community centers, and neighborhood bars has transformed social connection from an organic, serendipitous experience into a scheduled, app-mediated transaction.
“From Jessica Bullard – Hello Crozet neighbors! I am working on an MBA project related to a potential business concept for Crozet and other similar size communities, and need to collect some data from our target market- you!
If you have a few minutes to fill out this survey, I would appreciate it. All who respond will be entered to win some fun local business gift cards.
*For now, this is just an MBA project and unlikely to actually happen but you never know, I guess!
Crozet, VA Gathering Space Concept Survey
Business Concept A small (up to 50 people) gathering/event space with a first location in Crozet, VA that makes it easy to host celebrations for all ages, community gatherings, and meetings. It offers all-inclusive event packages for birthdays, anniversaries, and special occasions, along with pop-up events like whiskey and wine tastings, after-school activities, and clubs. Local vendors will be featured in event packages to support the community. On weekdays, the space will be available for meetings, co-working, and temporary office use. The venue will be small and not targeted towards weddings, rehearsal dinners, etc. as that market is already saturated in the area.
Problem Crozet, VA, the first location, is a growing area with families, transplants from larger cities, and many remote workers. Most local venues are large, wedding-focused, or centered around alcohol, making it hard to find flexible, affordable spaces close by for small family events or professional needs. Event planning can be stressful for busy families who don’t want to travel or make their guests travel to larger areas. The town also lacks the diverse experiences found in larger cities.
Solution Our venue (name TBD) will be simple to book, with clear pricing and flexible packages for private events, meetings, and community gatherings. Public pop-up events will bring fresh activities to the area. On weekdays, it will serve as an affordable, convenient alternative to traditional offices or working from home and could even be a gathering space for middle/high schoolers before and after school.Target Audience
Individuals and families needing a venue for celebrations
Local professionals and businesses needing event or meeting space
Entrepreneurs and remote workers looking for a co-working space
Community members interested in social and educational activities
Parents looking for after-school programs and clubs for their children”
Well, this is awesome news. Amazing work, Three Notch’D Trail! It’s only ~12-14 miles to Charlottesville, which is a reasonable ride, and easy ride on an e-bike.
Here’s hoping this happens in my lifetime.
via email:
Albemarle County Launches Master Plan forThree Notched Trail Shared-Use Path Planning Work to Begin in Early 2025
ALBEMARLE COUNTY, VA – Albemarle County has selected Vanasse Hangen Brustlin, Inc. (VHB) to lead the master planning process for the Three Notched Trail Shared-Use Path. The planning effort will begin in early 2025 and take approximately 22 months to complete. The consulting team has significant experience in shared-use path planning and design, including work on the Virginia Statewide Trails Plan. Their proposal was selected based on their technical expertise and approach to public engagement.
The Three Notched Trail will be a multi-use path separated from vehicle traffic that will follow portions of the historic Three Notched Road. It will connect the western edge of Charlottesville, the development area of Crozet, and the Blue Ridge Tunnel.
“This path will connect residents and visitors to education, employment, and recreational opportunities in western Albemarle County, the City of Charlottesville, and Nelson County,” said Jessica Hersh-Ballering, Albemarle County principal planner. “Ultimately, the shared use path will improve safety and accessibility, while also reducing greenhouse gas emissions and fostering economic activity in the region. Project staff are looking forward to working collaboratively with community residents to design a shared use path that delivers these outcomes and meets community expectations.”
The planning process will include opportunities for community input through public meetings, an online survey, and pop-up events. A project website will provide updates for community members, and regular reports will be shared during Board of Supervisors meetings. Technical work will focus on determining the preferred trail alignment, prioritizing key segments, and developing a functional design and implementation plan.
The planning effort is funded by a $2 million RAISE grant, a federal program that supports surface transportation infrastructure projects. No local match was required. Once the master plan is complete, additional funding will be needed for further planning, right-of-way acquisition, and construction.
This map shows the area being studied for potential trail development.
Picking and choosing a few of the comments from the post:
Sidewalk or multiuse path the entire length of Three Notched Road. Real progress on Barnes Lumber area. And where the heck is that traffic circle at 240/250 Mechums trestle?
Traffic calming measures on neighborhood streets. So our kids don’t get run over by the many drivers who treat our neighborhood streets like speedways.
Sidewalks and trails connecting town with neighborhoods
Fewer hideous monstrosities like what is being built on 250 and Miller School Rd. It is sooo incongruous with the surroundings. Ugh
To turn back time……
Less plans for unaffordable housing and more for the community that already lives here. Sidewalks. Community activities for children. More at the park that doesn’t revolve around alcohol. More that doesn’t revolve around alcohol in general
Safe cycling option to get from Crozet to Cville and back (bike lane?)
Change the traffic light in front of Western to a large roundabout. Either that or widen the intersection and entrance the school to include extra lanes – we need something to facilitate much smoother entrance in the mornings and afternoons because right now it’s a semi-controlled disaster
Sidewalks and bike lanes making us less reliant on cars!
Sidewalks. Everywhere. I have never lived anywhere that the children cannot walk to school. Crozet is very unwalkable considering how small the area is. Hopefully one day. And I would also like to see bike lanes.
Sidewalks from Tabor along Park Road and past the park! I see so many children walking in the road.
Bodos, Chandlers, more sidewalks, a reduced speed limit on Jarmans Gap Road from 40 to 25/30 like the rest of the road. No safe space for the many bikers and walkers after Greyrock to Lanetown intersection and now fully developed! Thx
Sidewalks. All the sidewalks.
Wish list-Fix the malfunction junction @ the 4-way stop and the Square. It’s awful and no one knows how to use a 4-way stop properly. Someone will get hurt soon, possibly a pedestrian. The 240/250 is even more unsafe, so any improvement with that would be appreciated . TY for asking and for all of the hard work to keep us safe & moving forward!
Avoid car cenric planning. The best country in the world to drive in is one that prioritizes other forms of transportation like walking, cycling, and public transport: https://youtu.be/d8RRE2rDw4k
Downtown Crozet plaza and successful small business growth/incentives to sustain the larger downtown area. And connected sidewalks & bike paths on 240, 250, down Crozet Ave, and around the Park
We partner with the BRAFB, Wegmans and Crozet’s own Harris Teeter to provide food for families in need.
The mission of Grace Grocery to support our neighbors in Crozet would not have been possible without the help of volunteers.
We have just completed a very successful year for Grace Grocery. To put this in perspective, here is a summary of “2024 By the Numbers.”
Each Monday, an average of 40 families were provided with food. Grace Grocery was open 52 Mondays.
Every other Tuesday, an average of 30 deliveries were made to families who cannot get to the church on Mondays. Grace Grocery made deliveries 26 times.
Each Saturday, an average of 760 pounds of Wegmans food is picked up by our volunteers for a total of about 39,000 pounds donated by Wegmans and distributed to our patrons. Grace Grocery had Wegmans pickups every week this year.
Each Monday, an average of 120 pounds of Harris Teeter food is picked up by a volunteer for a total of about 3,300 pounds. Grace Grocery had 28 Harris Teeter pickups this year.
Every person who helps at Grace Grocery is a volunteer. All of this is accomplished with slightly over 60 volunteers who serve with compassion and friendliness. Thirty of these volunteers have filled more than 20 slots each this year.
Monday Distribution management, set up, registration, patron guides, books
Tuesday Delivery management, set up, drivers
Blue Ridge Area Food Bank ordering, pickup, delivery, stocking shelves
Purchasing Team
Recycle Team
Inventory Team
Data Input Team
Email and Phone Coordination
SignUpGenius Team
Financial donations are important for our success. During 2024, about $9,000 was donated to Grace Grocery. If anyone is interested in donating, please let me know. Donations are tax deductible.
We look forward to 2025 being another successful year! Grace Grocery is an equal opportunity provider.
You do not have to be a member of the church to be a patron nor volunteer. We welcome any and all!
Jim’s note – We’ve supported the Blue Ridge Area Food Bank for many years, and it’s heartwarming (and deeply sad) that we have such a welcoming and robust food bank presence here in Crozet. If you can support them, please do.
