REAL ESTATE- ON THE BLOCK- Porches and color

Address: 115 Robinson Woods

Neighborhood: Robinson Woods

Asking: $399,900

Assessment: $424,600

Year Built: 1998

Size: 2,078 fin. sq. ft.

Land: 0.12 acres

Agent: Tommy Brannock, Real Estate III-Downtown, 434-977-3033

Curb Appeal: 8 out of 10

Robinson Woods is a small and relatively new cul-de-sac community two turns off Preston Avenue near Rugby Road. Here, homes sport a Charleston-meets-Arts-and-Crafts look. Colors— both inside and out– are brighter and more varied than the typical Charlottesville neighborhood where red brick and white clapboard still rule.

Potential buyers need to know that this neighborhood is a "zero lot line" subdivision: the edge of the house stands at or extremely close to the edge of the lot. Behind each strip of houses is a swath of communal land. Along with sharing property, the community has a homeowners' association to manage things and– built four years before the mega-drought– one common water meter.

Another thing that differentiates this subdivision from others is porches. This is a neighborhood packed with children, and the porches allow kids some level freedom to roam while parents can still keep an eye on them— plus they create a sense of community. 

The house has three levels with no basement or attic, but built-ins sprinkled here and there compensate. The first floor is an open concept. Off the hall a tiny half bath has a corner sink about the size of a cereal bowl. A gas fireplace surrounded by some of the built-in shelving defines the living area from the dining and kitchen space. 

In the kitchen, pale granite and light cabinets emphasize the wide cooking space, and new granite countertops accentuate the openness. In fact, the kitchen would likely fit an island if a new owner wants one. In addition to the dining area, a breakfast nook overlooks a small back deck.

Off the kitchen a laundry/mudroom leads outside and to a deck, but there's not much yard space. Pegs on the walls and rows of shelves and natural light make it a pleasant space to do the dirty work. Attractive checkered linoleum fits the functional purpose of the space. 

The whole place has recently been painted, and the hardwood floors on the first level have been refinished. Upstairs, the carpet is also fresh. Two bedrooms on the second level share a hall bath, and the master suite (with two closets, one a walk-in) has a generous jetted tub with shower and double sinks. 

Although the master suite is technically on the second floor, there's a second option for grown-ups who want a little more privacy: a staircase leading to an open room on the third level. On one side a walk-in closet could function as an office or even art studio. Angled ceilings make the space interesting and a little quirky— the door to the bathroom has a corner cut out to fit the ceiling. It's long and ends with a tiled standup shower with two benches. Although it could be a second family room, I like that private stairway that transitions to the level. It gives the feeling of rising above the rest of the house. 

With the refinished flooring, new carpet, and fresh paint, this Robinson Woods home is a turnkey. Fixtures like the bathroom sinks are original, so a buyer who wants to zap a little more style into the place can do so. Beyond moving into a house, buyers here will be moving into a small and distinct community convenient to UVA, the Medical Center, and downtown. 

PHOTOS BY SARAH JACOBSON

Each week, a brave local seller invites the Hook to provide an impartial, warts-and-all look at their real estate listing. E-mail yours today!

#