NRVLiving - Real Estate. Simplified.

Blacksburg Open Forum Regarding Proposed Roundabout

 From Blacksburg Alert:

Open Forum Public Hearing - North Main Street (Rte. 460 Business)

Wednesday July 9, 5 - 7 p.m.,
Blacksburg Community Center,
725 Patrick Henry Drive, Blacksburg.
 
Find out about the proposed reconstruction of the intersection of North Main Street and Prices Fork Road to provide a roundabout in place of the existing "T" intersection. The project will begin at 0.008 mile north of the intersection of North Main Street and Kabrich Street and end 0.004 miles south of the intersection of North Main Street and College Avenue.
 
Review the proposed project plans depicting the major design features and the environmental documentation in the form of a Categorical Exclusion at the public hearing, or at VDOT's Salem District office located at 731 Harrison Avenue in the City of Salem, telephone (540) 387-5320; toll free (800) 611-5812, at the Christiansburg Residency office located at 105 Cambria Street in the Town of Christiansburg, telephone (540) 381-7200 or at the Engineering office of the Town of Blacksburg located at 300 South Main Street in the Town of Blacksburg, telephone (540) 961-1130 or TTY/TDD 711. Please call ahead to assure the appropriate personnel are available to answer your questions. Property impacts, relocation assistance policies, and tentative construction schedules are available for your review at the above addresses and will be available at the public hearing.
 
In compliance with the National Historic Preservation Act, Section 106 and 36 CFR Part 800, information concerning the potential effects of the proposed project on properties listed in or eligible for listing in the National Register of Historic Places is provided in the environmental documentation.
 
Give your written or verbal comment at the hearing or submit them by July 19, 2008, to Mr. Richard L. Caywood, P.E., P.O. Box 3071, Salem, Virginia 24153. You may also e-mail your comments to us at: saleminfo@vdot.virginia.gov. Please reference "Blacksburg North Main Street PH Comment" in the subject heading.
 
VDOT ensures nondiscrimination and equal employment in all programs and activities in accordance with Title VI and Title VII of the Civil Rights Act of 1964. If you need more information or special assistance for persons with disabilities or limited English proficiency, contact VDOT's Salem District Office, Civil Rights Division, at the above address or telephone (540) 387-5320 or TTY/TDD 711.
 
State Project: U000-150-111, PE-101, RW-201, C-501;UPC: 67974; Federal Project: STP-5150 (123)

I wrote about this project in April of last year, and I have to admit that I'm skeptical a roundabout will assist with traffic control at such a busy intersection.  Some good comments about the project here, as well.

So what do you think?  Good idea?  What would you tell VDOT about the project?

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Where Are The Fireworks This Year?

In case you were wondering where the fireworks are this year, here's a recap of what's happening around the New River Valley for the Fourth of July holiday.  If there's something you'd like to add, email me and I'll link it up.

Blacksburg - July 4th Celebration sponsored by Clean & Green Technologies, Hawthorn Suites and Oldies Radio 101.3 Z-FM

• 2pm - July 4th Parade down Main Street, then catch National Treasure 2: Book of Secrets at The Lyric, sponsored by the Mt. Tabor Ruritan Club
• 6pm - Blacksburg Community Band at Municipal Park
• 8:15pm - The LandSharks (a Jimmy Buffett tribute band) at Municipal Park
• 9:30pm - FIREWORKS
• Blacksburg Transit will run shuttles beginning at 5pm from Perry Street to Patrick Henry Drive.

Christiansburg - Christiansburg High School

• 5:30-8:30pm - children's game area by Dave's Moonwalks and More
• 6:30-7:15pm - music by Kerri Taylor
• 7:30-9:30pm - music by Don and the Deltones
• 9:45 - FIREWORKS

Radford - All kinds of activities going on in Radford, including:

• 7am - 5K Registration at Dudley's Landing
• 8am - 5K Race begins at Dudley's Landing
• 10am - Family Bike Rodeo
• 10:30-12pm - "Kids Time" Pony Rides / Airbrush Tattoos / Inflatables
• 12pm - Dog Show
• 12-7pm - Inflatables, Music, Food and Crafts and Mechanical Bull
• 1-2:45pm - Karaoke, with $250 going to the 1st place winner
• 3pm - Sam, Danny and Steve
• 3:30pm - Carilion Lifeguard Helicopter
• 4pm - ELVIS
• 5pm - The Java Brothers
• 6pm - National Anthem - Ms. Amanda Shepheard / Mayor Tom Starnes / Dr. Harshberger Patriotic Readings
• 6:15pm - "Greater Love"
• 7:15 - 8:45pm - Jimmy Fortune
• 9:00pm - Karaoke Finals
• 9:30pm - FIREWORKS
• Visit Radford Parks and Recreation for more information

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8 Intersections + 13 Months = More Than $4 Million

That's the estimated cost to install new turn lanes, traffic lights and pedestrian signals at eight intersections around Blacksburg.

That doesn't count the estimated THIRTY MILLION DOLLARS it'll cost to build a parking garage on Tech's campus. 

Sheesh ...

Congratulations to the Queen

Completely random post, but I thought the news was very cool and wanted to share it.

Virginia Tech hurdler Queen Harrison is headed to the Olympics. 

That's right, rising junior Queen Harrison will be representing the United States in Beijing, after taking second in the 400-meter hurdles at the U.S. Olympic Trials.  She's the second Virginia Tech athlete to represent the US at the Olympics.

Congratulations, Queen!

New River Valley Renters - This Post Could Save You Thousands of Dollars!

Scams abound, and one I just read about really hit home to me - wanted to share it here.

We have a lot of renters here in the New River Valley, particularly centered around Blacksburg (Virginia Tech) and Radford (Radford University), but in many other areas of the Valley as well.  The summer is a hot season for renters, as people move in and out around the various school systems and universities.  That hot rental market is also a great place for scam artists to move and "work", as evidenced by this story by Maggie Dokic in Miami FL.

I plan on sending this post to some local law enforcement to see if they have any updates they can provide on how renters can protect themselves, but Maggie makes a couple of good points.

• Check property records online to verify the person signing the lease is truly the owner, or is authorized to sign leases on behalf of the owner.  Each County has its own record system, here are a few:
  
  - Montgomery County (including Blacksburg & Christiansburg records)
  - City of Radford
  - Giles County
  
  
• Be sure to know exactly where the checks will be mailed, so there's a physical address to track.
• If they don't verify your credit, be very WARY!  If they want first and last months rent in cash, RUN!

I'd add that working with a property manager is a must for making sure a property is above board, and I'm happy to hook you up with some of the best - just email me for a list.  Most landlords in the New River Valley are above board and honest, but that's not to say there aren't unscrupulous folks out there as well.  Hopefully some of these tips will help renters in the New River Valley protect themselves a little more, and not experience what this poor family in Miami is up against.

Updated July 1 11:00am - received an email from State Farm agent Eric Johnsen this morning as a follow-up to this post, wanted to share it in its entirety.  He wrote:  "with two large universities we do have a number of student renters.  That's one of the nice things about being a landlord here, we have a large pool to advertise rental properties to.  However, many students are either forced or conned into buying renters insurance.  I am an insurance agent, obviously, and I have something to say about this.  Some property managers require renters insurance, and if that's the case it's hard for the renter to overcome.  Some insurance agents sell it, and this is where we can run into a problem with unscrupulous business practices.

If the student lives with their parents when they are NOT attending school, and the parents are homeowners, it is very unlikely that the stdent needs additional coverage.  Their personal property is covered under their parents' policy, subject to the policy deductible.  The liability coverage would extend from the parents' policy as well.  If the student had to evacuate and live elsewhere (such as when Katrina hit New Orleans and students were scattered), the policy wouldn't extend for THAT additional living expense. 

Insurance agents who are selling this policy to those students who already have coverage is a bit questionable.  If that person is no longer a student, out of their own living the big life now, THEN it's time ofr renters insurance.  Otherwise, as long as they fit under mom and dad's umbrella as a permanent resident of the household than they should be covered under their parents' homeowners policy."

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Remember - It's All About Control

Kudos to The Roanoke Times Blog for jumping all over this ...

I understand they have to go through the due process, but I'm VERY interested to see how the rule on this Special Use Permit given what else they've shot down.

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Workforce Housing in Blacksburg

There are some issues to work out, of course, but Blacksburg has an opportunity to show they're really serious about affordable housing in Town - or what COULD be in Town.  Will Montgomery County and Blacksburg learn to play nice?

I hope so, they really need to. 

From the Roanoke Times blog

Affordable housing in question

Can we tweak the line?

Is there a connection between climate change and affordable housing?

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Good News For Blacksburg Real Estate Investors

More good news for Blacksburg real estate investors.

If you have questions about investing in Blacksburg real estate, whether or not investing makes sense in a college town (because it doesn't always), or want advice on property management, email me and we'll run an investment analysis for you.  The numbers don't always work, but we'll take a look with you and help you decide.

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Blacksburg's University City Boulevard To Close

From Blacksburg Alert:

University City Blvd. Road Closure Beginning Friday, June 20 until the end of July, the right lane going north, (heading away from Prices Fork Road), on University City Blvd will be closed. This lane closure will be from 7 a.m. until 7 p.m., Monday through Saturday. This closure is necessary for sidewalk construction.

For more information, call the Engineering and GIS Department at (540) 961-1126.

University City Boulevard is so heavily traveled, I predict that local police will be responding to some accidents there.

Click here to sign up for Blacksburg Alert and be notified of happenings around Town.  If anyone knows of similar services around the area, email me and let me know.

See The New Blacksburg Farmer's Market

From Blacksburg Alert:

Farmers Market Public Meeting The Friends of the Farmers Market will be hosting a public meeting to present the preliminary design for new Farmers Market structures and a public park on Wednesday, June 18th from 7 - 9 p.m. in the Police Department Training Room, 200 Clay Street.

The Farmers Market has been working for more than a year to develop plans for redeveloping the current market structure and parking lot on the corner of Roanoke Street and Draper Road. The concept includes new market structures for vendors, reorganizing the parking spaces and vehicular access to the property, development of an open public park, and venues for special events and music activities. The redevelopment efforts have been championed by the Friends of the Farmers Market in partnership and support from the Town of Blacksburg. More information on the Farmers Market can be found at www.bbfarmersmarket.org.

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Top 10 Blacksburg VA Homes For First Time Buyers

 

Photo Credit

Seems like every year, we work with folks looking to buy their first home in Blacksburg.  They're in various stages - recent graduates, newlyweds, singles either working or studying in the area - and home ownership is often high on the list of priorities.  So I thought I'd take a look at some of the homes for sale in Blacksburg that are excellent buys for first-time buyers.  According to the New River Valley Association of REALTORS, the median sales price in 2007 of homes in Blacksburg was $218600, so we'll use $220000 as our ceiling for the search.  In the future, we'll look at other areas of the Valley, but for now ...

Top 10 Blacksburg Homes for First Time Buyers

1. 1781 Liberty Lane, Unit #55 - Part of a newly renovated complex on South Main Street, these units have received comprehensive remodels.  Everything in these units was renovated and upgraded except for the windows and the walls, and they've proven to be good values.  Prices in the complex have not climbed rapidly since the project began in 2006, likely due to the addition of more than 200 condos into the market in the last couple of years, but while the price point stays down - for now - and the First & Main development continues to head towards completion, I expect we'll see a jump in values here in the next 24 months.  This unit is what's considered the "Standard" model for the complex.  Features in the "Standard" plan include digital thermostats, glass-top stoves, built-in microwaves, new flooring, new heat pumps, and more.
2. 1731 Liberty Lane, Unit #84 - Part of a newly renovated complex on South Main Street, these units have received comprehensive remodels.  Everything in these units was renovated and upgraded except for the windows and the walls, and they've proven to be good values.  Prices in the complex have not climbed rapidly since the project began in 2006, likely due to the addition of more than 200 condos into the market in the last couple of years, but while the price point stays down - for now - and the First & Main development continues to head towards completion, I expect we'll see a jump in values here in the next 24 months.  This unit is what's considered the "Standard" model for the complex.  Features in the "Standard" plan include digital thermostats, glass-top stoves, built-in microwaves, new flooring, new heat pumps, and more.  This is a third-floor unit, so there are no residents living above you, and there is a nice view from the end of the home.  Seller is offering a carpet allowance in this one - there was a cat who liked to dig at carpet ... really weird!
3. 1255 Sweeny Road - 1000 square feet, on an acre in Blacksburg, for less than $220000?  Absolutely, but you'll have to put a little elbow grease into it!  This is a great little 3 bedroom 1 bath ranch on the outskirts of Blacksburg, on a private drive off of Ellett Road.  Features include a large one-acre lot, hardwood floors, ceiling fans ... it needs some updating and cleaning, but some paint and attention to detail would make this really stand out fast.  
4. 1903 Sussex Road - in the same general area as the two on Liberty Lane, this is a two-level, 2 bedroom 1.5 bath townhome that the owner has remodeled throughout.  New laminate hardwood floors, an entirely new kitchen with countertops, new cabinets, appliances and ceramic tile backsplash ... this one is completely turnkey, and includes all appliances - including the stacked washer and dryer.  I think the location of this makes it a great buy ... it backs up to Nellie's Cave Park, a Town-maintained park with picnic shelters and ball fields, but it also has public transportation right outside the door, and the HOA is really great.  All in all, for the money, this is one that's going to be hard to beat, I think.
5. 335 Charles Street - part of a townhome complex called Piedmont, this home is one of just a few that offers one level living in a Blacksburg townhome.  It's been partially remodeled, which leaves the new buyer an opportunity to really make some changes in the kitchen (while functional, it needs updating), but the major systems of the house have been updated, including the one full bath.  It's a 2 bedroom 1 bath model, which many of the homes in Piedmont are, and the HOA is again one of the best.  Values in Piedmont have held well over the last several years, and are likely to continue as no new townhomes in this price range are being built right now.
6. 305 Chowning Place - can you say Hethwood?  That's one of the biggest reasons why I think this is a Top 10 home for a first-time buyer in Blacksburg, because it's part of the Hethwood community which has been a great value for many years.  Walking trails, pool usage, fields and recreational facilities are all literally steps from your front door here.  Once inside, you'll find a 1 bedroom 1 bath townhome, with a loft area for a second bedroom.  That's probably why this has been on the market for so long (138 days as of this post), the one bedroom can be limiting for some buyers, but with the loft space that's easily convertible.  As a former - and several time - resident of Hethwood, I can tell you firsthand that values here are strong.
7. 110 Canterbury Court - The neighborhood this townhome is part of, Oak Manor, is also in the Hethwood group, which is a big bonus.  The homes here a little older (built in the early 70's), but many of them have been renovated and they are often in high-demand.  Most are three-story units, with partially or fully-finished walkout basements, which gives you a nice private place to relax.  This particular home has the popular 3 bedroom, 2.5 bath layout (some have one less full bath, which is a detriment), and although it's been rented the last few years it has new vinyl, insulated windows which will save a first-time buyer a LOT of money in heating and cooling bills.  Sits on a nice, private culdesac. 
8. 1315 Palmer Drive - A quaint ranch-style home on a good lot in Highland Park.  And oh yea - it's under $200000!  This home actually went under contract very quickly (< 2 weeks), then came back on the market earlier this month.  I don't know the details of why, but I do know a good first-time buyer value when I see one!  3 bedrooms, 2 baths, 1700+ square feet in Highland Park with hardwood floors, heat pump, radon system and a home warranty - all things a first-time buyer in Blacksburg might be interested in.  With some landscaping outside, this one could be a real diamond.
9. 116 Camelot Court - Like 110 Canterbury Court, this home is also part of the Hethwood and Oak Manor group.  It has 3 bedrooms, 2 full and 2 half baths, and has been renovated extensively, both inside and out.  This is one of the nicest I've seen in Oak Manor in quite some time - prefinished hardwood floors, insulated vinyl windows, ceiling fans ... and then there's the backyard!  Make sure to check out the photos of the terraced backyard with brickwork, they've done a really good job with it.  This is a must-see if you're looking for a townhouse in Oak Manor.
10. 1700 Trillium Lane - Built by one of the best builders in the area, Progress Street Builders, this is a really nice two-story, 2 bedroom 2.5 bath townhome with a feature rarely seen in Blacksburg - a master bedroom front porch on the second floor.  Features in this home include 9' ceilings, 7" baseboard and double crown molding, hardwood and tile floors, and recessed lights.  At 1480 square feet it's a little smaller than some of the other homes a first-time buyer might look at, but the features definitely set it apart.  No garage, which might rule out some buyers, but with the fairly mild winters we have here in Blacksburg that might not be a concern for a first-time buyer.

Call Me, Twitter Me, Email Me

So there you have it - the first in a series of posts entitled "Top 10 Homes for First-Time Buyers".  Hope you enjoyed learning a little more about Blacksburg VA homes that a first-time buyer might consider, and if you'd like more information about these homes, or the Blacksburg real estate market in general, email me, find me on Twitter, or use that old fashioned telephone and call me at 540-998-4731!

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Where CAN You Build It?

That's the question asked by outgoing Blacksburg council member Paul Lancaster after last night's 4-3 vote, turning down the proposed Sonic in the First & Main development. 

Wish I had the answer.  I've had two calls from friends this morning asking about the issue, and other than referring them to other posts on the topic, I don't know what to tell them.  I think we're making a mistake, arguing over loudspeakers in a retail center.  If the Sonic was to go where I think it was to go, I am virtually certain that there are louder, more nuisance-creating shops, service stations and the like throughout Town that are closer to residential areas than this would've been.

Before you tar and feather me ... I agree with one of the points against Sonic.  First & Main is a pedestrian-oriented facility, and the footprint of a Sonic certainly doesn't encourage walk-up traffic.  However, if I'm reading the tenant plan from May 18 correctly, it looks as if the location of Sonic was probably Outparcel #5, fronting on South Main Street.  Surely the traffic plan could have been modified to prevent pedestrians and cars from interfering with each other ...

Download first_main_tenant_plan.pdf

So what to do?  Listen, it's a Sonic, I don't know that I care that much about the fact that I can't get a $.99 milkshake (do they REALLY put milk in there, anyway?).  What I'm more concerned about is the fact that we're showing these retailers we're going to make it REALLY difficult to do business in Town limits.  That's disappointing.  And we're telling up and coming businesses, like Modea, or Mailtrust, or <insert CRC tenant list here> that we're not serious about providing their employees quality of life options.

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A Sonic Boom

What is - I think - a pretty good editorial regarding the latest First & Main controversy ...

council must issue permits consistently and deny them only for a compelling public reason.

Is Council issuing permits consistently, and denying them only for a compelling public reason?  To me, it seems not.  It seems that Council is going to make it difficult for Fairmount to proceed on every point.  Is that what we want our retailers seeing?  As our elected officials setting us up for long-term failure, as developers and retailers alike decide to bypass Blacksburg because of changing rules?  I know for a fact two developers who have told me personally they'll never build in Blacksburg again ... it seems to me we're sending the wrong message. 

As our population grows - and it will grow - will we be able to provide the retail, residential and public service infrastructure?

UPDATE Tuesday 7:30am - watch the fireworks tonight at Blacksburg's Town Council meeting.

UPDATE Friday 9:30am - editorial from the Collegiate Times

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Review New Housing Plans For Blacksburg

If you're interested, you can check out the proposed plans tonight for the 29-acre, affordable housing project planned for Blacksburg. 

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An Insider's Look At Blacksburg's Mount Tabor Meadows

On Tuesday, I was fortunate enough to have the chance to see up close and personal a new home community being built in Blacksburg.  The community is called "Mount Tabor Meadows", and it's a project being built out by Green Valley Builders.  I've mentioned it briefly before.

So what?  There's a lot of construction going on around Montgomery County, what's so special about this one?

Mount Tabor Meadows is building these homes to be Earthcraft-certified, and they're working hard to assure that each home exceeds the Earthcraft standards.  It's one of the first times in recent memory that we've seen a builder locally truly practice the green model with new construction on a large-scale basis, and I'm glad to see it come.

A link to the project's "Green Checklist".

How is an EarthCraft house certified?  It starts with the builder joining the EarthCraft House program, attending training, and registering as an ENERGY STAR partner.  But it doesn't stop there ... when a home is being built to EarthCraft standards, the builder must participate in a design review with EarthCraft House staff and do a walkthrough with that same staff, as well as pass a final inspection by an EarthCraft House inspector.  Other requirements include:

It's no joke, and these guys seem to be taking it very seriously.  I'm glad to see their project beginning to take shape - if you'd like more information on the project, or a personal tour of the site and available homes, contact me and we'll set it up!

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Virginia Tech Showing Commitment to Sustainability *Updated 6/3/08*

This is one step towards creating a better campus climate.

The Roanoke Times chimed in with an editorial a few days later.

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Blacksburg High School Among Top High Schools In The Country

Just announced by Newsweek Magazine:

Blacksburg High School is one of the Top 5% of high schools in the country.

Let me repeat that.

Little 'ole Blacksburg High School has been ranked as one of the top high schools in the country.  From the County's press release:

"Montgomery County Public Schools has steadily increased its offering of Advanced Placement and Dual Enrollment courses over the last few years. These offerings have provided students with more opportunities to take challenging courses throughout their secondary education."

There's been a steady improvement in the Blacksburg's ranking over the last few years ... in 2006, they were ranked 335th, and last year they improved to 330th.  I'm sure that's due in no small part to the teachers of Blacksburg High School, as well as to Principal Michael Hurst and his staff.  Congratulations to all!

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It's All Starting To Come Together?

The tenant mix is beginning to be formalized publicly ...

With all the publicity that's come from a project like this (we Blacksburg-ians can sure get worked up, huh?), what's your take on First & Main?  Is this something you're going to utilize, or because of the way the Big Box issue has been handled will you just stay away?  Leave a comment, let us know what you think!

Have A Say - Get Involved

The AEP Falling Branch-Merrimac Transmission Reinforcement Project is in need of public input.  They've got a big long name to say that they need to add overhead electric lines through portions of Blacksburg, Montgomery County and Christiansburg.  My question is ... why can't these be buried?  They're burying everything else these days.  Here's the text of the email I received:

Appalachian Power announced a $15 million upgrade in the electric infrastructure that serves parts of Montgomery County, the Town of Blacksburg and the Town of Christiansburg. The company is in the initial study phase of the project which involves construction of approximately eight miles of electric transmission line and is seeking public input into the siting process before pursuing approval to construct the new line. The project scope is focused on the south end of Blacksburg in the vicinity of the Montgomery Regional Hospital and continues through Montgomery County and the Town of Christiansburg.

The new facilities will be constructed on single pole structures with an average height of 100 feet tall and be built on a 100 foot-wide right of way. The company has identified preliminary proposed corridors for review. The public can provide comments on the preliminary study corridors and suggest alternative routing options at Appalachian Power’s website, which is linked below and at a public workshop 5-8 p.m. Thursday, June 5, at Christiansburg High School, 100 Independence Blvd., Christiansburg, Va., 24073. The public comment period continues through July 18.

Customers can find more information about the Falling Branch-Merrimac Transmission Reinforcement Project, including maps and photos of similar facilities to those proposed, or provide comments on the project at the Appalachian Power website.

Once, I was bemoaning all of the legal and ethical problems the President at the time had gotten himself into, and how it reflected on our society.  My wife looked at me very sternly and asked "did you vote?".  She knew the answer; she knew I hadn't, and she said I had no room to complain.  I learned a lesson that day - whether I want power lines or don't want power lines, I can't complain without having my voice heard.  Here's our chance to have our voices heard.

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Short Shorts

There's a lot that's been happening recently, and I've gotten to virtually none of it here on the blog.  So ... allow me to introduce Short Shorts, the category established for when things just get a little bit crazy.

• Can the Roanoke Valley and NRV Valley coexist?  This guy tells you what he thinks.
• Portions of Lee Street in Blacksburg closed through June 16.
• Car enthusiasts unite this weekend.
• NOT the home of falling prices in Roanoke.  I'm sure BURG is all over this.

That's it for now.  A couple of new posts coming out shortly, specifically my take on whether now is a good time to buy and sell or not, as well as some thoughts on why it just got tougher to buy a home if you're self-employed.

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