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Are More People Renting or Buying?

June 21, 2011 by Blue Ridge Leader filed under Columns, Dear Doug No Comments
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Dear Doug: Are you seeing a trend toward people renting rather than buying? – Leslie, Purcellville

Dear Leslie,

I am seeing a strong demand for rentals. Why? Well, you have to ask: Where are the people going who are facing foreclosure and short-selling their houses? They can’t buy, since they’ve either nicked their credit or completely destroyed it. No lender will touch them, so they have to rent. In addition, we see recent college grads looking for housing, and relocating buyers attracted to this area by a fairly strong employment base.

Also, it’s more difficult these days to get mortgages. Banks are being more stringent about qualifying people. Those who would prefer to buy are being forced into the rental market. With this increased rental demand, landlords like myself are seeing a dramatic increase in rental prices, which I really can’t complain about!

So, who is buying, you may ask? Relocating buyers with relocation packages provided by their companies. Also, long-time renters with steady job who are seeing severe price drops over the past 3 years. Some of them can now buy for less than they can rent in some places. For example, a recent client of mine–a relocating government employee–chose an $1800 townhouse to rent. When I showed her that she could buy the townhouse and save a few hundred dollars per month, she was quite surprised! ( Incidentally, she rented anyway because she wasn’t sure she wanted to live there for the next 5 years)

Dear Doug: We have been trying for 2 1/2 years to sell our property. We bought this fixer-upper at the height of the real estate market for $200,000 and sank another $200,000 in renovations to it. Soon after, our income dropped in half and we got behind in payments. The bank has allowed us to make interest-only payments for the last year, which we can barely manage. We have been through 3 realtors in 2 years, and each one has dropped the price on our property. Now, it is priced $100,000 below what we owe on it, but the bank has never “approved” a short sale. Do we need to have a formal agreement with the bank before we move forward? We are broke. If our home does not sell soon, we will have to walk away from it.

Dear Under Water:

My condolences to you on your real estate nightmare. I doubt that it will make you feel any better, but I assure you that there are many people in similar positions.

If you have been in the market for 2.5 years, I assume you were overpriced. Hopefully, your new low price will bring in some offers.

Do you need a formal agreement from the bank to list a short sale? No, you do not. I have sold short sales that were listed low to get the offers rolling, with a “short sale addendum” included in the contract. The addendum says that all the terms are “subject to third party approval,” which is the approval of the note holder. As a Realtor, before I show a short sale, I always call the listing agent and inquire whether that price has been “approved” or not. Unfortunately, this approval usually comes after an offer has been presented.

I am reminded of the seller who had a contract on his condo who was underwater, and got turned down on the “third party approval” part of the deal. The bank told him that since he was able to make payments, and was current on his mortgage, they would not approve the short sale. He was struggling to make his payments, as you are, and trying his best to stay afloat. After his conversation with the bank, he promptly missed the next two scheduled payments. The third party approval came not long after.

I have found that there is no easy, quick answer when it comes to short sales. The rules seem to be changing daily, although the process seems to be a bit more streamlined lately. In my last short sale, I had an offer in October, and waited three months before the bank countered $25,000 higher. In the end,the bank accepted a price that was $22,000 higher than the initial offer,and the bank forgave about $80,000 of the seller’s debt. In the past, there have been many long periods of silence “waiting for third party approval.” Short sales are not for the faint of heart.

Before moving forward, please talk to an attorney and a financial planner so that you are well aware of the repercussions and ramifications on your credit scores and future ability to buy a house. Good luck!

Dear Doug: I have tried unsuccessfully to buy foreclosed property over the last few years. For some reason, my offer is never accepted, even though I have always offered to pay the full sales price. Can you offer me any tips for buying foreclosures?

Dear Unsuccessful Bidder:

Buying foreclosures, and short sales for that matter, can be a stressful endeavor. Asking prices, or “list prices” as they are called, mean nothing. If you have offered only full price, and not escalated your offer up, (especially when the properties are obviously worth more) then I understand why you’ve been unsuccessful. I would suggest working with a Buyer Agent who has experience in buying foreclosures. You have to know the market value of the property in its “as is” shape, and in its “fixed up” state. And it’s imperative to know the values in the neighborhood! Once you establish the value, then you bid accordingly. It has nothing to do with what the asking price is. When I work with a buyer who is ready to bid on a foreclosure with multiple offers, I always instruct them to submit their “highest and best.” I suggest they bid a price at which they would be happy getting the house, but not a dollar higher. When a foreclosure or any well-priced house hits the market, you have to be ready to move fast, and get your offer in quickly. Good luck with your next offer. There really are some great deals out there– it just takes a lot of looking, planning, strategy, and some luck to nail one down!

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Events

July 2014
M T W T F S S
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Village at Leesburg VAL’s Pals

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June 30, 2014

Village at Leesburg Shopping Center
1602 Village Market Blvd
Leesburg, 20175
USA

Join us for this week’s FREE kids’ club program featuring a FREE movie at Cobb Theatres. Join us for “Turbo” or “Walking with Dinosaurs.” Go to VillageAtLeesburg.com for more information.

 

1

Village at Leesburg VAL’s Pals

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July 1, 2014

Village at Leesburg Shopping Center
1602 Village Market Blvd
Leesburg, 20175
USA

Join us for this week’s FREE kids’ club program featuring a FREE movie at Cobb Theatres. Join us for “Turbo” or “Walking with Dinosaurs.” Go to VillageAtLeesburg.com for more information.

 

2

Village at Leesburg VAL’s Pals

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July 2, 2014

Village at Leesburg Shopping Center
1602 Village Market Blvd
Leesburg, 20175
USA

Join us for this week’s FREE kids’ club program featuring a FREE movie at Cobb Theatres. Join us for “Turbo” or “Walking with Dinosaurs.” Go to VillageAtLeesburg.com for more information.

 

VAL's Pals Kid's Club

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July 2, 2014N/A

Village at Leesburg
1602 Village Market Blvd.
Leesburg, 20175
USA
314-602-1325

FREE activity every Wednesday at 10 a.m. Held in Community Room at 1601 Village Market Blvd. #100, next to Plow & Hearth and across from Cobb Theatres, unless noted. 

  • July 2  – Paul Hadfield aka “The Funny Guy” Clown Theater program

3

Village at Leesburg VAL’s Pals

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July 3, 2014

Village at Leesburg Shopping Center
1602 Village Market Blvd
Leesburg, 20175
USA

Join us for this week’s FREE kids’ club program featuring a FREE movie at Cobb Theatres. Join us for “Turbo” or “Walking with Dinosaurs.” Go to VillageAtLeesburg.com for more information.

 

4

Village at Leesburg VAL’s Pals

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July 4, 2014

Village at Leesburg Shopping Center
1602 Village Market Blvd
Leesburg, 20175
USA

Join us for this week’s FREE kids’ club program featuring a FREE movie at Cobb Theatres. Join us for “Turbo” or “Walking with Dinosaurs.” Go to VillageAtLeesburg.com for more information.

 

5

Village at Leesburg VAL’s Pals

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July 5, 2014

Village at Leesburg Shopping Center
1602 Village Market Blvd
Leesburg, 20175
USA

Join us for this week’s FREE kids’ club program featuring a FREE movie at Cobb Theatres. Join us for “Turbo” or “Walking with Dinosaurs.” Go to VillageAtLeesburg.com for more information.

 

Saturday Summer Music Series

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July 5, 2014

Village at Leesburg
1602 Village Market Blvd., SE, Suite 215, Leesburg, VA 20175
Leesburg, 20175
USA
314-602-1325

Enjoy the sounds of summer every Saturday night through August 16! 5 – 8 p.m. in Fountain Court FREE. Bring your own chair or check out our new patio-style furniture in fountain court. Go to VillageAtLeesburg.com for full schedule.  Check facebook/villageatleesburg.com

  • July 5thTed Garber

Conversations in History Series: The Nature of Sacrifice

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July 5, 2014

Mt Zion Church
40309 John Mosby Hwy
Aldie, 20105

Carol Bundy, author and historian, will speak on William Hathaway Forbes and the California Battalion's confrontation of Colonel John S. Mosby, 1864. Co-hosted by Mosby Heritage Area Association and Northern Virginia Regional Park Authority.

6

July Sunday Brunch at Breaux Vineyards

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July 6, 2014

Breaux Vineyards
36888 Breaux Vineyards Lane
Purcellville, 20132
United States

End your Holiday weekend with a delicious Sunday Brunch! Take a break from the sunshine and heat to enjoy a 3-course meal paired with delicious Breaux Vineyard wines while overlooking the sweeping views! Chef Author from Grandale Farms has prepared a delicious farm to table meal for you to enjoy.

Tickets are $60 per person / $55 Cellar Club members

Cavaliers, Courage & Coffee Program

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July 6, 2014

Mt Zion Church
40309 John Mosby Hwy
Aldie, 20105

As part of the sesquicentennial events for the Battle of Mt Zion Church, the Gray Ghost Interpretive Group will offer a lantern lit dramatic evening. 540-687-5578.

7 8 9

VAL's Pals Kid's Club

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July 9, 2014

Village at Leesburg
1602 Village Market Blvd.
Leesburg, 20175
USA
314-602-1325

FREE activity every Wednesday at 10 a.m. Held in Community Room at 1601 Village Market Blvd. #100, next to Plow & Hearth and across from Cobb Theatres, unless noted. 

  • June 9 –  Zumba for kids

VAL Movies Under the Stars

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July 9, 2014

Village at Leesburg
1602 Village Market Blvd.
Leesburg, 20175

FREE VAL Lawn Chair or Picnic Blanket for the first 50 families each week! Check out your film favorites at our NEW summer outdoor movie series. Grab refreshments from your favorite VAL restaurant, bring your own lawn chair and have fun! Go to VillageAtLeesburg.com for full schedule. For inclement weather updates, visit Facebook.com/VillageAtLeesburg. One giveaway per family, while quantities last. July 9 – The Goonies  PG  111 mins

10 11 12

9th Annual Key West Festival

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July 12, 2014

Breaux Vineyards
36888 Breaux Vineyards
Purcellville, 20132
USA

Come enjoy our "Vineyard in Paradise" at the 9th annual Key West Fest!  Wine tastings, food vendors,  live music, kids' activities and more!

Local crafters and vendors will also be on-site selling their wares and have great items you could win!  We will draw prizes under the band tent during the band breaks!

Please remember, no dogs or picnics are permitted at our festivals! 

Ticket sales coming soon!

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14 15 16 17

Increase Your Reach: Social Media Advertising for Business

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July 17, 2014

Why use social media advertising? What should your goals be? Facebook/Twitter/LinkedIn—what’s best for your business? How can you analyze results to ensure that you’re getting your money’s worth?

Get answers. Maximize the power of your SM advertising.

Presenter:  Kona Gallagher,  Marketing Program Coordinator for Loudoun County’s Department of Economic Development.

REGISTER at Loudoun SBDC.eventbrite.com

Fee:  $25 registration online; $30 at door
Those who pay at the door are not guaranteed seating or handouts.

18 19

Summer Saturdays

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July 19, 2014

Village at Leesburg
1602 Village Market Blvd SE
Leesburg, 20175
USA
5712912288

Village at Leesburg presents a music concert series. Come listen to various artists on Saturday July 19th, Saturday August 2nd, Saturday August 9th, Saturday August 16th, Saturday August 30th, Sunday August 31st, and Monday September 1st at Village at Leesburg in Fountain Court. There will be performances by Paul Pfau & Connor Pledger (R&B former The Voice contestants), Julian Roso (Acoustic Pop), Todd Wright Band (Alternative Pop Covers), Poorhouse Rd (Americana Blues), Music Bone (Electric Rock/Jazz), Gina de Simone & The Moaners (Swing/Dance), AJ Sith & The Apollo (Indie Rock) on alternating nights. For the full music schedule please visit villageatleesburg.com

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21 22

JUL Loudoun Federal Contractors Group Networking Event

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July 22, 2014

Patrick McMahon, Attorney - McMahon, Welch and Learned, PLLC, will present briefly on “Negotiating Teaming & Subcontracting Agreements from a Small Business Subcontractor Perspective.”

 

SPONSOR:   TD Bank, N.A.

 

Let’s continue building federal contracting relationships in Loudoun. Whether you’re a contracting neophyte or veteran, this event can help you move forward on your contracting goals.

The group’s founder, Loudoun SBDC, is a resource partner with the SBA. It has been helping to launch/grow government contracting businesses for over 10 years. It has strong partners within the economic development community and is well-positioned to assist you!

 

FREE but REGISTER at LoudounSBDC.eventbrite.com.

23

VAL Movies Under the Stars

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July 23, 2014

Village at Leesburg
1602 Village Market Blvd.
Leesburg, 20175
USA

FREE VAL Lawn Chair or Picnic Blanket for the first 50 families each week! Check out your film favorites at our NEW summer outdoor movie series. Grab refreshments from your favorite VAL restaurant, bring your own lawn chair and have fun! Go to VillageAtLeesburg.com for full schedule. For inclement weather updates, visit Facebook.com/VillageAtLeesburg. One giveaway per family, while quantities last. July 23 – Despicable Me PG  119 mins

Movies Under The Stars

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July 23, 2014

Village at Leesburg
1602 Village Market Blvd SE
Leesburg, 20175
USA
5712912288

Come enjoy free movie screenings at Village at Leesburg. July 23rd Despicable Me (Rated PG) will be shown. August 6th will be the winning fan favorite vote. Choices are: Superman (original-Rated PG), Willy Wonka (Rated G), Surf's Up (Rated PG), and Smurfs (Rated PG). Vote on Facebook!August 20th Frozen (Rated PG) will be shown. Free event chair or picnic blanket will be given to the first 50 families!

24

VAL Movies Under the Stars

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July 24, 2014

Village at Leesburg
1602 Village Market Blvd.
Leesburg, 20175
USA

FREE VAL Lawn Chair or Picnic Blanket for the first 50 families each week! Check out your film favorites at our NEW summer outdoor movie series. Grab refreshments from your favorite VAL restaurant, bring your own lawn chair and have fun! Go to VillageAtLeesburg.com for full schedule. For inclement weather updates, visit Facebook.com/VillageAtLeesburg. One giveaway per family, while quantities last. July 23 – Despicable Me PG  119 mins

25

VAL Movies Under the Stars

Close

July 25, 2014

Village at Leesburg
1602 Village Market Blvd.
Leesburg, 20175
USA

FREE VAL Lawn Chair or Picnic Blanket for the first 50 families each week! Check out your film favorites at our NEW summer outdoor movie series. Grab refreshments from your favorite VAL restaurant, bring your own lawn chair and have fun! Go to VillageAtLeesburg.com for full schedule. For inclement weather updates, visit Facebook.com/VillageAtLeesburg. One giveaway per family, while quantities last. July 23 – Despicable Me PG  119 mins

July Fourth Friday at Breaux Vineyards

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July 25, 2014

Breaux Vineyards
36888 Breaux Vineyards Lane
Purcellville, 20132
USA

July Fourth Friday! July 25; 5:00 PM - 9:00 PM

Each month our "Fourth Fridays" event boasts a fabulous evening of wine + entertainment worth sharing with family and friends.  This month's fourth Friday falls on July 25th.  We will have live music, wine to taste and food to eat.  Don't miss out on this fun summer evening - come soak in the views, the music and of course some terrific vino!

No reservation needed - We'll see you Friday the 25th!

26

Village at Leesburg 5th Annual Summer Block Party

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July 26, 2014

Village at Leesburg
1602 Village Market Blvd.
Leesburg, 20175
USA
314-602-1325

Saturday, July 26

3 – 8 p.m.  FREE

Join us for this FREE family event with live bands, entertainers, inflatables, food, sidewalk sales and fun activities throughout the entire center.  Go to VillageAtLeesburg.com for full schedule. 

 

27
28

Blue Ridge Thunder Cloggers Summer Camps

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July 28, 2014

38327 Charles Town Pike
Waterford, 20197
540.454.8639

The Blue Ridge Thunder Cloggers are offering two, fun summer camps!  If you've never clogged before, join us July 28 - Aug 1 for our Novice Camp.  Hours are 9:00am - 12:00pm.  If you are an experienced clogger, join us Aug 4 - Aug 8 from 9:00am - 12:00pm for our Experienced Camp.  Ages 8 through adult.  $50 per camp.

29

Blue Ridge Thunder Cloggers Summer Camps

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July 29, 2014

38327 Charles Town Pike
Waterford, 20197
540.454.8639

The Blue Ridge Thunder Cloggers are offering two, fun summer camps!  If you've never clogged before, join us July 28 - Aug 1 for our Novice Camp.  Hours are 9:00am - 12:00pm.  If you are an experienced clogger, join us Aug 4 - Aug 8 from 9:00am - 12:00pm for our Experienced Camp.  Ages 8 through adult.  $50 per camp.

30

Blue Ridge Thunder Cloggers Summer Camps

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July 30, 2014

38327 Charles Town Pike
Waterford, 20197
540.454.8639

The Blue Ridge Thunder Cloggers are offering two, fun summer camps!  If you've never clogged before, join us July 28 - Aug 1 for our Novice Camp.  Hours are 9:00am - 12:00pm.  If you are an experienced clogger, join us Aug 4 - Aug 8 from 9:00am - 12:00pm for our Experienced Camp.  Ages 8 through adult.  $50 per camp.

31

Blue Ridge Thunder Cloggers Summer Camps

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July 31, 2014

38327 Charles Town Pike
Waterford, 20197
540.454.8639

The Blue Ridge Thunder Cloggers are offering two, fun summer camps!  If you've never clogged before, join us July 28 - Aug 1 for our Novice Camp.  Hours are 9:00am - 12:00pm.  If you are an experienced clogger, join us Aug 4 - Aug 8 from 9:00am - 12:00pm for our Experienced Camp.  Ages 8 through adult.  $50 per camp.

1

Blue Ridge Thunder Cloggers Summer Camps

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August 1, 2014

38327 Charles Town Pike
Waterford, 20197
540.454.8639

The Blue Ridge Thunder Cloggers are offering two, fun summer camps!  If you've never clogged before, join us July 28 - Aug 1 for our Novice Camp.  Hours are 9:00am - 12:00pm.  If you are an experienced clogger, join us Aug 4 - Aug 8 from 9:00am - 12:00pm for our Experienced Camp.  Ages 8 through adult.  $50 per camp.

2

Loudoun County Sheriff’s Office (LCSO) Child Safety Day

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August 2, 2014

Village at Leesburg
1602 Village Market Blvd.
Leesburg, 20175
USA

Saturday, August 2 from 12pm-4pm  FREE

Get up close to awesome rescue squad vehicles and cool interactive displays! Enjoy music, inflatables,  prizes and giveaways and more fun. Go to VillageAtLeesburg.com for full schedule.

Notaviva Vineyards - Bluegrass Jam - FREE event

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August 2, 2014

Notaviva Vineyards
13274 Sagle Rd
Purcellville, 20132
540-668-6756

Notaviva Vineyards presents their monthly Bluegrass Jam a FREE event held the first Saturday of every month!

An event for all ages featuring Ashby Run. Open to players of every skill level

3pm-6pm Saturday 7/5

Wine available by the glass and by the bottle, lite snacks available. Must be 21 to drink alcohol.

Summer Saturdays

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August 2, 2014

Village at Leesburg
1602 Village Market Blvd SE
Leesburg, 20175
USA
5712912288

Village at Leesburg presents a music concert series. Come listen to various artists on Saturday July 19th, Saturday August 2nd, Saturday August 9th, Saturday August 16th, Saturday August 30th, Sunday August 31st, and Monday September 1st at Village at Leesburg in Fountain Court. There will be performances by Paul Pfau & Connor Pledger (R&B former The Voice contestants), Julian Roso (Acoustic Pop), Todd Wright Band (Alternative Pop Covers), Poorhouse Rd (Americana Blues), Music Bone (Electric Rock/Jazz), Gina de Simone & The Moaners (Swing/Dance), AJ Sith & The Apollo (Indie Rock) on alternating nights. For the full music schedule please visit villageatleesburg.com

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Recent Comments

View From the Ridge

There’s a New Gang in Town – And Isn’t It Time?

3 Jun 2014

blueridge2

For many, the recent town-wide elections in Purcellville present all of western Loudoun with a significant opportunity to launch a more citizen-focused future. On July 1 there will be a new mayor and a decidedly different balance of power on the Purcellville Town Council, as four new members with fresh …

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Editorial

Bed and Breakfasts – Boon or Threat to the Rural Economy?

3 Jun 2014

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By Malcolm and Pamela Baldwin Breaking news, in case you missed it: the Board of Supervisors has created new rules for bed-and-breakfast establishments in Loudoun, among them an increase in the number and frequency of events – such as weddings – B&Bs are allowed to host on their properties. At the same time, the board also tightened fire safety, building …

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Steady and Nobull

4 Mar 2014

Blog this! Bookmark on Delicious Digg this post Recommend on Facebook Share on Linkedin Share with Stumblers Tweet about it Subscribe to the comments on this post Print for later Bookmark in Browser Tell a friend

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Lifestyle

Susan Greenbaum to Perform in Middleburg

17 Jul 2014

Susan_Greenbaum-live

The Bluemont Concert Series is proud to present Susan Greenbaum on Saturday, July 26 for the last of our four Saturday evening concerts in Middleburg. The concert begins at 7:30 p.m. The Middleburg concerts are now held at the Middleburg Community Center baseball field, located at 300 West Washington Street. Admission is $5 per person, $4 for Bluemont Friends and …

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Woodgrove High School Debate Camp

15 Jul 2014

Ms. Purvis’s WHS Debate Team is conducting a debate camp this summer from August 4 through August 8. It will be held each day from 8:00 to 11:30 a.m. at Woodgrove High School and is open to students who will be attending Woodgrove HS or Loudoun Valley HS. The purpose of the camp is to introduce aspiringdebaters to the art …

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Solas to Perform in Leesburg for Bluemont Concert Series

15 Jul 2014

Solas

The Bluemont Concert Series is proud to present Solas on Sunday, July 27th at 7:00 PM for the fifth of six Sunday evening concerts held on the grounds of the Old Loudoun Courthouse, located at 18 East Market St. in historic, downtown Leesburg. All are welcome at these family-oriented events and are encouraged to bring lawn chairs or blankets to …

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Wild Loudoun

Fireflies – Green Sequins Of The Night

3 Jul 2014

fireflies jar

I don’t usually start my Wild Loudoun column by sharing information about the scientific classification into which a given plant, animal or insect falls. But, in the case of the firefly, it’s too fun not too … Fireflies are part of an insect family known as Lampyridae … as in “lamp.” Of course they are, you say. Firefly larva – …

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Around Virginia

VDOE Names Chief Academic Officer

Superintendent of Public Instruction Steven R. Staples today announced that John William “Billy” Haun of Charlottesville will become the Virginia Department of Education’s chief academic officer, taking the position of assistant superintendent of instruction on September 1. “I am delighted that Billy is bringing his knowledge, leadership and innovative ideas …

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LaRock Appointed to Joint Commission on Technology and Science

Dave_larock

Speaker of the House William Howell has appointed Delegate Dave LaRock as a member of the Joint Commission on Technology and Science (JCOTS), effective immediately and lasting for the duration of his term in the House of Delegates. The Commission meets several times throughout the year to “Study all aspects …

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Virginia Earns Top Special Education Rating from U.S. Department of Education

Virginia is one of only 18 states and territories earning a “meets requirements” designation under the US Department of Education’s (USED) new results-driven accountability model for rating state compliance with the federal Individuals with Disabilities Education Act (IDEA). Previously in rating states, USED focused on procedural requirements such as timelines …

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Sports

Ida Lee NFL Flag Football League Registration Ends July 28

20 Jul 2014

NFL_Flag_Football_at_IdaLee

Registration for the Fall 2014 NFL Flag Football league is currently ongoing for boys and girls, ages six to 14, and spots are filling fast. To secure a spot in the league, participants must register by Monday, July 28, 2014. The Ida Lee NFL Flag Football League is the premier …

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Lady Vikings Claim District Lacrosse Title

3 Jun 2014

ladyvikings

By Mac Shuford The Loudoun Valley girls lacrosse team beat Woodgrove 10-7 on May 22 for the district championship. It was a hard fought victory and a long time coming as Valley had never beaten Woodgrove until this game, having narrowly lost last year’s district and regional Titles in the …

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Letters

Good News – Virginia Budget Passed

3 Jul 2014

speak

I hope folks have heard the good news that Virginia has passed a two-year budget, and passed it without allowing our new governor to force …

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T-Mac Does an O’Bama

24 Jun 2014

blueridge2

Everyone by now has heard that the Virginia Legislature was able to pass a budget without medicaid expansion. This has infuriated the Governor who has …

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De-couple Medicaid Expansion from the Commonwealth’s Budget

11 Jun 2014

blueridge2

At a September 25, 2103, debate sponsored by the Fairfax Chamber of Commerce, then Mr. McAuliffe declared, “No budget will be shut down in Virginia …

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