By most standards, this past January was not an especially opportune time to build a new office for a real estate brokerage firm in the Fredericksburg area.
The U.S. economy was in turmoil, stocks were tanking, credit markets weren't working and local housing prices were falling fast.
But Ann Black, who has been in the real estate business since 1974, decided the time was right for her firm to take a "step out on faith." Black elected to go forward with plans for a new office for her Spotsylvania County firm, 1st Choice Better Homes & Land.
"I've seen enough ups and downs to know it'll come back," Black said of the local housing market.
Black had another big reason for pulling the trigger on the construction project.
Her office is at 1302 Bragg Road, right alongside a massive ongoing project to widen Bragg Road into four lanes. The Virginia Department of Transportation took over part of her firm's parking lot for the road project, and the office was suddenly a lot closer to the road.
So when the road work started in earnest early this year, Black decided she couldn't wait any longer to start construction of her own on a new office 10 feet behind the current one.
She hired Hamilton Palmer to do the engineering work, George Somers to be the architect and W&G Construction to be the general contractor. Carter Bank & Trust provided the construction loan.
The actual construction on the new two-story building, which will be 4,800 square feet, not including a 2,400-square-foot basement, started in October. It should be ready by the spring, at which time the current office will be torn down. Black plans to call the local Habitat for Humanity chapter to see if they can salvage materials.
The new building will have parking in the front and back. Black intends to lease part of the space on the second floor to a tenant that hasn't been determined.
The new office is being built where a swimming pool used to be. Black lived in what is now the firm's office for 20 years starting in the mid-1970s, and she had the pool put in. Agents of 1st Choice and Black's family have used the pool for parties over the years.
Black started 1st Choice in March 1990 after working for other real estate brokerage firms in the area for about 15 years. Her firm at first rented space near where the Ukrop's store is now in Spotsylvania. In 1995-96, she got a rezoning to convert the Bragg Road home, which she had since moved out of, into the firm's office.
To get the rezoning, Black had to agree to deed VDOT the land it would need for the road project, which she said is "long overdue" due to the area's growing traffic needs. The road work was supposed to start long ago but was delayed until this past year.
The combination of road construction and a new office going up on site hasn't been without its inconveniences for 1st Choice.
Customers at times have struggled to find the entrance amid heavy construction equipment and moved earth, and walk-in traffic declined. Parking has been at a premium, so agents have had to carpool to work. The firm's custom mailbox has been moved six times.
Crews working on the new building had to chop off two offices from the rear of the existing one so equipment could get in. That's created a lot of noise, dirt and space issues for the firm's 20 agents, who voted to stay there during the project rather than finding a temporary office. Staff meetings have been held offsite.
The firm hung a sign on the front of the entrance saying: "Pardon the road work. We ARE OPEN for business."
Despite all that, Black said, 1st Choice's sales are up 30 percent so far this year compared with last year.
"It's been a little inconvenient, but it hasn't been a big problem," Black said. "We really kind of took it in stride."
The firm is a family affair for Black, who raised five children at 1302 Bragg Road. One daughter, Tricia Barnes, is now 1st Choice's general manager, and another, Penny Traber, is sales manager. One of Black's grandchildren, DeAnna Hamn, works in an administrative role.
Black said first-time buyers can now afford a home in this market for the first time in years, and she thinks that will eventually help boost sales of middle- and upper-end homes. She doesn't see the local housing market returning to the conditions of the mid-2000s but thinks it will get healthy again.
"Our company has much faith in the local real estate market," Black said.
There's plenty of dirt now being moved on site at 1302 Bragg Road to prove it.
Bill Freehling: 540/374-5405
Email: bfreehling@freelancestar.com