Q. How much do GreenWay homes cost?
A. We are building upscale, medium sized homes that range from 1,500 sq.ft. to 4,000 sq.ft including heated, lower level living space. The house prices vary from $265,000 and up. House prices include equity in the community structures and land. If you are interested in purchasing or renting a home, please contact us to get on the news letter and so we can contact you as homes become available. Email us at pat@GreenWayNews.com.

Q. How can I know this is an exceptional investment?
A. Rockbridge county land prices have continually risen well above the national average. In the past 6 years the average house price has appreciated 16% per year. The beautiful area is a premium place for folks to visit, as well as retire. Because of its desirability and the three local colleges (Virginia Military Institute, Washington and Lee University and Southern Virginia University) it is a draw for alumni and staff.

Additionally, conservation subdivisions across the country have always been extremely popular; bringing premium resale prices. Many have waiting lists of folks wanting healthy, safe places to live. As far as we know, GreenWay is currently the only ?Certified Organic? subdivision in Virginia. This, combined with the potential food-raising component, is generating a lot of local and national press (see web page under News). It is also generating interest from city-weary folks longing for a place in the country, yet close to town.

Q. Can I buy a lot and have a home custom built in GreenWay?
A. Yes, You can have a custom home built. The Developers reserve the right for architectural review.

Q. What if I want more land?
A. You have more land with the common areas. These are available for your larger garden, grazing horses and livestock, and even farming. Keep in mind that half acre lots are large compared to what most folks are used to in towns or other subdivisions. One half acre is more than enough for a house, garage, gardening and private areas. Lots are at least 100 feet wide, or wider, and adjoining houses will have a good distance from each other. Each house lot has immediate access to green space, bordered on at least two sides, to 30+ acres of community land. This gives you the true sense of wide-open space and country without the personal price tag of buying and maintaining a large tract of land. If available, it might be possible to purchase two lots next to each other.

Compared with lots in other Rockbridge County subdivisions (Wood Ridge, Fair View, and Penrith as examples) where houses are as close as 25 feet without any or very little commonly owned green space. Many houses in Lexington are 30 feet or less from their neighbors, bordering onto streets and traffic instead of green space.

Q. How can I maintain my privacy at GreenWay?
A. Privacy is one of the prime directives at this development. Everyone values their own space, peace, and quiet. House placement and plantings will help assure not only privacy, but also environmental beauty and quiet. Every lot opens onto greenspace that can never be developed - another quality of privacy.

Q. Who owns the land at GreenWay?
House lots are owned exclusively by the title holder which is usually the home owner. 30+ acres of land including open space, roads, common land, and community buildings are owned by the GreenWay Home Owner’s Association, LLC (HOA). Every lot owner is a shareholder with 2 votes in any HOA decisions.

This is preserved as open space including wildlife habitats, recreation, two community barns, and gardens. About 2 miles of walking trails have been marked, including along the stream and magical trails through eight acres of our micro-climate forests. Because there are not more than 3 contiguous lots without a foot path, residents can walk to any point throughout the community without trespassing on private property. Additionally, trail heads for hiking and horse back riding in the Jefferson National Forest and the Washington National Forest are near by.

Q. What is the role of the GreenWay Home Owners Association?
A. The HOA is responsible for maintaining the roads and wells and grounds. HOA pays monthly the electricity to keep the pumps running. The HOA also pays land taxes. It is empowered to negotiate leases and collect rents from pasture, land, or building leases. It is also responsible for maintaining any community owned structures and collecting initiation fees and HOA dues.

The HOA is empowered to resolve disputes that might arise between neighbors that affect others in the community, for example nuisance pets (barking dogs at night), and light pollution from lights that obscure the night sky. There is no appropriate place on the common land to store vehicles such as boats, motor homes and RVs, so individual residents, or the HOA, might vote to rent off-site storage for these items.

We anticipate the HOA might establish a barter system within the community so residents can exchange time and talent (service-dollars) in exchange for HOA dues, and oversee the development of a community farm if one develops.

If HOA makes capital improvements to the common land or facilities, this cost is passed to the homeowners through Association dues.

Q. What decision making process does the Home Owner’s Association use?
A. Majority rules. The only decisions the HOA really has to make is about roads, grounds, and wells maintenance. All lot owners are shareholders of the GreenWay Home Owner’s Association, LLC. Each lot owner can cast two votes per lot in decision making. Two votes allows a couple with differing opinions on any particular matter to both voice their choices.

Q. How is the HOA legally established?
A. The HOA Articles of Incorporation are registered with the State of Virginia as a non-profit mutual benefit Limited Liability Corporation (LLC). It is a legal entity and has its own unique federal identity (EIN 54-2059699) for the yearly tax filings. Every lot owner owns 1/20 of all common land and assets owned by the HOA. Stock ownership conveys with a lot title.

Q. How will the HOA be funded?
A. Funds for running GreenWay will come from two, and possibly three sources:

(1.) Home Owner’s annual fees, currently set at $60/month and ncludes water. This amount can be reviewed and changed by a majority vote by GreenWay home owners.

(2.) An initiation fee of $375 is due at closing and is not negotiable because it belongs to the HOA. Every new lot buyer, with initial purchase and upon resale, pays an initiation fee that helps capitalize the HOA to do community projects. The advantage and leverage of the initiation fee is to every lot owners advantage because money spent to improve community assets will also help increase individual lot values.

(3) The HOA can receive income from any of the HOA passive income assets, such as stables and land leases, stall rentals, etc.

All HOA funds are held by the Treasurer in the name of the GreenWay Home Owner’s Association.

Q. What happens if I refuse to pay the initiation fee and HOA dues?
Given that these fees go to everyone in the subdivisions benefit by maintaining roads, wells, and grounds, and given they are so reasonable, we would be amazed if anyone refused to pay their dues. This would create a poor stigma and terrible loss of good will from your neighbors. However, if any resident did refuse to pay the fees, the HOA can cut off water supply and has the right to charge interest on late payments and to put a lein on the delinquent property so that there would bea hold on the title, so the house not be sold without paying the money due to the HOA.

Q. Are there any other fees for living in GreenWay?
A. Currently there are no other fees for living in GreenWay. Each home is responsible for their electric, phone, and property taxes.

Q. What type of house construction is desirable?
A. GreenWay Homes will be 2 to 4 bedroom, upscale, high quality in design and craftsmanship. Most homes are ranch stlye with finished lowere levels. Homes and house sites are specially designed for active and passive solar gain, rainwater harvesting, and long-term energy savings. The homes are built with hypo-allergenic materials, which includes blown-in polyurethane insulation which elimates allergy causing airborne insulation particles. The size of most homes will be from about 1,500 to 4,000 square feet including finished, day-light lower levels.

Q. Is this a co-housing project or some type of commune?
A. NO. GreenWay is not a co-housing project, nor a shared resources community. The structure and function of the Home Owner’s Association is similar to all other HOA's in the US including majority rule decision making and voluntary participation in any activities that might take place. Every lot owner has title to their lot, and pays a modest annual fee for the roads, grounds, and well maintenance.

Q. What type of people tend to be attracted to conservation subdivisions?
A. The typical residents of conservation subdivisions MIGHT TEND to:
• Highly value privacy and the privacy of others
• Enjoy parties, people, and good food
• Like kids and have a strong "inner child" themselves
• Have an ecological awareness, appreciate Nature, and value the environment
• Shop at a natural foods stores
• Recycle
• Appreciate and want to preserve wildlife and natural landscaping
• Have a garden and enjoy growing flowers and vegetables
• Many are families with children. We also have single professionals, retirees, and "active adults"
• Enjoy having animals and kids around.
• Enjoy walking or biking in the countryside, kayaking, or canoeing.

Q. I have 2 younger kids. Will there be other children for mine to play with?
A. Yes, we have a mixed age, international community.

Q. What school system do children attend if living at GreenWay?
Children living in GreenWay would attend the following schools:

Elementary: Mountain View Elementary School, located on Old Buena Vista Road, Buena Vista, VA
Middle: Rockbridge Middle School, Sterrett Road, Fairfield, VA
High School: Rockbridge County High School, Greenhouse Road, Lexington, VA

However, there is an option for children to attend other schools in the county or city of Lexington possibly by paying a fee. One would need to contact the specific school and ask about policy if you are interested in your child attending a school different from these listed above.


Q. How are school systems in the area?
Rockbridge County school systems are very good, if not outstanding. Mountain View Elementary school has had extensive improvements and there is great community support for this fine school. Student/Teacher/Parent interaction, as well as social developement within the student body is obvious within this school system. Rockbridge Middle School and Rockbridge County High School continue to offer children a great education with a variety of studies and are equally impressive. Each offers a top notch education while providing the children a very interactive experience.

Additionally, the local colleges make educational resources available to students and adults. To see more on local Univerisities and Community College, see our links page.

Q. How long will build out take?
A. We estimate a four to six year build out for the entire subdivision. Landscaping is a perpetual process. The community members are working on landscape designs that continue to create a countryside that is lush, beautiful, natural, promotes privacy and is easy to maintain. The design includes edible plants for both humans and wildlife, along with hardwoods, conifers and other soil-stabilization and water conservation plantings.

Q. Can I live in the community part-time or rent a house in GreenWay?
A. Yes. Some homes in GreenWay are owned by folks who plan to retire in a few years and are renting until that time comes. We also anticipate many community members will enjoy traveling or have employment that takes them elsewhere for a portion of the year. Residents will be able to travel knowing that a neighbor you trust is keeping an eye on your property.

We also have investors owning houses for rentals which bring premium rents because of the wholesome environment, safe, quiet neighborhoods and supportive community.

Q. What kind of agriculture might be done?
A. Currently, there is infrastructure for food production, including garden space with 7 feet of topsoil if someone has an interest to do a market garden or community farm. They could raise poultry, vegetables, fruits and herbs for the community, or farmers' markets. Raising animals for meat production on a small-scale is allowed. This provision endorses the humane and organic raising of meat animals and promotes community food self-sufficiency. The common land is approved for "land use" which gives it a lower tax rate. Currently the only livestock on the land is a small herd of goats who keep the forest undergrowth under control, and a few brown egg laying chickens.

Any resident who has horses, goats, or other hoofed critters will probably be able to make an arrangement to use the stables, barns and pastures pending sustainable stocking rates. Grazing is more environmentally sustainable than using people, time, and fuel to mow with a tractor. All 41 acres are certified whole-farm organic which means the land has not had any pesticides or toxic chemicals applied for over 15 years. The requirements for this certification will continue and is part of the covenants and restrictions. To maintain this certification also means products and services such as ChemLawn is not allowed.

Q. If some residents have horses and I don't. Will I have to pay for the barn and fencing?
A. Residents keeping horses have an agreement with the Home Owner’s Association to lease the pasture, barn, and stall space at a reasonable rate. The lease includes responsibility for fence construction (if any) and maintenance. Leasing stall and barn space is a source of income for the HOA. Note that there is a lot of fencing already installed on the 41 acres, including the entire 8 acre forest.

Q. What will be done with community barns?
A. The stable is currently being used for stable space for community residents.

B. The pole barn is leased to the developer. This lease remains in effect until the build-out of the subdivision is complete. Eventually, we expect the large 3,600 sq.ft. barn to be remodeled into a community center. The cost of any remodeling or upgrading is the responsibility of the HOA.

Q. I want to stable a horse. How would this be arranged?
There are two possible answers to this question.

1. There are three pastures that could be fenced in for grazing, the 8 acre woodlot is already fenced secure for horses, cows, goats or lamas. Grazing is a good use of land and would help save the HOA the expense of keeping pastures mowed. A horse owner might even want to put a small run-in shed in each pasture or a riding ring at their expense. Income from the rental of the stable and pasture goes to the HOA checking. The HOA lease would have some restrictions on the number of horses, types of fencing, pasture maintenance and those sorts of things. All leases are directly with the HOA with no subleasing.

2. Another possibility might be that a lot owner builds a one or two horse stable on the common land or on their lots with access to pastures. Say, for example, Lot owner 14 might want to build a little barn and rent the land adjacent to lot 14. That would be in keeping with the spirit of the community. Or, raising a beef steer for meat. The fence, barn, and pasture are to be attractive and well maintained per the lease agreement. Any structures built on common land becomes the property of the Home Owner's Association.

Q. What about pets?
A. Residents can keep a reasonable number of pets. Because of the livestock, especially chickens, and wildlife components of this subdivision, dogs have to be kept under control of their owners at all times and are not allowed to just run free across the countryside. Any situation that involves a problem animal will be handled by the HOA and it's decision will be binding upon the resident. Residents can fence in their lot to contain their pets, or use invisible fencing. No chain-link fences are allowed. Dogs may not be kept outside in kennels.

Q. How can a community ensure permanent protection for conservation lands?
A. A permanent conservation easement has been placed on the land through the Covenants and Restrictions. These easements run with the titles, in perpetuity. These restrictions are separate from zoning ordinances and continue in force even if the legal densities rise in future years. Easements can be modified only within the spirit of the original agreement and only if the GreenWay share holders agree. For example; the share holders might agree to create a pond, ball field, or tennis court on a portion of the land that is owned by the HOA.

Q. What provisions are there for wildlife?
A. One of the driving forces for designing conservation subdivisions is to provide for the cohabitation of other species. Ten acres of woods, stream with wide riparian buffer, pastures and a multitude of edible landscape plantings will help restore and preserve the natural flora and fauna of the land. One indicator of a successful conservation subdivision is the increase in the number of bird species using the land. Currently there are two colonies of purple martins, bunches of blue birds, tree swallows, red-tailed hawks, bob whites, woodpeckers, chickadees, tufted titmouse, kildeer, owls, and a variety of orioles in residence at GreenWay. We wake up to pre-dawn bird songs rather than police sirens and car horns.

Q. Is the tractor, I see at GreenWay be owned by the Home Owners Association?
A. No, all equipment and tools belong to contractors and builders at GreenWay.

Q. I've heard horror stories about Home Owner’s fees sky rocking over time to the point of some owners having to move because they couldn't afford the fee. This is one of my fears. What about that?
A. The fees of GreenWay Homeowner’s Association (HOA) is determined by the lot owners and not by an outside management company. Initial HOA dues are $1/day or $30/month. The dues may be re-assessed and increased or decreased by the lot owners at the HOA annual meeting. So any increases in dues will be self-assessed by the lot owners on themselves. AND, there is a good possibility the fees could decrease.

GreenWay is one of the rare HOA's that has the potential for INCOME to the community via its assets, such as pasture leases, market garden lease, and stable/stall rental, etc. We have hopes that a time/barter system might evolve within the community. That way work that would otherwise be contracted out could be performed by community members in exchange for dues or other consideration. Examples of such barter might include: road grading, mowing, trails & landscaping maintenance, community center building or cleaning, etc.

Q. I need more space for my kids, at home offices and stuff. Can I add on to my house?
A. Yes. The intent behind the architectural guidelines is to have the houses harmonize and blend in with the rural landscape and with each other, and not stick up conspicuously on the land scape. The developers and/or HOA have home design review requirements for substantial additions.

There are several ways to add square footage to a home for more work and storage space. These include studios or offices above garages and well designed floor plans that make optimal use of every foot of space.

Q. I am not so conservation minded and don't want to feel guilty about my life-style. I just want a beautiful place to live with friendly neighbors. Would there be expectations put on me about changing my life-style?
A. No, not at all. Most of the conservation and green features are already intrinsically built (and planted) into the subdivision. It is the conservation design itself that works with the contours of the land for roads and lot placements. These conservation features add a premium long-term value to all the lots. We all just want to live in a "beautiful, healthy place with friendly neighbors" which is actually what everybody on the planet really wants.

Q. I really prefer cooking with gas as I can control the heat better for my soups and sauces. Is gas available?
A. Yes, most homes in GreenWay have propane heat and cooking. Propane is available from several sources in town and is delivered routinely to tanks on each lot. Natural gas is not available.