Disclosure

 

Spoiler alert, this post will not discuss extraterrestrials. The photo got your attention, didn’t it?

It’s no secret that people move to Goochland because they believe it’s a better alternative to Mechanicsville or Missouri or wherever they came from. All too often, after they arrive, they learn that Goochland is different from their previous home in unexpected and unpalatable ways.

Far too many newcomers take the sales pitch of realtors and developers as gospel and do no research about their new community. The term caveat emptor—buyer beware—applies.

For instance, one realtor website gushes thusly about Manakin-Sabot “Living in 23103 Manakin Sabot, VA is a wonderful experience. Located only a short drive from Richmond, Manakin Sabot offers a quiet and picturesque community that feels like it's been lifted straight out of a fairytale. The area itself is full of lush green spaces, winding roads, and historical sites that harken back to its beginnings. Residents can find plenty to do around town, with plenty of great restaurants, shops, and other attractions nearby. Living in Manakin Sabot provides the perfect balance between city living and small-town charm that so many people are looking for when they decide to call this place home.”

Centerville can be described in many ways but “lifted out of a fairy tale” is not one of them. Another website claims that Manakin Sabot is in the Blue Ridge mountains near I-81 and about an hour west of DC.

Manakin Sabot is a zip code. While the commercial part of Centerville has a Manakin Sabot zip code, it’s not a place. Manakin is on Rt. 6.

Homes located west of Courthouse Village are advertised as having easy access to “nearby” Short Pump, maybe if you travel by helicopter.

Not all newcomers are thrilled to be in Goochland. Some tell their friends that they live in “the far west end.”

There must be a way to counter these “surprises” so folks moving to the special place that Goochland is, make informed decisions before buying homes.

 

Complaints, in no particular order:

·         Ad valorem tax. Homes served by public utilities—water and sewer—located in the Tuckahoe Creek Service District, which is bordered roughly by Rt. 6 to the south, the Henrico line to the east, and Manakin Road to the west, pay an additional 32 cents per $100 of assessed valuation. Some sellers mention this, some don’t. Realtors, especially those not local to Goochland, may not be aware of it. It is buried in closing documents under the heading “town tax” and easily overlooked. If you do not escrow taxes, the county sends you a supplemental bill, otherwise you might not realize you’re paying it. The county website https://www.goochlandva.us/ has a TCSD FAQ section under the utilities department tab.  

 

·         Traffic. People who fail to do a weekday rush hour “test run” of their commute before signing on the dotted line get a nasty surprise when they find more than a few other cars on the road in the morning. New residents in Section 2 of Tuckahoe Bridge, for instance, may be unpleasantly surprised when they try to wade into rush hour traffic at the intersection of Rockville and Ashland Roads. (A rezoning application that could add traffic from 200 more homes to Rockville Road is working its way through the zoning process. Details will be shared on January 30 at a community meeting at St. Matthew’s Church beginning at 6 P.M.)

·         Roads that may seem like “country lanes” are major thoroughfares that get dangerously congested at busy times of the day. Hockett and Rt. 6 at afternoon rush is a good example. Fairground Road fits this description too. There are others.

·         “No one told me “Is a familiar refrain from newcomers who discover unwelcome facts about their new surroundings. People who bought homes close to a working rock quarry were furious when routine blasting shook their houses. “You didn’t ask” should be the response.

·         Goochland has a comprehensive land use plan https://www.goochlandva.us/250/2035-Comprehensive-Plan  to guide decisions on development. It has maps that indicate where specific types of growth should occur. People buy homes near designated growth areas then scream that the county should not allow development near their new homes. Too many newcomers assume that open and wooded land will remain that way forever.

·         Residents in the south end of Readers Branch, for instance, may be unaware that their lots adjoin West Creek, which is already zoned M-1 light industrial. That land can be developed with no public input.

·         Folks move to “the country” to flee congestion then complain about the long drive to a grocery store, Starbucks, and so forth and demand that the county “put” those stores in. The county does not “put” businesses anywhere. Goochland’s population is about 27,000. The 10 square miles considered Short Pump had 30k people in the 2020 census. Businesses go where the customers are. Anyone is free, and encouraged, to invest in the county. If you want a fill-in-the-blank near your home, please start one.

·         People assume that the internet is available everywhere. There have been far too many posts on social media stating “we work remotely and are moving into our new home in Shannon Hill next week. Who do you like better, Fios or Comcast for internet?” The reply is often crickets. Happily, as Firefly works to get folks connected, this will be a thing of the past.

 

Can anything be done to encourage potential new residents to research Goochland before moving so they can make informed decisions?