The I Love CVille Show With Jerry Miller! - AlbCo Supervisor Duncan: "Rental Inspections"; Will Duncan Push Inspections On All Rentals In AlbCo?

Episode Date: May 26, 2026

The I Love CVille Show headlines: AlbCo Supervisor Duncan Wants “Rental Inspections” Will Duncan Push Inspections On All Rentals In AlbCo? Gentrification Legit Argument For Opposing New Housing? What Will New 250 Bypass Rental Units Do To CVille Area? Best CVille Pic Of 2026: Bryan Silva & Scott Goodman Jerry Wins Prop Bet On Gas Prices In CVille ($4.39) UVA Names Kevin Cassese New Lax Head Coach Subscribe To JerryRatcliffe.com For $8 Per Month Read Viewer & Listener Comments Live On-Air The I Love CVille Show airs live Monday – Friday from 12:30 pm – 1:30 pm on The I Love CVille Network. Watch and listen to The I Love CVille Show on Facebook, Instagram, Twitter, LinkedIn, iTunes, Apple Podcast, YouTube, Spotify, Fountain, Amazon Music, Audible, Rumble and iLoveCVille.com.

Welcome to the I Love Seville Show, guys. My name is Jerry Miller, and thank you kindly for joining us on the program. It's a Tuesday afternoon in downtown Charlottesville. Hope the Memorial Day treated you well. A lot there's to cover on the program today. This is the water cooler of content and conversation for Charlottesville, for Almore County, for Central Virginia, for the Commonwealth, for the country, and for the world. We encourage you, the viewer, and listener to shape the show. Send us your ideas.

if there's talking points that are meritable or, you know, worthy of long-form content consideration, pass them along to us. We want to be the water cooler of content. We do not want to break the news on the I Love Seville Show. We want to offer our opinion on the I Love Seville Show. We will offer our opinion on news that broke during the Jerry and Jerry show. we have a new lacrosse coach, ladies and gentlemen, at the University of Virginia,

a replacement for Lars Tiffany. It's Kevin Cassice, his lieutenant, Lars Tiffany's lieutenant, associate head coach, is now the head coach. Carla Williams made the announcement within the hour in a statement that probably had 1,000, 2,000 more words than the statement that, that announced the firing or the termination or the divorce. Maybe divorce is the better word of Lars Tiffany in the University of Virginia. We'll unpack that storyline on the program today. We will also talk on the show, Sally Duncan, wanting rental inspections. I mean, this is completely bananas.

I think there's two supervisors that are tenants that are renters, Sally Duncan and Ned Galloway. Ned Galloway, his home, recently suffered a fire, I believe, as a short-term solution, Supervisor Galloway, who's the front of the program, is currently a tenant or renter. Sally Duncan certainly is a tenant. She campaigned on the fact that she and her family and her kids were renters in the Jack Jewett District. Last week at Almar County Board of Supervisors meeting, Sally Duncan floated the idea

of rental inspections. She wants Al Morrow County to have employees, employee employees, people that I don't think are hired. I think you would have to hire multiple people for this position to inspect every

rental unit in Almoreal County. And for each unit to meet a checklist standard for the landlord, whether big or small the landlord, to be able to rent those units to Almar County ends. Neil Williamson, we learned from him.

There's 16,000 rentals roughly in Almara County. 16,000 rentals in Amar County. Each inspection should take about two hours. Just do some basic math. We'll unpack this on the program. Sally Duncan, 16,000 rentals, two hours per inspection, 32,000 hours. If you have only one person as an inspector,

obviously you're going to need more. Let's just say it's only one. And that person is working 40-hour work weeks. You would need 800 weeks to inspect each of those rentals. Maybe the rentals are inspected every other year. I mean, you'd have to come up with the idea. Still, the Almore County Board of Supervisors is considering the idea. Yes, they're considering the idea. We'll talk about that on the program today. We appreciate Ginny Who for the retweet. We encourage you, the viewer, and listener, to hammer the like button, guys. Hammer the like button. That's the only thing we ask of you on the I Love Seville show is help us spread the gospel. Hammer the like button, share the show. Don Gathers, Rob Neal, Claire Turney, welcome to the broadcast. Mike Pruitt, James Watson, Olivia Branch, Holly Foster, Travis Hackworth, Southwestern Virginia watching the show. Hammer the like button, we work hard for you. That's the only thing we ask in return.

We're going to talk on today's show. Gentrification. I had a conversation yesterday. I was talking about the mark in Fifeville, the UVA, the luxury student tower that's being built by landmark properties in the historically black neighborhood that's called Fifeville. And I mentioned to this individual that's connected, that's intelligent, that works in the industry. This individual is not a developer. This individual is not a, does not swing a hammer. It's not in the finance business.

but this individual is a super smart person that we're trying to offer characteristics of this individual without doxing them. A super smart person that we see their name and the entity they work for in media and we reference them often when talking about our localities, population and characteristics. And in the midst of this conversation,

the word gentrification, goodness, the mark is going to gentrify Fifeville is what I said. There was pushback immediately. It's gentrification, even a legitimate talking point when discussing new housing anymore. And the point was Fifell used to be an Irish neighborhood. Before it was a black neighborhood, it was an Irish neighborhood. And the point was made, this historically black neighborhood, frankly, is now almost, in close to being a majority, yuppie and white. And it's the white yuppies that are opposing development in Fifeville.

And the point was made to me yesterday, can you really use gentrification anymore when opposing new housing in Charlottesville City, when you look at the pockets of neighborhoods locally and how dramatically and rapidly they've changed over just a generation or two generations of time. Another example of this is Belmont. Belmont was extremely blue-collar. I've often told the story of living on Little Graves. When I first arrived in Little Graves in 2006, Belmont was blue-collar and working class.

It was Budweiser's and Marlboros and pickup trucks. and punching clocks. And now Belmont, what, not even 20 years later? I mean, from 2006 to what? 2016, it went from Budweiser's and Marlboroughs and punching clocks and working class to what? Yuppie and young professional

and craft beer and bullpacks and Bougy? So can we use gentrification as a talking point to oppose development in Charlottesville City anymore? Fifell, Irish, then black, now white. Are the young white professionals, the yuppies in Fifeville that were priced out of Belmont, that were priced out of North downtown, that were priced around, priced out of the immediacy of the downtown mall? Are they really the ones that are pushing development away from Fifeville or opposing it while utilizing some strategic talking heads as their mouthpieces. That's a conversation I want to have, ladies and gentlemen, on today's show.

I also want to talk on the program about what we discussed briefly on Friday. It was a shorter show on Friday. We now have the price points for the new development project on the bypass, curious of your take, of the dean and what that's going to do locally. Price points, that are, I mean, I would characterize expensive. Yeah. I mean, when you're, what, $4,500, $4,600 for a three-bedroom two-bath, that's expensive. I mean, that's a house payment, right? That's, in some cases, if you got to 2 or 3% rate during COVID, a lot of people, that's 2x their house payment.

Yeah. If they got a COVID rate, no doubt. What's that going to do to our community? We'll talk about that with you, the viewer and listener. We'll talk about that with Judah Whitgauer. I want to highlight a picture that's circulating social media that might be the best picture of 2026. Brian Silva, best known for the Grata Tata, Brian Silva.

I actually had a run-in with Brian Silva on the day my wife moved into Charlottesville, where I picked her up from, no, actually it was her visit day, which she was considering moving to Charlottes for Manhattan and staying with me for a long weekend. I picked her up at the airport. And while filling up a Volvo cross-country station wagon, which I was driving at the time,

because it was the perfect vehicle for mountain biking, this black Volvo cross-country station wagon, I filled it up while I was living at Redfields at the time, at the Tiger Fuel on Fifth Street. And as I was pulling into the Tiger Fuel on Fifth Street, Brian Silver was there, and he and I, he was extremely aggressive, and we had some words. He was clearly hopped up on something, and that I was late to pick up my wife from the airport

on our trial-long weekend. I remember this like yesterday. It was nearly 10 years ago. Actually, it was 11 years ago, sweetheart. Brian Silva has got a photo that's circulating the inner webs alongside Scott Goodman, who is institutional. In fact, why don't we put that photo on screen? This is Brian Silva.

You got that picture? Yeah. Who's in the slammer right now, right? That's what it sounded like from the social media post. Brian Silver is in the slammer right now. This is the Grata-Tata guy, best known for Grat-Tata on, what was the, on Vine. He was doing the vines. This is the Brian Silva who had a, what's it called when you're, when you're barricaded yourself in your house?

You've barricaded yourself inside a house or inside somewhere. a girlfriend was held at hostage and the police were outside and they were negotiating with them. Like it was a hostage situation, Brian Silva in the Fry Springs neighborhood. Viewers and listeners, do you remember this? This was down Fry Springs, Brian Silver. Do you have the photo on screen? Yeah. This is Brian Sylvan Scott Goodman.

Scott Goodman's an attorney locally. He's a local legend, a defense attorney, Scott Goodman. This is a guy that you call for a number of reasons. Look at this. This might be the most Charlottesville photo that you will see in 2026. Is this the best Charlottesville photo that we will see in 2026? Don Gathers last week issued the best content we will see in 2026 with his three-minute remarks at the last city council meeting. We compared and contrast Natalie Oshran with what?

Nancy Reagan and Margaret Thatcher said, if they had a baby. Said Lloyd Snook was the Charlottesville Rudy Giuliani, turned the snook moniker into a verb and then called Juan Diego Wade and Uncle Tom. That was the best piece of content period we've seen in 2026. Seen, heard, watched. This photo might be the best picture of 2026. Put it back on screen.

Scott Goodman, meekishly, body language, meekishly, wearing a sweater. Is it on screen? a red polo sweater with khaki pants that are a bit wrinkled having his photos like, what have I gotten myself into? While a tattooed sleeve Brian Silva with thinning hair and some kind of graphic t-shirt, keep it on screen, has got his arm draped around Scott Goodman.

This is Brian Silva who's done gay porn. Really? He's done gay porn to make some money. He rented office space from Joe Geek, on the downtown mall where he had to be evicted. The downtown mall office space that he rented was the home of his studio where he filmed his pornography to make

money. He was also the guy who held a female, his girlfriend at the time, who I believe was a minor at the time, if memory serves. It looks like she was 17. Yeah, she was a minor hostage. He was 25. 25. At gunpoint. This was in the Fry Springs neighborhood. Arm draped around Scott Goodman. It's one of the best photos I've seen of 2026. We'll talk gas prices.

I've won my prop bet with Conan Owen. Conan Owen thought gas would be below $2.79. No, $2.79 are below as of yesterday. I said they were going to be $2.81 or above. They were $4.39 today. Payday for the McAllen 12 bottle to yours truly is by close of business tomorrow. I have no doubt that the Honorable Conan Owen will pay the McAllen 12 before a close of business tomorrow. No doubt he will do that.

He's an honorable individual. And we'll talk on the program today. Kevin Cassice is the new head coach with the lacrosse program. Judah, the headline that most intrigues you today and why, my friend? Oh, let's see. I think that I'm interested in hearing what this rental inspection is how that's going to pencil out. how many people are going to get hired to become inspectors? And what are they hope to accomplish?

Like you said, this is the red-headed stepchild of rent control. This is Sally Duncan, the socialist, pushing rental inspections, 16,000 rental units in Amar County, according to Neil Williamson. This is the red-headed stepchild of rent control. So for someone like me who doesn't really understand what the inspections would do, is this to set like a cap on rent prices? I think it's to maintain standards for tenants in Almar County. I mean, on the face of it, that sounds like a good thing.

But the market determines that. The market determines standards. and rental quality of life. If your unit is a piece of crap, nobody's going to want it. No one's going to lease it. If your unit has conditions that are substandard, you're not going to be able to lease your space.

Right? For government to come in and for Sally Duncan to suggest Jack Jewett supervisor, Jack Jewett, Representative Almore County Board of Supervisors, a tenant herself. for her to suggest that Admiral should hire people to inspect 16,000 rentals

to maintain a checklist of quality boggles my mind. And what boggle my mind even more is that it was not immediately met with resistance. But it's now actually being considered. My hope is that is lip service. I mean, I'm no mathematician I'm just a guy with a microphone

and a lot of viewers and listeners that watch me or read me and listen to us but if I take 16,000 rental units I would imagine each inspection soup to nuts takes two hours I mean there's commute time to and from right two hours seems to be a fair number that gets you 32,000 hours

you take those 32,000 hours and you divide you devise them by 40 hours in a week? Yeah. That's 800. I mean, realistically, the person's going to have to go back to an office and do paperwork. So you might even have to bring it down to like 30 hours a week for the actual inspections and then give them time to go back and do the work that eventually comes out.

What if they massively scaled it down? I mean, obviously not every rental. is going to need a yearly inspection, right? You're saying you would almost do what, like, Fluvanna County is doing with its assessments. Fluvana County does not do yearly assessments. Fluvana County does assessments on housing to determine value that the county utilizes

to drive rooftop revenue, tax revenue. I believe Fluvana County is doing assessments every four years. The sticker shock with a four-year assessment can be extremely brutal. Almaral County is doing assessment upticks, downticks, valuations every year. So the increases are marginal in Almara County. Or at least more marginal. More marginal.

Yeah, fair. Well said. More marginal. Okay. If you were to wait every four years, like you're saying, for rental. No, not scale it down like that. What if it was more like we have an office of rental inspections and maybe they would put up flyers in places where they expect to find, the need for inspections, for making sure that the properties are up to standards.

And that way, people living there are aware that the office exists, and if there is an issue, they can call and an inspector can come out and do work. That way it's more on a need basis rather than just, hey, we're going to inspect everything. How do you decide where to start? you know, what about, you know, what about the taint on fifth? Like, if they've just redone everything there, are they going to need an inspection this year or next year or even the year after that, do we expect?

So, I mean, that's one place that you could potentially leave off the list. I'm just saying this way, it's not, you're not trying to get everything. I mean, obviously, with 30-some thousand hours worth of work, something's not going to get done for unless you hire enough people to like to snap through this and these are

and I don't think I don't think we're at a point with with AI and with technology where it can be done without human interaction without someone going to look at the nuts and bolts of a house the issue that I have a number of issues

with this and then we're going to get to comments from John Blair handsome Hank Martin deep throat and the viewers and listeners that are watching the program. Here are the issues I have with this. They're looking at ways Sally Duncan, through this rental inspection, is looking at a way that is going to create perceived quality of life at the expense of taxpayers. Because the taxpayers are going to have to fund the inspector salaries,

their time and their efforts, their skill sets. So why is the thinking from Sally Duncan, let's give quality of life to Almaro County while raising taxes on Almaro County? That seems to ask backwards. Number one. The second point I'd like to make to Ms. Duncan is when you red tape the free market, and this is what the definition of red tape is, you're making the process more friction, including more friction to be a landlord. When you red tape the free market, the free market is going to look to other avenues that involve less friction to run their business. It's going to de-incentivize folks to get in this line of work. It will de-incentivize them.

And when you de-incentivize entrepreneurs and business people to get into the type of work like this, they're just going to go into other lines of work. And that's not to say that the housing stock that the landlords hold will then be picked up by those that can afford them or those that are low income or those that are on the financial margin. That's not going to happen. So I don't know if her thinking is let's make it challenging for landlords. And if we make it challenging for landlords, the schoolteacher is going to be able to afford a home in the Greenbrier neighborhood or the school teacher on one income salary is going to be able to afford a home in the Old Trail neighborhood or in North Down. downtown, that won't happen. Okay? Another point I'd like to consider on the program here is the,

the inspection to me would seem extremely, I don't want to use the word subjective, but like what's the criteria on? Is the criteria on, you know, a roof of a certain year, or like the shingle of a certain quality, is the criteria, on air condition, heating and cooling?

Is the criteria on working plumbing? Is the criteria on insulation? Is the criteria on asbestos? Is it on double-paned windows? Or is the criteria on like, you know, granted, it's not on this, but like, quartz countertops and Viking and wolf stoves and refrigerators? I think another good question is what do you make a, do you make a, what's the word I'm going to, is there a difference between something that's wrong with a rental because the owner hasn't fixed it and something that's wrong with a rental because the person renting it has, you know, made a mess at the place?

A hundred percent. And how do you, you know, do you, are they going to end up giving fines to owners because of an unruly or a, messy tenant. I think there's a lot of questions here that would need answering before you set out to actually implement something like that. What does this do to real estate values, Sally Duncan talking about rental inspections? That's the other thing. Does this lower real estate values in Amar County because you have one of six supervisors saying that they're going to interfere with the market potentially by creating red tape. And if you're a homeowner and your home is two doors down from a four-bedroom three-bath

or a three-bedroom two-bath rental, and that three-bedroom two-bath loses value because it now is being inspected by Amar County every year or every two years, does that then trickle over negative value to the house two doors down? Because it's a cop. How would it bring the price down? The landlord that owns the three-bedroom. two bath that's on little graves, having Alamara County inspect the unit once a year or every two years is going to make that unit less attractive to other landlords. It's going to make that

unit less attractive to the free market because it's got government interference. And if it's less attractive, does the house two doors down from that that's just the home of homeowner Joe or homeowner Jennifer become less valuable? as a result. So for instance, if landlords start leaving en masse, then all of their properties may become harder to sell, which is going to bring

the prices down, which, as you said, if the prices start going down on rental properties, is that going to affect the non-rental properties? And if it does, if all of those properties lose value, then ultimately the county... Loses tax. Tax revenue. Loses tax revenue at the same time they've created tax overhead.

This inspection process. You said it succinctly. That was better said than I could say. Seriously. A rare moment of better said than I could say right there. Like I talk about a condo that I own in the villas at Southern Ridge, a three-bedroom two bath. It's a cash cow. if I have the government, if I have Almore County and some shifflet inspector kicking the tires on my condo,

once a year, do I choose to exit it now before this becomes a reality? And if, I mean, more than half of the villas at Southern Ridge is owned by landlords. I mean, there's a company out of Richmond that controls the homeowners association. The Villas of Southern Ridge was developed by Fry properties, Bart Frye at Virginia Beach, where he basically converted what was one of the worst apartment complexes off of Country Green at the time from rental units into condo units and a five-phase development project that was marketed and sold by Real Estate 3 and Jeff Gaffney's team at the time. I got in at phase one in 2008 at the worst time you could ever buy a unit. within 12 or 18 months it had dropped significantly in value,

but I never played on selling it, and I kept tenants in there, and it's recovered. The appreciation is noteworthy and significant, and the tenants have covered all the bills. There's no debt on it now. But if I go in and say, Jesus, Sally Duncan wants rental inspections,

which is the second cousin of rent control, get me the hell out of Alamaro County, and now I'm talking about it on the I Love Seville show, where thousands of people watch every day. Do other people in the Villas of Southern Ridge say the same thing? Let me sell my unit. Same time Jerry's doing it. And if a bunch of them come on the market at the same time,

what does that do to the values of them? Or is Jerry utilizing a platform that has thousands of people watching it, encouraging those thousands of people to list those units, knowing if those thousands of people, some of them choose to list those units and do it all at the same time, that he could get units to purchase at a haircut. Buy him up. At a discount.

I'm not doing that. But some people would do that. Alternatively, if the result of the inspections is lots of work, if all of a sudden owners, rental owners, are being given what notices, I don't know what it would be, saying, hey, you need to fix this, you need to fix that, well, we all know that the cost is not going, going to be eaten by the rental owners, which means...

Another great point by Judah Wick Coward. Which means that rents end up going up because now there are all these fixes that if there were no inspectors, and I'm not saying that it's a good thing that rentals might be terrible or need stuff to fix, but oftentimes it's not, you know, the dishwasher works. Would it be nice to have a new one? Another good point by Judah Wickhauer. nobody's complaining but now if you've got an inspector

saying I'm sorry it doesn't meet standards you're going to have to replace that well I wasn't going to replace that for another two years now I've got a now I've got a front run the money and obviously I'm not going to pay for it myself or find a subcontractor that can do the work in this period of time in timely

fashion yeah what happens if Almaro County with a fine tooth comb rakes or inspect 16,000 units could that have the adverse effect of actually driving rental prices up. Yeah. I don't pay for the stuff that happens in my 24 doors. Right. The tenants do. And then some of my properties, some of my rentals, I actually have

a clause in there that literally says the tenant will pay for all these and this is the subcontractors that they will use. What are your thoughts, viewers, enlisters? Comments are coming in. Let's go to number one in the family deep throat. And before we go to deep throat, we'll give some props to, um, Charles. Charlottesville Sanitary Supply. Charlottesville Swimming Pool Company, John Vermillion and Andrew Vermillion, run a company called Charlottesville Sanitary Supply and Charlottesville Swimming Pool Company. Charlottesville Swimming Pool Company is who you call for anything swimming pool related,

including pool construction above ground or in ground, water testing, swimming pool robots that clean your pool, swimming pool covers to protect your pool in the offseason, and ladies and gentlemen, shade for your swimming pool. It's Charlottesville Swimming Pool Company online at Charlottesville Swimming Pool Company.com. And their cleaning business, their sanitary business on East High Street, Mila wood floor product, or Mila vacuums, Bona wood floor product, cleaning, staining, and anything janitorial or cleaning related, it's Charlottesville Sanitary Supply on East High Street. Best family ever. Deep throat number one in the family. Sally Dunkin needs to learn from Seville City's experience with the 10% affordable housing requirement. As we have discussed on this fantastic program, when you run the numbers, the 10% affordable housing requirement does not actually crimp the rent roll much at all.

Maybe not at all for mid-range developments. Yet developers still hate this requirement and say that it kills projects. Why? The compliance costs. they are like the city is going to be all up in my business about the 50 things and the affordable housing manual. Even if the rent cap is not far off of market rent, the developer still hates the requirement because he doesn't want to be under constant supervision. Hassel from an incompetent city employee or employees. He also adds, a rental inspection requirement would have the same impact,

even if most rentals are probably in good shape, a landlord is, like any investor, risk adverse, and it will assign a high cost to having a bureaucrat able to come and inspect the apartment, run a 100-point checklist that covers areas that might be subjective. People are going to say, forget it, I don't want to be a landlord here. And he highlights that Sally Duncan's husband is Brendan Duncan, the traffic engineer within City Hall, Charlottesville. he has some choice words for Brett and Duncan that I'm not going to mention on the program here. But I agree with those choice words. Deep Throat, by the way.

Yeah, this is a good one on Section 8. On the inspections, ask anybody who has accepted Section 8 about how useful and logical the required Section 8 inspections are. And also, Sally, every Section 8 unit already needs to be inspected every one to two years. And Section 8 units are often, in spite of the inspection requirement, a total mess. have clients that own a portfolio of Section 8 housing, and he is 100% right on that. 100% right. Handsome Hank Martin's photo on screen.

This is a good one from Hank Martin. There is an important legal distinction under Virginia law regarding how such a program can actually be implemented. Virginia State Code does not currently allow a municipality to simply issue a blanket mandate to inspect all rental units across an entire country. County. Instead, the program must operate under specific structural and geographical parameters. This is all about total control and while promoting safety, etc., like a boa constrictor, property owners will feel the squeeze. It's not that, I love Hank Martin's comments. It's not the

property owners that are feel the squeeze. It's going to be the tenants that feel the squeeze. I'm not going to feel the squeeze. I remember Ned Galloway looked at me and Jesse Rutherford when we were doing a real talk roundtable, and we talked about tax increases and how we pass them on to the tenants, and Ned Galloway looked at both Jesse and I and said, you guys absorb some of those tax increases, right? And me and Jesse Rutherford said almost exactly at the same time, absolutely not, we don't. Not a single cent of that, do we absorb? It's that time, and he goes, oh, okay.

Conan Owen is going to take the opposite approach. I've no doubt that my friend Conan Owen, who very in respectful fashion, he's a gentleman, lost our proposition bet about gasoline prices. Any comments on the bet me and Conan May, Judah? No comments from you. Do I have a comment? I mean, nothing I haven't said before, but even if the war with Iran had been over, what, a month ago. I don't, I can't imagine gas prices dipping as low as 279.

$4.39.309 at the Bell Air. It would be wonderful. You're wrong. I would love if, if I got twice as much gas when I went to the pump. Yours truly is going to enjoy a McCallin 12 and a glass or two and an Alec Bradley cigar this weekend on the, the Miller deck. He says, I'll take the opposite approach. Won't the inspection process drive up rents because some inspector is going to say your HVAC is crummy or your windows are true drafty and the landlord is going to have to invest in upgrades that he'll want to recoup? 100%. Yeah.

100% Conan Owen. He's a businessman. You're 100% right, Conan. There's not a doubt in my mind that that will happen. Not a doubt in my mind that that is going to happen, sir. I sincerely, sincerely believe that. I saw a John Blair comment, but I can't find it now. Oh, here it is.

John Blair's photo on screen. What's interesting about people in Charlestville talking about gentrification is that there is a neighborhood that gentrified even before Belmont. In the 1980s, I lived for two summers on Chesapeake Street in the heart of Woolen Mills. The Woolen Mills gentrification occurred so long ago that nobody even mentions it any longer when this topic arises. What's not talked about here, Woolen Mills and Belmont gentrified first. They are too far from UVA for student growth to have had any real effect on those processes. Just an observation that UVA student population growth has not been responsible for all of the city's gentrification. That's a comment in regards to the mark in Fifeville.

I was talking to a super smart guy, a guy that does data and numbers for a living yesterday. And he basically pushed back as you can change a lower third on screen, that gentrification is not a talking point. in Charlottesville, not a leverage talking point that you can utilize when pushing back on new development. And he said, everyone's talking gentrification, and he pointed to me, he goes, know what you're doing here.

Here you show, we all do, we all watch and listen to it. You talk the mark and luxury student housing and a black neighborhood, Fifeville, and how it's going to gentrify it. And he said, before it was a black neighborhood, it was an Irish neighborhood. And then he said to call it a black neighborhood, Fifeville now is not an exact representation of what's going on.

A near majority, near majority, approaching majority of the neighborhood is white-collar yuppies that have been priced out of Belmont and North Downtown and the immediate adjacent housing to the downtown mall. He says, the folks that are opposing this development are white-collar young professional yuppies

that are utilizing strategically certain mouthpieces to oppose this development to drive outrage in the city. So does... Almost exact words is... So is that implication that people like Dawn Gathers are being used by... That's literally what the mention was.

does that mean that companies coming in and building student housing are not actually tools of white supremacy Is that where you're throwing shade on the comments that Don made before counsel? I believe Mr. Gathers is watching the program now, by the way. I believe it was more than just Don Gathers, but yeah, there have been a lot of implied, a lot of people implying that building the mark and the other. I mean, those were his exact words. Yeah, I'm just saying that he's not the... And it just got picked up by the Daily Progress, by the way.

He's not the only one that believes that. Yeah, I know. And they misspelled snookering. Yeah, there were so many mistakes in them. They reported on it so late, almost a week late, and then they misspelled words in it. Yeah. No, I mean, what landmark properties, all landmark properties cares about is the only color that discriminates? Green.

Money. Yeah. They had success with the standard. Yeah. And they found that, I mean, the standard is the apartment tower of viewers and listeners on West Main Street that has pot bellies, which at the sandwich shop, that has since closed. The standard has had so much success with occupancy and with driving yield,

which is rent escalation, that landmark properties was able to use the standard, and they rolled it up with a number of other, luxury, student towers, and other markets, and they exited in a deal, a buyer-led deal, Morgan Stanley, for more than a billion dollars. And they're just going to say, this is our first iteration working with Charlottesville.

The mark is our second iteration of working with Charlottesville. We may have a more advantageous environment here because of what Matthew Gilligan and Stephen Johnson have bullied and pushed to happen with the new zoning ordinance. These crazy wackadoos at live, Civil have basically created the Wild West where the marginalized community members locally in Charlottesville, the main weapon that they had to oppose development was advocacy. And when the marginalized community members in Charlottesville went before council and as a group

and advocated against something, council members had their heartstrings pulled and felt the pressure of a community. Now the new zoning ordinance with how it's written and how it's basically disallowed, basically created free range for projects like this, even in marginalized communities. I mean, what was the loophole with the mark? That it was close enough to UVA grounds? Yeah, I read somewhere that some people on, I don't know if it was the bar or what, there weren't even 100% certain how close it was.

They're not even sure where the boundary is if you need to be within a certain boundary close to grounds. But what I, what seems, so with the new zoning ordinance, we've discussed or you've discussed with people, the fact that you think that what they intended with it was that, you know, these developers would come in and buy, you know. The whole intent of the new zoning ordinance is loosening zoning would create more supply and the additional supply with stabilized price point. Yeah. And I think with these two student housing projects that are potentially coming, the mark and the one that's still going through discussions, we're obviously not seeing someone buying up property on rugby. Yeah, we all knew it wasn't going to happen there.

I think if there is a good from this, they're also not buying up housing in Fifeville and tearing it all down. Both of these projects are being put on empty lots. Yeah. I mean, they were on empty lots. That's certainly better than somebody tearing down half of Fifeville to build one or two of these. I mean, that's the next step that's going to happen, is aggregating some, doing some assemblage. close to it. I mean, that's the next thing.

I mean, the next thing that's going to happen is your, the phase that's going to happen after that is your amenity effect. I mean, you can eventually say goodbye to your go-co on Cherry Avenue with the fried chicken. I mean, if anybody thinks that the Cherry Avenue shopping center that has a payday loan center that has a fried chicken, that has a fried chicken joint in there, that has a sole food restaurant in there, that has a black barbershop in there,

is going to be the future of that shopping center. On the corner of Cherry Avenue and Roosevelt Brown, a hop-skippet to jump away from a quarter of a billion-dollar apartment tower, good God, that's Primo. I mean, what looks like geniuses scooping up all at Cherry Avenue or much of Cherry Avenue or a good chunk of Cherry Avenue during COVID when commercial real estate was at a 25 or 30% haircut. Smart moved by them. Extremely intelligent by them.

And it's a perfect segue into the dean. Is it the dean? The headline that you put on screen? Yeah. I talked about this for 30 minutes on Friday at a Friday meeting. So the show was cut short. Now we know deep throat sent us this information. The Old Ivy Road, 250.

bypass that development, the first phase, which is 68 units, one bedrooms and three bedrooms, these units, the one bedroom, one bath is 2,100 a month for 740 square feet. I'll give it to you again. The one bedroom, one bath units are $2,100 a month. They're $740 square feet. The three bedroom two and a half bath units are 3,500 to 4,600 per month. for 1,430 square feet. I was asking the questions on Friday, who's going to rent these and what will they do to CIVO? These are going to be rented, after some thought,

by a mix of tenants, including UVA students. These are going to be rented by a mix of people, including the biotechnology professionals that are flocking here, the traveling nurses that are very much a part of our community, community. They're going to be run in it by military personnel that are stopgapped here. There's a significant transient population that is in this Charlottesville and Almaro County area. Yeah. And even if you're not transient in and out in a handful of years, you're transient from a housing standpoint and that you're waiting to pounce on some kind of purchase, whether that's

accumulating more down payment, improving your credit score, climbing vertically professionally to have more salary that you can qualify a loan with. That's the population that's going to lease. And I mentioned this on Friday's show. Every client on my books that is in any kind of residential rental game, I'm going to say, here's the rate card. In fact, every landlord that's watching this program, either in real time or postage, post time. What you should do with pricing your units if your tenants move out and you have to

flip your unit, you're going to put some TLC into it and then put it back on the market. You should get the price points for the one bedrooms or the three bedrooms. Your rental will have some kind of similar to the one bedroom or three bedrooms at the dean. And you should price your units if you're flipping them with your tenant moving out and you're looking to bring them back on market at a 15 to 20% discount on the dean. And that 15 to 20% discount is still going to be 20% more than what you're getting. I was doing some math.

I'm getting 2,500 $2,500 from my three-bedroom, two-bath-the-villis. Write these numbers down if you could, please, sir. I'm going to throw them to you. Fills at Southern Ridge, 2,500. The dean,

and I got 1,300 and changed square feet. So basically the same square. foot is the three-bedroom two and a half bath at the dean. The only thing the dean has more than me is an extra half bathroom and some amenities. Okay. So they're running the three bedroom two and a half bath at the dean for 3,500 to 4,600 a month. We're going to take the middle price point and let's just call it 4K. Okay? 4,000 a month. Are you with me? 4,000 times 0.85. That's 3,040. 3,400. If I rent it at a 15% discount versus the dean,

my $2,500 a month goes to $3,400 a month. That's an extra $900 a month. Times 12, that's an extra $11K just on one unit. Let's say I want to get even more conservative on it, and I want to do even more of a discount. Let's say I'm feeling a little generous. I'm feeling a little generous. I'm going to take the $4,000 a month, okay? And I'm going to times it by 0.75, a 25% haircut on what the dean is doing. That's $3,000 a month.

That's still $500 more a month than I'm getting from the villas, just one unit. Yeah, $6,000 a year. $6,000 a year. Times 6,000 times somebody who owns 24,000. $144,000. Yeah. If you have 24 doors. And I'm a peon in this grand scheme of real estate.

Now, what I do do is aggregate consultancy across a number of different people and offer guidance and consultancy on how to fill market, maintain occupancy, prevent vacancy, drive yield. That I'm not a peon at. That you're talking somewhere between. I don't know, 250, 300 doors with the consultancy.

If one person is telling, is utilizing a 250 to 300 door consultancy to utilize this strategy, then you're getting a market shift. Yeah. A market shift. And I can

give you off the top of my head. I mean, how many doors does Woodard have? How many doors does neighborhood properties have? How many doors does real property the property management company have? How many doors does ally property management have. Right?

How many doors do these heavy hitters have? Yeah. That I won't name. Go to the dean, the development on the bypass, cut your rental rates by 20%, and you're still significantly more than you're getting right now.

Yeah. And the market shifts. Give some love to Stanley Martin Holmes. Stanley Martin Holmes is a part of partner of the program. Did you know Stanley Martin Holmes has built more than 600 units in the last two years in central Virginia? Stanley Martin Holmes is building homes the honest way and the communicative way and the innovative way. High quality single family homes, townhomes, and condominiums, design and constructed with innovative techniques that ensure exceptional

efficiency and aesthetic appeal. Design features and technology to enhance your living experience not just for today but for years to come. Stanley, Martin Holmes. Ladies and gentlemen, they got a new project coming in Keswick that's going to be absolutely dynamite right outside of Glenmore and Breezy Hill. Absolutely dynamite. Conan says the Bennett is the apartment segment. The dean is the townhouse single family homes segment.

The dean is the only one that's for rent right now. That's why we're talking about the dean. And he says, same thing we're saying. Darden students, law students will be living there, 100%. 100% I mean the myth is

the stupidity is if you build more housing it'll stabilize price point how is it going to stabilize price point if the population is increasing it's not all right next talking point

what do we got you to Wickhara let's see talked about the best pick of 2026 I want to close with that picture it's so good. All right.

What else you got? Let's see. We've got Kevin Cassise. Kevin Concees, we talked about it on the Jerry and Jerry show. If you're not subscribing to Jerry Ratcliffe.com at $8 a month, you're missing the best UVA sports content possible, period, bar none. He's producing 40 to 50 fresh pieces of content per month on UVA sports.

No one else, no other media platform, is giving you 40 to 50 fresh pieces of content per 30-day period, except for Jerry Rackleff at Jerry Rackleff.com. Period. He's the only one. It's the price of a cup of coffee. He broke the coach Mock story, and he broke the Lars Tiffany story, Jerry Rackleff. His website is booming $8 a month. Cassice is your new head coach.

Lars Tiffany, out. his conciliary, his associate head coach, Kevin Cassice, in. Carla Williams issued a statement that had 500 X more words than the 37 words in her statement that announced the firing for Lars Tiffany. It was an actual statement announcing the hiring of Kevin Cassice. The statement on Lars Tiffany's firing was like 37 words, literally, ladies and gentlemen. Congratulations to Kevin Concease, who is now permanently the head coach, who's officially the head coach of UVA men's lacrosse. And we will watch closely on how Kevin Cassice tries to revive a program that had a sub-500 record last year,

and it was bounced in the first round of the NCAA tournament this year. Anything else you want to add on the program, Judah Wickhauer? No, I think we've done a good job today. The Tuesday edition of the Water Cooler of Content and Conversation, Judah Wickhauer did a great job today. My name is Jerry Miller and thank you for joining us.