Patrick Mulheren Real Estate

Patrick Mulheren Real Estate Your Coldwell Banker Townside REALTOR® serving Pearisburg (VA), Giles County and surrounding areas. The hills, they called me home!

Being a proud native of Giles County, I was born and raised in Pearisburg, and I then attended Virginia Tech, where I received a Bachelor's in Geology and a Master's in Environmental Engineering. The first eleven years of my professional life were spent as an environmental engineer in New Hampshire, where I was a Senior Project Manager/Senior Associate of an engineering consulting company. After t

hat, various factors pulled me to Costa Rica, where I had my own real estate company for 25 years. As lovely a country as Costa Rica is, the hills of southwest Virginia were always "home" to me. So, after family matters called me back for a time, the hills bade me stay. I am now blessed to be in the position to serve the real estate needs of "home"...Giles County (and surrounding areas)! I find that having a varied background has prepared me to calmly deal with any situation...any kind of client. I look forward to putting those skills to work for you!

Come check out this lovely townhome tomorrow!!
05/15/2026

Come check out this lovely townhome tomorrow!!

NEW LISTING:207 Alico Drive, Blacksburg(Givens Farm subdivision, off N. Main St.)- FOUR bedrooms and 3.5 baths!- Primary...
03/26/2026

NEW LISTING:
207 Alico Drive, Blacksburg
(Givens Farm subdivision, off N. Main St.)

- FOUR bedrooms and 3.5 baths!
- Primary suite, Jr. suite, and 2 BRs that share a Jack-and-Jill bath (with 2 separate toilet areas)
- Open concept. Fireplace in living room
- Great area, with easy access to both Rt. 460 and downtown Blacksburg
- $649,000

The weather looks good for this weekend. Go check it out!
https://PatrickMulheren.com/listing/VA/Blacksburg/207-Alico-Drive-24060/224646041
(Listing courtesy of Mike Eggleston of Coldwell Banker Townside)








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Patrick Mulheren, REALTOR®
Coldwell Banker Townside, REALTORS®
220 Professional Park Drive
Blacksburg, VA
[email protected]
540-558-5307 Cell
Licensed in Virginia #0225262658
https://PatrickMulheren.com/

- NEW CONSTRUCTION!- TEATON CREST community (Forest Ave./Chesley St.), Radford- Several size options available on good-s...
05/25/2024

- NEW CONSTRUCTION!
- TEATON CREST community (Forest Ave./Chesley St.), Radford
- Several size options available on good-sized lots
- Detached homes from 1,510 ft2 to 2,000+ ft2; 3 BRs, 2 baths
- $349,000 to $400,000

NEW CONSTRUCTION!
Brand-new homes under construction in a new community (Teaton Crest, which will consist of 14 homes) nestled in an established neighborhood. Same builder as the Gloria Villas community (but these homes are a step up in quality). No HOA! These detached homes will offer the perfect blend of modern living and neighborhood charm! Convenience and comfort, with 3 bedrooms, 2 full baths, and all living spaces on one level. Thoughtfully designed open floorplan that seamlessly integrates the living, dining, and kitchen areas. The kitchen includes granite countertops and a walk-in pantry. Two-car garage and ample space for parking and storage. Attic with pull-down stairs.

Plus, enjoy the freedom and flexibility of no HOA! Conveniently located, this home offers easy access to Radford parks and schools. Additionally, it's just a short drive to the neighboring communities of Blacksburg and Christiansburg, providing even more dining, shopping, and entertainment options.

There are several different models available:
- Wellington Model: 1,510 ft2 - $349,000. Anticipated completion of first one: 8/1/24.
- Rendition Model: 1,730 ft2 - $380,000. Anticipated completion of first one: mid-September 2024
- Augusta Model: Around 2,000 ft2 - price yet to be confirmed (but likely around $400,000). Anticipated completion: To be determined.

Please note, finishings may vary - photos are of a similar home (virtual staging used for perspective). Anticipated completion: 8/1/24.

For more information, see https://PatrickMulheren.com/listing/VA/Radford/805-Forest-Avenue-24141/189242447

(Listing courtesy of Kevin Thompson and Megan Roschelli - Coldwell Banker Townside)

Contact:
Patrick Mulheren, REALTOR®
Coldwell Banker Townside, REALTORS®
Pearisburg, VA
[email protected]
540-558-5307 Cell
Licensed in Virginia #0225262658
https://PatrickMulheren.com/

"SO...WHO NEEDS A BUYER'S AGENT?" - Episode 2The Case Of The Mysterious "No-Man's Land"This Land is My Land; This Land i...
04/30/2024

"SO...WHO NEEDS A BUYER'S AGENT?" - Episode 2
The Case Of The Mysterious "No-Man's Land"

This Land is My Land; This Land is WHO'S Land??
Well, I didn't expect to do another post so soon, but this one comes from just this morning. And it goes a little something like this:
- Listing Agent offered a property, indicating that it consists of two parcels.
- Buyer naturally assumed that the two parcels adjoin each other (since the Listing Agent didn't indicate otherwise).
- I took a look at the survey that the Listing Agent included in the MLS (but did she even look at it?), which clearly showed a 66-foot-wide strip (like a right-of-way) IN BETWEEN the two parcels, with that strip being labeled by the surveyor as "Ownership Unknown - No Tax I.D." That strip comprised a full 25% of what appeared to be the property for sale.
- I texted the Listing Agent about it >> No response. I emailed the Listing Agent about it >> No response.
- My review of GIS maps, tax cards, etc., didn't provide any clues.
- I made a trip to the County Clerk's office for that area this morning to see what they could tell me. They dug up deeds from 1919 and came to the conclusion that the "no-man's" strip of land is actually owned by the County (who, back at that time, apparently retained certain "alleys" of land here and there).
- So the property for sale is actually two NON-ADJOINING parcels, which kind of ruined it for my client. NEXT!!

From the road, there was no indication of that strip being a separate parcel (the whole property is rather overgrown). So it would have been easy for a Buyer to just assume that the property being purchased was that entire stretch of land...which would have made for a real surprise when it came time to build the house. But, again, although the Listing Agent perhaps should have been clear that the property for sale was two NON-ADJOINING parcels (although I'm not sure she was even aware of that fact), she had no obligation to research it to the satisfaction of the Buyer. Buyer, beware...be very aware!

--
Patrick Mulheren, REALTOR®
Coldwell Banker Townside, REALTORS®
Pearisburg, VA
[email protected]
540-558-5307 Cell
Licensed in Virginia #0225262658
https://PatrickMulheren.com/

SO...WHO NEEDS A BUYER'S AGENT?The Case of the Disappearing Drinking Water!In case you've been following the massive law...
04/29/2024

SO...WHO NEEDS A BUYER'S AGENT?
The Case of the Disappearing Drinking Water!

In case you've been following the massive lawsuit related to the National Association of Realtors (NAR) and commission structures (email me if you're interested in the details), "some people" are predicting that it could result in Buyers steering away from using a Buyer's Agent, and, instead, just contacting the Listing Agent directly. "Who needs a Buyer's Agent?", you might ask.

Well, this is Episode 1 (of what might become a continuing series) of a few examples of a Buyer's Agent coming in pretty handy!

First, not everyone understands that a LISTING AGENT has the fiduciary duty to put their SELLER'S needs above all others (even their own), and a BUYER'S AGENT has the fiduciary duty to put their BUYER'S needs above all others (including their own). That is, the Listing Agent is going to be looking out for one person and one person only: the SELLER! Virginia is a "Buyer Beware" state, and it is up to Buyers to do their own due diligence to satisfy their own needs/concerns. The Agent Remarks section of the MLS (not seen by the general public) almost always includes a note saying something like "Buyer and Buyer's Agent to verify all information".

Here's one recent example. To make a long story (relatively) short:
- A few weeks ago, I drove 1.5 hours to show a property to a client who drove 6 hours from Delaware. Cute little cabin on a couple acres.
- The Listing Agent had indicated that it had drinking water, with the source being a spring.
- The Listing Agent DID mention that the spring box had been crushed (why/how?), but I assumed that the actual spring was still accessible.
- During the property visit, I saw that the area of the "spring box" had been completely covered over with dirt (with a severed electrical cable sticking out of the ground). So I had my doubts that the spring was actually located ON the property.
- Got the survey, which showed that this property had been segregated from the larger property behind, and the survey confirmed that the location of the spring was indeed on that other property (which had just been heavily logged!). It looked like the water must have run from that off-site spring through a pipe to that crushed "spring box" on the subject property (with a pump to carry the water into the cabin).
- Not ideal but acceptable, if the subject property retained the deeded rights to access water from that off-site spring.
- I dig further. Nope, there were no deeded water rights, and the subject property no longer had the right to access the water from that off-site spring (perhaps a court would rule otherwise, but my client had neither the time nor interest to pursue that - nor did he have any interest in drilling a well).
- So on we go to the next property (45 minutes in a different direction)...only to discover issues with THAT property, too (about which the Listing Agent was not very forthcoming)!

I think the LISTING AGENT was as surprised as I was (she was just relying on what her SELLER had told her), but she had no duty to research it to the satisfaction of the BUYER. So...who needs a BUYER'S AGENT? My Delaware buyer might like to answer that.

--
Patrick Mulheren, REALTOR®
Coldwell Banker Townside, REALTORS®
Pearisburg, VA
[email protected]
540-558-5307 Cell
Licensed in Virginia #0225262658
https://PatrickMulheren.com/

- NEW CONSTRUCTION!- 805 Forest Avenue, Radford- Teaton Crest community (of 14 homes)- 1,510-ft2 house with 3 bedrooms a...
04/26/2024

- NEW CONSTRUCTION!
- 805 Forest Avenue, Radford
- Teaton Crest community (of 14 homes)
- 1,510-ft2 house with 3 bedrooms and 2 full baths
- $349,000

NEW CONSTRUCTION!
Brand-new homes under construction in a new community (Teaton Crest, which will consist of 14 homes) nestled in an established neighborhood. No HOA! These detached homes will offer the perfect blend of modern living and neighborhood charm! Convenience and comfort, with 3 bedrooms, 2 full baths, and all living spaces on one level. Thoughtfully designed open floorplan that seamlessly integrates the living, dining, and kitchen areas. The kitchen includes granite countertops and a walk-in pantry. Two-car garage and ample space for parking and storage. Attic with pull-down stairs.

Plus, enjoy the freedom and flexibility of no HOA! Conveniently located, this home offers easy access to Radford parks and schools. Additionally, it's just a short drive to the neighboring communities of Blacksburg and Christiansburg, providing even more dining, shopping, and entertainment options.

Please note, finishes may vary - photos are of a similar home (virtual staging used for perspective). Anticipated completion: 8/1/24.

The first four homes to be built will be this Wellington model (1,510 ft2). Later, some larger homes (Rendition model - 1,730 ft2 +/-) will be built (likely ready in the Fall)

Wellington Model: $349,000

For more information, see https://PatrickMulheren.com/listing/VA/Radford/805-Forest-Avenue-24141/189242447

(Listing courtesy of Kevin Thompson and Megan Roschelli - Coldwell Banker Townside)

Contact:
Patrick Mulheren, REALTOR®
Coldwell Banker Townside, REALTORS®
Pearisburg, VA
[email protected]
540-558-5307 Cell
Licensed in Virginia #0225262658
https://PatrickMulheren.com/

I'm usually not one to get very excited about awards and such. But, I gotta say, I was very honored and humbled to win ...
02/20/2024

I'm usually not one to get very excited about awards and such. But, I gotta say, I was very honored and humbled to win the Coldwell Banker Townside GOOD NEIGHBOR award (for being available and willing to help others whenever needed) for 2023. Any one of the many outstanding agents in this office (well, offices: Blacksburg, Christiansburg and Pearisburg) deserve such recognition, but I will proudly and humbly accept it this go-round. It means much more to me than any sales award (although I did win one of those, too!). Thanks to all who have given ME so much support this past year!

- 923 Hermosa Dr., Pulaski, VA- 6,288-ft2 home on 2.27 acres- 4+ bedrooms, 3 full baths, 2 half baths- Peaceful, wooded ...
10/24/2023

- 923 Hermosa Dr., Pulaski, VA
- 6,288-ft2 home on 2.27 acres
- 4+ bedrooms, 3 full baths, 2 half baths
- Peaceful, wooded lot
- $595,000

923 Hermosa Drive, Pulaski - Don't miss this magnificent home full of custom features and built to exacting standards by the owner (builder behind the local favorite stadium). Flowing spaces and plenty of room to entertain. Remarkable materials choices throughout, including the recognizable locally-quarried stone exterior, slate foyer, and inlaid walnut dining room floor. The home is nestled on a peaceful, wooded lot of 2.27 acres! The large windows plus deck and screen porch provide loads of natural light and allow you to take in the natural beauty and wildlife surrounding the home.

The 6,288-ft2 house has FOUR bedrooms and two bonus rooms (with potential as an additional bedroom or office), 3 full baths, 2 half baths, spacious living room, two family rooms, and rec room with wet bar. The home offers lots of sharable spaces for a large family or even larger gatherings. Convenient to Claytor Lake, Pulaski, and Radford, and only 40 minutes to Blacksburg or 30 minutes to Christiansburg shopping. Ask me for the full page of "Features and Upgrades", as well as the floor plan.

Price: $595,000

For more information, see https://patrickmulheren.com/listing/VA/Pulaski/923-Hermosa-Drive-24301/172126508

(Listing courtesy of Megan Roschelli, Coldwell Banker Townside)

Contact:
Patrick Mulheren, REALTOR®
Coldwell Banker Townside, REALTORS®
Pearisburg, VA
[email protected]
540-558-5307 Cell
Licensed in Virginia #0225262658
https://PatrickMulheren.com/

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Pearisburg, VA
24134

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