Our current listings, andhow to read one.

A photograph and a price make a listing look complete. Every Bowman card carries the same six facts underneath, in the same order, all of them off the listing record: road frontage, topography, utilities, acreage, access and restrictions.

• Road frontage. The footage the record states, and the road it fronts.
• Topography. Whether the ground is level, rolling, or sits above the road.
• Utilities. What reaches the road already, and what a buyer would have to bring in.
• Acreage. The figure the record carries. Only a survey settles it exactly, and a survey is a surveyor's work.
• Access. The road the parcel is legally reached from.
• Restrictions. Covenants and easements of record, and zoning where the locality has an ordinance. Not every locality in the six counties we work has one.

Soil is the one thing a builder needs that no card can carry. How we read land covers where that answer comes from, and the builder page sets out what each of the six decides about a build.

Where the record does not carry one of the six, the card prints Ask Lowell in place of a value, or Ask the office on a listing another agent holds. That is not a hedge. It means nobody has put the figure on the record, so the office gets the answer rather than filling the line with a plausible number.

The site checks its configured active listings against the MLS when it builds. If a configured active listing is not returned under its listing agent, the build stops for correction. A published page can be older than the MLS record, so check the linked record or contact the office for current status.

Some of that is how we prefer to work. Some of it is the rule. The Virginia Real Estate Board's advertising regulation, 18VAC135-20-190, speaks to both.

Any property information provided by and in control of the licensee in any advertising must be consistent with the property condition and the property's current contract status.

18VAC135-20-190 B 3, Virginia Administrative Code

All advertising must be updated in a timely manner whenever there is a material change to the listing status or property descriptions.

18VAC135-20-190 B 4, Virginia Administrative Code

Read the second one closely. The duty attaches to a material change in the listing status or the property descriptions. Price is not a word that regulation uses. The cards show the list prices in the data used for this build. Check the linked MLS record or contact the office for a current price.

The cards reflect the office listing data included in this build.

Bowman Real Estate works the land end of the market: acreage, farm ground, development tracts, commercial frontage, and property with a business already running on it. Ground like that is bought for what it can be made to do, and its buyer arrives looking for one particular thing.

For a property shown here, identify the listing when contacting the office. If you are weighing the area rather than a parcel, start with the Carroll County guide.