Fredericksburg Real Estate News Blog

Welcome to our Fredericksburg real estate news blog. Please find the most up to date realty information for the Fredericksburg, VA. area, written by Tom Smith - Century 21 Adventure Redwood. The secret to our success is providing accurate information to assist Fredericksburg home buyers and sellers with their real estate transactions.

 

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May 11, 2015

Why Won’t My Fredericksburg House Sell?

Why Won't my Fredericksburg Home Sell Article Image

Are you a Fredericksburg home owner with your home on the market? Are you viewing other properties around your residence selling while yours is getting stagnant? Are you losing your patience? If you answered yes to any of these questions you will need to read on.

I understand your frustrations. Every day your home doesn't sell, you’ll have to get up the next morning and tidy up the home for the possibility of showings while you are at work. You find that your lifestyle is put on hold until you sell or at least get a contract on your home.

You need to determine why the home is not selling.

 The largest factor is price. Get your REALTOR to perform a recent Comparative Market Analysis on your property or get it appraised by a licensed appraiser. Your home needs to be priced accordingly to compete with other similar homes in your area.

The second factor is exposure. When I list a Fredericksburg home, I list it on as many realty sites as I can to get my clients maximum exposure. This process takes much time because some sites only take manual submissions. The world needs to know your home is for sale, not just your community. Make sure a sign is placed in your yard with a flyer box near. Some buyers don’t want to contact your agent right away, but will take information out of the box. I set up an agent preview on the wide screen at my office so that no matter where your home is located, the entire office of agents will get a preview. Public open houses and broker open houses may help as well. My agent preview seems to get me better results. 

The last factor is condition or problems. I tour my client’s home prior to the official listing. I begin my observations as soon as I pull in the driveway. I’m on the lookout for problems. I use my three senses of sight, sound and smell. If I see anything that may prevent my clients from getting an offer, I address it right then and there. If your home is already listed and you don’t want to call your agent, ask a friend to stop by and tour it for you just as if they are buyers. Make sure you tell them to hold nothing back. If something is noticed, get if fixed. There may be other similar properties out there for sale. It would be a shame if there was a small issue causing buyers concern and reservation, ending in them choosing the other home.

The real estate market in Fredericksburg is hot. There are many homes currently active out there. The key is to get your home in first place. You will also need to make it easy for buyers to view your home. Hopefully you may now know why your home in Fredericksburg won't sell. If you are in the market to sell your home soon, give me a call and I will be happy to walk you through the entire process. I’m an old fashion full service REALTOR that uses the latest tools and updated information to get the job done for you faster for the most money in your pocket. You deserve the BEST.

Tom Smith is a Licensed Virginia Associate Broker and Active Real Estate Agent with Fredericksburg Homes Realty – Century 21 Redwood. He has won numerous customer satisfaction awards over the past years. Tom is a lifelong Fredericksburg area resident and a retired law enforcement officer.

 

Posted in Realtor Tips
May 10, 2015

Fredericksburg Homes Realty Community Spotlight – Portobago Bay

Portobago Bay sign at entrance

Portobago Bay is an exquisite waterfront community on the wide Rappahannock River just south of Port Royal, VA along the Rt. 17 corridor. This neighborhood consists of 104 lots, most which are already built on. Carl D. Silver developed this community back in 1985. It soon became desired by retirees. The lots sold quickly due to the rare wide panoramic water views across the wide bay area. This is my home community.

I bought my lot in 2000 and built my home along the quiet tidal Portobago Creek in 2004. Back then, our nearest large box stores were either in Fredericksburg at the Central Park area or Tappahannock, VA. Since then, we saw new commercial development at Cosner’s Corner, large box stores and a new hospital and now the soon to open Rt. 17 Virginia Railway Express.  These newer locations are only about 20 or so minutes travel on Rt. 17 now. There’s even talk of future development in the New Post area. Now we can enjoy the beautiful sights and sounds of the river life and be close enough to shopping to be convenient. My children attend Fredericksburg Christian School. This upper school campus is located just west of New Post or 20 minutes from the Bay. 

We do residents love to live in Portobago Bay? It is quiet and beautiful. All the farm land surrounding the community is placed in a conservation easement. The west end of Portobago Bay is owned by Fort A.P. Hill. This area will not change. What you see is what you will continue to see. It’s very disturbing to locate a beautiful property and watch it develop over time to change the setting completely. I love the security here that it won’t change.  Residents love the three mile circle around the bay. This state road has a 25 mph speed limit. We love to walk, bike ride or jog around this circle. My children love to stop by the Seller’s residence to feed the horses. The Sellers located here before the community was formed. They are allowed to have fenced horses there. Mrs. Sellers will come out and give the children carrots so they can feed these beautiful horses. There are always friends along the trail to stop and converse for a much needed rest. We love the commons areas which consist of the pavilion, sandy beach, long dock, pier, and concrete boat ramp and Lake Powhatan. We gather several times a year for cookouts and gatherings at the pavilion. We recently upgraded our bulkhead at the beach to allow a full wide unobstructed view of the Rappahannock River. Sometimes we may take for granted just how fortunate we are. Bald Eagles and ospreys are everywhere. While others hear traffic and horns, we listen to the frogs, ducks, geese, eagles, ospreys and other wildlife. We are blessed here. My family loves fishing at the end of the pier. Sometimes we catch and release. Other times we catch dinner. The bay and lake has an abundant fishery. You can catch catfish, bass, perch, stripers and crappie on the river or largemouth bass, bream and crappie in the aerated lake. The bay is tidal with water depth that varies from an average of 3 to 5 feet with deeper areas along the south shoreline. This keeps noisy boats and high water traffic at a minimum.  My family just started kayaking. This area is perfect to those types of water sports. Smaller power boats can be launched at the boat ramp. Remember to watch the tides and charts to navigate. Once you get in the channel on the eastern side of the bay, you may go all the way to Fredericksburg if you go up the river or all the way to the Chesapeake Bay if you go down stream.

Real estate opportunities are few, though some of our residents work or are stationed at the Dahlgren Naval Base. When they relocate, a property comes available. Others move to Florida or other areas for their last retirement location. I recently had the opportunity to list a gorgeous Williamsburg style main level living rambler on a large open green yard. This home has it all. I have listed many homes in the past. This may be one of the cleanest properties I’ve ever had the privilege of selling. This home is priced to sell fast. View the details here, http://www.fredericksburgagent.com/property/CV8619301/ or watch the Youtube video at https://youtu.be/FHnzxJUhtC0. There are other properties for sale in Portobago Bay as well. Contact me for a full list and updated details. Prices range from $300k to $600k.

Tom Smith is a Virginia Licensed Associate Broker with Fredericksburg Homes Realty – Century 21 Redwood. He is one of the top Fredericksburg real estate agents based on his sales and production. He has received numerous customer quality service awards. Tom is a life long area resident and wants to be your local realty connection. Call Tom at 540.735.2266.

 

May 10, 2015

Buying Real Estate in Fredericksburg Isn’t Hard

Fredericksburg Residential Real Estate Image for Blog Post

Tom Smith, an associate broker with Fredericksburg Homes Realty at Century 21 Redwood explains the steps and process of purchasing a Fredericksburg property. Tom is an award winning real estate agent that specializes in residential buyer representation.

Are you a Fredericksburg home buyer? Are you stressed about finding your dream home and getting it under contract at the price you want? If you answered yes, I've got you covered. The first thing you and your family should do is get organized. Take out a writing tablet or ipad and take notes. Make a to-do list. The first item you need to write down is contact a REALTOR. This real estate agent should walk you through the entire process. This should remove your stress. The agent will supply you with a list of mortgage lenders if you don’t have those of your choice. Get qualified with a lender letter to determine the price range you’ll be targeting.

Get together with your loved ones and decide what style home you need. Decide where you want to live. Important factors may be close to quality schools or near work, shopping and commute areas. What are you going to need in the home? Are you going to need three or four bedrooms? Will you need a basement or garage? Are you a cook that needs an updated large kitchen? How about the yard? Do you have children that play outside or pets you need to keep within a fenced area? These are just a few of the questions a real estate agent should ask you. Once you know what you are looking for you can get started.

Request your agent to set you up on a hot search based on your needed criteria and target area. You will get listings as soon as they hit the market. You may also search at home. Choose a realty website that updates listings and information often. There are some sites that show old information. Homes that already have a contract will be displayed as active and available. I keep my site updated directly from my local MLS provider, MRIS. You may use this site with no strings attached. Check out www.fredericksburgagent.com. I designed this site with the home buyer and seller in mind. I want to provide a fun site that is easy to navigate and view listings on all devices.

Once you’ve found the home you’re searching for, have a meeting with your Fredericksburg real estate agent. Request the REALTOR to walk you through making the offer. You should not have to worry. A great agent will answer all your questions and create a fun process.  I’m going to stop here because with a  great realty representative, you should be educated and walked through the remainder of the transaction all the way to the closing table. Purchasing a home is a once or twice in a lifetime experience. It can be hard. It can be easy, fun and reward. It’s up to you and your REALTOR. I wish you a happy home hunt in the lovely Fredericksburg, VA. area.

Posted in How To
May 1, 2015

Announcing Portobago Bay Luxury Rambler for Sale

30258 Portobago Trl Port Royal, VA Home for Sale Image

I just listed a spotless, open floor plan rambler in Portobago Bay, an exclusive riverfront community off Rt. 17 south of Port Royal on the wide Rappahannock River. This home offers 4 bedrooms and 3 baths with 3656 square feet of finished space. Hallmark Builders built the home custom to the current owner’s wants and needs. It is loaded with all the bells and whistles like gleaming hardwood floors, corian counters, tile, crown and much more. The home is situated along Portobago Trail, only a short walking distance from the community commons area. This commons area offers a pavilion, beach, very long pier and a fishing and recreation lake. Residents love this community because there is low traffic and slower speed limits along the approximate 3 mile circle. This is perfect for walking, jogging, and bike riding. This home offers an outstanding curb appeal from the road. The exterior has a remarkable appearance that shows pride of ownership. There’s an American flag and pole in the front yard. The over 2 acre open lawn is perfectly manicured by Tru-green, a company well known for providing the exact nutrients to make a lawn deep green, thick and healthy. The landscape is lined with shrubs and flowers to accent the colors of the home. The front porch offers visitors an impressive appearance with wide round columns, and enough space to offer a romantic bench, rockers or swing and an impressive flower garden below. The back yard offers a flat patio area and a very cute custom shed perfect for storing all your lawn toys and tools. 

If you think the exterior of this home is gorgeous, you haven’t seen anything yet. The interior offers home buyers a pleasant showing experience. Enter the home through the front door into the wide and open living room. The colors are all neutral pastels perfect for this home. The large dual open gas fireplace and rock back drop offers a statement. The sunroom is located at the far end of the living room. This room was custom built with knotty pine boards and beams from the Adirondacks and large, wide curved glass windows that offer seasonal views of the bay and of the lush green lawn. The current owners enjoy drinking a cup of coffee in the morning watching the sunrise up over the bay or relaxing after a long day watching the moon rise in the eastern sky. The fireplace here just adds beauty and warmth to this amazing room. The open kitchen and breakfast area are to the left of the sunroom. This is perfect for entertaining. This kitchen offers true custom grooved 42” cabinets and corian counters. The appliances are top of the line. There’s a gas cooking stove, refrigerator, built in microwave and dish washer perfectly placed to allow those who love to cook the room to create wonderful meals. There’s even a special garbage disposal that works with septic systems. The very large screened in back porch is behind the kitchen. This area is perfect for evening dining outside, free of insects. Enjoy the sounds of birds and frogs that create nature’s symphony while you relax. The porch location is perfect to capture the cool summer breezes and northeast trade winds. The other side of the kitchen offers a large pantry area. The mudroom, laundry area and garage entrance are on the west end of the kitchen. The attached garage offers two car parking and room for a work shop. The basement entrance is also located in the mudroom. The basement offers a bathroom, a large finished center area and two rooms that are currently used as an office and craft room. You may use the rooms for your needs.  This open plan finished basement offers recessed lighting and room for entertaining. The far southern end of the home offers the luxury master suite. Wide windows offer bright natural light. The luxury bath offers a double corian vanity, a sit or stand glass shower, a private toilet, a large walk in closet and even room if you want to place a garden tub. The fourth bedroom is also located on this end. The northern end of the home offers two other large bedrooms with a bathroom. The water taste great straight from the tap. Water is supplied from a deep drilled well. No need to buy water. Are you worried about loss of power from storms and weather? There’s an automatic generator to supply power to components and appliances so you don’t have to worry. 

This is one of the cleanest, most well maintained homes I’ve ever had the pleasure to sell. If you are in the market to buy a new home, you need to see this one. You won’t be disappointed. The location is near Dahlgren and only 20 minutes to the new Rt. 17 VRE railway station. You may have to work near heavy traffic and busy areas, but you don’t have to live there too. Come home to a quiet atmosphere and enjoy your very own luxury home. Owners are moving to Florida. They love their neighbors on all sides and state they will miss them and this lovely community.

Click here to view the mls listing. Contact Tom Smith, the listing agent for futher details.

View virtual tour here.

Posted in Homes for Sale
April 23, 2015

What’s Up with Fredericksburg Real Estate?

Fredericksburg Residence for Fredericksburg March Homes Report Article

Fredericksburg Homes Realty wants to keep home buyers and sellers in the Fredericksburg, VA area informed on our current home sales market. I am an active real estate agent in the area. I’m noticing our inventory growing and buyer’s activity increasing by the day. 

What is the state of our real estate market in Fredericksburg? It’s getting really healthy. The sold volume in March, 2015 was $112,896,504. This is a 19.64% increase in volume from last March of $94,364,540. The average sold price in the Fredericksburg area last month was $281,537. This was an increase of 4.42% of last year at $269,613. The median sold price was $260,000. The median sold price last year at this time was $247,652. That is a 4.99% increase. Units sold were up 14.57% from last year. The average days on the market were up from last year at 95, compared to last year at 86. The average sold to original list price 95.3% percent. This was a little better than last year at 94.7%.

The largest increases in market activity were from our current market compared to February of this year. There were 561 new listings posted in February of this year. March was 833. That was a 48.5% increase in new listings posted. This proves that our current inventory is growing. There were 401 closed sales in the area this past March. That was an 51.9% increase from February at 264. Wow, buyers have started buying Fredericksburg homes.

By: Tom Smith
Licensed Associate Broker
Fredericksburg Homes Realty -
Century 21 Redwood
www.fredericksburgagent.com

 

Posted in Market Conditions
March 30, 2015

How to Find Homes for Sale in Fredericksburg

How to Find Homes for Sale In Fredericksburg Image

Are you a home buyer looking for that perfect home in and around the Fredericksburg, VA area? Have you been looking for a while now with no success? Have you found a target home, only to discover the house you were interested in is now under contract? If so, don’t panic. You’re not alone. Real estate inventory is still down a little. As the temperatures rise, more buyers will join the search. I’m just starting to notice more real estate sellers putting their properties on the market.

I want to help you get a jump start on the other buyers out there. Contact your mortgage lender and get pre-approved with a letter on hand. You will know what you can afford before even starting your search. At this point, put at least one percent of you loan amount to the side for your earnest money deposit. 

Once you know your target range, meet with your family and make decisions on what is important on your new home. Determine what Size, location, style, HOA, basement, garage, etc. is right for you.

Contact an aggressive REALTOR like myself. Have your agent set up a hot search for you so the second a target home hits the market, the listing is in your email. Be ready to go tour quickly following a hot search result that you find may be the home you’re searching based on your criteria. Instruct your real estate agent to put together your offer and submit as quickly as possible. The agent should be in a position to walk you through the entire process. 

If you follow the steps above, you should now be an elite home searcher that is ready tour and make an offer quickly. This should get you ahead of your competition. I hope you enjoy your realty transaction.

By: Tom Smith

Associate Broker

Active Real Estate Agent

Fredericksburg Homes Realty -

Century 21 Redwood

540-735-2266

Posted in How To
March 22, 2015

Fredericksburg Real Estate Market Heats Up

Fredericksburg Home Sales Heats Up Image

 

We just went through the first weekend of spring 2015. A gorgeous two days with temperatures in the 60s and daffodils blooming everywhere sent Fredericksburg home buyers into overdrive. The activity I witnessed over the past several days may only be compared to that of last summer. We had a very slow winter season with extended cold temperatures and late snow storms. I think this stalled the buying activity. Now that spring has started, I look forward to our real estate market getting hot. 

Why is the market picking up? Interest rates remain low. USDA Rural Development Loans has a 5 million dollar grant to assist buyers with closing cost. This benefit is a first come, first serve situation. When the money is used up, the offer will expire. Home buyers took a break while the weather was bad. Not that it’s warming up, they are starting to move. More sellers have decided to place their home on the market, raising inventory and giving buyers more choices. Another reason is this is tax season. Some buyers use their tax credits to use as down payments on their home purchases.

What should home buyers do now? Get aggressive. You are not alone out there looking anymore. Competition is picking up. The early bird catches the worm. Pick an aggressive REALTOR that will send the available listings to you first. Be the first to tour and make the offer. I even take contracts with me or write the contract in the house I’m touring with clients to beat the competition. Happy house hunting.

 

Posted in Market Conditions
March 11, 2015

Fredericksburg Real Estate Market Spotlight February ‘15

Fredericksburg Homes Realty Kenmore Plantation

 

The Fredericksburg Area Association of Realtors area covers the City of Fredericksburg, and counties of Spotsylvania, Stafford, Caroline and King George. Real Estate Business Intelligence (RBI) conducts a study of home sales activity in this area each month and compares data from the month and year prior to date. The Fredericksburg real estate market is heating up for early spring. Market inventory is down. Home sellers in the Fredericksburg area that are riding the fence awaiting the market to get warm need to go ahead and list now. Use the lower inventory as an advantage to their sale. 

There were 561 new listings in February.  That was a 2.1 percent decrease from January at 573 and a 2.1 percent decrease from February, 2014. There were 440 pending sales. This showed an increase of 3.8 percent at 424 for the month prior and a 4.5 percent increase at 421 compared to last year. There were 264 closed home sales in February. This was an increase of 4.8 percent at 252 for the month prior and an increase of 3,1 percent increase at 256 from last year at this time. The median sold price was $239,500. This was a 6.1 percent decrease from January and a 2.8 percent increase at $232,950 from a year ago. The average days on the market were 94. This was a 2 day increase from January and 16 day increase from a year ago when the average DOM was 78. The average sold to original list price ratio was 94.9 percent. The month prior was 94.2 percent and 95.3 percent for one year ago.

Tom Smith is a licensed Virginia real estate Associate Broker at Fredericksburg Homes Realty – Century 21 Redwood in Fredericksburg, VA. He specializes in superior full realty services for home buyers and sellers. His record speaks for itself. With the ever changing market in Fredericksburg, it is really important to contact a local real estate expert. You deserve the best.

By: Tom Smith

540.735.2266

 

Posted in Market Conditions
Feb. 20, 2015

Get the Best Value with Fredericksburg Homes

Historic Fredericksburg Homes image 

Fredericksburg Homes Realty is for those wanting the best residential living that Fredericksburg, VA. and the surrounding area has to offer.  Fredericksburg is rich with history that dates back well into the 1700’s as well as lavish modern day luxury living.

Over the past decade, Fredericksburg has seen transformations where older homes and communities have been torn down or remodeled to make way for upscale luxury built homes.

Fredericksburg is well known in history for the location of our first President George Washington’s boyhood home at Ferry Farm.  George Washington’s mother, Martha Washington and sister, Betty Washington lived in the city.  During the Civil War, Fredericksburg was the location of a major battle between the North and South. The Confederate forces gained the high ground in December, 1862 over the city and a fierce battle ensued. The Confederacy won the battle. The city suffered major damage as the historic downtown area was at the center of this famous battle. The recent movie, “Gods and Generals” describes this event with great detail. Today, the Fredericksburg Historic District consists of a 40 block area and 350 homes dating back to the 18th and 19th centuries. Each summer, crowds of tourists visit Fredericksburg to enjoy and learn its fascinating history.

Fredericksburg is home to several major commercial shopping sites like Central Park, Spotsylvania Towne Center and Cosner’s Corner. This area is also home to the University of Mary Washington, a well known and desired college. There are several major hospitals here like Mary Washington, Stafford Regional and Spotsylvania Regional Medical Center. Commuters love the location because the main hub for Northern Virginia and Washington D.C. travel is on Interstate 95, which runs right through Fredericksburg. Home buyers have learned that they can get the best bang for their buck by living near Fredericksburg and commuting to their work locations rather than buy more expensive real estate in highly congested areas.

Posted in Area Description
Feb. 2, 2015

What Village of Idlewild Real Estate Offers

Village of Idlewild Real Estate Blog Entrance Image

Village of Idlewild is a quiet, upscale living planned community nestled within the Fredericksburg City limits. The location is quite demanded due to the close proximity to shopping, schools, work and entertainment. I95 at exit 133 runs behind Idlewild.

The Village of Idlewild was developed by Ryan/Ryland Homes to consist of a pleasant place with both attached and detached homes. The detached homes are mostly in the colonial style with Williamsburg colors and detached garages to the rear with back streets for garage access. 

This community is loaded with amenities. A huge in ground pool, tennis courts, fitness centers, basketball courts, walking trails, sidewalks, a stately brick clubhouse and play areas. Home owners seem very satisfied with this community. Usually homes come up for sale because of job transfers or similar events, not because they didn’t like the environment. There’s also a heavy population of Military families here.

Why will Village of Idlewild home values grow? This is still considered a newer community. The inviting presence of lush landscapes and freshly painted dwellings are in place. The home builder has finished the construction in here. Now, home owners aren’t competing with new construction discounted prices. I predict the Spring Village of Idlewild real estate market to get very warm.

What should Village of Idlewild home sellers do to better sell their homes? Hire an aggressive Village of Idlewild Realtor expert. This agent should present your home at its best to the world, use the best tools, get professional photos and a virtual tour, and be a member of a large office network.  I’m one of the top agents in the area based on my production and award winning customer quality service. I am currently a Virginia Real Estate Associate Broker. Real estate is my passion. My network is Century 21 Redwood. We have numerous locations in the Fredericksburg, Northern VA and Washington D.C. areas.  I would be happy to further explain the entire listing process if you contact me.  View my Village of Idlewild homes for sale site.

 

By: Tom Smith
Licensed Assoc. Broker
Fredericksburg Homes Realty
Century 21 Redwood
tsmtihc21@gmail.com
540-735-2266

Posted in Realty News