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. owner of Fredericksburg Realty LLC at Coldwell Banker Elite. The secret to our success is providing accurate information to assist Fredericksburg home buyers and sellers with their real estate transactions.



Sept. 22, 2016

Get Your Home Winter Ready This Fall

Fall Home Image for Fredericksburg Realty LLC Blog Post

You've worked hard all summer long, keeping your home and yard at it's best. You are now looking for a break. You're almost there. There are a few steps you need to take to prevent future problems this winter that need to be addressed now. Once you've finished, sit back and enjoy your very large investment.

  • Feed you lawn for winter.  The secret to a lush, green yard from spring through summer and fall is to take action in the fall. Use a plugger to aerate lawn and remove thatch as necessary. Sweeten the soil with a pelleted lime and finish with a winter fertilizer such as Scotts. You won’t be disappointed.
  • Check you gutters.  Clean and inspect gutters and downspouts. Gutters are very important. They keep water from either going into your home and direct water to run away from areas the water may damage. Clogged gutters can cause serious water issues like water exposure to interior walls and flooded basements. Clean all debris from your gutters and apply mesh screen to keep leaves and other debris out for good.
  • Keep the air out. Seal cracks and gaps around windows and doors with weather-stripping and caulk. Do you have high energy expenses. If so, you may have areas where cold air is coming in and your warm air is escaping. High suspect areas are around windows and doors. If you find areas with open exposure, seal the gaps and cracks with a good exterior weather stripping and caulk. You will be amazed how much money this may save.
  • Check out your roof. Inspect your roof. Check for damaged or curled shingles, corroded flashing, or leaky vents. Most home owners think that inspecting a roof consist of climbing up there and walking it over. My roof has a very steep pitch. I use a good pair of binoculars to check my roof. I look for lifted shingles and nail back outs. If I see any issues, I contact a roof professional to remedy the problem.
  • Inspect your walkways. Take proper steps to repair damaged sidewalks, driveways, and steps. Fall is the right time to look for problems. You want to address cracks before you get a freeze. Take photographs of the cracks or damage and visit your local Lowes, Home Depot or hardware store and show them your issues. They may be able to provide you with the proper sealant to repair your problem. If you are not a do it yourself home owner, call a concrete professional.
  • Prevent Freeze Ups. Drain and winterize all outdoor faucets and irrigation systems. If you live in a area that recieves freezing temperatures, your outside faucets will freeze.  
  • Replace your filters. Clean or replace furnace or HVAC filters. You’re coming into the winter season. It is important that your filters are clean to meet the strong demand and performance your unit will encounter for the falling temperatures.
  • Service your Furnaces. Have a professional inspect your heating system. This is an area where I step aside and bring in a professional. The system needs to be inspected, serviced and repaired for the season. This will prolong the life of your system.
  • Clean your chimneys. Inspect fireplaces for soot or creosote build-up. Better yet, schedule a visit from a reputable chimney sweep. Chimneys that are clogged with creosote and fire hazards. Keep your family safe.
  • Check out you gas. If you have a gas-fired room heater or furnace, have it inspected by a pro. Also, perform any routine maintenance recommended by the maker. Don’t rely on the smell to identify a leak. Check it with a professional that specializes in the system you use.
  • Inspect and service wood stoves. Wood stoves are a great source of heat and very cost effective if used safely. To avoid a deadly situation, be sure to inspect yours before firing it up. Burning wood can save you a bundle, though it can be very dangerous if left without inspections. Have a professional check the stove interior, pipes and chimney for problems and fix prior to firing it up.
  • Make sure you are fire safe. A home safety check should be an annual ritual in every household. Test smoke and CO monitors, inspect all fire extinguishers, review fire escape plans, and rid your home of old papers, especially newspapers and other fire hazards. This is also a great time to check for electrical shorts. Purchase an inexpensive ground tester to check all your outlets. You may want an electrician to inspect and repair if needed.



Posted in How To
Sept. 20, 2016

Fredericksburg Area Pumpkin Patches - 2016

Fredericksburg VA Pumpkin Patches Post Image


The fall season starts this Thursday. Temperatures are beginning to get comfortable. One of the best family traditions during this time is going pumpkin picking at your favorite patch and further enjoying other fall activities there as well. I personally love kettle corn and hay rides. Please find a comprehensive list of all the pumpkin patches in and around the Fredericksburg area, brought to you by Fredericksburg Realty LLC. I hope to see you out there.

Pumpkin Patches:

Belvedere Plantation.   9/20/16 - 10/26/16; Saturdays 10am-  to10pm | Sundays 10am to 6pm.  Fridays 5 to 10pm (The Pumpkin Patch is illuminated for night harvest!) Weekday Hours:  Tuesday to Friday   9:30am to 1:30pm (not all attractions are open). 

Activities: This gorgeous working farm celebrates the fall harvest time with pumpkin picking, bonfires, evening hayrides, and a cornfield maze! Other attractions include pedal tractors, pig races, a pumpkin mountain slide, barnyard animals, and the fun barn with giant rope swings. Food and other specialty items sold on the premises. 

 1401 Belvedere Plantation,
Fredericksburg, VA 22408. 

Braehead Farm. 

Come pick your pumpkin in their fields in front of the market or shop in their market and have lunch on the weekends at our Braehead Farm Kitchen.  An admission fee of $5 per person on weekdays and $7.50 per person on weekends (kids under 2 free!) gives you  access to the entire back of the farm where they have their playgrounds lot with barn, a pumpkin patch, corn maze, sunflower maze, and much more. Weekends offer hayrides, pumpkin carving/decorating barn, kettle corn and more! Come out for the day near the Downtown Fredericksburg Area.  

1130 Tyler St,
Fredericksburg, VA 22401.

Clark's Farm.  Open 7 days a week from 10am to 6pm starting 9/20/16 - 11/02/16.  

Activities: Come to Clark’s Farm to enjoy activities like farm animals, a hay mountain, large maze, face painting, pumpkin painting, pumpkin bowling, great cutouts for photos, a moon-bounce, and pony rides on weekends. Food, hot apple cider, and specialty craft items are available. Price of admission includes your very own pumpkin!  $6 on Weekdays and $8 on Weekends.  

712 Courthouse Rd,
Stafford, VA 22554. 

The Corn Maze.  9/27/16-11/09/16 (Fri, Sat: 10 am to 10 pm | Sun 10am to 6pm).  

Come for  a day to challenge yourself with the 5 acre corn maze or see the barnyard animals. They have hayrides, pumpkins, picnic area, moon light maze and more.  

4501 Old Tavern Rd.
The Plains, VA 20198. 

Cows N Corn.  Open on weekends beginning 9/19/16. Weekdays are open to reservations only for school tours and groups. 

Corn maze, tour the farm via hayride, learn how to make butter, visit with the animals, pumpkin picking.  Special Friday Night Hayride events starting 9/19/16.  

5255 Catlett Rd.
Midland, VA 22728.  

Cox Farms.  9/27/16 to 10/31/16 from 10am to 6pm.  

Activities: Hayrides, 5 giant slides, farm animals, rope swing, kid zone, pumpkins and more.  

5621 Braddock Rd.
Centreville, VA 20120.

Great Country Farms. 9/27/16 to 10/31/16 from 9am to 6pm.
Activities: Come pick your pumpkins right off the vine or get lost in a corn maze. Visit with the pumpkin princess, cheer for your favorite swine at the infamous Oinkintucky Derby, and watch P-Rex our pumpkin munchin’ dinosaur? All this at Great Country Farms!  Wagon rides, 5 acre play area, live music and more!  Special events on weekends! Check website for further details. 

18780 Foggy Bottom Rd.
Bluemont, VA. 

Pumpkin Village Fall Festival.  9/20/16 to 11/04/16 from 9:30 am to 5 pm. 

Activities: Giant hill slide, wagon rides, spider web crawl, moon bounce, pirate play ship, pony rides, free apples & cider, camel rides, pedal carts and more!  Ticket prices vary.  Visit website for more info.  

19270 James Monroe Hwy.
Leesburg, VA 

Liberty Mills Farm.  9/13/16 to 11/04/16.  

Activities: Corn maze, pumpkin patch, hayrides, games and more.  

9166 Liberty Mills Rd.
Somerset, VA 22972. 

Miller Farms Market.  9/27/16 Thru Fall. Weekdays 4:30 pm and Weekends 9 am to 5 pm

Activities: Free hayrides to and from the pumpkin patch. All you pay for is your pumpkins! 

12101 Orange Plank Rd.
Locust Grove, VA 22508.

Mt. Olympus Berry Farm.  9/27/16 thru early November

Activities:  Pumpkin patch and  hayrides.

 23298 Jeff Davis Hwy.
Ruther Glen, VA 22546.  

Round Hill Farm.  Opens 9/27/16 to 10/31/16Weekdays: 3 pm to 6 pm; Weekends:  10 am to 5 pm.

Activities: A tractor hayride carries your family or group to the Pumpkin Patch. Pick your own or select from pre-picked pumpkins at the farms open-air market. Other activities include the barnyard zoo with more than 30 farm animals, two hay bale mazes, a corn maze, rope swings, pony rides, and picnic area.  

6347 Everona Rd.
Culpeper, VA 22701. 

Snead's Asparagus Farm.   9/27/16 to 11/02/16, 9 am to 5 pm.  

Activities: This working farm has a huge pick your owon pumpkin patch. Other activities include pedal tractors, rope swings in the barn, hayrides, farm animals, a picnic area, and more!  Prices vary-see website for details.  

18294 Tidewater Tr.
Fredericksburg,VA  22408. 

Ticonderoga Farms.  Open Daily from mid-September to 1st week of November from  9am - 6pm.  

Activities: Admission includes: pie-size pumpkin; hayrides to pick your own pumpkins, cow train, petting zoo, moon bounce, swings, tee-pee hut play, antique tractors and more! 

26469 Ticonderoga Rd.
Chantilly, VA 20152.

Westmoreland Berry Farm.  Open Fall Season.  

Activities:  Pick your pumpkins in their pumpkin patch. Other activities include a petting zoo, goat walk, playground, picnic area, ice cream shop and more!. Seasonal food items available in the farm store.  

1235 Berry Farm Lane
Oak Grove, VA


Information brought to you by Tom Smith, Licensed Associate Broker and owner of Fredericksburg Realty LLC at Coldwell Banker Elite in Fredericksburg, VA.



Posted in Events
Sept. 14, 2016

Fredericksburg Real Estate Market Improves

Sold Home for Fredericksburg Real Estate Market Improves Article


Based on information gathered on home sales in the Fredericksburg and surrounding areas of Stafford, Spotsylvania, Caroline and King George Counties by the Real Estate Business Intelligence network, I see signs of market improvement. This is great news to home buyers and sellers.

The total sold volume was $157,471,256 for August of this year. That is a 28.2% increase from last year and just only 2.7% decrease from last July. We had 560 closed sales in August. That was 23.6% increase from last year at this time and only 3.1% decrease from July of this year. The median sold price went up 3.7% at $280,000 and increased 1.8% from July. The average sold price was $299,056, a 3.7% increase from last year and 0.04% from July of this year. This shows that the home prices are not falling. Historically speaking, July normally holds higher prices. Lower inventory may be the culprit. The median days on the market went down 9.4% from last year at this time to 29 days. Unfortunately that was a 52.6 increase from July. The average days on the market was 65, an increase of 4.8% from a year ago and a 22.6% increase from last July. Transactions are taking longer to close due to new closing disclosure notice prior to settlements. My personal observations are noticing an average of 14 days increase.  The median price per square foot is $152. That is a 2.77% increase from last year and a 0.7% increase from the month prior. The average price per square foot was $159, increasing 4.6% from last year and 0/6% from last month. Our market is looking up.

We noticed a slower summer season due to low inventory. Activity started picking up towards the end of the summer season. I expect it to steadily increase as long as inventory continues to grow. Home buyers should plan and discuss their needs and wants well in advance and hire a very motivated Realtor that will show a property as soon as it hits the market and write a flawless contract and submit ahead of others. Time is of the essence. Check out our advanced Fredericksburg Home Search engine. Sellers should research their target area for a listing agent that utilizes the best tools and experience to get their real estate exposed to the world in it's best condition. Only a great agent can guide the way to success.


Author, Tom Smith, is Virginia licensed Associate Broker and owner of Fredericksburg Realty LLC at Coldwell Banker Elite in Fredericksburg, VA. He is one of the Top Fredericksburg, Virginia Realtors based of sales and production.

Posted in Market Conditions
Aug. 1, 2016

Precious Portobago Bay

Portobago Bay -Eastern Fredericksburg Waterfront Community

Portobago Bay Article Image


Portobago Bay is a luxurious upscale waterfront community located on the banks of the wide and scenic Rappahannock River just southeast of Fredericksburg. Take in the breath taking sunrises across the serene Rappahannock River. Years of tidal river currents created one of the widest spans across the Rappahannock all the way from the mountains to below Tappahannock. This quiet place is called Portobago Bay. The community consists of 104 lots. The adjoining landowners purchased many of the lots. Only approximately 60 homes are scattered throughout the community and future available lots are a rare opportunity. The existing homes were perfectly situated to allow the best views to enjoy. They were all built to high standards, approved by the architectural committee to meet the best formation of this exquisite neighborhood. I personally call this area my home. My family loves the low light pollution standards to allow us to gaze at the stars. The community area offers a pavilion, beach, pier, boat ramp, and Lake Powhatan. We love to fish, boat, kayak, walk the 3-mile circle and just relax. Portobago Bay is protected from urban development with the bay to our east, Fort AP Hill to our west and farms with conservation easements to our north and south. This rare community is just far enough out to be peaceful and quiet and just lost enough to be convenient for commuters to the new Spotsylvania VRE train station and the City of Fredericksburg. If you visit this neighborhood, you will fall in love, just like we did.

There are several real estate opportunities here. One of my favorites is the stately brick rambler situated directly across the street from Goose Point Court. This home was custom built back when quality mattered. Best of all, it was totally renovated to the meet the wants and needs of today’s buyer. Filled with warm hardwood floors, five spacious bedrooms, built in bookcases, three fireplaces and an expansive updated kitchen with island. There’s a multilevel deck that overlooks a sparkling deep blue in ground swimming pool, hot tub and brick patio that is surrounded by lush, mature landscape. Buyers of all ages will appreciate this one of a kind opportunity with a full finished basement and workshop area. The current owners love the location, which is directly across the street from the community commons area, only several hundred yards to the sandy, fresh water beach. Designed for entertaining as well as every day living. The listing a full details are located here. View the tour here.

The next property is located on 1,000 feet of riverfront on Goose Point Court. This 4-bedroom cape cod home offers wide panoramic views with eastern exposures across the Rappahannock River. Home offers over 3,700 sq.ft. of finished space that is filled with hardwood floors. The kitchen was recently remodeled with solid black granite counters, custom cherry cabinets, a wine cooler and stainless steel appliances. This home is designed for entertaining. There’s even your very own boathouse and dock with this one of a kind estate. You may view listing here.

And finally, there is a rare real estate opportunity with a custom built and totally updated original Portobago Bay Homestead on one of the largest lots in our community on over 16 acres in two lots. Lush mature green landscape invites the owners of this unique property. Boasting over 1,400 sqft with hardwood floors, newer roof, vinyl insulated windows, classic white appliances, a huge unfinished walk up attic perfect for study, a wood stove, sunroom and two sheds and a three car port. This home is tucked away with no neighbors in site.  You may view the listing here.


May 31, 2016

Fredericksburg Real Estate April 2016 Market Report

Fredericksburg Real Estate Market Chart


The total sold volume in Fredericksburg, VA in April of this year was $138,267,056. That was a 20.36% increase from last year at $114,874,142. The average sold price was $285,676. Last year the average sold price was $277,474. The price increased by 2.96%. The median sold price was $268,500, increased by last years price of $251,500 or 6.76%. The amount of units sold was 484. Last year there were 414 or an increase of 16.91%. The average days on the market was 85, compared to last year at 81 or 4.94% longer. The average list price for sold units was $291,223, up from last year at $283,798 or 2.62%. The average sold price compared to original list price was 95.6%, which  was about the same as last year.

Posted in Market Conditions
Feb. 7, 2016

Fredericksburg Realty Yearly Home Market Update - 2015

Welcome to the Fredericksburg Realty end of year Fredericksburg home sales market report for 2015. Please see the image below and information brought to you directly from Real Estate Business Intelligence. The real estate market in Fredericksburg, VA is improving based on a year over year study. This update covers the Fredericksburg Area Association of Realtors coverage area, which is the City of Fredericksburg and the counties of Spotsylvania, Stafford, King George and Caroline.


Here at Fredericksburg Realty at Coldwell Banker Elite, we strive to be your number one source for all Fredericksburg real estate matters. If you need a more detailed neighborhood study, feel free to contact us today.

Fredericksburg Real Estate 2015 Market Report

Posted in Market Conditions
Dec. 6, 2015

Fredericksburg Area in a Buyer’s Market

Fredericksburg Real Estate Buyers Market

Fredericksburg, VA. Homebuyers are finding themselves in a favorable market. Inventory is up and buyer numbers are down. Buyers have many different homes to choose from and seem to have the power of negotiation on their side.

Fredericksburg sellers are seeing longer listing to contract periods and less showings than last summer. This is creating prices to reduce, especially when competition lowers price to sell.

Fredericksburg home sellers need to get their home to the top of the charts to sell quickly in this market. Get your home in showroom condition and price it to sell. Your Realtor will recommend the proper selling price. Pay close attention to your competition. If they drop their price, you may have to drop as well to get the showing.

Homebuyers should remain aggressive. Advise your agent to set you up with a hot search. The second a property hits the market; you should have it in your email. Trust your Realtor to guide you through the entire process.

Posted in Market Conditions
Aug. 24, 2015

Fredericksburg Homes Staging Tips

Home Staging Tips

     Homes for sale in Fredericksburg are more attractive to buyers when staged. The way you have arranged your home is what makes it your home.  Buyers in Fredericksburg however, need to be able to imagine themselves living in your house. The best way to set up an atmosphere fit for the imagination is to remove your personal touches. The more general and open your house appears to be, the easier it is for a buyer to picture their own scene coming to life within your walls. I’ve put together some staging tips that don’t require a lot of money or time but make a huge difference in how a house will show.

     One thing I’ve learned after showing hundreds of homes is that a buyer instantly knows if your house is a possibility for them. First impressions are key and make all the difference in the world. It never hurts to spruce up the front yard. Make sure there are bulbs in all of your outdoor lighting. Trim bushes and pull weeds. Does the asphalt need resealing? Keep the grass cut and make sure the yard is tidy. A colored door can really make a house pop. A glossy finish will also enhance the curb appeal.

     Make sure the entry way of your home is completely clear of clutter. Consider adding a plant. Buying fresh flowers can become too expensive.

     People often want to see the kitchen first. Kitchens should always be spotless and odor free. A bowl of fruit adds to the beauty of a kitchen and can actually be eaten by your family later.  Remember, the buyer needs to imagine their own family’s traditional cooking happening in that area, so it’s not necessary for the lingering smells of this morning’s bacon to flow through the air.

     Keep the bathrooms clean. Provide nice clean towels and soap. Don’t have anything in your medicine cabinet that buyers shouldn’t see. They will open them. Now might be a good time to change out the medicine cabinet to a more updated style. Keep all of the toilet seats down!

     Clear your closets the best you can. All buyers are looking for spacious closets.

     I always recommend removing at least one quarter of the furniture throughout the house.

     Clear out the clutter, books, family pictures, diplomas and religious items from the house. These things make it your home, not theirs.

     Lighting is so important throughout the home. Change all of your light bulbs to the brightest wattage you can safely use. A bright house is a happy house.  

Fredericksburg Homes Staging Tips provided by:

Tom SmithAssociate Broker

Fredericksburg Realty LLC
Fredericksburg, VA.



Aug. 16, 2015

Fredericksburg Real Estate Market Report July, 2015

Fredericksburg Realty LLC offers a monthly insight in the real estate market conditions for the Fredericksburg VA and surrounding areas of Spotsylvania, Stafford, King George and Caroline Counties. The image below is brought to you by Real Estate Business Intellegence or RBI. 

Fredericksburg Real Estate Market Report Image July, 2015

Tom Smith, author of this blog, is a Licensed Virginia Associate Broker and owner of Fredericksburg Realty LLC at Coldwell Banker Elite. Tom is an award winning real estate service provider in full, one on one real estate representation for Fredericksburg, Spotsylvania, Stafford, King George and Caroline Counties in VA.

Posted in Market Conditions
Aug. 6, 2015

Fredericksburg Agricultural Fair

Fredericksburg Agricultural Fair at Night

The Fredericksburg Agricultural Fair of 2015 runs through this Sunday, August 9th. Boy has it changed since the days of my youth. It seems that a new company, Deggeler Attractions, has taken over the midway boasting many new thrill rides and games that could easily rival those of the state fair.

     Looking around at the Zipper, the Viper and Zero Gravity, my kids didn't know where to run to first. Then I noticed the new pavilion with actual seats at the pageant arena. Where did that come from? I remember sitting on hard bleachers in the beaming sun for hours listening to Bob sing "Under the Boardwalk" between beauty pageants. And the beautiful landscaping all over the fairgrounds is definitely a new touch.

     With so much to see inside the air conditioned buildings, it took longer than I expected to get through them. Some special booths that captured our attention were the display of bugs put on by the Master Gardener volunteers for Va Tech, and the elaborate train tracks and carnival display run by the Rappahannock Model Railroaders Club.

     Though I didn't make it out to the mud bog, I did see a comedic hypnotist that was absolutely hilarious! The smell of the fair-food-air reminded me of Templeton the Rat from Charlotte's Web. I too, rolled home like Templeton after sampling the best root beer I've ever tasted, the fried Oreos, red velvet funnel cake and a whole bag of kettle corn.

     The Fredericksburg Agricultural Fair may be the oldest in America complete with homemakers' contests and animals, but it certainly sets the standard for an enjoyable event for the entire family.