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.

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Oct. 15, 2016

The Time has come to Buy Bigger

Fredericksburg Realty Blog Image


According to the Federal Reserve in a recent article, there is a shortage of homes affordable to first time home buyers. This decrease in supply has caused home prices to rise above the affordable rate for these home buyers. They are all in a waiting mode. Mortgage rates began to rise up slightly this week to 3.47 percent. First time home buyers are losing patience and some are opting to lease. Most area rental agreements have a minimum of 12 months occupancy. This is moving many buyers to renters for at least one year. If the rates continue to climb, some buyers that are waiting may want to wait for the rates to fall back down before they buy a home. I understand from many sources that once the rates start going up, they may not come back down to the historic levels we have now.


Second time home buyers that are waiting for the perfect time to move up may want to make a move now. Home owners that list their homes for sale will increase supply inventory for the first time home buyers. These buyers are out there. As long as the seller hires a savvy REALTOR that understands the market and doesn’t overprice your home, you should have a contract in no time. You will then increase the second home market that has a higher inventory now. Time is of the essence. Once the rates start climbing, I expect the market to slow down. Strike while the iron is hot. The iron is smoking right now.

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Posted in Market Conditions
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.

June 15, 2015

Portobago Bay Offers it All

What's your dream community?  For me and my family, it’s Portobago Bay. This lovely Rappahannock River waterfront community is located just 5 miles south of the town of Port Royal, or 23 minutes from Cosner’s Corner and less than 30 minutes from the Dahlgren Naval Base. We are just far enough out to enjoy the peace and quiet of the country life.

I have been a resident of Portobago Bay since 2000. We built our home here in 2004. Since then, just when we think we’ve seen and done it all, we discover another feature that Portobago Bay has to offer. We love the views across the wide Rappahannock River, the quiet walks around the three-mile circle, the community gatherings at the pavilion, the annual Easter egg hunt, the Memorial Day picnic, the Independence Day cookout, the Summer Regatta, the crab feasts and the annual Trunk or Treat. Portobago Bay started out by drawing interest in 1985 from those looking to retire. Portobago Bay now has residents of all ages. Many families with small children call this place home.

Portobago Bay Largemouth Bass

I recently had the opportunity to take my children out fishing in this community. I took my 11-year-old son, Thomas, out to Lake Powhatan for his first fishing trip with artificial baits. His first cast with a plastic worm yielded a 4 lb. largemouth bass. After several photos, he released the fish back into the lake. Not to let her brother out do her, my daughter, Rachel had me take her cat fishing at the dock. We dug some worms and went fishing. Within a couple of minutes, her rod bowed and she reeled in a perfect eating sized blue catfish. Before long, she had a stringer full. I cleaned them right on the dock at the fish cleaning station. We took them home and cooked them for dinner. We've made so many wonderful memories here.

Portobago Bay Cat Fish on stringer


Portobago Bay has real estate opportunities. I’m considered the top resource for Portobago Bay homes for sale. The homes here are gorgeous with Williamsburg styles and colors. No two are alike. If you are in the market for a new home,  you may want to consider touring the Bay. My family and I would love to have you as our neighbors. Call Tom at 804-513-9179.