Fredericksburg Real Estate News & Market Trends

You’ll find our blog to be a wealth of information, covering everything from local market statistics and home values to community happenings. That’s because we care about the community and want to help you find your place in it. Please reach out if you have any questions at all. We’d love to talk with you!

June 11, 2018

Just Say No To Low Ball!

We had a super week! 

We closed on our folk’s home on London Way and they are off to Okinawa with 3 boys and 2 dogs. I am sure they have arrived by now. Our best to the Curry Family and their new venture!


We also closed on 11 Cascade Lane with an appraisal of $525,000. That will bring a solid comp to the homes close to them. What a smooth transaction that was! The Corbins were super proactive and did everything we suggested to sell their home at top value. YES!!!


I also had some great listing appointments! So more “coming soon” previews on their way to those of you that have your buyer survey filled out. Let me know what you are looking for because we have new listings hitting the market all the time! One might be the perfect home for you! I will also put a request for your needs out to our database of sellers and you never know who might perk up ready to sell your dream home. If you need a buyer's survey, let me know!



Friday I met an absolutely kind, professional plumber/gas fireplace repairman. We had 3 estimates.  #1. $5,000 estimate to replace the whole system. #2. $1,200 estimate to replace the valve and clean, #3. No written invoice. Always get a couple of estimates from tradesmen before you hire someone. You also should ask for an invoice for all repairs and price before the work begins and you pay any money towards the job. If you need any tradesmen information and references let me know.


Rant/Concern Of The Week – The Low-Ball Offer


WHY? What a waste of time and effort!

I do believe this is not always the buyer. The buyer agent should be able to educate their clients. If the home is well priced and the comps are there to justify the list price, do NOT put in a low-ball offer.


A couple of points to consider…

1.       The agent should be local and familiar with the community you want to buy a home so she can relay info to you! 

2.       Comps – the buyer representative should pull from the MRIS for the last 6-months of non-distressed homes in the same community or a 1-mile radius 

3.       Updates or repairs- Septic, well, new roof, HVAC, appliances, additional finished square feet, siding, windows, gutters? All this adds value to the appraisal and has most likely been factored into the list price.

4.       Commissions – remember the BEST deal a buyer gets in the state of Virginia is that the SELLER pays the BUYER’S agent!  How COOL is that? It is even better if you hire an agent that knows what they are doing!

5.       You will most likely as a buyer have repair requests that the seller will have to arrange and pay for on your behalf also.

6.       Closing Costs? Do not low-ball and then ask the seller to pay 3% of the contract price in closing cost on your behalf! In this market unless the house is on a cliff and has been on the market for over 6 months you should consider a REASONABLE offer and then ask for 3% in closing cost. Most often if the home is new on the market and you want the house you need to go in a very close to, if not at list price to get 3% in closing costs from the seller.

7.       Home Warranty – Who is paying for that?

8.       Well and Septic Inspection – Who is paying for that?

$300,000 contract price

-$9,000 closing cost

-$15,000 commission average

-$2,000 repairs

-$500.00  home warranty 

These are the basic numbers out of the seller’s pocket without a reduction in list price. Obviously, all these items are negotiable so if you LOVE the home, present a reasonable offer so you get in the game!

With all this said, please do not hesitate to call! We would be proud to open any doors or gather information for you! 

Have an amazing week!



The market value of homes nationally is increasing daily.  We are seeing increased appraisal values close to the 2006 resale market prices.

 Are you looking to market your home within the next couple of months? 

Here is a link to my instant pricing tool:

Are you transferring to a new location or staying in the area? We have a program that will credit you on the sale of your house if you allow us to represent you on the buy side of your next home. I feel this always is a super fair proposition and it keeps $$$ in your pocket to transition to your next purchase. Do not hesitate to text or call me at 540.903.5171 with any questions. We look forward to seeing your home and meeting you!

Posted in News
Dec. 8, 2017

Cheers Ring Out on Fredericksburg Property

Cheers to happy hour on Fredericksburg property. At Park Lane Tavern toasts ring out on a daily basis as friends celebrate the simplicity of a good day or the magnificence of fantastic news. Held Monday through Friday from 3 to 6 p.m. the timing is perfect for stopping in after work or to meet a friend for an afternoon date. Happy Hour specials include  smaller portions of favorite items including Double Dip and Tavern Wings.

After Happy Hour is over the deals keep coming with Weekly Happenings. Mondays mean half price fish and chips. It’s not thievery on Wednesdays during Steal The Glass. Really the friendly servers at Park Lane Tavern want you to keep the cup after indulging in featured beer. Live music rocks Thirsty Thursdays where pizzas are $6 throughout the day. More music fills the pub on Fridays for Martini Madness. From 11 a.m. to 3 p.m. Sunday Fundays bring the weekend to a close with an excellent Bloody Mary Bar.

Families Living in Fredericksburg Dine on International Dishes

A favorite spot, this social hub is conveniently located at 1 Towne Center Blvd. Combining American fare with European tastes, an international flair adds to the flavor and to the ambiance. The menu is generous with something for everyone from Shepherd’s Pie to Jagerschnitzel. Appetites small and large are catered to with both a small plate and large plate section. Chef inspired entrees inspire mouths to water.

Youngsters living in Fredericksburg are pleased with their very own choices. Selections on the Little Mates menu include Chicken and Chips, Pizza, and Salisbury Steak. Recognizing heartier appetites that don’t quite meet the adult menu standards, the Lads and Lasses category is just right for teens. More food than that on the little guys' later Banger and Mash and Cranberry Chicken Salad is just the right size. Don’t try to deny dessert. It’s simply too tempting. Berries and Custard, Cheesecake, and Irish Whisky Bread pudding tops off a filling meal perfectly.


Posted in News
Dec. 8, 2017

An Abundance of History Rests on Fredericksburg Real Estate

Streets of Fredericksburg real estate are rich with history. Men and women of modern times can walk in the footsteps of America’s forefathers and roam the halls where history was grown. Washington Heritage Museums dot the landscape and welcome visitors through their doors. Four established properties shed light on life and culture in the 18th century.

The Mary Washington House sits proudly at 1200 Charles Street. A gift from George Washington to his mother, Mary Ball Washington pleasantly lived out her life in this charming abode. It was said that prior to the 1789 inauguration George Washington stopped by the Fredericksburg home for some words of wisdom before officially becoming president. A few steps away at 1300 Charles Street, the St. James House represents an eighteenth-century frame house. Guests of the dwelling openly admire the collection of antiques in the rooms and stylish decor staying true to the time period.

Stories of Old Are Told Near Fredericksburg Homes

Over at 1304 Caroline, the Rising Sun Tavern has some colorful stories to tell. Whispers of past celebrations and commiserations fill this piece of Fredericksburg real estate. A busy, roadside tavern in 1792 many weary travels sat for a spell wetting their whistle and cooling their heels. The Hugh Mercer Apothecary Shop neighbors the tavern and can be found at 1020 Caroline Street. Practicing medicine for over fifteen years, Dr. Mercer often treated his patients with traditional methods such as with leeches, crab claws and snakeroot. Closing up shop the good doctor joined up with the Revolutionary army dying at the Battle of Princeton with the rank of Brigadier General.

History buffs and patriotic spirits adore these four treasured buildings. A reminder of simpler times the Washington Heritage Museums symbolize the deep roots of America. Tours are readily held and open a window back into the past. Hours vary by property and by season. More information can be found on scheduling a tour on the website. Members and volunteers are vital to the successful preservation of these facilities. Membership options vary and include complimentary admission, discounts and privileged events. Consider becoming one and being a part of preserving priceless history.


Posted in News
Dec. 7, 2017

Fredericksburg Real Estate Overflows with Goodness

Fredericksburg real estate families eat healthy and feel great. Filled with fresh food each week, the Fredericksburg Farmers Market presents a vast variety of fruits, vegetables, meats and other staples. Wares are expertly displayed by the locale's farmers and bakers. Three convenient locations make shopping a breeze. It’s easy to skip the grocery store and shop in the fresh air instead.

The Hurkamp Farmers Market takes place year round Monday through Saturday from 7 a.m. to 2 p.m. in Hurkamp Park. Found on the sides of Prince Edward and George Streets colorful fruits and vegetables draw folks in. Grass fed meats, free range eggs, and local honey all line the aisles. Homemade baked goods tempt those with a sweet tooth. Cookies, brownies and cakes are prettily wrapped and ready for folks to take home for dessert. Handcrafted items are also often in the stands. Local artists proudly display their whimsical and unique efforts. Special events frequent the Hurkamp Farmers Market calendar. Favorite pastimes include Art in the Park, Kids’ Market, Farmers Market Week, Community Day and Harvest Festival.

Thursdays in May through October mark the season for the Mayfield Neighborhood Market. Held in the late afternoons from 3:30 to 6:30 p.m. at the corners of Dixon and Tyler Streets this Fredericksburg real estate area is known for both produce and vibrant plants and flowers. Also activated seasonally, the Mary Washington Healthcare Market Express is accessed at 1001 Sam Perry Blvd. and open from May until September.

Fredericksburg Homes are Filled with Memories Tried and True

Many parents take the opportunity offered by the Fredericksburg Farmers Market to prepare farm to table meals. Simple times often make the best memories and cooking together is a tradition long inspired. Consulting a recipe, shopping for ingredients and then preparing dinner with youngsters in Fredericksburg homes creates feel good moments that are truly cherished. Information on additional Regional Farmers Markets in the area can be found here.


Posted in News
Dec. 5, 2017

Housing Inventory Disappearing

The price of any item is determined by the supply of that item, and the market demand. The National Association of Realtors (NAR) recently released their latest Existing Home Sales Report which gives insight into today’s market conditions.

Inventory Levels & Demand

Sales of existing homes rose 5.1% month-over-month in March and are 1.5% higher than this time last year. Sales rose in all four major regions in March.

Total unsold housing inventory is 1.5% lower than March 2015 at a 4.5-month supply and remains well below the six months that is needed for a historically normal market.

Consumer confidence is at the highest level in over a decade. Pair that with interest rates still below 4%, programs available for down payments as low as 3%, and you have an attractive market for buyers.

Homes sold in March were on the market for an average of 47 days and 42% of properties sold in less than a month.

Prices Rising

March marked the 49th consecutive month of year-over-year price gains as the median price of existing homes sold rose to $210,700 (up 5.7% from 2015).

So What Does This Mean?

The chart below shows the impact that inventory levels have on home prices.

fredericksburg va real estate

NAR’s Chief Economist, Lawrence Yun gave some insight into the correlation:

“Buyer demand remains sturdy in most areas this spring and the mid-priced market is doing quite well. However, sales are softer both at the very low and very high ends of the market because of supply limitations and affordability pressures.”

Bottom Line

If you are debating putting your home on the Fredericksburg VA real estate market in 2016, now may be the time. The number of buyers ready and willing to make a purchase is at the highest level in years. Let’s meet up so we can get the process started.

Posted in News
Oct. 31, 2017

Guide to Selling Your Home When You Need it to Sell Yesterday

So you’re looking for a guide to selling your home. But you needed it sold yesterday. First, don’t panic. Take a deep breath. With the right professional help, you got this! Here are a few tips and tricks to get your started:

Guide to Selling Your Home

1. Price it right

The experts at HGTV suggest making a bold move when it comes to pricing: “Find out what your home is worth, then shave 15 to 20 percent off the price. You’ll be stampeded by buyers with multiple bids, (even in the worst markets), and they’ll bid up the price over what it’s worth. It takes real courage and most sellers just don’t want to risk it, but it’s the single best strategy to sell a home in today’s market.” This approach isn’t for every seller, but it’s worth considering if you need your home to move fast.

2. Amp up your curb appeal

Your home’s first impression may be its only impression. A Texas A&M survey found that curb appeal increases sales prices by up to 17%. And you don’t need to spend a fortune to up your home’s game. Lush green grass is huge for potential buyers, so be willing to raise your water bill for a while. Spruce up your landscaping. Fix anything outside that could make your home look rundown, like:

  • Missing shingles
  • Rusty gutters
  • A fading paint job
  • A stained driveway

These fixes are relatively inexpensive, and can make a big difference in appeal to potential buyers.

3. Hire an expert

When you need your home to sell now, don’t go at it alone. Hire an expert with years of experience to guide you through the process. Working with a seasoned realtor takes the burden off the homeowner, allowing you to focus your energy on what really matters: your family, your life, and preparing for your big move.

Certified Military Relocation Specialist Missy Walden is the expert you need to get your home sold fast, and for a great price. Call or text her today at  540-903-5171 !

Posted in News
Oct. 25, 2017

How to Market A Home: Tips from the Experts

How to market a home? There’s no magic formula. But there are some key tips that will help you make the most of what you’ve got, and get the best price for it. Homes in this market aren’t just listed. They need skillful and attentive marketing. Nothing can replace the advice of a seasoned professional, so make sure you have one on your team as you start this journey.

How to Market A Home

Tip #1: empty out your closets.

Buyers adore ample storage. It’s a huge selling point. So take the time to declutter, organize, and at least half-empty your closets and cabinets. Potential buyers will peak and snoop. Make sure they like what they see.

Tip #2: maximize natural light.

“Good light” is one of the top things buyers seek in a new home. Throw open the shades, trim back shrubbery, and do everything you can to make your home as bright and cheerful as possible. If possible, arrange showings for the time of day when the lighting is at its best advantage.

Tip #3: hide evidence of pets.

Potential buyers don’t want to stumble upon pet hair, odors, or chewed-up toys. Not every buyer is an animal lover. If possible, keep pets out of the way during showings, and tidy their spaces thoroughly.

Tip #4: upgrade your kitchen.

When marketing your home, the kitchen is often the first thing buyers look at. A great kitchen can sell a home like no other room in the house can. Make sure it looks clean, modern, and not out of date. Update the hardware and fixtures, add a fresh coat of paint, and make sure the cabinets are neutral. If you can swing it, adding at least one upgraded stainless steel appliance can add value to the whole space.

Tip #5: depersonalize your space.

A buyer wants a home they can see themselves in. They want to envision their lives in the new space. Walls covered in family photos and personal knick-knacks can distract from that vision. Do your best to make the space clean, lovely, and devoid of very personal items. Think of making your home look like a great hotel room. Gorgeous, but neutral.

Tip #6: hire a professional.

Marketing a home is not a job for the novice. Hiring a professional realtor can make all the difference in the world when it comes to selling your home quickly and getting the price you deserve. Don’t go at it alone!

If you’d like to speak to a real estate professional, contact Missy today!

Posted in News
Oct. 18, 2017

5 Pitfalls of DIY Home Marketing

While it can be tempting to do your home marketing by yourself, tread with caution. The wiser choice may be to have a professional realtor on your side. Their years of experience and success are worth more than gold when it comes to selling your home. Here are just 5 potential pitfalls of trying to market your home on your own.

5 Pitfalls of DIY Home Marketing

1. Bargain Hunters

Bargain hunters tend to prey on families who are selling their homes themselves. They often come with cash in hand or very large down payments, but with heavy pressure to sell well below market value. They are usually very good at what they do, and know who they can most easily take advantage of. It can be hard to navigate these shark-infested waters without the help of a seasoned professional on your side!

2. Buyers without Adequate Financing

It’s very important to ensure your potential buyers have the financing required to purchase your home. Homes can be tied up for months while a buyer tries to get financing they may not be qualified for, costing you critical time and maybe even the sale. Never tie your home up in a contract unless the buyer can provide you with a letter from their lender stating that they are pre-approved. Note that this is not the same as pre-qualified. Hiring a professional realtor can help you avoid the months of potential stress and headaches that unqualified buyers can bring.

3. Difficult Hours

When selling your home on your own, you need to be prepared for very late and very early phone calls, and potentially inconvenient showings. Potential buyers are generally only concerned with their own schedules, which can be difficult for the sellers. If you plan to sell your home solo, you will need to set firm boundaries about your availability and stick with them. A truly interested buyer will be accommodating to your family’s schedule.

4. Subpar Photography: The Home Marketing Dead-End

Many a marvelous home has been passed over based on poor photography and dreadful (or even non-existent) video walkthroughs. Homes cannot just be sold, they must be marketed. That includes top-notch photo and video documentation, a strong web and social media presence, and someone to do that marketing skillfully and consistently.

5. Inappropriate Pricing

When homeowners price their homes themselves, they often do so without enough research. Some homeowners overprice, thereby destroying their home’s marketability. Or they underprice and fail to get the cash their home deserves. If you plan to price your home yourself, you must commit to extensive market research beforehand.

Posted in News
Oct. 11, 2017

Marketing Your Home When You’re Stationed Across the Country

Marketing your home can feel like an overwhelming process even when you’re living in it. Trying to sell it from across the country, (or even the world), is a different struggle entirely. You’ll need all the help you can get to have peace of mind as you embark on selling your home. Here are a few expert tips to get you started.

Tips for Marketing Your Home

Consider having your home professionally staged.

Staging can make a huge difference in selling your home quickly, and getting the best price possible for it. If you are currently living elsewhere, half the job is already done. Much of the bother of the staging process involves removing clutter and personal items from the space, which is a non-issue if your home is already unoccupied. A beautifully staged home can really set your home apart in a crowded market.

Invest in excellent photography.

Most home marketing happens online and via social media, which is an ideal setup when you are living far away. Often, your marketing is only as good as your pictures. Find a great photographer that will show off your home to its best aspects, and do a high definition video walkthrough as well. Many lovely homes have been passed over by potential buyers due to low-quality photography.

Hire a professional when marketing your home

There is no better time to hire a realtor who is a military relocation specialist than now. They can be your representative and advocate in your absence, and ensure that you get the best possible price for your home. A military relocation specialist is uniquely trained to meet your family’s needs from afar. There is no better choice you can make when selling your home from hundreds or even thousands of miles away. No other type of realtor is as thoroughly educated in the unique needs of the military family, and how to meet them with both efficiency and compassion.

Talk to Missy Walden today to start the journey of selling your home! Call or text: 540-903-5171

Posted in News
Oct. 4, 2017

5 Tips for Staging Your Home

Staging your home beautifully can make all the difference in the world when it comes to making a quick sale at a great price. It’s an investment that will pay dividends in the future. According to Kara Vallenari, owner of Prime Home Staging in Dallas, “Staging costs less than your first price reduction. Put your best foot forward and stage before you list. Don’t have buyers flipping over your home and then decide to stage later.” Here at 5 quick tips to get you started!

Tips for Staging Your Home

1. Declutter your home.

This is the time to be brutal! Begin by packing up everything but the essentials. Clear surfaces and countertops. Put away family photos. (Not only does this help the potential buyers see themselves in the home, but it keeps your images off the internet.) Use attractive storage containers to tuck away essentials and keep them out from underfoot. The less clutter, the better. And the more clutter you get rid of now, the less you’ll have to pack when the time comes.

2. Take the time to make simple updates.

Think new light fixtures, updated faucets, and polished landscaping. These small upgrades can make a big difference in buyer appeal.

3. Take advantage of what nature has to offer.

Fling open the window shades to allow as much natural light as possible. Bring in fresh flowers before photos are taken and potential buyers see the home. Beautifully arranged flowers can set any room apart. Also, vibrant green grass goes far in the minds of potential buyers. So water, water, water and make that lawn stand out!

4. Appeal to all the senses when staging your home.

When staging your home, consider all the senses. Play soft instrumental music while buyers take a turn about the rooms. Artfully place fresh flowers. Utilize lush throws and area rugs for texture. Hire a cleaning service to ensure every nook and cranny is spotless. And throw some cookies in the oven. You can’t beat the smell of fresh baked goods!

5. Hire an excellent photographer.

All the staging in the world won’t help you sell if you can’t show off your home. High-quality photography and video shared on the web and social media can really set your home apart. The investment is worth every penny when you consider how many homes are passed over due to low-quality cell phone pictures.

Posted in News