• psst … I’m a Realtor! Thanks for stopping by my website. I would love to help you find your dream home and community in the Hampton Roads or Williamsburg area or to sell your existing home. This website is authored by local resident and REALTOR, John Womeldorf. John is known around town as Mr. Williamsburg, for both his extensive knowledge of Hampton Roads and the historic triangle, and his expertise in the local real estate market. His websites, WilliamsburgsRealEstate.com and Mr Williamsburg.com were created as a resource for folks who are exploring a move to Williamsburg, VA , Hampton Roads VA and the surrounding areas of the Virginia Peninsula. On his website you can search homes for sale , foreclosures, 55+ active adult communities, condos and town homes , land and commercial property for sale in Williamsburg, Yorktown, New Kent, Poquoson, and Gloucester, VA as well as surrounding markets of Carrolton, Chesapeake,Gloucester, Hampton, Isle of Wight, Portsmouth Mathews, Newport News Norfolk, Poquoson, Smithfield, , Suffolk, Surry, Va Beach, Yorktown and York County Virginia You can reach John by email John@MrWilliamsburg.com or phone @ 757-254-813

A case for title insurance- What do you mean I don’t own my land anymore ?

In my job as a real estate agent I am always asked by clients why do we need title insurance ?

Guy Gugliotta Here is one instance where the buyer was very lucky to have bought it.

In spring 2013, the Virginia Beach real estate market was up, and Guy Gugliotta was thinking about selling.

For decades, the New York writer had owned two vacant lots on the seaside in Sandbridge – investment properties surrounded by vacation homes. With thoughts toward buying in another part of the country, he contacted Siebert Realty in Virginia Beach to talk about options.

The call seemed to surprise the agency, and the agents’ response surprised Gugliotta even more. He couldn’t sell the properties, they said, because he had already sold them. Didn’t he remember? The deal had closed the previous August.

Gugliotta was floored. He hadn’t sold his properties, so who did? And in the world of real estate, so full of documents, signatures and attorneys, how could someone do that?

Those questions have dogged Gugliotta through court proceedings in which he fought to reclaim his property and through calls to law enforcement agencies he hopes will catch the thief. The same questions have haunted the two buyers who thought they made above-board purchases and the agencies and banks who thought they were conducting a standard real estate transaction.

The truth bewildered them all. But the most startling discovery may be that while this exact crime is rare nationally and in Virginia Beach, some who work in real estate say it’s surprisingly easy to commit.

"It’s mind-blowing how vulnerable our system is," said Billy Joe McFarland, a Florida attorney who works in real estate law. He said he’s seen fraudsters fake deeds and pretend to be owners, but Gugliotta’s case seems to be the most brazen yet.

 

Read more here

Hampton Roads Home Sales Up, Inventories Down & the Market Is Recovering

As we approach the mid-point for 2013, real estate statistics for the Hampton Roads market continue to undergo consistent improvement, setting benchmarks that tell of a recovering market. May 2013 saw steady year-over-year increases in residential pending and settled sales, while the number of residential homes for sale continues to dip, thus lowering the market’s months’ supply of inventory

The strongest performing statistic for May 2013 was the number of residential pending sales; up 27.18% when compared to May 2012. Our region has not seen a percentage increase this high since January 2012 when it jumped 32.9% year-over-year from January 2011. Each of the region’s seven major cities (Chesapeake, Hampton, Newport News, Norfolk, Portsmouth, Suffolk, and Virginia Beach) recorded year-over-year increases in residential pending sales. Suffolk and Norfolk contributed significantly to this surge, with year-over-year increases of 48.67% and 35.53% respectively, while Newport News and Hampton saw the smallest year-over-year increases of 8.9% and 5.77% respectively

Residential settled sales increased 5.73% when compared to May of last year. Each of the area’s seven major cities, with the exception of Hampton, experienced year-over-year increases in the number of housing units sold. Suffolk and Portsmouth underwent increases of 18.68% and 13.73%; contrarily Hampton suffered a 15% decline in regard to year-over-year residential settled sales. The region’s residential median sale price is currently $205,000, a nominal increase of 1.23% from May 2012’s $202,500.

As the year progresses, residential listing inventories continue to wane. There was a 5.84% decrease in the number of residential active listings from May 2012 to May 2013. Portsmouth was the only city not to experience a year-over-year drop in the number of homes for sale, with Newport News and Chesapeake experiencing the largest declines of 16.82% and 9.91% respectively. The region’s months’ supply of inventory is currently at 6.58 months, which tracks as a 13.42% decline from May 2012’s 7.6 months, but an increase of 1.5% from last month’s 6.48. Industry benchmarks accept a six to eight months’ supply as an indicator of a healthy market.

In May 2013, distressed homes (those that are either foreclosures or short sales) accounted for 22.41% of all residential active resale listings. This is the smallest percentage of distressed homes in the residential active listing makeup in the past 18 months. Of the total number of residential resale settled sales  26.25% were distressed properties, a statistic nearly identical to that recorded in May 2012 at 26.26%. The percentage of distressed properties as residential resale sold listings has consistently declined throughout 2013 from 34.88% in January to 26.25% in May.

 

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These statistics are from our local MLS , the Real Estate Information Network, Inc., (REIN) serves real estate brokers in the Tidewater / Hampton Roads area of Virginia. Areas covered include :

Carrolton,  Chesapeake,Gloucester, Hampton, Isle of Wight, Portsmouth  Mathews, Newport News Norfolk, Poquoson, Smithfield, , Suffolk, Surry,  Va Beach, Yorktown  and York County Virginia

Search Foreclosures/ REO / Foreclosed homes in Hampton Roads here

 

Time to Buy? Sell?

As we always say, the best time to buy or sell a home is when you need to buy or sell. If you have a house to sell, selling when its a buyers market may hurt you on the selling end, but you’ll make it up on the buying end. If you’re trying to get into the market for the first time, the only way you’ll know that we’ve “hit bottom” is when its in the rear view mirror. Work with professionals who can help you analyze your financial and lifestyle to determine if now is the right time to buy or sell.

Looking strictly at the numbers, it appears the recommendation for this month is (again)…it’s time to sell. With inventory at record lows, a home that’s priced right will have no problem finding a buyer. As we head into June 2013, buyers who have been waiting for more inventory will continue their searches. Get your home on the market now and be moved into your new home by July ! If you’re looking to sell, we can help you get top dollar for your home in the shortest time. For more info about the best home selling program in Williamsburg VA  visit Sell MY WILLIAMSBURG HOME

If you’re a buyer, that doesn’t mean sit on the fence and wait. Interest rates are increasing and will continue to do so. Buying now could mean a difference in hundreds of dollars to your payment. As more and more inventory gets snatched up, you’ll find less and less available. Waiting until the market slows down could mean you could afford less home as interests rates go up. And, as buyers continue to snatch up everything, market values will go up as well. If you’re looking to get into the market, the best time to find a great deal is any time you can.

Questions About the Williamsburg Real Estate ?

Do you have questions about Williamsburg Real Estate ? Call or text 757.254.8136 or email John@MrWilliamsburg.com  and we’ll help you in any way we can.

If you’re looking to buy or sell Williamsburg or Yorktown VA real estate, don’t forget to check out our Buyer Center or Seller Center  for more tips.

nosy neighbor mr williamsburg Nosy Neighbor

Are you interested in monitoring home value trends in your Williamsburg or Yorktown VA  neighborhood?  If you would like to receive e-mail alerts when new listings or sales happen in your neighborhood, we can set you up.  There is no cost or obligation to participate in our Nosy Neighbor  e-alerts, just let us know which neighborhood(s) you are interested in following, and we’ll make it happen! Fill out the form here

What’s my home worth ?

Mr Williamsburg offers a complimentary, no obligation market analysis of your Williamsburg VA home.  It’s a great way to get a handle on what your home might sell for in today’s market, with no obligation to list.  Call him today at 757,254,8136 or click here to request more info or an appointment.

January Homes Sales Update for Hampton Roads

home sales statistics williamsburg vaInventory is down and prices are up !

The Hampton Roads real estate market is off to an optimistic start for 2013.

The number of residential homes for sale significantly dropped when compared to January 2012, resulting in a lower month’s supply of inventory. Residential closed  sales and homes under contract both experienced double digit percentage year-over-year increases.

The number of residential homes listed  for sale in Hampton Roads in January 2013 was down 10.75% when compared to the same time last year. Of the regions seven major cities (Chesapeake, Hampton, Newport News, Norfolk, Portsmouth, Suffolk, Virginia Beach) Chesapeake and Virginia Beach experienced the largest year-over-year declines in residential active listings at 19.01% and 16.87% respectively. Portsmouth was the only city not to experience a year-over-year decline as residential active listings increased 2.05%. The drop in active listings has resulted in a low 6.18 months’ supply inventory which is down 17.6% from January 2012 when it was 7.5 months.

Pending sales (Homes under contract) showed promising numbers during January 2013 with an increase of 14.14% when compared to January 2012. Suffolk and Chesapeake saw the largest year-over-year increases of 39.74% and 25.54% respectively, while Hampton experienced the smallest year-over-year increase of 3.74%. Portsmouth was the only city not to see a year-over-year gain, with residential under contracts down 14.12%.

Closed home sales round off the month’s positive trend. January 2013’s residential settled sales increased 20.66% when compared to January 2012. Suffolk and Hampton substantially contributed to this increase as they saw year-over-year gains in residential settled sales of 59.26% and 40% respectively. Norfolk experienced the smallest year-over-year gain of 3.87% and Portsmouth saw no gain at all as residential settled sales dropped 1.18% year-over-year.

Home prices

The median residential sales price is currently $193,000, a 10.63% increase from $174,450 in January 2012. image

 

The Hampton Roads distressed homes market, (BANK OWNED, FORECLOSURES OR SHORT SALES ) continue to impact the region’s real estate market. Distressed homes accounted for 34.88% of residential settled sales during January 2013. This is the highest percentage since February 2012 when distressed homes accounted for 36.39% of residential settled sales. As for residential homes for sale, 27% of the listings in January 2013 were distressed properties. This percentage has fluctuated between 22% and 28% over the last 18 months. There appears to be an upward trend in both active and sold distressed residential properties starting in August 2012

This information is derived from the Real Estate Information Network, Inc., (REIN)

An independent MLS owned by broker stockholder members serving real estate brokers in the Tidewater / Hampton Roads area of Virginia from Williamsburg east to Virginia Beach and south to the North Carolina border.

REIN MLS database primarily lists homes, condos, townhomes or land for sale in Carrolton,  Chesapeake,Gloucester, Hampton, Isle of Wight, Portsmouth  Mathews, Newport News Norfolk, Poquoson, Smithfield, , Suffolk, Surry,  Va Beach, Yorktown  and York County Virginia as well as other outlying areas of VA and NC

 

Psst……I’m a real estate agent.

This post was authored by local resident and REALTOR, John Womeldorf. John is known around town as Mr. Williamsburg, for both his extensive knowledge of the Williamsburg/ Hampton Roads area and his expertise in the local real estate market.

Thanks for stopping by my website. I would love to help you find your dream home and community in the Hampton Roads or Williamsburg area or to sell your existing home.

I can help you access all the information you will need about choosing a neighborhood and buying a home in New Kent, Gloucester, Newport News, Hampton, York County, Smithfield, Williamsburg, Poquoson or the greater Hampton Roads area, including area information on schools, local government, shopping, activities for the children and more! Whether you have made a decision to relocate, retire or are just considering a move to Williamsburg or Hampton Roads VA, let me help make your transition or PCS to the area a smooth and enjoyable one!

Hampton Roads is a transient community due to the large population of military members in the area. I have a unique perspective on relocation and have helped many families move in and out of the area. I understand the kind of support team it takes to make a smooth transition.

Area Orientations

Complete tours can be scheduled to help you familiarize yourself with Williamsburg and Hampton Roads neighborhoods, home prices, shopping centers, military bases, recreational facilities, public & private schools and transportation systems. My orientation will provide you with awareness of aircraft noise & accident potential zones, flood zones, major traffic patterns and commute times to your job.

You can search homes for sale , active adult communities, 55+ communities, condos and townhomes ,foreclosures/ REO, land, building lots, commercial property in Williamsburg , Yorktown, New Kent, Gloucester, Poquoson as well as the surrounding areas of Hampton Roads, Virginia

You can reach text or call me at 757-254-8136 or email John@MrWilliamsburg.com

2012 Was A Very Good Year For Hampton Roads Real Estate

I post a number of real estate sales statistics on this website throughout the year, Yesterday I recapped the Williamsburg VA market with stats from the local Williamsburg Area Association of Realtors. (WAAR)

Today we will cover the remainder of Hampton Roads with data from the Real Estate Information Network (REIN). This includes the cities and counties of Carrolton,  Chesapeake,Gloucester, Hampton, Isle of Wight, Portsmouth , Newport News Norfolk, Poquoson, Smithfield, , Suffolk, Surry,  Va Beach, Yorktown  and York County Virginia

The final numbers are in and the Hampton Roads real estate market ended the year with encouraging statistics that indicate 2012 was a year of strengthening and recovery. Although inventory levels are the lowest since 2005, pending and settled sales posted healthy increases for a second year in a row, and the median sales price is slowly but steadily moving up.

The number  homes listed for sale in December 2012 is down 13.36% when measured against December 2011. This brings the region down to a 5.91 month’s supply of inventory. Six months is considered a normal real estate market. Chesapeake’s active residential active listings are down the most at 22.94% year-over-year, to a 4.96 month’s supply of inventory, and Virginia Beach is down 21.45% to a 4.18 month’s supply. This is the lowest number of active residential listings since May 2006 when there were 9,448 residential homes for sale.

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Residential pending sales (homes under contract) were up 8.55% year-over-year for December 2012. Only two of the region’s seven major cities (Chesapeake, Norfolk, Portsmouth, Suffolk, Virginia Beach, Hampton and Newport News) did not experience an uptick in pending sales; Norfolk and Chesapeake with 15.05% and 3.23% decreases respectively. The number of residential pending sales increased the most for Suffolk, up 21.74% over December 2011.

We did see a dip in closed sales in December of 5.03% when compared to the same month last year. A dip in settled sales is not uncommon for the month of December, as homeowners often prefer to concentrate on the holidays instead of moving residences. All of the region’s major cities experienced this down-turn, except for Portsmouth and Norfolk with gains of 3.70% and 2.72% respectively. Suffolk saw the most dramatic decline in December’s settled sales with 14.42% year-over-year. Of all of December’s closed sales, 16.83% were for new construction. The median sales price for all residential homes sold in December 2012 was $200,000, up 1.27% from $197,500 in December 2011.

Year-to-date summaries for 2012 showed promising trends when compared to the prior year. For all of 2012, 34,746 new listings were added into REIN’s database (all property types). This is down 6% when compared to 2011 and is the lowest since 2003. Of the region’s seven major cities, Newport News experienced the largest dip in the number of new listings, down 12.54% from 2011, while Suffolk was the only city to see an increase, up 1.05% for 2012. For the year as a whole, 12.71% (4,416) of these new listings were for new construction, suggesting that new home activity is picking up.

In all of 2012, 20,174 residential listings went under contract, up 9.27% from last year. All of the region’s major cities underwent increases, except for Portsmouth (down 1.77%) and Newport News (down .72%). Suffolk felt the most significant increase in total pending sales, up 20.80% over 2011. There were 19,518 residential closed home sales throughout all of 2012, up 7.35% from the previous year. Suffolk benefited with the largest gain over 2011, an increase of 12.75% in settled sales. Newport News and Portsmouth were the only two major cities to face declines, each of which was down less than 1% from 2011. The median residential settled sales price for 2012 is $199,900, up 2.51% from $195,000 last year. In 2012, residential new construction closings (2,663 units) were up 12.65% from 2,364 units in 2011. Unlike the median price for all residential settled sales, the median sales price for residential new construction closings in 2012 is down 1.5% ($274,000 vs. $276,908).

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The share of foreclosures and shorts sales,  known as distressed sales, has been inching upward in South Hampton Roads since August. The percentage of existing home sales that were distressed in December broke the 30 percent threshold for the first time since April. This does seem to happen for some reason at the end of each year..

Mr Williamsburg real estate banner

Psst.I’m a real estate agent.

This website is authored by local resident and REALTOR, John Womeldorf. John is known around town as Mr. Williamsburg, for both his extensive knowledge of the Williamsburg/ Hampton Roads area and  his expertise in the local real estate market.

He can help you access all the information you will need about choosing a neighborhood and buying a home in New Kent, Gloucester, Newport News, Hampton, York County, Smithfield, Williamsburg, Poquoson or the greater Hampton Roads area, including area information on schools, local government, shopping, activities for the children and more! Whether you have made a decision to relocate, retire or are just considering a move to Williamsburg or  Hampton Roads VA, let John help make your transition or PCS to the  area a smooth and enjoyable one!

Hampton Roads is a transient community due to the large population of military members in the area. I have a unique perspective on relocation and have helped many families move in and out of the area. I understand the kind of support team it takes to make a smooth transition.

Area Orientations

Complete tours can be scheduled to help you familiarize yourself with Williamsburg and Hampton Roads neighborhoods, home prices, shopping centers, military bases, recreational facilities, public & private schools and transportation systems. My orientation will provide you with awareness of aircraft noise & accident potential zones, flood zones, major traffic patterns and commute times to your job.

You can search homes for sale , active adult communities, 55+ communities, condos and townhomes ,foreclosures/ REO,  land, building lots, commercial property  in Williamsburg , Yorktown, New Kent, Gloucester, Poquoson as well as the surrounding areas of Hampton Roads, Virginia

You can reach me by phone at 757-254-8136 or email  John@MrWilliamsburg.com

Hampton Roads real estate market continues it’s recovery

November 2012

Promising real estate trends in Hampton Roads continued through October 2012, with double digit percentage increases in sales and homes under contract compared to October 2011

October 2012 saw a 13.8% year-over-year increase in closed sales. This marks the eighth time this year that settled sales have increased year-over-year. Suffolk and Portsmouth experienced the largest gains of 42.3% and 25.6% respectively. Of the seven major cities (Chesapeake, Hampton, Newport News, Norfolk, Portsmouth, Suffolk, and Virginia Beach) Norfolk and Newport News were the only two not to experience year-over-year increases and saw declines of 9.9% and 5.9%.

The number of homes under contract  was up 26.1% in October 2012 when compared to the same time last year. This is the highest year-over-year increase the market has experienced since January 2012 when the number of pending sales grew 32.9%. Suffolk and Virginia Beach experienced the largest year-over-year increases at 100% and 29.8% respectively. Hampton and Newport News were the only major cities not to experience an increase, with declines of 12.3% and 1.4% year-over-year.

The number of homes listed for sale continue to decline and were down 12.1% overall when compared to October 2011.

This drop in the number of active listings in the market has led to a significant drop in month’s supply of inventory – now at 6.79 months as compared to 8.44 months in October 2011. A six months supply is considered a balanced market. In the supply and demand equation, this lowering of inventory bodes well for the median sales price, which was $199,000 in October 2012, up 5.4% from $188,780 in October 2011.

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Banked owned homes or short sales continue to have an impact on the region. Although the number of distressed active listings has dropped , they still account for 26.8% of all residential active listings in October 2012, vs. 24.3% in October 2011. This may suggest that buyers are purchasing more non-distressed listings. Distressed home sales accounted for  28.3% of all residential sales in October 2012. Though this is up 2.9% from September this year, distressed  sales are down 4.8% from October 2011.

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These statistics are from the real estate information network (REIN) the MLS for the Hampton Roads region covering the areas of Virginia from Williamsburg east to Virginia Beach and south to the North Carolina border. This includes homes, condos, townhomes or land for sale in Carrolton,  Chesapeake,Gloucester, Hampton, Isle of Wight, Portsmouth  Mathews, Newport News Norfolk, Poquoson, Smithfield, , Suffolk, Surry,  Va Beach, Yorktown  and York County Virginia and James City County/ Williamsburg

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Behind on your mortgage payments ? Get up to $30k to sell your short sale home in Hampton Roads

Bank of America has launched a nationwide program that offers delinquent mortgage customers increased assistance with relocation expenses of – between $2,500 and $30,000 – at the completion of a qualifying short sale.

imageQualified homeowners in Williamsburg or Hampton Roads VA who initiate a Preapproved Price Short Sale (without an offer) could be eligible to receive $5,000 – $30,000* in relocation assistance and owe no more on their mortgage with the sale of their property, depending on the investor involved.

To qualify for the enhanced relocation assistance payments under the new program, sellers must work proactively with the bank to obtain a preapproved sales price prior to submitting a purchase offer to the bank. A short sale must be initiated by the end of this year and close by September 26, 2013, to be eligible for the payment. Qualifying short sales that have already been started but have not closed may be eligible for the relocation assistance.

The amount of assistance provided under the new program will be determined on a case-by-case basis using a calculation that includes the value of the home, amount owed and other considerations.

Initially, the program will be offered on mortgages that are owned and serviced by Bank of America.

Customers who believe they may be eligible for Bank of America’s short sale relocation assistance program may contact program specialist John Womeldorf at 757 254 8136 or email me at John@MrWilliamsburg.com

To help homeowners understand the short sale process and other foreclosure avoidance programs, Bank of America encourages them to visit the Home Transition Services website at www.bankofamerica.com/hometransition.

Frequently Asked Questions:

Q: If a short sale is initiated with an offer, will it qualify for this enhanced relocation assistance?
A:
No. Short sales initiated at the time an offer is received do not qualify for the enhanced relocation assistance funds.

Q: Is the enhanced relocation assistance eligible to non-owner-occupied properties?
A:
Yes, it is available to non-owner-occupied properties.

Q: Will the relocation assistance funds be reported on the HUD-1?
A:
Yes, funds received at closing will be documented on the HUD-1, and a 1099-MISC will be issued.

Q: Can the relocation assistance funds be used to pay off existing liens?
A:
Yes, a homeowner may use funds to pay off existing liens or to help with relocation expenses.

Q: Is the enhanced relocation assistance added to any other incentives, such as the HAFA or Bank of America Cooperative Short Sale Program incentives?
A:
The homeowner incentive will be inclusive of the $3,000 HAFA incentive. For example, if the homeowner is eligible for $5,000, then $3,000 will be from the HAFA funds and the remaining $2,000 will be from Bank of America homeowner incentive funds.

Hampton Roads real estate market continues its upward trend…

August 12, 2012

As a real estate agent in the Williamsburg and Hampton Roads market I post sales updates from two different MLS.  Here in Williamsburg we have the WAAR ( Williamsburg Assoc of Realtors) WMLS.  East of Williamsburg both on the peninsula and in Southside Hampton Roads  we use REIN (Real Estate Information Network) and to confuse you even more in Gloucester there is the CBRAR (Chesapeake Bay Association of Realtors) and west of Williamsburg is CVRMLS (the Central Virginia Regional MLS)

The info below is from REIN

The Hampton Roads residential real estate market continues to experience encouraging trends. August 2012 results, such as a year-over-year drop in active listings and year-over-year increases in residential under contract sales and settled sales, combine to indicate a stabilizing local market.

 

The Hampton Roads residential real estate market continues to experience encouraging trends. August 2012 results, such as a year-over-year drop in active listings and year-over-year increases in residential under contract sales and settled sales, combine to indicate a stabilizing local market.The number of  homes listed for sale in the region has dropped almost 16%  when compared to August 2011. This marks the 18th consecutive month that home listings have dropped over the previous year. Virginia Beach and Chesapeake experienced the largest year-over-year decline in active listings at 23.09% and 20.85% respectively.

 

The region’s months’ supply of inventory is currently down to 7  months. A six month inventory is considered a balanced market so we are almost there.

 

Sustained drops in residential active listings are the root source of this lower months’ supply.

Homes under contract or  pending sales increased 23.28% in August 2012, when compared to August last year. Chesapeake and Suffolk underwent the largest increases in residential pending sales at 40.08% and 34.83%. This boost in the number of homes that went under contract should  lead to a large spike in settled sales over the coming months.

 

Compared to the same month in 2011, closed home sale in the Hampton Roads area increased 16.74%. Suffolk and Newport News lead the region’s major cities in year-over-year increases at 33.7% and 22.4% respectively.

 

August 2012 marks the sixth consecutive month that median home sales price in Hampton Roads has increased year-over-year. August 2012’s median sales price was $208,535, up 1.72% from $205,000 in August 2011.

 

The distressed homes market (foreclosures and short sales) continues to show signs of improvement as well.    Based on August 2012 stats. Distressed homes, those that are bank-owned or short sales, accounted for 24.74% of all listings. This marks the 10th consecutive month distressed homes have declined as a percentage of closed residential sales in Hampton Roads VA.

 

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Psst…I’m a real estate agent.

This post was authored by local resident and REALTOR, John Womeldorf. John is known around town as Mr. Williamsburg, for both his extensive knowledge of the Williamsburg/ Hampton Roads area and  his expertise in the local real estate market.

I can help you access all the information you will need about choosing a neighborhood and buying a home in New Kent, Gloucester, Newport News, Hampton, York County, Smithfield, Williamsburg, Poquoson or the greater Hampton Roads area, including area information on schools, local government, shopping, activities for the children and more! Whether you have made a decision to relocate, retire or are just considering a move to Williamsburg or  Hampton Roads VA, let me help make your transition or PCS to the  area a smooth and enjoyable one!

Hampton Roads is a transient community due to the large population of military members in the area. I have a unique perspective on relocation and have helped many families move in and out of the area. I understand the kind of support team it takes to make a smooth transition.

Area Orientations

Complete tours can be scheduled to help you familiarize yourself with Williamsburg and Hampton Roads neighborhoods, home prices, shopping centers, military bases, recreational facilities, public & private schools and transportation systems. My orientation will provide you with awareness of aircraft noise & accident potential zones, flood zones, major traffic patterns and commute times to your job.

You can search homes for sale , active adult communities, 55+ communities, condos and townhomes ,foreclosures/ REO,  land, building lots, commercial property  in Williamsburg , Yorktown, New Kent, Gloucester, Poquoson as well as the surrounding areas of Hampton Roads, Virginia

You can reach me by phone at 757-254-8136 or email  John@MrWilliamsburg.com

I look forward to serving your real estate needs!

Best,

John

HAMPTON ROADS REAL ESTATE MARKET REVIEW & FORECAST SET FOR MARCH 14 AT ODU-Norfolk

Old Dominion University’s E.V. Williams Center for Real Estate and Economic Development (CREED) will host its 17th annual Hampton Roads Real Estate Market Review & Forecast on Wednesday, March 14, at the Ted Constant Convocation Center.

The event is a look at the real estate landscape in Hampton Roads, with an emphasis on commercial real estate. This year’s review and forecast will include a review of the past year, which saw real estate prices continue to drop in the region, and a look at the year that has already begun.

Every March for the past 16 years, the research of ODU academics and other market real estate experts has been featured in CREED’s annual review.

John Lombard, CREED director and an ODU professor, said the market review plays a key role in the region, bringing together public, private and academic experts to examine current issues and trends in residential real estate.

"CREED wants to be part of the ongoing dialogue of real estate issues faced by our community. Real estate issues affect nearly every family in Hampton Roads. We hope to facilitate a broader understanding of important issues that face real estate, such as bankruptcy and future market trends," Lombard said.

The 2012 CREED Hampton Roads Real Estate Market Review & Forecast will be held from 3-6:30 p.m. Online registration is available. For more information, contact Kyllie Brinkley atkbrinkle@odu.edu, or 683-5352.

Continue reading

Continued Gains Hint That Recovery Could Be Near For Hampton Roads Real Estate

The Hampton Roads real estate market continues to see positive gains. The number of homes listed for sale, homes that went under contract, and residential settled sales all experienced double digit year-over-year percentage changes. February 2012 also showed signs of improvement in the distressed residential market.

The number of residential active listings in February was down 19% when compared to the same time last year. This marks a full year with continuous decreases in homes for sale. All seven of the major local cities (Chesapeake, Hampton, Newport News, Norfolk, Portsmouth, Suffolk, and Virginia Beach) saw drops in active listings. With the exception of Chesapeake, all the major cities declined 14% or more. The months’ supply of inventory dropped to 7.46 months from 7.5 in January and continues to decrease as it is directly impacted by the fall in the number of homes for sale.

Residential under contract sales were up 19% in February when compared to the same time last year. Each of the seven major cities experienced year-over-year percentage increases. Only Chesapeake did not see double digit percentage increases, with only a 2% gain. Suffolk and Hampton saw the largest year-over-year increases at 39% and 31% respectively. Increases in under contract sales are often a leading indicator of settled sales activity for the next few months.

Continuing the upward trend in the Hampton Roads real estate market for February 2012 was settled sales. Residential settled sales increased 21% when compared to the same time last year. Portsmouth saw the largest increase at 66% and Hampton had the second largest increase at 33%. Out of the seven major cities, Newport News was the only one not to show a year-over-year increase as it experienced a decline of 10%. Though the median settled sales price was down 3% when compared to February of last year, it marked the lowest year-over-year decline since October 2010 when it fell 1%.

The distressed homes portion of the real estate  market, those that are bank owned or short sales, continue to impact the region’s  market. Distressed homes accounted for 36% of residential settled sales last month. This was lower than the 42% distressed homes comprised in February 2011 and 37% in January 2012

As for the homes for sale market, distressed homes accounted for 26% of active residential listings in February 2012, a 3% increase when compared to February 2011. The percentage of distressed homes as active listings has been relatively flat the past 6 months, ranging from 24% to 26%. Total distressed properties in the residential active market have dropped 16% since their peak count of 2,904 in November 2010.

 

Like what you are reading ? Want to receive updates by email in the future ? Sign up here  banner psst … I’m a Realtor! Thanks for stopping by my website. I  would love to help you find your dream home and community in the Hampton Roads or Williamsburg area or to sell your existing home. This post was authored by local resident and REALTOR, John Womeldorf. John is known around town as Mr. Williamsburg, for both his extensive knowledge of Hampton Roads and the historic triangle, and his expertise in the local real estate market. His websites, WilliamsburgsRealEstate.com  and Mr Williamsburg.com were created as a resource for folks who are exploring a move to  Williamsburg, VA , Hampton Roads VA and the  surrounding areas of the Virginia Peninsula. On his website you can search homes for sale , foreclosures, 55+ active adult communities,   condos and town homes , land and commercial property for sale in Williamsburg, Yorktown, New KentPoquoson, and Gloucester, VA as well as surrounding markets of Carrolton,  Chesapeake,Gloucester, Hampton, Isle of Wight, Portsmouth  Mathews, Newport News Norfolk, Poquoson, Smithfield, , Suffolk, Surry,  Va Beach, Yorktown  and York County Virginia
You can reach John by email John@MrWilliamsburg.com or phone @  757-254-8136

Positive Housing Signs Continue In The Hampton Roads Real Estate Market

The residential real estate market in Hampton Roads, VA. continued to post year-over-year settled sales gains as the inventory of homes for sale fell. The positive trends emphasized in August again showed promise with the number of under contract sales rising. However, the distressed homes market continued affecting the overall housing market as the median sales price stayed lower when compared to September 2010

Real Estate Information Network (REIN) reported that 943 existing homes sold last month, down 12.7 percent from August but up 13.1 percent from September 2010. It was the third consecutive month of year-over-year sales volume increases.

Across South Hampton Roads and the Peninsula, sales of foreclosed homes remained high. Nearly 1 in every 3 homes sold in September – 31.6 percent – were in foreclosure or sold for less than what the homeowner owed. That’s up from 27.3 percent a year ago, according to the report.  However, the number of distressed homes fell by the largest number of units, 476 homes, since December 2010 when the number of distressed homes dropped 901 units from November. The decrease in the number of distressed homes for sale is a promising sign for the region’s housing market and if the distressed inventory continues to decline overall the Hampton Roads real estate market should stabilize.

The total  number of homes for sale across Hampton Roads fell to its lowest point since January 2010. Last month, 12,894 homes were on the market, down 3.6 percent from August and 16.6 percent from a year ago.

At the current sales pace, it would take a little less than nine months to sell the inventory. Six months of inventory is considered normal.

All seven major Hampton Roads cities showed declines in the number of homes for sale in September 2011 with Norfolk and Virginia Beach each dropping by more than 20% when compared to the inventory level in September 2010.

Residential settled sales for the region climbed 20.5% on a year-over-year basis in September 2011. The increase is the largest gain since January 2011 when the measured rise was 24%. Six of the seven major cities in the area experienced increases between 19% and 58%. Virginia Beach was the only city to have a decline in the number of settled sales as it was down 5.8%. 

Home Purchase Contracts Surge in June 2011 In Hampton Roads

The Hampton Roads real estate market experienced a surge in under contract sales in June 2011 when compared to June last year. Meanwhile, the number of active residential listings for sale continued to decline, contributing to the lowering in the months’ supply of inventory on a month-to-month basis. However, the residential median settled sales price showed its lowest year-over-year percentage difference for the year to date in 2011.

The number of residential under contract listings was 28% higher in June when compared to the same time last year. This increase is the highest measured for a single month since April 2010 when there was a 34% year-over-year rise. However, June 2010 was partially lower than June 2011 due to the federal tax credit expiring two months prior and the fact that some of the potential home buyers had already signed contracts in earlier months in order to qualify for the tax credit. Under contract sales are a key leading indicator for the residential real estate market and the large magnitude of this increase should bode well for settled home sales in the near future.

The number of active residential listings for sale was 8.6% lower on a year-over-year basis in June. For the first six months of 2011, the monthly active listing activity has remained on par with the 2009 levels during the same time period. All seven of the area’s major cities (Norfolk, Virginia Beach, Portsmouth, Chesapeake, Suffolk, Hampton, and Newport News) experienced year-over-year declines in the number of active residential listings for sale. Virginia Beach saw the largest drop of 14.5% while Chesapeake had the smallest year-over-year difference of 1.3%. These declines contributed to the month-to-month drop in the months’ supply of inventory from 10.04 in May 2011 to 9.99 in June 2011.

Settled residential sales fell by 9.6% in June 2011 when compared to June 2010. This was the largest drop in settled residential sales since December 2010 and continues a trend of declining settled sales starting in February 2011. The median settled sales price for these same settled sales also fell to $199,900,or 13%, when compared to June last year. So far year-to-date 2011, the median settled sales price for residential settled sales has fallen 10.7%, to $192,000, when compared to the same time frame in 2010. The last time the median settled sales price was $192,000 was during 2005 when home prices were steadily rising towards their peak of $238,000 in 2007.

Distressed homes, those that are bank owned or short sales, declined to 29.7% of total residential settled sales in June 2011, dropping to below 30% of all residential settled sales for the first time since September 2010. Distressed homes comprised 29.7% of those homes settled in June, down from 31% in May.

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bluepsst … I’m a Realtor! Thanks for stopping by my website. I  would love to help you find your dream home and community in the Hampton Roads, Yorktown or the Williamsburg area or to sell your existing home.

This post was authored by local resident and REALTOR, John Womeldorf. John is known around town as Mr. Williamsburg, for both his extensive knowledge of Hampton Roads and the historic triangle, and his expertise in the local real estate market. His websites, WilliamsburgsRealEstate.com and Mr Williamsburg.com were created as a resource for folks who are exploring a move to Williamsburg, VA , Hampton Roads VA and the  surrounding areas of the Virginia Peninsula.

Explore neighborhoods in the Williamsburg VA area here

You can search homes for sale , active adult communities, 55+ communities,  condos and townhomes , land and commercial property for sale in Williamsburg, Yorktown, New Kent,  Poquoson, and Gloucester, VA as well as surrounding markets.

Click here to search (REIN) all homes, town homes, condos and building lots for sale in Va Beach, Norfolk, Chesapeake, Isle of Wight, Portsmouth  Suffolk, , Smithfield, Newport News, Hampton , Poquoson, Gloucester or York County Virginia

You can reach John by phone at 757-254-8136 or email him atJohn@MrWilliamsburg.com

I look forward to serving your real estate needs !

Best

John

Good to know

imageHow many times have you seen this photo when you were looking at homes for sale in Hampton Roads VA

One of our  local MLS ( Multiple Listing Service) REIN ( Real Estate Information Network) is breaking bad. They sent out the notice below to all real estate agents in the Hampton Roads area.

 

If you are selling a home in the Hampton Roads area you should be elated that REIN is demanding / requiring that YOUR REAL ESTATE AGENT upload one photo of your home. And it can’t be a photo of a pet ? Is this for real ? Oh, and if you are selling a building lot you still don’t have to upload a photo
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Lazy Agents

One of the simplest and most important things an agent can do is take pictures of the house when they take the listing. In fact, the more pictures the agent takes, the better. Surprisingly, some agents don’t even take one photo of the front of the house to put in the MLS.  REIN allows your real estate agent to upload 16 photos, the Williamsburg MLS (WMLS) allows agents to upload 25. You would be amazed at the number  of homes listed  that only have one or a few.  WHY ?

Believe it or not buyers want to see what a home looks like so they can decide which homes they want to visit in person. I will agree that some homes don’t photograph that well and its hard to come up with 16+ photos that look good. What about the neighborhood ? Street views ? photos of the pool, clubhouse or entrance. ? Again folks want to get a feel for the area. If they are in New Jersey, Alaska or Japan they won’t see anything unless an an agent uploads the photos.

real photos from the MLSThere is nothing more unappealing than a home listing with one photo and only one sentence of information about the house. If the agent doesn’t take the time to do the simplest tasks, imagine how much effort they will put into the rest of the selling process.  .

Are the agents hiding something? Are they trying to get the people to call them so they could handle both sides of the transaction ? Did they just not care about selling the home for their Seller? If a listing isn’t fully ready to be marketed, it shouldn’t be.

As Realtors photos are one of our best marketing tools is photography… I’m always surprised at the bad ones I see in our MLS. I am not a photographer and I know it! For that reason  I hire a professional photographer to market 100% of my listings no matter what the list price is.

real photos from the MLSI’d personally like for the MLS to be able to punish any agent who has a listing with poor photography,  bad lighting or too few images, but that’s too harsh and unrealistic.

What does it say about our industry? Not much, if you ask me.

What is a seller to do?

You shouldn’t even have to ask your agent for this but…

Make sure you see the actual MLS listing. Ask them to show you both the public version and the agent version. Make sure there are plenty of photos that display your home in the best light possible. Descriptive text, room dimensions, all that needs to be included. Ask your agent how they handle inquiries on the property. Find out when they are available to field questions from potential buyers and buyer’s agents. A good agent will likely tell you all this, and more, up front.

What do you do if your home is already listed and you think the listing information isn’t complete?

Talk to your agent. Express your concerns. If they can’t address them, then speak to the agents broker. The broker is the agents “boss” , the broker is legally responsible for the agents actions and is your first step in resolving issues with your agent..

bluepsst … I’m a Realtor! Thanks for stopping by my website. I am a Realtor & real estate consultant and would love to help you find a dream home and community in the Williamsburg/ Hampton Roads area or assist in selling your Williamsburg or Hampton Roads home.

This post was authored by local resident and REALTOR, John Womeldorf. John is known around town as Mr. Williamsburg, for both his extensive knowledge of Hampton Roads and the historic triangle, and his expertise in the local real estate market. His websites, www.WilliamsburgsRealEstate.com  and www.MrWilliamsburg.com  , were created as a comprehensive resource about living in Williamsburg and Hampton Roads, with the hopes of selling a house now and again. You can reach him by email John@MrWilliamsburg.com or phone 757 254 8136

Ups And Downs In The Hampton Roads Real Estate Market, March 2011

Sales of foreclosed and distressed properties continued to fuel the housing market in Southside Hampton Roads in March, according to a report just  released.

Real Estate Information Network Inc REIN ( The area MLS for Southside and the peninsula). reported that 1,090 homes sold last month in the area, up 56.4 percent from February and 13.2 percent from 2010..It does depend on the city though with . Four of the seven major cities in the region experiencing gains.  Norfolk had the highest percentage rise with 19.4% while Hampton saw the largest decline of 5.3%

A strong indicator of market direction is the number of homes under contract. That number increased almost 10 percent over March 2010  and points towards future strength in home sales in Hampton Roads.

One staggering statistic is that 43.3 % or three of every seven homes sold  were bank-owned or were sold for less than the seller owed on the mortgage.( short sales). That is the highest monthly volume of foreclosures sales on record, up from 42 percent in February.

Sales of distressed properties have ticked up steadily in the past year. In March of 2010, foreclosures and short sales  accounted for 25% of sales.

When we look at homes for sale ( Listings) the distressed homes have declined as a percentage of the active residential resale home market, down to 22.2%. This percentage has fallen three months in a row and may have peaked. The continued drop in the number of active homes for sale comprised of by distressed sales bodes well for the Hampton Roads real estate market and the region as a whole. As the supply of distressed homes dwindles, the percentage of home sales that distressed homes contribute should fall. The increase of non-distressed home sales should then cause the median settled sale price to climb as fewer distressed sales apply downward pressure.

As distress sales increase, housing prices continue to fall. Last month, the median price of homes sold dipped to $175,000, down 5.4 % percent from February and 15% from a year ago.. Although it varies by city.  Portsmouth had the largest median sales price decline, 46%, while Suffolk had the smallest, 3%

Despite foreclosure sales, the market as a whole is still swollen with properties. Last month, 14,360 were for sale in Hampton Roads, up 1.3 percent from February and down 3.4 percent from a year ago. That represents about 10 months of inventory. Six months of inventory is considered normal.

It’s also taking longer to sell a home, on average. The average number of days a home stays on the market rose slightly in March to 107 days. That is the lengthiest average market time in more than four years.

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Click here to search (REIN) all homes, town homes, condos and building lots for sale in Va Beach, Norfolk, Chesapeake, Isle of Wight, Portsmouth,Franklin, Sussex, Southampton, Emporia, Greenville, Mathews, Suffolk, Surry, Smithfield, Newport News, Hampton , Poquoson, Gloucester or York County Virginia

bluepsst … I’m a Realtor! Thanks for stopping by my website. I am a Realtor & real estate consultant and would love to help you find a dream home and community in Williamsburg or sell your home in the area.
This post was authored by local resident and REALTOR, John Womeldorf. John is known around town as Mr. Williamsburg, for both his extensive knowledge of Hampton Roads and the historic triangle, and his expertise in the local real estate market. His websites, www.WilliamsburgsRealEstate.com  and www.MrWilliamsburg.com  , were created as a comprehensive resource about living in Williamsburg and Hampton Roads, with the hopes of selling a house now and again. You can reach him here

Bank of America Introduces Mortgage Relief Program to Military Service Members

Bank of America announced programs for its mortgage customers serving in the United States military, improving key benefits for those on active duty and extending mortgage protections for service members beyond active duty.
The newly introduced programs include a principal forgiveness loan modification program for military borrowers behind on their payments when leaving active duty; a reduced 4 percent interest rate on mortgages for customers who are eligible for Service members Civil Relief Act (SCRA) protection; and a mortgage customer service unit dedicated to servicing military customers.
Bank of America’s Military Loan Modification Program assists military customers who are leaving active duty domestically or abroad and are struggling to afford their mortgage payment. The program builds on the government’s Home Affordable Modification Program (HAMP) and provides a number of solutions starting with principal reduction measures to help customers achieve a more affordable mortgage payment as set forth in the HAMP guidelines:

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Real Estate Market Update February 2011 For Hampton Roads VA

Let me start by  saying statistics for this summary are derived from the Real Estate Information Network, REIN, An MLS that primarily covers the areas of Southside Hampton Roads, the Peninsula region as well as a few other outlying areas . There is another MLS in Williamsburg (WAAR) and another in Gloucester (CBRAR) and one in Richmond (CVRMLS)  There will be differences in outlying area results since not all homes are listed and sold in each of the MLS’s 

The Hampton Roads residential real estate market continues showing signs of stabilizing and strengthening. The number of residential settled sales and under contract sales maintained positive trends while the number of active listings for sale slowed its climb. It does seem that not everything is settling down as the distressed homes market continued to increase.

February 2011 saw solid gains in the number of residential settled sales, up 9% when compared to February 2010. However, the Hampton Roads market seems to be bifurcated between the Southside region and the Peninsula when it comes to settled sales last month. The Southside region saw an increase of 16% year-over-year while the Peninsula was down 8.5% for the month. All of the major cities in the Southside area showed year-over-year monthly gains in the number of settled sales. Only James City County experienced significant growth in the Peninsula region, up 11.5% when compared to February last year.

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Pet Peeves of Buyers Looking at Homes for Sale- Why isn’t my home sold ?

I went on a few home listing appointments recently. The most asked question by each seller was what do I need to do to my home before we list it for sale ?

Well, I started to collect actual comments from buyers who viewed homes with me. What follows is a collection of thoughts from buyers after viewing multiple homes.

It amazes me how many sellers still overlook such obvious things. People just don’t seem to realize that their house should be presented in the best way possible (within reason & budget, of course). I’m not suggesting HGTV perfect, just give some attention to the easy to fix items. It’s interesting to note the comments about Staging versus Vacant homes.

Here they are in no particular order:

  A dirty house. (Come on folks! A little elbow grease goes a
long way and it is at no additional cost.) 
Pet smells/ pet fur. (Folks, your house is for sale. Do you think the
stinky pet smells and fur imbedded in the carpet and furniture is a
selling point?) (This is not to suggest that some stuff can’t be
overlooked, like a litter box.
Clutter, clutter, everywhere. (I like my photos, plants and travel souvenirs as much as the next person but how can a buyer see what a great house you have if everything is smothered with clutter. It makes a room look smaller, too.

 When the sellers are there.

Things that you can see have not been kept up/look un-maintained. Really makes me wonder what I CANNOT see that hasn’t been kept up.
Unfinished projects. Please finish them before you show your house. 
You’re moving anyway……why not start packing now? It will probably sell your house quicker if your home is less cluttered and personalized. As much as you love your stuff and pictures of your family, people want to see it as ‘their’ own home.
A home that is obviously priced way above comps. Come on…..are the sellers that unaware of the current market?

I don’t think an empty house is a turnoff at all…my current home was empty when we looked at it last year, and it was easy to picture our stuff in it. Easier to really see the size of the rooms, too. It also made closing very easy…they agreed to the soonest date possible, since we had a contract on our house and needed out quick!

All of the "sell your house now" type shows on HGTV stress that the house should be "staged" and that it’s important to have the house furnished so that prospective buyers will be more able to imagine living there. I don’t necessarily agree, and prefer a vacant home.

I don’t like sloppy DIY work (especially for major things like electrical, plumbing, etc). If you can’t get a pro, just don’t do it at all and price your home accordingly.
I can’t stand granite countertops on top of broken down/beat up cabinets. That’s not an update.

Lack of pictures or poor pictures on the internet house listing.. I’ve been doing my house hunting on the internet. I’ve passed over a lot of houses because of no pictures.

Wallpaper throughout the entire house.

Listings that say ‘move in ready’. Visit the place and seeing the carpet needs to be replaced [because of color or stains]. Every room needs painting. The A/C is 15 years old. The shingles need replacing. The kitchen is a disaster area. The windows are dirty. Piles of pet poop in the yard.

If light bulbs are out – and I don’t mean just one, but an entire room where you can’t see anything! Makes me wonder if they are trying to hide something.

Toys strewn around the back the yard
Lawn not mowed
Weeds…I expect a couple, but not a jungle.

I will continue to post these as I collect them.

Waiving rights when buying property Hampton Roads Real Estate FAQ

Brian, can a home buyer waive their rights under the

 

Virginia Property Owner’s Association Act?

In a word, no. Va. Code § 55-509.4, which sets forth the Act’s

contract disclosure requirements and rights of cancellation, says:

Read the rest of the answer here lytle law-letter-10-27-08

Lytle Law is a general practice law firm located in Newport News, Virginia. From two office locations on the Virginia Peninsula we serve clients and try cases across the Commonwealth including the Peninsula, Newport News, Hampton, Williamsburg, James City and York County areas. Lytle Law has the experience and ability to satisfy nearly all of a client’s legal needs, and where we believe we need help we will either associate appropriate counsel or provide a referral. www.LytleLaw.com

Brian Lytle is the president of Lytle Title www.LytleTitle.com Lytle Title & Escrow, LLC a Virginia licensed, insured, and bonded real estate settlement company doing business as Lytle Title. With offices in Newport News and WIlliamsburg, Virginia,  primarily serving the Virginia Peninsula (Hampton, Newport News, York County,Poquoson, James City County and Williamsburg), but we also regularly serve surrounding areas, to include New Kent, West Point, Suffolk, Isle of Wight, Gloucester and the greater Tidewater and Hampton Roads areas of Virginia.

Brian D. Lytle, Esq., Lytle Law, P.C. www.lytlelaw.com  Reprinted with permission of the author. 

 The law may have changed since this article was written and published so caution is advised.

I have posted this article as a local REALTOR living and working in the Williamsburg Va area. I would be happy to assist you in buying or selling a  home there.  Click this link to search all real estate ,homes, condos town homes ,new and resale  currently for sale in New Town/ James City County Williamsburg VA

Click here to search all other real estate/ homes, condos ,townhomes, land for sale in the Williamsburg, James City, New Kent or York County Virginia

Click here to search for real estate,land,homes,condomiuns, town homes, commercial, in any of the following areas through the REIN MLS Database ( real estate information network) Chesapeake, Gloucester, Emporia, Greenvile, Hampton, Isle of Wight, Mathews,  Newport News, Norfolk, Northampton,  Poquoson, Portsmouth, Smithfield, Southampton, Suffolk, Sussex, Surry, VA Beach, York, Yorktown, Virginia

Click here to search real estate, land, homes, condos, town homes, commercial in the following counties of North Carolina Camden, Chowan, Currituck, Dare, Elizabeth City, Gates, Hertford, Moyock, Pasquotank, Perquimans using the REIN MLS Database

contact: John Womeldorf/ REALTOR

Liz Moore & Associates

757 254 8136

John@MrWilliamsburg.com email

www.MrWilliamsburg.com/ website

www.MrBurg.com website

www.MrTidewater.com/ website

www.MrVaBeach.com/ website

 

My other area Real Estate and Information Blogs for Hampton Roads/ Tidewater/ Williamsburg Virignia and surrounding areas

Williamsburg Real Estate Blog II

Williamsburg Real Estate Blog

Williamsburg Happenings/ Events Blog

 

Williamsburg Va real estate search

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Williamsburg VA Dewey Decibel Concert Series

If you think of a library as a place where you always have to whisper then you are in for a surprise. At the Williamsburg Regional Library in downtown Williamsburg at 515 Scotland St the Dewey Decibel Concert series is a hidden gem in the local performing arts scene. You can always count on a diverse array of performers, from folk, bluegrass, jazz, classical. There is a concert for all music lovers. Past performers have included, Pete Seeger, Robin and Linda Williams, John McCutcheon, Tommy Emmanuel, Coyote Run and many more.. The local newspaper Daily Press rated it one of the best small venues around. The concert season runs from September to June . The 268 seat theater has one of the best sound systems in the area.

Williamsburg Library Theatre, 515 Scotland St., Williamsburg, Virginia
Phone: 757-259-4070


You can check for current concert information and ticket prices here http://www.wrl.org/programs/concerts.html

 

The concert line up for 2008-2009  Dewey Decibel Concert series is below . Check the website above for last minute additiona and ticket information:
 
 Friday October 17 7:30 p.m. Peter Ostroushko
Now regarded as one of the finest mandolin and fiddle players in acoustic music

Saturday October 25 7:30 p.m. Jae Sinnett Trio

Hampton Roads percussionist Jae Sinnett returns for a concert of straight-ahead jazz guaranteed to make your evening swing

Thursday November 6 7:30 p.m. Battlefield Band

Battlefield Band have been performing on the international scene for more than three decades, inspired by their rich heritage of Celtic music and fired by the strength of the modern Scottish cultural scene. The band, who pioneered the integration of bagpipes with fiddle, keyboards, guitar and voice, mix the old songs and tunes with new self-penned material, playing them on a unique fusion of ancient and modern instruments: bagpipes, synthesizers, fiddles, guitars, cittern, bass, whistles and bouzouki.

 Friday November 7  7:30 p.m.  Stephen Bennett

Harp guitar master Stephen Bennett  born in Oregon, grew up in New York and has lived in Virginia for the last three decades. Since his 1987 first-place win at the National Flatpicking Championship in Winfield, Kansas (The Walnut Valley Festival), he has become known as a versatile guitarist who consistently garners critical praise and audience enthusiasm for his compositions and live performances. With his stellar musicianship, a relaxed stage presence, and quick wit, Stephen has performed throughout the United States and Europe, as well as in Canada, Australia and Japan.

Sunday November 9  7:30 p.m. Bagels and Fraylox Klezmer Band

Monday November 10 7:30 p.m. USAF Langley Winds Free

The United States Air Force Heritage of America Band’s Langley Winds woodwind quintet. The quintet’s repertoire includes a wide variety of chamber works as well as popular and patriotic pieces.

Friday November 21 7:30 p.m. U.S. Army TRADOC Chamber and Solo Ensembles  Free

A free concert by individual performers and small ensembles from the U.S. Army Training and Doctrine Command Band at Ft. Monroe, performing a variety of music, both classical and modern.

Saturday  November 22  7:30 p.m. Three Jolly Coachmen

If songs such as “Tom Dooley,” “MTA,” “Greenback Dollar,” and “Tijuana Jail” bring the memories of the late 1950s–early 1960s coffeehouse scene flooding back, then you don’t want to miss this! The Three Jolly Coachmen are a Williamsburg-based Kingston Trio tribute group.

 Friday December 5 7:30 p.m. April Verch Band

Rounder Records recording artist, April Verch, is a Canadian fiddle and stepdancing champion and singer.

Friday, December 12  7:30 p.m. Robin and Linda Williams and Their Fine Group

Virginia based Robin and Linda Williams are known for their rich harmonies and original songwriting rooted in the country/bluegrass/gospel tradition.

Sunday January 18 7:30 p.m. Jay Ungar & Molly Mason

If you love American acoustic music, don’t miss Jay Ungar & Molly Mason.

Friday,  February 27 7:30 p.m. The Whitetop Mountain Band

One of the most popular dance bands of the Appalachian Mountains, this family-based band hails from the highest mountains in Virginia.

 Friday May 1 7:30 p.m. John McCutcheon

The Washington Post called John  “Virginia’s Rustic Renaissance Man,” he is one of our most respected and loved folksingers. Master of a dozen different traditional instruments, most notably the rare and beautiful hammer dulcimer, his 22 recordings have garnered every honor, including four Grammy nominations.

Tuesday May 12 7:30 p.m. FourUm   Free

Formed in 1998 when four members of a Scunthorpe (North Lincolnshire, England) choir met to sing together. Fourum have entertained audiences in the north of England, appeared on television in the UK on several occasions and in the USA. Their performance ranges from old English music hall tunes to Broadway selections and popular favorites. Their performances are full of good humor and great tunes.







 









 

 

 


 

New Town Williamsburg VA

Explore New Town in Williamsburg VA

What is so special about New Town in Williamsburg VA? Theatres. Great restaurants. Gift shops, bookstores, and healthcare facilities all located within walking distance from your home. A bustling town center, retail stores and office space also serve this community of new homes and businesses.

New Town embraces the idea of “new urbanism”, where neighborhoods are designed to be diverse, accessible, safe, and self-sustaining. Careful planning and development integrate residential, commercial and green space, enabling residents to live in a pedestrian setting, and live, work and play right within their own community.

Green parks, trails and open spaces surround the spacious lofts, apartments, and town homes in New Town. Condos are available in New Town both in Bennington and in the newly opened Foundation Square. Prices start in the $200’s and range to over $450k.  Town Homes are still readily available in New Town both new and resale. All have garages either attached or detached. 2, 3, 4 bedroom town homes are available with prices starting in the mid $250’s . Abbey Commons, Chelsea Green and Savannah Square are some of the neighborhoods found within New Town.  Detached homes are soon to be available in New Town . Pricing is yet to be determined. If you would like to be the first to know about these homes email John@MrWilliamsburg.com  or call me at 757 254 8136 .Open acreage and trails provide ample room for walking, biking and other types of outdoor recreation. Commerce thrives in the Discovery Business Park, a setting designed to foster research and development ventures with the nearby College of William and Mary. New retail, dining and service businesses continue to join the bustling business district of New Town.

Sitting on the front porch with a glass of cold lemonade. Strolling along spacious sidewalks and stopping to chat with neighbors. Walking to the ice cream parlor…or even walking to work! These things are what made traditional neighborhoods so endearing and enduring, imparting a lasting sense of community. New Town in Williamsburg VA offers residents the best of both worlds, combining an old-fashioned neighborhood feeling with the latest in amenities, technology, and commerce.

Would you like to explore the real estate possibilities in New Town further ? Click here to search all condos town homes and detached homes for sale in New town, Williamsburg VA

Click here to search housing possibilities in all other communities in the Williamsburg, James City County, York County, New Kent County, areas of Virginia

Condo Auction in VA Beach VA Sanctury at False Cape Sandbridge

The developer of The Sanctury at False Cape , a seaside condominium complex in Sandbridge plans to hold an auction to sell 25 units next month in an attempt to move inventory off its books amid the region’s steadily declining housing market.

The first phase of the 248 -unit Sanctuary at False Cape opened in 2006, and since then, all but 70 of the units have sold.

The condo units, which were originally priced between $450,000 and $1.6 million. Will now haev a reserve price starting at $240,000

25 Condominium Residences will be auctioned . Residences Include Two-Story Penthouses4Bedroom/4Bath units, , 3Bedroom/3Bath units, , 3Bedroom/2Bath units & 2Bedromm/2Bath units.

The Sanctury offers Three pools, two fitness centers, game, meeting and party rooms, library, outdoor grills, and kid’s club are spectacular onsite amenities you’ll appreciate. Nearby walking trails, golfing, tennis, and restaurants complete the picture. 

The Sanctuary at False Cape presents a home buying opportunity like no other. Situated on Virginia’s Outer Banks, your neighbors are egrets, wild horses and the occasional sea turtle . . . all residents of over 12,000 acres of the Back Bay National Wildlife Refuge and False Cape State Park. This pristine setting is unlike any other. And as there is room for one, and only one, such exclusivity demands the best. The Sanctuary at False Cape is nothing less. And yet there is more about this new facility than first meets the eye.

 Pleasurable and useful amenities abound. A courtyard pool beckons you with an afternoon dip. A complete fitness room makes it easy to maintain your exercise schedule. A party room with commercial kitchen welcomes festive occasions. A game room will occupy the kids for hours. And finally, a whisper-quiet library offers solitude to those who want to immerse themselves in the latest novel.

The Sanctuary at False Cape may well be more than just a marvelous home. It could be the investment of a lifetime. Because the desire to vacation in this remarkable part of the country is booming, many owners will find the rewards of renting their residence at the peak of the season more profitable than the stock or bond market with its unpredictable ups and downs.

Attractive interest rates and an excellent summer rental network make this an unequaled opportunity for home owners and investors.

The Sanctuary at False Cape is comfortably nestled along the coast of the Atlantic Ocean in beautifully secluded Sandbridge Beach. Situated on Virginia’s Beach’s gorgeous beach Sandbridge, your neighbors are egrets, wild horses and the occasional sea turtle…all residents of over 12,000 acres of Back Bay National Wildlife Refuge and False Cape State Park. This pristine setting is unlike any other. And whereas there is room for one, and only one, such exclusivity demands the best. Let Sanctuary Resort be your gateway to this intimate resort and thoroughly escape the hustle and bustle of everyday life.

Stay tuned for further updates on the auction or email/ call

Living in Williamsburg Virginia ( A locals point of view )

I thought I would post again to give a better sense of living in the Williamsburg VA area. Just listing what’s here doesn’t tell a story. It’s hilly here.  There is a 7-11 five minutes from our house.( one of only two in the area)  We live in the very back of a larger neighborhood . You don’t hear any traffic or planes. There is a two mile trail thru the woods behind our house. When walking there or looking out our windows we often see deer ( munching on our plants ugh !) There is a pool and clubhouse within the neighborhood. In the summer the pool is overflowing with kids. Friday night neighbors order pizza , bring beer and join each other at the pool until 10 pm. Many social events are help in our neighborhood thru the year for kids, adults and families. All are well attended. Within 2 miles of our house are the area football/ soccer/ baseball facility sports. ( WISC/ Warhill)  The football/ soccer fields are brand new and have artificial turf.  Sports for kids are very big here considering the size of the community. No matter what sports  your kids  do there is a well supported team here in Williamsburg. I am amazed at the dedication of the volunteers/ coaches on all of the various teams our kids have participated in.  My nine year old plays on a football team that is coached like an NFL team ( that’s a good thing they went to the playoffs last year) . They get to play their next game at Zable Stadium, the Williams and Mary Football Stadium. The other son’s football team is playing an exhibition scrimmage during half time of a William and Mary football Game. What an incredible event for a 10 year old to participate in ! Freedom Park is 2 miles from our house it contains 10+ miles of hilly mountain bike trails. Growing up in Va Beach I didn’t know what hills were. Try riding a mounting bike for an hour or two, it will wear you out. My kids love them too. Two miles in the other direction are a Rec Center with indoor pool, basketball, indoor tract, fitness center, skateboard park etc.  Less than 10 minutes away is Colonial Williamsburg where  $10  gets you an annual pass ( Good Neighbor) to everything it has to offer. ( kids are free ) Numerous churches that welcome you with open arms. Schools are wonderful. Teachers and staff are the best.

Our neighbors and friends are the best. If we need someone to watch the kids we just ask. We have rarely had to use a sitter.
 

 
Within 10 minutes of where we live in Williamsburg James City County are a Ukrops, ( favorite)  Trader Joes, ( favorite ) Farm Fresh, Bloom, Fresh Market for groceries, Prime Outlets with an outlet store for almost anything, Wal Mart ( yes we shop there, now more than ever ) Target, Starbucks, Barnes and Noble,  Home Depot, Lowe’s, Movie Theater, New Town ( main street area with shops and restaurants.  Lots of family owned Restaurants, as well as a large number of chains that have great food and local management. Some of the best golf in the state of Virginia is here in Williamsburg. Over 15 courses are within a 15 minute drive . There are 13 different parks within 10 minutes. Both County and State run. In these you can hike, run, camp ride mountain bikes, kayak, boat, fish, picnic, go the playground, play football, volleyball, baseball, soccer, softball, and much more. Drive the Colonial Parkway from Jamestown to Yorktown ( free admission to both museums if you live here ) The parkway has to be one of the most scenic drives around. You can drive 23 miles along the York and the James Rivers without seeing any commercial establishments.. It’s a nice bike ride too although the surface is pretty rough..
 
Our arts scene is very active as well. Museums, Ballet, Symphony, Theater  are all well represented. I will admit that the music scene in Williamsburg could use some help. We do travel to Newport News, Norfolk, VA Beach, Richmond for bans which don’t do concerts here.  
 
 

Hampton Roads Real Estate New Home Promotions Free Water, Gas , Electricity for Five Years

Local home builder in Hampton Roads Virginia offers an amazing promotion. ( THIS IS NOT A GIMMICK )  If you buy a home from them in any of their participating home communities in VA Beach, Suffolk, or Portsmouth VA The builder will pay ALL OF YOU UTILITY BILLS FOR FIVE YEARS. YES YOU HEARD THAT CORRECTLY . BUILDER WILL PAY YOUR ELECTRIC , GAS AND WATER BILLS FOR THE FIRST FIVE YEARS OF HOME OWNERSHIP !

Of course there are limitations and restrictions.

This offer may not be combined with any other incentive including closing cost assistance. This offer is contingent upon the use the builder’s  preferred lender, Tidewater Mortgage. This offer is only good for single family homes in the following communities in Hampton Roads/ Tidewater VA :

New Port at Victory in Portsmouth, VA,  (  a traditional neighborhood design that provides its residents with a variety of classic home styles in a lifestyle-oriented, new-home community. It is designed to give residents a sense of home in an up-and-coming area.) 

 Rosecrest  at West Neck ,Centrally located in Virginia Beach, Virginia, it is one of the first age-qualified active adult communities (55 years and better) in the area offering homes with first floor living priced from the high $300,000’s.

Highland Green,  The neighborhood features three distinctive models and a close proximity to Bennett’s Creek Park, new schools, new shopping, in Suffolk , Virginia Homes start in the high $200,000’s .

 

Graystone Reserve  conveniently located in Suffolk Virginia . Graystone  Reserve  features playgrounds, walking trails and picnic areas scattered among large, wooded home sites. Offering seven innovative floor plans. Homes at Graystone currently start in the $300,000’s

Parkside,  Complete with a clubhouse, pool, cabana building, playground, picnic area, lakes, walking trails, and gazebos, don’t miss your chance to be a part of this exciting community. The clubhouse features a fitness center, great room and fully operational kitchen, creating the ultimate place to get together with family and friends or escape to take time for yourself Whether you’re looking for the exciting, the peaceful, or the innocent side of life, Parkside at Bennett’s Creek is the place for you. This community is centrally located between the flourishing downtown of Suffolk and Newport News and the booming downtown of Norfolk. Only minutes away is the new Harbour View Station Town Center, consisting of retail shops, offices, restaurants, and the 16-screen Grande Cinemas. Up-coming, right down the street will be the Bennett’s Creek Shopping Center, new school, and library. 

Nichols Park 3-story, Condominiums Prices from the high $200,000’s located in Va Beach VA at Lexington.  The community ( Lexington ) offers Natural lakes, plenty of wooded space, walking trails, and a secluded pool and cabana surrounded by woods and privacy.

 

Bluegrass Park. Condominiums at Lexington in Virginia Beach Va. Models range in size from 2100 sq feet to 2245 square feet. Prices start in the high $200,000’s for these 3 level condos.

 

 

 

This offer expires November 1, 2008 and is not retroactive..

Hampton Roads Real Estate Legal Issues -I Swear, Agents as Notaries

 

 Legal Corner

I Swear, Agents as Notaries

Your man on the legal corner is quite concerned and has been for some time that agents who are also

notaries are not paying attention to the requirements imposed by that office.

 

A notary acts as an official, unbiased witness to the identity and signature of the person who

comes before the notary for a specific purpose. The person may be taking an oath, giving oral

or written testimony or signing or acknowledging his or her signature on a legal document. In

each case, the notary attests that certain formalities have been observed. The key function is to

be certain that the person appearing before the notary is who that person claims to be. A notary

who fails to perform notarial acts in accordance with the law may be sued for damages caused

by their official misconduct or prosecuted criminally. The employer of a notary may also be

liable for the notary’s misconduct under certain conditions.

The most common mistake I think agents make when acting as a notary is to not require the act

be done in their presence. A notary must have the person sign or acknowledge a pre existing

signature in the notary’s presence. That bears not just underlining but repeating: the act must

be done in the notary’s presence. It is not permissible for you to notarize a signature that was

not signed before you even if you are super ‐duper‐absolutely‐positively‐cross‐your‐heart sure

(the highest legal standard there is, of course) the person you think signed actually signed. So,

for example, it is not appropriate for you to notarize a client’s signature that was signed in

California but not notarized there even if the client tells you over the phone that the signature is

genuine. There may soon come a day when “in one’s presence” will incorporate video

conferencing or Internet cameras, but for now, at least in Virginia, they do not.

 

Another common mistake is that agent/notaries fail to require identification of someone who is

not personally known to them. You may not take a person’s word that they are who they say

they are, and you may not take a third party’s word that someone is who he or she says they

are. That is simply not appropriate. Additionally, if a document or acknowledgement calls for

the person to be under oath (uses the words affidavit or oath or sworn and subscribed) then you

must swear the person in. Frankly, my experience has been that most notaries, not just agent

notaries, frequently ignore this requirement. I realize that it can be embarrassing to ask

someone to raise his or her right hand and swear to tell the truth, etc. but you must do so.

 

Lastly, to resolve one common misconception, Virginia law does not require a notary to own a

seal or use a seal on any document although lenders frequently want them.

Legal Corner

©

Brian D. Lytle, Esq., Lytle Law, P.C. www.lytlelaw.com  Reprinted with permission of the author. This

article was originally published in the Realtor Update , a publication of the Virginia Peninsula Association

of Realtors ®

The law may have changed since this article was written and published so caution is

advised.

Please feel free to email the author at

bdlytle@lytlelaw.com

 

if you have any questions about this article or have a topic to suggest for a future article.

Williamsburg Virginia Real Estate Value Range Marketing Selling/ Listing your home.

Read this article about Value Range Marketing in USA Today

What is Value Range Marketing ?

I have to say when I first heard about it the idea of Value Range Marketing in Williamsburg VA it didn’t make sense to me or my clients . A buyer I was working with said why would I offer anything above the lowest price in the range ? I agreed and we made an offer. That in a nutshell is what it’s about. My client would not have even looked at the house because it was priced above their comfort range. The whole idea is to get someone into your listed home. Hopefully they fall in love and then make an offer. If you can get to that point you have started the ball rolling. If they like the house enough you can usually negotiate an equitable offer between buyer and seller. If you don’t then what have you lost ?

A broker in San Diego Ca had a two-bedroom condo that sat on the market for 93 days in 1995 with one showing. Frustrated, the broker , who had heard rumblings about a concept called value-range marketing at an industry convention, got his seller to entertain offers from $120,000 to $150,000. Within 48 hours, the property sold for $137,000.

A decade after the concept of value-range marketing, known as VRM, hit the U.S. real estate market, supporters contend that the marketing strategy draws higher sales prices and happier sellers—as well as helps buyers get into homes they wouldn’t ordinarily think are in their price range. In value-range marketing, the seller sets a price range (i.e., $335,000 to $375,000) instead of just a high price ($375,000). This helps to attract more buyers—since a home set in a range will be within their price range, whereas a home listed only with the high price may not meet their price criteria—as well as generate more offers. The strategy does not obligate sellers to accept any offer. It does allow sellers to entertain and counter offers within the range with an acceptable price and terms, just as they would with a listing that carried a single price.

Prudential Drives the Market

Prudential Real Estate was the first major franchise to adopt value-range marketing, which originated in Australia. It implemented the Prudential Value Range Marketing (PVRM) in 1996 and offers marketing support for its sales associates who use it.

Prudential practitioners in the U.S.  are not the only ones jumping on the VRM bandwagon. The practice is gaining favor with real estate professionals across the country and Canada.

Not Everyone Is Sold on VRM

Ron Rutherford, a professor of finance and real estate at the University of Texas in San Antonio, who co-authored a study on range pricing published in The Journal of Real Estate Finance and Economics, remains skeptical of the strategy.

Rutherford’s study, which used a sample of 5,852 residential houses (176 of which used value-range pricing) in Dallas and Tarrant counties in Texas sold from January 1999 to December 2000, found that range-priced homes took about 4 percent longer to sell and sold for about the same price as fixed-price homes.

It has caused some confusion and maybe that’s due to full explanation by the broker prior to offers. After making a solid offers that weren’t accepted, some buyers have become confused and upset .Some buyers feel that if they’re making an offer within that range, it should be accepted.Some buyers feel like it is a bait and switch, where they are lured in with what looks like a decent price but then told they can’t have that price. So it affects everyone involved in the sale and can leave a lot of negative feelings.

How to Use Range Marketing

There are no set ranges within the industry to price a home. But a seller  should exercise caution in setting a range—selecting too narrow a range can undervalue a home and too high a range can price the home out of the market.

For optimal range pricing, it has been suggested that the end of the scale is close to the seller’s dream price and use a 10 percent to 12 percent spread below the top price to allow for changing market conditions.

The top price of the listing is in the price field and information that the seller will “entertain” or “consider” offers within a set range should appear in the MLS remarks section, the listing contract, and on related advertising and for-sale signs. The home will also appear in an MLS search when searching in the lower part of the price range.

Our Williamsburg MLS (WAAR ) has implemented value-range listing display and search capabilities. In September 2004, REALTOR.com adjusted its site to be able to display high and low price ranges for MLSs that adopt the listing practice.

If you are thinking of selling your home in the Williamsburg VA, james City County, York County, New Kent, Gloucester area and would like to discuss Value Range Marketing or any of the numerous marketing plans used by Mr Williamsburg.com and Liz Moore and Associates call John Womeldorf 757 254 8136 or email John@MrWilliamsburg.com

Williamsburg Virginia Real Estate

Search the Williamsburg, Virginia MLS (Multiple Listing Service) for current property for sale listings HERE!

Contact Mr Williamsburg.com/ John Womeldorf – Realtor(r) by phone at 757 254 8136  and by email at John@MrWilliamsburg.com
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Williamsburg, Virginia is a community of approximately 70,000 people, located in James City County, Virginia. It is also considered to be part of the Hampton Roads/ Tidewater metropolitan area.

 

The following types of housing are readily available in and around Williamsburg, VA :

  • Single Family Homes from $100,000 to $4,000,000
  • Historic homes from $100,000 to $1,500,000
  • New construction homes from $205,000 to $3,000,000
  • Townhouses & Townhouses from $150,000 to $600,000
  • Patio homes from $275,000 to $500,000
  • Suburban condos & condominiums from $150,000 to $500,000
  • City condos & condominiums from $200,000 to $600,000
  • Duplex & multi-unit housing from $100,000 to $1,500,000
  • Improved lots from $100,000 to $2,0000,000
  • Unimproved lots from $100,000 to $500,000
  • Estates homes & property from $100,000 to $4,500,000
  • Raw land from $100,000 to $25,000,000
  • Farmlets from $100,000 to $2,500,000
  • Farms & agricultural from $100,000 to $ 5,000,000
  • Hunting & recreation property from $100,000 to $500,000
  • Oceanfront property from $800,000 to $4,500,000
  • Waterfront property from $300,000 to $4,500,000
  • Lakefront property from $500,000 to $4,500,000
  • Riverfront property from $300,000 to $4,500,000 from $100,000 to $500,000
  • Resort property from $200,000 to $4,500,000
  • Golf homes & property from $260,000 to $4,500,000
  • Investment and rental property from $100,000 to $3,500,000
  • Commercial from $90,000 to $50,000,000
  • Foreclosed from $100,000 to $1,500,000
  • Speculative from $100,000 to $4,500,000

In 2007, there were approximately 1300 real estate and property transactions in the Williamsburg, Virginia area. 

Local neighborhoods and subdivisions in Williamsburg/ James City County/ York County/ New Kent County areas of Virginia include :

Berkley’s Green, Braemar Creek Condos, Brandywyne,  Brickshire,Burlington Woods,  Claiborne Condos, Colonial Heritage,  Creekside Landing, Cromwell Ridge, Farms at New Kent,   Fairway Villas, Felgate Woods, Fords Colony, Foundation Square, Fenwick Hills, Fernbrook, Fieldcrest,First Colony,Fox Ridge, Governors Land, Governors Grove at Five Forks, Freedom Woods,  Graylin Woods, Greensprings Plantation, Greensprings West, Governor Land,  Heritage Landing, High Street, Holy Hills, Jamestown Hundred, Kensington Woods,  Kingsmill,  Kingspoint, Kingswood, Kristiansand, LaFontaine Condos, Lake Powell, Landfall at Jamestown, Liberty Crossing, Longhill Gate, Longhill Station, Longhill Woods, Mallard Hill, Michelle Pont,  Monticello Woods, Mulberry Place,New Town, Patriots Colony, Patriots Landing, Pelegs Point, Penniman East, Penniman Woods, Piney Creek, Pocahontas Square, Pointe at Jamestowne, Port Anne, Powhatan Secondary, Powhatan Place, Powhatan Plantation, Powhatan Woods,  Priorslee, Queens Creek, Queens Farm, Queens Lake, Queenswood, Raintree, Richmond Hill, Riverview Plantation, Rolling Woods, Royal Grant, Scotts Pond, Seasons Trace, Settlers Market,  Settlers Mill,  Shores of York, Skiffes Creek, Skimino Landing, Skimino Hills,  Skipwith Farms, Springhill, St. Georges Hundred, Stonehouse, Stonehouse Glen, The Farms of New Kent,The Meadows, The Mews, The Oaks at Fenton Mill, The Woodlands, The Woods, The Retreat, The Settlement at Powhatan Creek, The Vineyards, Village at Quarterpath, Villages at Powhatan, Villages at Westminster, Villas at Five Forks, Vinniterra,Walnut Hills, Waterford,  Warhill Green, Wellington, Westgate,  Wexford Hills, Whitehall, Williamsburg West, Windmill Point, Vineyard Heights,  Westmoreland, Westport,  Westray Downs, Williamsburg Bluffs, Williamsburg Commons, Williamsburg Village at Norge, Windsor Forest, Wyndham , Yorkshire, Yorktown            

 

 

 

  • Local zip codes in this community include: 23185, 23188, 23168, 23141.

 

 

Public and private school systems serving families in the area include James City County/ Williamsburg Schools, York County Schools, New Kent Schools. Travelers and commuters in this area are served by train, with the Amtrak Williamsburg station, highway by Interstate 64, exits 234- 247 interchanges.

The community was founded in the early 1700’s with an economy driven by the government contracting, Tourism, William and Mary, Anheuser Busch industries. Local events and activities include many local cultural events and organizations based near and around Williamsburg.

Exceptional recreational opportunities in and around the region include golfing, kayaking, hiking, equestrian, biking, mountain biking, cycling, boating. Other notable features of the area are a vibrant growing suburban community with a well-educated, active population.

 


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Search the Williamsburg, Virginia MLS (Multiple Listing Service) for current property for sale listings HERE!Contact Mr Williamsburg.com/ John Womeldorf – Realtor(r) by phone at 757 254 8136  and by email at John@MrWilliamsburg.com
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Choose The Right Agent!

Mr Williamsburg/ John Womeldorf – ePRO, CSR, ABR is a – Realtor(r) serving the Williamsburg, VA area since 2003. Mr Williamsburg/ John Womeldorf does business as Mr Williamsburg.com, with team members and is affiliated with the Liz Moore and Associates brokerage. With offices in New Town/ Williamsburg and Oyster Point in Newport News. Experience counts, and Mr Williamsburg/ John Womeldorf participated in 24 real estate closings in the Williamsburg, VA regional market in 2008

The Mr Williamsburg team provides service to both buyers and sellers of real property, and provides property rental management services and does represent renters.

Mr Williamsburg.com maintains a focus on Military, Relocation, Golfers and Retirees looking to move to the Williamsburg Virginia area.

 We will work day and night to find the right you the perfect home or sell your exisiting home.. My skills in the market have been earned through experience..

For superior real estate service in and near Williamsburg, VA, contact Mr Williamsburg.com/ John Womeldorf today!

 


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Search the Williamsburg, Virginia MLS (Multiple Listing Service) for current property for sale listings HERE!Contact Mr Williamsburg.com/ John Womeldorf – Realtor(r) by phone at 757 254 8136  and by email at John@MrWilliamsburg.com
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Eagle Harbor Neighborhood Spotlight Isle of Wight

Eagle Harbor, Isle of Wight Virginia has now been selected “Community Of The Year” three times by the Peninsula Housing & Builders Association ( PHBA)  Its charm encompasses not only the quality and diversity of homes featured in this unique community, but also in the lifestyle that is experienced by those choosing to live here.

Newport News and downtown Norfolk just a short drive away. In the center of Eagle Harbor in Isle of Wight is Celebration Park, where families and friends come together. Meet your neighbors here, or go fly a kite on the grassy banks of Eagle Lake. Play a round of Garden Golf™, or make a splash at the pool.

The quality homes at Eagle Harbor are a cut above the rest. Along quaint streets lined with sidewalks and streetlamps, traditional architectural details make way for innovative floor plans you simply will not find in other neighborhoods.

Single family homes range in price from the low $300s to over $674,500. Condominiums start in the low $200s.  Home sizes range from 1200 square foot condos to 4200 square foot detached homes.

Sold home Statistics for Eagle Harbor in Isle of Wight: The price range last 12 months for detached homes in Eagle Harbor ranges from $267,000 to $570,000. The average days on market was 220 days. The average price for square foot was $139.37. The average square footage was 2866. The ratio from list price to sale price was 96%

The price range in the  last 12 months for atached homes/ condos sold in Eagle Harbor ranged from $208,990 to $320,900. The average days on market was 153 days. The average price for square foot was $148.99. The average square footage was 1722. The ratio from list price to sale price was 100%

Search Homes For Sale at Eagle Harbor

Hampton Roads/ Williamsburg Va Real Estate. Reasons homes are not selling

A few reasons homes are not selling in Williamsburg/ Hampton Roads Va1. Unrealistic List Prices.  A large percentage of the homes on the market are overpriced for what people are willing to pay for them,” 

A lot of sellers are pricing way to high from the start. They are then adjusting their price and coming down. Sadly they keep chasing the market downward behind the curve.

2. The First Offer is Often the Best Offer. There’s a reason this is a real estate cliche. If you get an offer in today’s market,  try to make the best of it , negotiate and live with it if you can, because there may not be another offer for quite some time. 

3. Don’t let your house get stale  The longer a house is on the market, the less attractive it appears. Consumers are watching the market very intently these days. A common thought is :If no one else has bought this house in 12 months or longer, why would I want it ? What’s wrong with it ?

Homeowners sometimes try to get around this problem by allowing a listing to expire and then re-list the house to start the clock ticking again. The  (MLS) multiple listing service ( WAAR/ Williamsburg Area Association of Realtors, REIN/ Real Estate Information Network, CVRMLS/ Central Virginia Regional MLS, CBRAR/ Chesapeake Bay and Rivers Association of Realtors ) will classify it as a new listing-but real estate agents who know the area will usually recognize that it’s the same old house.

You won’t  fool many people . Better to price it right from the start to get it sold quickly and prevent the staleness.

4. Listen to the feedback. 

If a common response from showings is ” It needs new carpet ” Then install new carpet or paint the interior, remove the wallpaper or any other common feedback responses

5. Go For the HGTV Look.

Quite a few of today’s home buyers in Williamsburg and Hampton Roads VA are seeking perfection in the home they will buy. That’s hard to do in some older homes. An older home is not going to be modern like those home design shows.

Numerous buyers ( maybe all) are watching the endless stream of design shows on HGTV these days. It is shaping their expectations.

While that doesn’t  mean you have to put in granite counter tops and new kitchen cabinets, although not a bad idea. You do need to clear the clutter and make the place spiffy.

Quite a few homes that I have shown to buyers in the Williamsburg and Tidewater Va area look like they just appeared on an HGTV segment. Even homes selling in the $190k-$250k price ranges. Use contemporary colors, buy a few accessories at Target. Hide your personal things.“

6.. Don’t Expect a purchaser to Renovate. Yes, there are people who visit Lowe’s/ Home Depot daily and love to do projects around the house, painting , building decks, hanging light fixtures, installing new flooring. But most of today’s buyers want to move in and live. With so many homes to choose from they will normally pick the one that needs the least amount of work/fix up, etc. Even in a good market, fixer-uppers attract only limited offers because people just don’t have the time. money or energy. The people that do have the time will expect a really low price.

7. Understand Buyer’s Mentality.  Quite a few sellers currently think buyers are being greedy. In fact that’s not normally the case. Quite a few of today’s Hampton Roads home buyers are frightened. A major concern is fear of home values in the Tidewater VA area will decline after they purchase. A number of buyers won’t  have the courage to buy a home unless it’s better than the other homes currently on the market and it’s irresistible to them.

8. Play to Strength’s of your Home. Is it on a busy street ? While some think that’s a turnoff others will not mind. If it is make sure your overall curb appeal is enticing. Try to bring in those people driving by with beautiful landscaping. It’s amazing what a few hundred dollar investment in plants and much can do for the curb appeal of a home.

9. Lack of Pictures/ Poor online marketing.   Look up your home’s address in Google. www.Google.com

 Do you see multiple websites that your home is being marketed on ? Is it on www.Craigslist.com ?, Point2 Are there enough pictures to get a good overall sense of the home ? What about the community ? Any pictures of the neighborhood amenities ? The pool, trails, playgrounds, golf courses ? Is it featured on www.Trulia.com , www.Zillow.com , Google Beta or many others ? Does the description of your home make you want to buy it ? Is your home a ” Featured Listing on Realtor.com www.Realtor.com  Are there 25 pictures of your home on Realtor.com ? IS their a descriptive story about your home on Realtor.com ?

10. Lack of an agent’s or brokers online presence. Google your agent. www.Google.com  Is he or she featured on multiple websites, blogs, etc ? Web presence can be compared to the Yellow Pages. Which business will be more successful. One with no yellow page listing or one with 1000’s of yellow page ads’ that cover the entire world ? Imagine if you could advertise in every cities’ yellow pages ? How many cities are there in the U.S ? That’s the power of the web/ Internet…

 

 What’s My Home Worth in Williamsburg/ Hampton Roads VA ?  Click here to find out…

See what clients are saying about Mr Williamsburg

For further information about  selling your home, relocation, moving retiring , golf course homes,  real estate , homes, communities, developments, neighborhoods or building lots in Va Beach, Norfolk, Chesapeake, Isle of Wight, Suffolk, Smithfield, Newport News, Hampton , Poquoson, Williamsburg, James City, New Kent, Gloucester or York County Virginia 

contact:

John Womeldorf/ REALTOR

Liz Moore & Associates 757 254 8136

John@MrWilliamsburg.com  email

www.MrWilliamsburg.com/  Williamsburg VA Real Estate website

www.MrBurg.com Williamsburg Va Real Estate website  

www.MrHamptonroads.com/  Hampton Roads Va Real Estate website

www.MrTidewater.com/  Tidewater VA Real Estate website

www.MrVaBeach.com/ Va Beach Va Real Estate website

  

Williamsburg Real Estate Resource. Search for Homes & Land for sale in Williamsburg Virginia & surrounding areas  click here :CLICK HERE WILLIAMSBURG VA MLS HOME SEARCH

  CLICK HERE FOR Real Estate Home Search  Tidewater Hampton Roads Va 

  

My other area Real Estate and Information Blogs for Hampton Roads/ Tidewater/ Williamsburg Virignia and surrounding areas

Williamsburg Real Estate Blog II

Williamsburg Real Estate Blog

Williamsburg Happenings/ Events Blog

 

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