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  • 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
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Top Williamsburg VA Real Estate Brokers-June 2015

The numbers are in for June 2015 in the Williamsburg Virginia real estate market. . Year to date for 2015 our office (Liz Moore and Associates) has a commanding lead in market share with over 16% of the market.

Not to brag but our company’s listings and sales were greater than  the combined listings and  sales of  six area real estate brokerages : KIngsmill Realty, Fords Colony Realty, REMAX Capital , Century 21 Nachman, Twiddy Realty & Coldwell Banker Traditions,  who were the 6th-10th place finishers in sales in the Williamsburg VA real estate market year to date in 2015

In second place is Long and Foster,  third place is William E Wood and Associates followed by Berkshire Hathaway Home Services ( previously Prudential)

 

image

Note sales number above are from the Williamsburg Area Association of Realtors (WAAR) MLS numbers,  It reflects sales for Residential real estate : (Single Family Detach, Attached/Condo/Townhome, Condo, Townhouse), Lots and Land: within the zip codes of 23188,23185 and 23168.

 

If you’re a Williamsburg or Hampton Roads VA Home seller who has been wondering if it might finally be time to sell, email me a tJohn@MrWilliamsburg.com or call 757 254 8136 , and I can prepare a complimentary analysis of market value for you – you just may be pleasantly surprised.

Top selling Neighborhoods in Williamsburg VA. 2014

Its always interesting to look back to see the top selling neighborhoods in Williamsburg VA.  The areas covered in the report below this includes the City of Williamsburg, James City County and Upper York County.   The numbers are from the Williamsburg Area Assoc of Realtors MLS. There could be some sales ( new construction, for sale by owners) that don’t show up in this report.

 

Ranking

Subdivision

# Listings Sold

1

Fords Colony

110

2

Kingsmill

102

3

New Town

51

4

Colonial Heritage

44

5

Powhatan Secondary

30

6

Braemar Creek

28

7

White Hall

27

8

Governors Land

25

9

Seasons Trace

24

10

Stonehouse

21

11

Villages of Westminster

20

12

Greensprings West

19

13

The Settlement at Powhatan Creek

19

14

Pointe @ Jamestown

17

15

Queens Lake

17

16

LaFontaine

16

17

Creekside Landing

14

18

Brandon Woods

13

19

Chickahominy Haven

13

20

Holly Hills

13

21

The Mews

13

22

Wellington

13

23

Monticello Woods

12

24

Scotts Pond

12

25

Skipwith Farms

12

26

Chisel Run

11

27

Longhill Station

11

28

Settlers Mill

11

29

Villages of Powhatan

11

30

Windsor Forest

10

31

James Terrace

9

32

Liberty Crossing

9

33

Longhill Gate

9

34

Mirror Lake Estate

9

35

Powhatan Crossing

9

36

The Midlands

9

37

Williamsburg Bluffs

9

38

Berkeleys Green

8

39

Claiborne

8

40

Fairways Villas

8

41

Springhill

8

42

Stonehouse Glen

8

43

Carver Gardens

7

44

Michelle Point

7

45

The Cottages at Stone Haven

7

46

Vineyard Height

7

47

Williamsburg Commons

7

48

Fenwick Hills

6

49

Kristiansand

6

50

Queenswood

6

51

Riverview Plantation

6

52

St. Georges Hun

6

53

Sterling Springs

6

54

The Oaks at Fenton Mill

6

55

Westgate

6

56

Williamsburg Village

6

57

Adams Hunt

5

58

Canterbury Hill

5

59

Ewell Hall

5

60

Greensprings Plantation

5

61

Grove

5

62

Indigo Park

5

63

Jamestown Hundred

5

64

Patriot Condominium

5

65

The Oaks

5

66

Wyndham Plantation

5

67

York Terrace

5

68

Brandywyne

4

69

Chancos Grant

4

70

Cypress Point

4

71

Fernbrook

4

72

First Colony

4

73

Fox Ridge

4

74

Governor’s Grove

4

75

Heritage Landing

4

 

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.

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

Top 11 home sales of 2014 in Williamsburg VA

This time of year it’s always interesting to look back and review the most expensive homes sold in the Williamsburg VA area.

In 2014 there were 11 single family homes which sold for $1,000,000 or more in the Williamsburg area. ( note I am including nearby Charles City) A slight increase from the same period a year before where nine homes sold for over a million dollars

While multi-million dollar price tags create oohs and aahs, it’s nothing more than a price tag until it’s sold. Four out of the top ten most expensive home sales in 2014 were in the Kingsmill Community. The average discount from list price on the 11 homes was 10% from list price, ( although that doesn’t count data from homes that are relisted so the real number is below that. The average sale price per square foot for the top ten list was $361 per square foot. Unlike the Washington DC area where 266 homes sold for $5 million or more last year. Our median selling price for the top 10 home sales was $1.250,000. Aside from the $3.4 million home sale the other homes ranged in price from $1 million to $1.8 million.

In 2014 the highest dollar transaction for a home sale in the Williamsburg VA area was $3.4 million dollars for a waterfront estate located on the James River in Charles City County.

By neighborhood Kingsmill was the leader on the list with four of the top 11 transactions. Fords Colony, Governors Land and Riverview Plantation each had one on the list.

Back to #1 on the list, initially listed at $5.4 million the spectacular 146 acre waterfront retreat on the James River included 1.5 miles of riverfront. The  5,000 square foot , 4 bedroom, 5 bath home offered water views from all of it’s rooms.  Outdoor features included a pool, dock, recreation pavilion & walking trails . An aerial photo is below…

image

Tied for second place on the list were homes in Kingsmill and Fords Colony.   The 8000 square foot  home at 324 Dogleg was the personal home of Dick and Dorothea Ford the developers of Fords Colony.   Where most of the lots in Fords Colony are half an acre in size this home sat on almost five acres with views of 4 holes of golf and water.  Originally listed for for $2,395,000 the home sold for $1,800,000 after 284 days on the market. This lot and home were truly one of a kind.

 

image

 

Tied for #2 at $1.8 million was this 8800 square foot home in Kingsmill’s Sandy Fort Neighborhood. Sited on a rolling private one+ acre lot it overlooks a scenic easement that backed to Carter Grove Country Road.

andrew lindsey

image

#3  on the list with a sales price of $1,670,000 was an historic property in Charles City. Burlington Plantation was built in 1818

After 1859 the property passed to John Mumford Gregory, a member of the
Virginia House of Delegates and Governor of Virginia for a short time during the civil
war. The property included 260 acres land on Mapsico Creek, Outbuildings included a smokehouse, ice house four car garage, caretakers cottage and more.

 

109 greens way#4 on the list was this 7000 square foot home in the Brownings Grant section of Kingsmill. Built in 2008 by Joel Sheppard . The home sold for $1,3000,000 after being listed for $4.499.000

#5 on the list with a sales price of $1.250.000 was this waterfront home in Charles City County just across the Rt five bridge on John Tyler Hgwy. If you look to the left when you are crossing the bridge you will see the home.

The home sits at the mouth of the Chickahominy River and enjoys amazing sunrise and sunset on the James River.image

#6 on the list at a selling price of $1,150,000 was another waterfront home. This one located in the Riverview Plantation neighborhood on the York River. The home was built in 2008 replacing the sellers previous home.

riverview plantation home

Watch for the remainder of the list later this week..

 

Mapping the top 11 homes sales in 2014

 

image

1. 19101 Sandy Point Rd , Charles City VA 2. 120 Andrew Lindsey , Williamsburg VA Kingsmill
3. 324 Dogleg Dr , Williamsburg VA Fords Colony 4. 205 Harrison Ave , Williamsburg VA
5. 1608 Harbor Rd , Williamsburg VA Gov Land 6. 207 Rivers Edge , Williamsburg VA Kingsmill
7. 141 Riverview Plantation Dr , Williamsburg VA Riverview Plantation 8. 16520 Chickahominy Bluff Rd , Williamsburg VA
9. 109 Greens Way , Williamsburg VA Kingsmill 10. 13501 John Tyler Hwy Hwy , Charles City VA
11. 309 Rivers Edge , Williamsburg VA Kingsmill


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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

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

Who sells more real estate in Williamsburg VA ?

December  2014-The numbers are in for November 2014 in the Williamsburg VA real estate market. While it was a close race way back in 2012 for market share in the month of November 2014 our office (Liz Moore and Associates) has a commanding lead in market share with over 18% of the market. Our listings and sales were almost equal to combined sales of Kingsmill Realty, Fords Colony Realty, Twiddy Realty, Coldwell Banker Traditions, Century 21 Nachman Realty, and ReMax Capital, who were the 6th-10th placed brokerages in town.

image

Note sales number above are from the Williamsburg Area Assoc of Realtors (WAAR) MLS numbers,  It reflects sales for Residential real estate : (Single Family Detach, Attached/Condo/Townhome, Condo, Townhouse), Lots and Land: within the zip codes of 23188,23185 and 23168.

 

An important trend to study is how market share is shifting in our market. From the chart below we can see that only three brokerages are increasing their Williamsburg VA market share. Liz Moore and Associates, Kingsmill Realty and Twiddy. The remaining seven of the top ten brokerages are experiencing a drop in market share that ranges from 4.86% to almost 15%.

image

If you’re a seller who has been wondering if it might finally be time to sell, email me at John@MrWilliamsburg.com  or click below, and we can prepare a complimentary analysis of market value for you – you just may be pleasantly surprised.

what is my williamsburg va home worth


eSignature_Womeldorf

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.

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

I look forward to serving your real estate needs!

Best,

John

But I don’t want to mow a lawn anymore ………

no more lawn mowing in williamsburg vaIn my job as a realtor in the Williamsburg VA area one question commonly asked  “ Are there any detached home communities in Williamsburg, James City County or New Kent where we don’t have to mow the yard ?

“We are sick and tired of mowing the yard, fertilizing the yard,  trimming the bushes and  raking leaves. Life is too short to spend my  spare hours doing these tasks. I would rather golf, cycle, travel, relax”, ( insert your reason here)

To answer the question there are there are a number of detached home neighborhoods in Williamsburg/ James City County and neighboring New Kent County that will fit the bill if you don’t won’t to consider the numerous  condo and town homes communities in the  area  that commonly take care of all or most of the outside chores

Lawn maintenance for detached homeowners is provided by the Property Owner  Associations  in The Settlement at Powhatan Creek, ( active adult) , Brandon Woods, Brandywyne, the Nottingham Place  neighborhood of Ford’s Colony , Charlotte Park in New Town, Parts of Orchard Hill in Stonehouse, Capital Landing Green,and Kensington Woods, There are a few detached homes in the town home communities of  both Villages of Powhatan and Waterford in Powhatan Secondary. In  New Kent home buyers choose from Bel Green at Brickshire,  the  Four Seasons at New Kent Vineyards and  Oakmont Villas.

You can read detailed spotlight articles on these Williamsburg communities here but below is a brief recap.

Charlotte Park in New Town

One of the most popular detached home neighborhoods in Williamsburg/ James City County with included lawn main is the Charlotte Park portion of New Town. Most folks know about the townhomes and condos in New Town but don’t realize there is a detached neighborhood there as well.charlotte park cottage

.

Detached home designs offered in Charlotte Park evoke the charm and allure of South Carolina’s coastal Low-country. The designs feature deep porches, steep pitched roofs, wide overhangs and dormers  in the true Southern tradition. Interiors are spacious, well lighted with plenty of windows, and just perfect for living family-style with hardwood floors and high ceilings.

Cottage in New Town, Williamsburg VAWhen completed, the Charlotte Park  neighborhood of New Town will have approximately 150 detached  homes on tree-lined streets, all with front porches. The builder offers many options and floor plans to select from. Each home will overlook a green space or park, while alleys allow access to the rear of the homes and their two-car garages. The neighborhood swimming pool in New Town is now open and is located in Charlotte Park. . Sales are brisk in Charlotte Park in 2014 with almost all of the premium lots that back to woods now sold. At this point it is one of the top selling communities in Williamsburg/ James City County.

Home buyers can choose a plan and even customize it to their liking in Charlotte Park.

Read more about Charlotte Park and New Town here

Search homes for sale in Charlotte Park here

Capitol Landing Green: 

This development represents a rare and unique opportunity to own a newly constructed home only a block from the restored area of Colonial Williamsburg while also providing yard and common area maintenance to simplify your life.

A brand new home community in the City of Williamsburg.Capitol Landing Green is composed of 16 single family home sites including a community green framed by the renovation of two turn-of-the-century homes that were on the site prior to development.

These  arts and crafts inspired  homes offer large porches front and rear along with first floor living in each house and the low City of Williamsburg tax rate.A brand new home community in the City of Williamsburg.Capitol Landing Green is composed of 16 single family home sites including a community green framed by the renovation of two turn-of-the-century homes that were on the site prior to development.

The community  features private yards that will be maintained by the Homeowner’s Association.  This includes mowing, leaf removal, mulching, maintenance of the irrigation system, weed-eating, trimming of bushes, over seeding and fertilization, The Homeowner’s Association will also maintain all the common areas which include the green off Capitol Landing Road, a community garden plot where each resident can grow flowers, vegetables, etc. if they choose to do soA brand new home community in the City of Williamsburg.Capitol Landing Green is composed of 16 single family home sites including a community green framed by the renovation of two turn-of-the-century homes that were on the site prior to development.

HOA fees are only $125 monthly at Capitol Landing Green

See what’s for sale at Capitol Landing Green

Nottingham Place Fords Colony

Over the years The developers of Ford’s Colony received many requests from Ford’s Colony residents for an option in the neighborhood that would eliminate home, lawn and garden maintenance. Their solution was Nottingham Place, site of the PHBA 2004 Parade of Homes.

home in notingham place fords colony williamsburgNottingham Place was one of the latest and most unique gated neighborhoods within the 3,000-acre, master-planned community Ford’s Colony at Williamsburg. Each of the 72 home sites in the neighborhood  features classic residential architecture most of which is based on home plans, designed exclusively by Southern Living©

Living in this gated community is Worry Free & Low Maintenance. Think of another way to spend your time because you won’t be doing yard work!
The association provides all of the following for home owners:  security, trash pickup, lawn mowing, edging, trimming, fertilizing, weed control, mulching, irrigation maintenance, snow & leaf removal. Home owners also enjoy all the other amenities that Ford’s Colony offers including two swimming pools, tennis courts, 13 miles of walking trails, and over forty clubs and activities

Homes in  Nottingham Place range in size from 1,733 to over 3,400 Square feet and start  from the $400’s

There are a number of choice building lots still available  in Nottingham Place for those wanting to create their dream home. With the price drops we have seen in recent years both in lot prices and construction costs building new has become very affordable.  We just priced a new home and lot for a client in Ford’s Colony and were amazed that the price came in under  $400,000  ( contact me for details). with all the bells and whistles !

Current building lot prices range from a super low $50k to $117k Some of the lot prices are down a WHOPPING 75% from the peak . That lot listed for $50k sold for $ 197k in 2003, OUCH

Search homes for sale in Nottingham Place here

Search all homes for sale in Fords Colony here

Read more about Fords Colony here

Kensington Woods

Another detached home option in Williamsburg that included lawn maintenance is Kensington Woods. Priced from the mid-$300s, most Kensington Woods homes have brick, low maintenance exteriors and rear-loading garages with alley-way access. Some models feature the increasingly popular downstairs master bedrooms, and some homes included elevators .  The $130 monthly home owner fee covers, all yard maintenance , common area maintenance ,use of the playground and trash removal .Another detached home option in Williamsburg that included lawn maintenance is Kensington Woods. Priced from the mid-$300s, most Kensington Woods homes have brick, low maintenance exteriors and rear-loading garages with alley-way access. Some models feature the increasingly popular downstairs master bedrooms, and some homes included elevators .  The $130 monthly home owner fee covers, all yard maintenance , common area maintenance ,use of the playground and trash removal

Set on 10 acres across the street from the Williamsburg Winery and Wedmore Place, Kensington Woods will have approximately 40 homes when complete. The homes are set on .15 acre lots.

The first home owners moved into Kensington Woods in 2006. Home sales prices were in the low $300’s in the last 12 months.

Update  November 2014

photo 5New construction homes by WESTMORELAND are now available in Kensington Woods in Williamsburg VANew construction homes by WESTMORELAND are now available in Kensington Woods in Williamsburg VA

Open 1st floor plan with 9′ ceilings + beautiful 2 story great room with fireplace. Granite countertops, wood floors, & energy efficient features such as 2×6 exterior wall construction, Enviro-Dri weather barrier system, Energy Star appliances & more. 2 homes ready by mid-December 2014. Thirteen additional lots & 6 floor plans available in this lovely community.

Search all homes for sale in Kensington Woods

Read more about Kensington Woods here

Brandywyne

imageWhat if you could walk to Colonial Williamsburg from your home ?

The Brandywyne neighborhood along with the new Capital Landing Green  neighborhoods are both located a short walk from the restored area of Colonial Williamsburg, W&M, Wmbg Library,  and the shops & restaurants of Merchants Square.

Brandywyne is a lovely community, reminiscent of a European Village. The HOA takes care of the professionally landscaped lawns, irrigation systems, swimming pool and clubhouse – complete with fitness room!

Sales have exploded at Brandywyne in the last few months. With three homes under contract and two sales so far. Prices have dropped from the $400’s to as low as $249k.

Brandywyne boasts one of the lowest monthly HOA fees around at $143 monthly. It covers all home owner lawn maintenance as well as  use of the  Pool and  Clubhouse and maintenance of those  facilities.Charming lamp posts, sidewalks and professionally landscaped lawns and common areas earned this community the City of Williamsburg’s prestigious Beatification Award for 2009!brandywyne street view

Enjoy living in Williamsburg while the HOA takes care of the worries! The absolute BEST of all worlds!

Brandywyne is a unique cluster home community in the City of Williamsburg VA . It offers  it’s residents  a swimming pool, clubhouse and an active homeowner association that has many  social events throughout the year.home in brandywyne neighborhood williamsburg va

Detached homes offered in Brandywyne include a wide array of architectural styles  and  home choices. From 3 bedrooms to 5 bedroom models. Square footage ranges from 1800+ to over 3600 square feet. Some homes are built with basements. Quite a few of the models offer a first floor master bedroom.

With the clubhouse , pool and short walking distance to Colonial Williamsburg   homes in Brandywyne are perfect for second home buyers and families alike.

Most homes were built between 2000 and 2006.

Search all homes for sale in Brandywyne here

Brandon Woods

entrance to brandon woodsConveniently located near the Five Forks area of Williamsburg/ James City County Brandon Woods offers the spaciousness and elegance of a single-family home combined with the ease of condominium living, with exterior maintenance and lawn care provided by the home owners association.  One of only a handful of detached homes that offer this luxury.

This premier residential community includes 110 freestanding detached homes located in the heart of Williamsburg/ James City County, VA.. Four different home plans/ models were built including the Brandon, Chelsea Darden and the Avery . Homes here range in size from 2400 to 2,700 square feet.

brandon woods home, williamsburg va

The Brandon Woods community is accessible from both Ironbound Rd and John Tyler Highway (Rt 5) . It is characterized by it’s tree lined streets , rolling hills and quick access to nearby stores, restaurants and services at the nearby Five Forks, New Town and Monticello Marketplace retail centers. The community is set on 50 acres and was built from 2000-2005.

These two-story Colonial style homes feature two car attached garages, decks, and an exposed aggregate driveways and  sidewalks. Interior features include a fireplace, crown and chair molding,  whirlpool tubs in the master baths, raised panel kitchen cabinets with custom countertops, and oak flooring in selected areas. Three of the four models in Brandon Woods offered  first floor master bedrooms.

Read more about Brandon Woods here

Search homes for sale in Brandon Woods here

Orchard Hill @ Stonehouse in Toano

There are maintenance-free attached and detached villas built on or near  the Golf Course in the Orchard Hill Section of Stonehouse.

Located on 5700 wooded acres in the Virginia countryside in Toano near Williamsburg,VA  Stonehouse is built around the acclaimed "Legends Golf Course."

The community offers unparalleled scenic beauty with its hilly terrain, gorgeous wooded green-spaces, abundant mountain laurel, white fences, and impeccably maintained landscaping.image

Stonehouse is a Master Planned Golf Community  offering a wide range of custom built homes. Both  new and resale homes are available. Located in the western part of  James City County/Williamsburg,  Virginia.Home at Orchard Hill

Situated just 15 miles from Colonial Williamsburg in an area of great natural beauty of virgin hardwoods, mountain laurels and old-growth hollies. It’s a land where white-tail deer and wild turkey roam freely among the forests that provide the backdrop for this spectacular

Amenities in the community include miles of paths for walking and biking, a Residents’ Center with a junior-sized Olympic pool and kiddie pool, tennis courts, and a community playground. Located adjacent to the Residents’ Center are a soccer field and a community garden, where plots are available for those who enjoy growing their own flowers and vegetables. A two-acre park by Mill Pond offers a pavilion for picnics and a shaded pier for picnicking or launching your kayak, canoe or fishing boat. Mill Pond at Stonehouse also has 24-hour on-site security for added peace of mind.street view

The cottages and golf villas at Orchard Hill are perfect for growing families, young professionals, and empty-nesters looking for maintenance-free living. There are also many activities for all ages in the community and the surrounding area. The Social Activities Committee plans numerous community-wide events throughout the year and there are plenty of clubs and groups to join. Mill Pond at Stonehouse has an active swim team and all of the community events include activities for our younger residents.

Search homes for sale in Orchard Hill section of Stonehouse here

Search homes in Stonehouse here ( Note this search is for all Stonehouse. )

Read more about Stonehouse here

The Settlement at Powhatan Creek

When you move into The Settlement at Powhatan Creek, you can sell your lawn mower, rake and outside ladder because you’re finished with most home maintenance chores. Instead, you’ll have time for year round swimming, water aerobics, working out, playing tennis, biking, walking and socializing – just steps from your door.image

The Settlement at Powhatan Creek is one of three 55+ communities in the James City County area of Virginia. The development is set on 225 wooded acres bordered by Powhatan Creek. This planned active-adult community for people ages 55+  will feature 400 custom detached and attached  homes once complete.

It is one of the most conveniently located communities in the entire county. Close to the Monticello Corridor, it is virtually a 3-5 minute drive, at best, to a major department store,( Target) a major food store,( Martins) several pharmacies, a full-service gas station, two major bank/lending institutions, eateries, and more .

Add to this the Mid-County Park complex–complete with “Kidsburg” playground, walking trails, and lighted athletic fields– and it’s easy to see that The Settlement is a wonderful place to live.Ryan homes Castleton at The Settlement

The Settlement at Powhatan Creek features a luxury clubhouse with amenities such as an indoor/outdoor pool, aerobics studio & fitness room. A grand ballroom, billiards lounge, card room and space for arts and crafts are planned.
Over 70% of the 225 acre  site is dedicated green space and preserved woodland marsh. Many of the custom homes sites in The Settlement at Powhatan Creek are located on lots backing to pristine preserved areas.

Around the corner are the 55-mile biking and walking Capital Trail starting at Jamestown and eventually ending in Richmond, VA. .

CastletonWhen you’re ready to relax, there’s a clubroom with a billiard table, comfy chairs, a fireplace and, of course, a large screen television, indoor and outdoor pools.  Other attractive community features are a 10- to 12-person spa, a fountain in the outdoor pool for added beauty, a ballroom for special events, smaller meeting rooms for crafts and other activities, a fishing pond, and a security gate. Two-thirds of the community will remain dedicated green space.  Home at the Settlement are built by Ryan Homes, Wayne Harbin Builder Inc. and Marque Homes by CR McClellon,.

Prices for detached homes at The Settlement start in the $260’s and range to the $500’s depending on the plan, the options and the builder. Attached town homes at The Settlement start in the $230’s

Entrance to the settlement at powhatan creekHome sizes start at 1,700 square feet and range up to 3,500 square feet, with most homes being 2,100 to 2,400 square feet.. You can choose and customize among a variety of floor plans, all with attached two-car garages.

All of the homes provide first floor living with first floor master suites and convenient main living areas with spacious floor plans.

Monthly fees cover exterior home care,( even roof replacement when needed) lawn cutting and fertilization, , irrigation system maintenance, full use of the Residents’ Club as well as providing a secure community. Homeowner Fees at The Settlement range from $175-$250 monthly.

Search  homes for sale at The Settlement at Powhatan Creek

The Reserve at Williamsburg

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October 22-With 19 sales in only a few weeks The Reserve at Williamsburg is proving to be one of the areas fastest selling and most popular neighborhoods.

Located in the heart of Colonial Williamsburg, The Reserve is the area’s newest single family home community. Offering 5 different floor plans, including 3 with first floor owner’s suites, there is a dream home design for every buyer’s needs.The community also offers the area’s most luxurious clubhouse with an outdoor swimming pool, gym, yoga room, and multiple entertainment areas. Come enjoy the lifestyle of one of Williamsburg’s most desirable communities with pricing starting in the $290’s.

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3 Ranch-Style Homes to Choose From & Craftsman-Style Cottage Elevations Included On Every Home .Home sizes range from 1407 square feet to over 3000 square feet.

Full Finished Basements are Available Offering Additional Living Space. Enjoy The Convenience Of Lawn Care Maintenance Included, Come View the Impressive Clubhouse, Community Pool, Gym, and Banquet Room

Download floorplans for The Reserve at Williamsburg here

Villages of Powhatan and Waterford – Both in Powhatan Secondary.

Villages of Powhatan is a town home community located within the Powhatan Secondary neighborhood.  Within this community are a small number of detached homes.Villages at Powhatan Secondary, Townhomes, Williamsburg, Va.

Home Owner Fees here are $126 monthly which includes all Yard Maintenance, Common Area Maintenance, Garbage Removal, Exterior Building Maintenance and Property Management .The townhomes and the detached homes at the Villages at Powhatan offer unique design and architecture with open floor plans, high ceilings, and colonial details. These homes offer 2 to 4 bedrooms, 2 to 3 bathrooms, a 2-car garage, with 1,800 to 2,300 sq. ft. of living area.  Most homes in Villages of Powhatan offer  semi-private driveways, fenced backyards, and prices beginning in the mid $200′s.

Waterford at Powhatan Secondary is another sub-neighborhood within Powhatan Secondary. Consisting of approximately 88 homes. Both detached and attached homes are available. Terry Peterson was the builder of Waterford which was built from 1999- 2002. A few of the homes are waterfront and enjoy beautiful views of the lake. A few one level homes were built but the majority are two story. Sizes range from 1500-almost 2800 square feet with very open floor plans and high ceilings.Waterford at Powhatan Secondary is another sub-neighborhood within Powhatan Secondary. Consisting of approximately 88 homes. Both detached and attached homes are available. Terry Peterson was the builder of Waterford which was built from 1999- 2002. A few of the homes are waterfront and enjoy beautiful views of the lake. A few one level homes were built but the majority are two story. Sizes range from 1500-almost 2800 square feet with very open floor plans and high ceilings.

Read more about Powhatan Secondary here

New Kent Communities

Four Seasons at New Kent Vineyards

The Four Seasons at New Kent Vineyards—a new, gated Active Adult neighborhood is breaking ground on four new furnished model homes expected to be completed this year. The first section of the neighborhood will include 155 low-maintenance homes designed for those age 55 and better.image

The Four Seasons community will also include numerous amenities perfectly suited to the Active Adult lifestyle. A planned clubhouse will offer a fitness center, as well as gathering areas, walking trails throughout the neighborhood will provide a great way to enjoy the outdoors. Residents of The Four Seasons will also have access to the new Rees Jones-designed golf course at New Kent Vineyards, as well as the award-winning New Kent Winery.New homes avail under $200k

Search homes for sale @ Four Seasons at New Kent Vineyards here

Read more about Four Seasons at New Kent Vineyards here

Bel Green at Brickshire

Bel Green at Brickshire in New Kent was created for people who have better things to do than cut grass. Home owners can take off for the beach, head for the mountains, spend quality time with family and friends, or stay home and just pretend you’re on vacation. Let someone else take care of the yard and exterior of your home while you relax and enjoy the luxury of a truly maintenance-free lifestyle. and taste.villas at brickshire

A look around a Bel Green home will reveal an immediate impression of quality. Each of the luxury homes at Bel Green combine handsome, old-world craftsmanship along with a thoroughly modern commitment to maintenance-free living. Open designs and natural lighting are prominent features of the homes. The majority of the homes are one level with sizes ranging from 1600 to 3000 square feet. The larger plans incorporate second floors.

Enjoy maintenance free living in these lovely villa style homes in Brickshire. Walk to golf, pool, tennis, clubhouse & exercise room, leave the yardwork to the HOA. One level living with bright open floorplans, vaulted great rooms, wonderful kitchens bel green villas at brickshireand first floor master suites HOA fees for Bel Green Viillas are approx $ 251 monthly . The fee covers lawn care, mulching, gutter & window cleaning, trash pick-up and more. Home owners also have use of all Brickshire amenities including the pool, tennis courts, clubhouse, and more

Located in a rolling golf course setting of Brickshire in New Kent County, Virginia. The planned community is just 20 miles from both Williamsburg and Richmond off Interstate 64 (Exit 214), on State Road 155.

Directions :From I-64 (travel east from Richmond, and west from Williamsburg), take exit #214 (New Kent/Providence Forge). Turn south on Route 155 and travel for ¼ mile. Turn left on Kentland Trail. Sales center is 2 miles on the left.

Search homes for sale at Bel Green Villas in Brickshire here

Oakmont Villas at Kentland

A planned community surrounding The Tradition Golf Club at Royal New Kent at the front of Brickshire. Offers detached villa homes and conventionaloakmont villas new kentl homes along with garage town homes. The Community  includes pool, clubhouse, trails and more.Ideally situated in New Kent county,  between Richmond and Williamsburg. Low county taxes with beautiful rural surroundings. Most houses back up to the golf course or wetland areas. Ground maintenance includes lawn, irrigations, trash and snow removal. Located in Providence Forge ,Va Between Williamsburg & Richmond off of Interstate 64. HOA fee is $148 monthly.

New Homes and resale homes are available  avail from the mid $100’s

Search homes for sale in Oakmont Villas in Kentland

Map of these neighborhood locations in Williamsburg/ James City County and New Kent County


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!

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

Home appreciation continues in the US

Say it isn’t so. 

According to a report released Tuesday by RealtyTrac, the median sales price of a home in the U.S. was $195,000 in September — up 15% from  September 2013. September was the 30th consecutive month where U.S. median home prices increased on an annual basis, and the 15 percent annual increase is the LARGEST annual percentage increase since October 2005

Daren Blomquist, vice president of RealtyTrac, said “Median home prices nationally in September were boosted by a new low in the share of distressed sales during the third quarter, resulting in fewer home sales on the lower end,”

He added that “Some of the biggest increases in median prices are in markets in the Midwest, Southeast and Inland California, where home prices are still considered a relative bargain for both investors and owner-occupant buyers,”

5 real estate markets with the largest annual home price jumps

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Of course  not all markets look like Detroit. In fact, in more than half of the 102 metro areas examined by RealtyTrac, median home prices increased less than 10% from a year ago.

Eastern State Property in James City County is up for sale. :(

Yes, that’s a sad face in the title. One of the most beautiful pieces of un-developed land is now for sale in Williamsburg.

The state of Virginia is selling  419 surplus acres of property at  Eastern State Hospital.  The property is immediately adjacent to New Town, which is a 365 acres, very successful, mixed use project that has been developed over the last 12 years.

The site has been surplused by the Commonwealth of Virginia. In 2008 a group of stakeholders (not endorsed by the Commonwealth) in the region founded a conceptual plan by Urban Design Associates for this site. The Commonwealth of Virginia has several agencies, including a DMV Customer Service Center, in the region that may require new office space as part of the
development of this project.

CB Richard Ellis of Virginia, Inc. is marketing the surplus property on behalf of the Commonwealth of Virginia.

Anybody want to chip in to keep it from being developed ?

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September 2014 Real Estate Market Share Update Williamsburg VA

October 2014-The numbers are in for September 2014 in the Williamsburg VA real estate market. While it was a close race back in 2012 for market share with the lead changing between the offices of William E. Wood and Liz Moore and Associates. Year to date for 2014 our office (Liz Moore and Associates) has a commanding lead in market share with almost 18% of the market.

Our office’s listings and sales were almost equal to the combined listings and  sales of  six area real estate brokerages : KIngsmill Realty, Fords Colony Realty, Twiddy Realty, Coldwell Banker Traditions,  Century 21 Nachman and ReMax Capital  who were the 6th-10th place finishers in sales in the Williamsburg VA real estate market year to date in 2014

October 2014-The numbers are in for September 2014 in the Williamsburg VA real estate market. While it was a close race back in 2012 for market share with the lead changing between the offices of William E. Wood and Liz Moore and Associates. Year to date for 2014 our office (Liz Moore and Associates) has a commanding lead in market share with almost 18% of the market.

If you’re a Williamsburg or Hampton Roads VA Home seller who has been wondering if it might finally be time to sell, email me at John@MrWilliamsburg.com , and I can prepare a complimentary analysis of market value for you – you just may be pleasantly surprised.

Waterfront home in New Kent headed to auction

A New Kent County waterfront home and the owners’ collection of classic cars are headed to the auction block.

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The nearly 10,000-square-foot home on the Chickahominy River and 10 to 12 cars — possibly including a 1968 Mustang and several older Corvettes — are up for grabs as part of a court-ordered division of the owners’ assets.

The auction for the property will be on June 24 at the mansion, 201 Four Islands Trail in Lanexa (about 40 miles outside of Richmond). The owners are Bruce and Kathy Evers, according to county records.

The riverfront home sits on a 1.8-acre lot in The Colonies subdivision and has an assessed value of $1.2 million.

It has a total of 7.5 bathrooms and between five and 10 bedrooms. There’s also a pool, waterslide, a pool house and a dock with powerboat and jet ski lifts.

 imageThe Colonies is a large, wooded, family friendly neighborhood on Chickahominy River right at the border of James City County. In the mood for a nice dinner at the Blue Heron restaurant? The water taxi will pick you up at your dock and ferry you there and back for a fun evening of riverfront dining.

Enjoy outdoor living at its best for family and friends! Premier setting on 2 adjoining lots on deep water Diascund Creek at the mouth of Chickahominy River, this property provides peaceful, expansive water views and endless outdoor recreation. The house has a dock with 3 power boat lifts and 3 jet ski lifts, electricity, water and a large upper deck for sunning and sunset cocktails. The water depth at the dock is 12-15 feet so your teens can jump off the upper deck for big splashes. Pontoon boating, power boating, kayaks, canoes, jet skis, waterskiing, tubing—do it all right from your dock. And fishing! 
imageThere’s also a private, heated swimming pool, approx 44’ x 15’ with 10 ft deep end and waterslide. The pool house has changing rooms, kitchenette, bath, dining area and equipment storage room. The two lots are almost 2 acres and there is a need for fresh landscaping attention. There are various metal storage outbuildings, a play house/
The custom brick home has 2 main living levels, with completely finished walkout basement and fully finished attic- a total of 4 levels of conditioned living space.

Note: The assets, including jet skis, canoe, golf cart, four wheelers, tractors and 4 vintage Corvettes and a ’68 Mustang are being sold via on line auction at www.ebidlocal.com

There is no minimum bid or reserve for the auction of the home, but the winning bid must be approved by the judge.

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How is the real estate market in Williamsburg ? April 2014

We are almost halfway through 2014 and the Williamsburg VA real estate market is moving along strongly. Although we show 6.9 months of inventory in the Williamsburg market that’s a little deceiving. Some of that is proposed construction. Homes that are priced right and in good condition are selling quickly. We have seen a few homes recently with multiple offers within a few days of being listed..

Interest rates remain low  We expect this trend to continue for the next several months.  Right now our biggest issue is finding houses to sell.

If you’re a Williamsburg home owner who has been wondering if it might finally be time to sell, email John@MrWilliamsburg.com and we can prepare a complimentary analysis of market value for you – you just may be pleasantly surprised.

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How is the real estate market in Williamsburg VA

So only a few months into 2014 and the Williamsburg VA real estate market is moving along strongly. Although we show 6.4 months of inventory in the Williamsburg market that’s a little deceiving. Some of that is proposed construction. Homes that are priced right and in good condition are selling quickly. We have seen a few homes recently with multiple offers within a few days of being listed..

Interest rates remain low  We expect this trend to continue for the next several months.  Right now our biggest issue is finding houses to sell.

If you’re a Williamsburg home owner who has been wondering if it might finally be time to sell, email John@MrWilliamsburg.com and we can prepare a complimentary analysis of market value for you – you just may be pleasantly surprised.

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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.

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 here

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

I look forward to serving your real estate needs!

Mirror Lakes -Close to I-64, yet with a relaxing, country feel

Close to I-64, yet with a relaxing, country feel: that was the allure of Mirror Lake Estates when Liz and John bought a home there in 2007. “We were drawn to it because of its location in a quiet, more rural area of Williamsburg,” says Liz, a supervisor at a utility company. “The neighborhood is away from the ebb and flow of tourism…. but only 15 minutes from downtown Williamsburg.”

Liz and her husband, John, a D.O.D. employee, chose a two-story, transitional-style home with a cozy porch. It overlooks a front yard boasting one of the largest cherry trees in the neighborhood.

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“We use the front porch all the time,” Liz says, noting that it’s a place to wave to neighbors when they stroll the neighborhood.

front porchThe couple was attracted to the layout of the home, which includes a living room, eat-in kitchen, dining room, half bath, and laundry on the first floor, and three bedrooms upstairs. “It has what I call a European layout,” Liz explains. “One door — the door that connects the front hallway to the kitchen — can close off the entire main level from the hallway and second floor. That is really appealing for families with kids and pets because you don’t have to worry about gates to keep them from the stairs [to the second floor]. It also helps a lot with noise between the first and second floors, as well as with heating and cooling the two levels.”

masterThe home’s second-floor master suite was another plus, with a multi-purpose room adjoining the bedroom. “The previous owners used that room as a private office, but we use it as a dressing room. It could also be used as a nursery,” Liz notes. “It’s very versatile.” The dressing room, which connects the master bedroom to the master bath, has two walk-in closets plus under-eaves storage space. “It’s very handy. You don’t have to go to the attic to store things,” Liz adds.

kitchen1Liz, who loves to cook, also found the eat-in kitchen and walk-in pantry appealing. The kitchen, which has been updated with new cabinets, appliances, and Corian countertops, is large enough to add a moveable island. “The kitchen is my favorite room,” Liz says. “It’s big, but it’s also cozy to read or work at the kitchen table. And, I love looking out the window above the sink into the back yard.”

Back yard oasis. That flat, fully fenced back yard has become the family’s oasis. Liz, who enjoys gardening, has planted a variety of low maintenance shrubs and trees along the perimeter of the corner lot. She also added a vegetable garden and a hedge of 4-foot red rose bushes. The middle of the large yard is mostly open space, to allow room deck1for the couple’s daughter and the family dog to explore. An exception is the towering maple tree that shades the center of the yard; benches and a tot swing sit beneath its canopy.

The yard is big enough to accommodate the couple’s boat when it’s not moored. “We planted trees to screen it off from the rest of the yard, though,” Liz notes. The couple also widened the gate from the driveway to the back yard to allow access for their large pick-up truck. A double-doored, ivy-covered shed in the back of the yard is used to store their lawn equipment.

“My daughter loves being out in the yard and chasing the dog around,” Liz notes. “Having the fence means low stress about your kid running into the street. The back yard is just ideal for dogs and kids, safety and privacy.”

backyard2But Liz’s favorite outside spot is the two-level deck. When the couple bought the home, it had one deck, which needed replacement. “John fell through the old deck just as he was ripping it apart,” Liz notes. “The new one is nice and sturdy.” After replacing the original deck, the couple added a second-level deck with a pergola that features an outdoor ceiling fan and pull-down outside blinds to add privacy and shade. “We love the pergola and deck, and often have friends over to grill out,” says Liz. “It’s just great for entertaining and for a family that likes to be outside.”

Energy conscious updates. Over the past eight years, the couple also has made some changes to the home’s interior. They reconfigured a wall in the dining room to create a large opening between the living and dining rooms. “It makes for a better flow,” Liz says.

They also increased the home’s energy efficiency. “We replaced the windows with double pane low-e [Pella] windows, and all the appliances with Energy-Star,” Liz notes. “The new toilets are water savers and we added an attic fan and a programmable thermostat. There are also ceiling fans in the main rooms. We’re very energy conscious.”

mirror lakeFamily-friendly community. The neighborhood lake has been a source of fun for the couple’s daughter. “It’s stocked with fish, and you can use non-motorized boats,” Liz notes, adding that residents of the neighborhood, which does not have an HOA, can buy membership in a neighboring community pool. “We go down to the lake a lot,” she says. “The ducks and geese there entrance my 2-year-old.”

Liz and her daughter also enjoy the public library that sits just outside the neighborhood, within walking distance of their home. Kiskiack Golf Course and York River State Park are only a few miles away. Downtown Williamsburg and shopping hubs such as the Williamsburg Premium Outlets are a 10-15 minute drive.

“The neighborhood public schools are very good,” Liz says. “And, we’ve never heard of any issuesliving1 with crime.” The community also has a nice diversity of age groups, including families and retirees. “We can see how the number of children in the neighborhood has grown even more over the past 8 years,” Liz says. “‘There are kids in their yards and along the streets and cul-de-sacs everywhere. It’s a very family-friendly place.”

Liz and John have decided to sell their house in Mirror Lake Estates so that they can build a new home. “Building our own home is something we’ve wanted to do for a long time,” Liz says. The couple asked John Womeldorf to help them with the sale after the company through which they’re building their new place recommended him as a preferred realtor. Liz notes, “We are VERY happy with him so far!!”

 

See more photos here

 

bedroom1Why the stories? Because these aren’t just houses, they’re homes.

Mr. Williamsburg knows that when you’re looking for a new place, you’re searching for more than just four walls plus amenities; you’re looking for that welcoming refuge we call home. That’s why we go beyond the standard “4 bedrooms, 3 baths on large lot” statistics, to share how others have lived in this house, to reveal the home’s unique personality, to help you decide whether this is a place where your family could thrive.

Likewise, we realize that you’re seeking not simply a development within a particular zip code, but also an opportunity to become part of a community. That’s why we share our sellers’ experiences as members of that neighborhood. 

We trust these stories will assist you in finding your way home.

 

Want to tell your home’s story or explore this home further ? Contact John “Mr. Williamsburg” Womeldorf at (757) 254-8136 or John@MrWilliamsburg.com and we’ll get you started.

Search all homes in Williamsburg VA for sale here

How’s the Williamsburg Real Estate Market Feb 2014

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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.

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 here

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

I look forward to serving your real estate needs!

Best,

John Womeldorf

James City County assessments completed

The Real Estate Assessment Division recently completed the assessment of all real property based on the fair market value of the property as of Jan. 1, 2014. The new assessments show that the drop in home values over the last few years has slowed to a loss of 1.71 percent in 2014 compared to a loss of 5.67 percent in 2012. When combined with new development and commercial reassessment, the assessments generated increased .24 percent.

The County will mail the change-in-assessment notices to approximately 14,500 property owners on Feb. 28. Information on the review and appeal process and the tax relief program can be found online or by calling 757-253-6650.

The cost of waiting to buy a home

As REALTORs, one of the most important roles we serve is to educate prospective buyers and sellers about the market.  One of the things I like best about this business is that sales really takes a back seat to helping people achieve their real estate objectives.  That is relatively easy to do when you focus on listening – to be certain that you really understand the client’s goals.  Then, it is simply a matter of applying your experience and expertise to help them evaluate their options.

In a market recovery, timing becomes very important, and can have significant cost consequences for both buyers and sellers.  Do your presentations illustrate clearly the pros and cons of market timing?  They should.  I’ve included an infographic here to my point. 

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September 2013 Real Estate Market Share-Williamsburg VA

October 2013-The numbers are in for September 2013 in the Williamsburg VA real estate market. While it was a close race in 2012 for market share with the lead changing between the offices of William E. Wood and Liz Moore and Associates. Year to date for 2013 our office (Liz Moore and Associates) has a commanding lead in market share with over 16.61 % of the market.

Our office’s listings and sales were greater then the combined listings and  sales of  Century 21 Nachman, Twiddy Realty, Coldwell Banker Traditions, Fords Colony Realty and Kingsmill Realty and Abbitt Realty who were the 6th-10th place finishers in sales in the Williamsburg VA real estate market year to date in 2013

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Two more telling statistics : Of the top four real estate brokerages in town we enjoy the lowest days on market at 90 days, compared to the 118-150 days of our competitors.

And lastly , our company with 37 agents selling has the highest productivity per agent in town.!

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Suze Orman changes homebuying advice

Now that we are seeing a rebound in the housing market, it is time for a new home buying strategy says Suze Orman. "Financial advice needs to change according to what is happening in the economy," she says.

In today’s economy, with interest rates still low, relatively speaking, and home prices leveling out, Orman says potential homebuyers no longer need to make a down payment of 20 percent. "I’m fine if you can get a mortgage with 10 percent down," says Orman. In addition, she still maintains that:

•You get a 30- or 15-year fixed mortgage
•You qualify for a 4 percent to 4.5 percent interest rate

Read more here

The million dollar plus real estate market in Williamsburg

A brief recap of the $ million dollar plus real estate market in Williamsburg in the last 12 months.

Currently there are 3 homes under contract and pending currently, 2 in Gov Land and one in the Vineyards + Nine sales in the last 12 months that have closed.

Of the nine sales two were in Fords Colony, one in Liberty Ridge. Three in Governors Land, three in Kingsmill.

At our current rate of sales and inventory we have a 3.3 years supply of homes over $ One million dollars.

Of the 40 homes listed 11 are in Fords Colony,  11 are in Gov Land, 9 are in Kingsmill.

Others are in a few other nearby small neighborhoods including Landfall, The Woods, Stonehouse, Rivers Bend at Uncles Neck and Graylin Woods.

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Virginia Housing Development Authority awards funds to James City County for first-time homebuyers

The Virginia Housing Development Authority has awarded James City County’s Office of Housing and Community Development (OHCD) an allocation of $1,080,000 of low interest rate financing. The funds will assist six qualified first-time homebuyers with purchasing new homes in the Ironbound Subdivision.

OHCD applied for the VHDA Community Homeownership Revitalization Program funds to provide home loans to qualified first-time homebuyers whose household income does not exceed the VHDA maximum limits. The interest rate on these loans will be one-half percent below VHDA’s standard homebuyer loan rate. Additionally, Ironbound Subdivision homebuyers may be eligible for down payment and closing cost assistance funds from Federal, State, and local programs available through the County’s First-time Homebuyers Program. The VHDA loan funds will be available for loans reserved before June 30, 2014.

New two, three and four bedroom homes in the Ironbound Subdivision are priced between $153,000 to $186,800. Interested first-time homebuyers with household incomes from approximately $33,000 to $100,800 should call the Office of Housing and Community Development at 757-259 5340 or visit jamescitycountyva.gov/housing.

Having trouble making that down payment? Call your parents

One of the biggest obstacles for first time home buyers is the down-payment. Financial experts say that parental help is best when the money is usually a gift, with no expectation of repayment. That is because loans from family members can create extra hurdles when a home buyer applies for a mortgage.

Lenders typically view a family loan as another burden that could affect a borrower’s ability to make monthly payments, said Tom Wind, executive vice president of residential and commercial lending at national lender EverBank. In fact, a loan from a parent could raise a borrower’s debt-to-income ratio sufficiently to result in disqualification for a mortgage, he added.

Read more here

Williamsburg VA home sales soar 58% over last year

June  2013 Market Observations

The Williamsburg VA  real estate market continued to demonstrate it’s strength in in June  2013 with home sales up a staggering 58.93% over the previous June.

williamsburg va home sales June 2013The closed median home price in June2013 for the Williamsburg  VA market , which includes the City of Williamsburg, James City County and Upper York County’s housing data, was $323,969, a slight reduction from a year ago but a difficult number to peg as it depends on the range of housing sold.

NOTE: these figures will most likely increase as real estate brokerages continue to post sales updates from June sales

In our Williamsburg home market, Pending Sales for June are up a whopping 38.71% to  1.63% to 129 versus June of last year at 93 that went under contract.

Available home inventory levels continue to shrink , the month’s supply of inventory is currently 7.3 months compared to 11 months in June of 2012. The month’s supply is also referred to as the absorption rate which indicates that if the current market conditions were to continue; this is how many months it would take to deplete the available inventory. Total inventory of homes for sale in Williamsburg stands at 826 as compared to 990 homes for sale last year in June.

Williamsburg home sellers this month are experiencing an average 97.8 percent sales price to list price ratio. This average is a 1.11 percent increase over 2012.. The increase can be attributed to high demand and limited inventory. ( in other words if the home was listed for $100k, it sold it for $97,800)

Homes priced right and in good condition are continuing to sell quickly which is reflected in the Days on Market time of only 62 days this year versus 92 days in 2012

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See real time data here for Williamsburg VA home sales statistics

Note: These statistics are from the Williamsburg VA MLS (WAAR WMLS) and cover the 23185,23188 and 23168 zip code regions. This includes the City of Williamsburg, James City County , Toano, Norge, Lightfoot, Lanexa, and the upper part of York County, (Bruton District)

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 Yorktown, New Kent or Gloucester 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 , Yorktown, Gloucester, New Kent or Hampton Roads 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.

Carters Grove back on the market

Carter’s Grove,, built from 1750 to 1755, and one of colonial America’s most impressive examples of Georgian architecture, is once again for sale . Court-appointed trustee Stanley J. Samorajczyk hired Charlottesville Realtor McLean Faulconer Inc. to market the property.

The asking price is: $14.95 million

Carter’s Grove,, built from 1750 to 1755, and one of colonial America's most impressive examples of Georgian architecture, is once again for sale . Court-appointed trustee Stanley J. Samorajczyk hired Charlottesville Realtor McLean Faulconer Inc. to market the property. The house was built for Carter Burwell, grandson of Robert "King" Carter, the wealthiest and most politically influential man in mid-18th-century Virginia, perhaps in all the colonies. Craftsmen responsible for the construction of the house include David Minitree, a bricklayer; James Wheatley, a house carpenter; and Richard Baylis, an English joiner. The interiors are especially rich, and the segmental arch framing the walnut stair is one of many handsome features. Carter’s Grove remained in the family until 1834.

The house was essentially unaltered during the ownership of the next nine owners, until 1928, when the property was purchased by the McCreas who hired architect W. Duncan Lee to modernize and enlarge the house. The roof was heightened to accommodate a third floor, dormers were added and the dependencies were enlarged and connected to the main house with hyphens. In the 1960s, the Colonial Williamsburg Foundation acquired the property and opened the house as a museum, along with reconstructed slave quarters to present both sides of plantation life. The extensive garden was reconstructed in the 1970s after detailed archeological investigations. Those excavations also uncovered the site of Wolstenholme Town, an early 17th-century settlement founded by investors of the London Company of Virginia.

In 2007, tech entrepreneur and Charlottesville native Halsey McLean Minor bought the property for $15.3 million, but after losing his fortune, he placed Carter’s Grove LLC in bankruptcy.

See the listing on Trulia here

Almost new home available in Burlington Woods..Williamsburg VA

Wendy Carrington can watch her children at the neighborhood playground from a white rocking chair on her front porch. In fact, she picked the neighborhood— Burlington Woods — the lot, and the big, welcoming porch in order to do just that.

front1We chose this neighborhood because it’s small, close-knit, and family friendly,” said Wendy, an insurance underwriter with two children, 5 and 8. “Then we picked this lot to build on because it’s across the street from the playground.” The porch was an extra she added to the nearly 3,000 square-foot home that she and her husband, Steve, a Coast Guard retiree, built in 2010.

front porchThe Carringtons’ home, the popular Ravenna model built by Ryan Homes, “really fits a family of four,” Wendy said. The main level has formal living and dining rooms, a home office, a powder room, and a large, open kitchen/casual dining/family room space that spans nearly the entire back of the house.

kitchen1The open kitchen area is one of Wendy’s favorite spots, allowing her to cook and talk to the kids in the family room. She especially loves the gourmet-style kitchen with granite countertops, stainless appliances, high-end cabinets, custom backsplash, and a big island with seating. But best of all is the gas range. “I always had electric, and now I understand why people like gas so much,” Wendy said.

kitchen“I’ve never had such a nice, upgraded kitchen before,” Wendy added. “We were military and always lived in rentals. This is the first house we’ve ever built, and the first house we’ve ever owned.”

The family puts the kitchen to good use. “The kids and I are always baking together,” Wendy said. “The kitchen, especially with the island, is the center of the house.”

bonusThe second floor has four bedrooms plus a bonus room above the garage that the family uses as a playroom and TV area. “It has a huge closet for storage and could even be a fifth bedroom,” said Wendy. “We have a big TV for watching movies, a couch and loveseat, and nooks with shelves for the kids. Having a bonus room helps us keep the downstairs more adult.”

masterThe large master bedroom is another favorite spot for Wendy. “We added extra windows so it gets a lot of light. It’s like an oasis; the greens, grays and white are such relaxing colors and it’s big enough for a sitting area. The master bathroom is huge, with a separate shower and tub.”

backyardWith two kids, having a flat, one-third acre yard is also a plus. A play set with playhouse and a large back deck make the Carringtons’ yard a favorite hangout. “The deck is big and a great place to hang out,” Wendy noted. “We’ve had a lot of barbeques, and we had about 30 people over for Steve’s retirement party. There was plenty of room.”

deck1Wendy said the Burlington Woods neighborhood has lived up to her expectations. “Everyone here has kids, and there are a lot of play dates and cookouts. We have a lot of social events….Next week there’s a baby shower for a neighbor down the street. There’s a real neighborhood vibe here.”

parkThe community’s location “is perfect,” Wendy added. “It’s walking distance to Freedom Park and to the Williamsburg Indoor Sports Complex. We’re near New Town and the outlet mall. Colonial Williamsburg is close, too.”

As much as they love it, the Carringtons have decided to sell their home in order to relocate closer to Wendy’s job in Richmond. “I wish I could just pick this house up and move it to Richmond,” Wendy said. “We have a special connection to this house because we got to pick out everything in it. It’s a perfect family home.”

officeThe family chose John “Mr. Williamsburg” Womeldorf to help them sell their Burlington Woods home. “He’s the one who introduced us to our [Burlington Woods] neighborhood. We never would have known about it without him,” said Wendy. “He’s well connected in Williamsburg and is really good at what he does.”

Why the stories? Because these aren’t just houses, they’re homes.

Mr. Williamsburg knows that when you’re looking for a new place, you’re searching for more than just four walls plus amenities, you’re looking for that welcoming refuge we call home That’s why we go beyond the standard “4 bedrooms, 3 baths on large lot” statistics, to share how others have lived in this house, to reveal the home’s unique personality, to help you decide whether this is a place where your family could thrive.

Likewise, we realize that you’re seeking not simply a development within a particular zip code, but also an opportunity to become part of a community. That’s why we share our sellers’ experiences as members of that neighborhood. 

We trust these stories will assist you in finding your way home.

Want to see this wonderful home ? Want to tell your home’s story? Contact John “Mr. Williamsburg” Womeldorf at (757) 254-8136 or John@MrWilliamsburg.com and we’ll get you started.

See more photos here

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How’s the June 2013 real estate market in Williamsburg VA ?

With the passing of the 4th of July it’s time to take a look back and see how the Williamsburg VA real estate market has fared so far this year.. It always takes a while for all sales/contracts to get recorded so these numbers are best reviewed after the 10th of the month.

I work both in Williamsburg VA and the greater Hampton Roads area. So the stats below are all reflective of the Williamsburg VA market . ( 23185,23188, 23168 zip codes) this incudes the City of Williamsburg, James City County and upper York County.

The chart below show a year-over-year comparison for January through June for each year from 2009 through 2013. What do we see?

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Total number of home sales in Williamsburg in the first half of 2013 was 680 homes. ( an almost 30 percent increase over 2012 and a whopping 51% increase over 2011.

Despite low inventory, this is the most homes sold in Williamsburg in the first half of the year since 2004. (Note to Sellers – It’s a GREAT time to sell. Low inventory puts YOU in the driver’s seat!).

Median Sale Prices Going Up The median price of  homes sold locally in Williamsburg Va  in June edged up about 6.27 percent compared to those sold during the same period last year, according to the latest statistics from the region’s Realtors’ association. Prices are up from $296k to $315k.

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Months Supply of Home Inventory  Decreases
The total housing inventory at the end of June  2013 decreased by 13.89% to 862 existing homes available for sale. In June of 2012 we had a 12 month inventory of homes. That number has dropped to 8.04 months worth of inventory in June 2013.( A 32% drop since 2012)

That number is even lower in some neighborhood markets swinging things back to a seller market in some instances.

( Six months supply is considered a balanced market) less than that and it’s a sellers market.  This number can also be skewed by a large number of proposed construction homes as well.

Days on market continues to drop, over 10% to 73 days.

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The median asked-to-sold ratio is  98.42%,  up from 96.83% in  June of last year. So if a home is listed for $100k its selling for $98,420 on average.

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Click here for real time stats

Psst—–I’m a real estate agent.

What does this mean for you?  Well, we’ve had a strong market this year with steady home values and an increase in market activity.  If you’re thinking of selling anytime soon, consider going on the market to take advantage of the increased number of buyers, list prices, sales prices, and fewer days on the market before sale..

If you’re a buyer, its not too late to get a deal. Prices are still well below the peak of 2007/2008. Interest rates have increased but are still in the 4%+ range , they will be increasing. A year or two from now you will be saying why didn’t I act back then.

Connect with me John@MrWilliamsburg.com to see how I can help…

Home Buyers-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.

Home Sellers-If you’re a seller who has been wondering if it might finally be time to sell, email John@MrWilliamsburg.com I would be happy to meet to see if now is the time to sell. – you just might be pleasantly surprised. 

Will Rising Interest Rates Lead to Home Buyer Rush ?

Mortgage rates soared to a two-year high last week, rising by the largest pace since 1987.  (4.46%)  Some economists are predicting 30-year rates to climb to 4.5 percent and 5 percent over the next 12 months, following the Federal Reserve’s recent announcement that it will soon end a program that has kept interest rates near all-time lows for months.

Home buyers may be concerned that the rising rates will dampen housing affordability. But economists say that rising rates shouldn’t derail the housing market recovery.

"Some people might decide to buy a smaller house in a different area, but you won’t see a big decline based just on interest rates," says Jay Brinkmann, the Mortgage Bankers Association’s chief economist. "In the past, you would see a rise in homebuying activity with rate increases. People who are on the fence about buying a home get off the fence in a hurry when rates start to go up.”

As rates have edged up recently, pending home sales have moved up too. They rose 6.7 percent in May from April—at the highest rate since late 2006, the National Association of REALTORS® recently reported.

Analysts also point out that mortgage rates are still low by a historical perspective, even if they do tick up to 5 percent.

"Anything below 6 percent is historically favorable," says Keith Gumbinger, vice president of HSH, a mortgage data publisher.

according to Freddie Mac’s latest U.S. Economic and Housing Market Outlook.

Despite the rising rates, housing still remains affordable. According to Freddie Mac economists, it would take interest rates rising closer to 7 percent before families earning median incomes would face housing affordability issues.

"The recent upturn in interest rates is sparking fears among some that the nascent economic and housing recoveries will be choked off before they produce sustained growth," says Frank Nothaft, Freddie Mac’s chief economist. "Nothing in the recent trends suggests that we need to fear a major slowdown. A gradual rise in interest rates will not derail the recovery, and are an indication that the overall economic situation is improving."

Source: “Mortgage Rates Won’t Derail Housing Recovery, Analysts Say,” Investors Business Daily (June 27, 2013)

Feds Send Mortgage Rates Soaring

Mortgage rates have suddenly jumped from near-record lows and are adding thousands of dollars to the cost of buying a home.

imageThe average rate on the 30-year fixed loan soared this week to 4.46 percent (. from 3.93 percent last week ) This represents the largest weekly increase for the 30-year fixed since the week ended April 17, 1987.

The surge in mortgage rates follows the Federal Reserve’s signal that it could slow its bond purchases this year. A pullback by the Fed likely would send long-term interest rates even higher.

In the short run, the spike in mortgage rates might be causing more people to consider buying a home soon. Rates are still low by historical standards, and would-be buyers would want to lock them in before they rise further.

Mortgage rates are rising because they tend to track the yield on the 10-year Treasury note, a benchmark for most long-term interest rates. The 10-year yield began rising from near-record lows in May after speculation grew that the Fed might be closer to reducing its bond purchases.

In early May, the average rate on a 30-year mortgage was 3.35 percent, just above the record low of 3.31 percent.

But rates began to surge — and stocks plunged — after Fed Chairman Ben Bernanke made more explicit comments last week about the Fed’s plans. He said the Fed likely would begin to scale back its bond buying this year if the economy continued to strengthen.

The effect on buyers’ wallets in just the past two months is striking.

A buyer who locked in a 3.35 percent rate in early May on a $300,000 mortgage would pay $1332 a month, according to  The same mortgage at a 4.46 percent rate would run $1512 a month.

The difference: $180 more a month, or $64,800 over the life of the loan. Those figures do not include taxes, insurance or initial down payments.

Boomers Rationalize, Plan to Retire Earlier

The path of economic recovery has made baby boomers more optimistic about their retirement timeline. According to 2013 Del Webb Baby Boomer Survey data released this month, the majority of boomers surveyed now say they expect to retire sooner than they planned to in 2010.

According to the survey, which polled still-working boomers ages 50 to 60 years old, most plan to retire from their current full-time career by the age of 65, compared to a median age of 67 in 2010.

  • More than half (57 percent) of still-working boomers surveyed intend to retire from their current full-time career by age 65.
  • The boomer retirement plan today is more in line with Del Webb Baby Boomer data from nearly 20 years ago (1996), when 50-year-olds planned to retire at a median age of 63.
  • Meanwhile, consistent with prior boomer surveys, 41 percent are either likely or very likely to move at some point, with 29 percent currently undecided on a future move.

"Boomers are clearly feeling more positive about their situation and the housing market in general, with more expecting to retire sooner than just three years ago," said Deborah Wahl, senior vice president and chief marketing officer for PulteGroup Inc., parent company of Del Webb, the nation’s leading builder of communities targeted to pre-retirement and retiring boomers. "The percentage of respondents who indicate that they are likely to move again is comparable to prior studies and is significant when you consider the vast group of 79 million boomers in America today."

Wahl said the survey data are consistent with the trends Del Webb is experiencing as boomers continue to indicate they are more comfortable with the housing market and their overall financial position. Del Webb had a 19 percent increase in 2012 sales compared with 2011.

What Work Looks Like at 65
While 79 percent of boomers anticipate working in some capacity, even after they retire from their current job, many are planning to make a change.

  • 51 percent plan to work full time either in their current or at an entirely new job; 28 percent anticipate working part-time or having a flexible schedule; and 21 percent anticipate no longer working for a paycheck.

Of those who plan to work full or part time at age 65:

  • 18 percent plan to do something different than their current career.
  • The majority (74 percent) anticipates working in a traditional office setting or off-site location; 14 percent expect to primarily work from home; and 12 percent anticipate a combination of telecommuting and working from an off-site location.

Family, Active Lifestyle Take Priority at 65
While the vast majority of still-working 50 to 60 year old boomers plan to work in some fashion when they are 65, most hope to find better balance in their lives, according to the survey. At age 65, only three in ten (30 percent) anticipate their job will be a primary focus. When asked how they will feel about their career and lifestyle, the top responses were:

  • Focusing on activities and hobbies that enhance physical/mental well-being (62 percent)
  • Spending time/focusing on family (51 percent); and
  • Traveling (34 percent)

"While boomers are still working, they are not putting off a retirement lifestyle," Wahl said. "An increasing number of our Del Webb homeowners continue to work in some fashion, but have changed their focus from their careers to their family and activities that enrich their lives."

Why Work? Finances Are Not the Only Motivation
While many boomers say they aren’t financially prepared to retire (66 percent), some are making a deliberate choice to work longer for other reasons:

  • To ward off boredom/maintain a sense of purpose (51 percent)
  • Like to work and are doing it for self-satisfaction (46 percent)
  • Maintain insurance benefits (29 percent)
  • Spend time away from spouse/significant other (6 percent)

Boomers Have Different Definitions of Retirement
Respondents were asked to define "retirement" and had varying views on what it means. Some define retirement as still working, but in a different capacity than their current full time career.

  • Most (58 percent) said "not having to work," "working when you want to," or "not depending on others to make a living" defines retirement. Many boomers (31 percent) define retirement as "enjoying life" and doing their favorite activities.
  • Twenty two percent define retirement as "financial security," "being able to live comfortably," and "not worrying about money."

About the Survey
The Del Webb Baby Boomer Survey polled 520 online, still-working baby boomers ages 50 – 60 years old across the U.S. to identify their attitudes toward retirement. The survey was conducted online by Russell Research April 19 – 22, 2013. At a 95 percent confidence level, a margin of sample error of +/- 4.2 percent applies to the sample. Figures for gender, age and geography were weighted where necessary to match their actual proportions in the population.

About Del Webb
Del Webb is the pioneer in active adult communities and America’s leading builder of new homes targeted to pre-retirement and retiring boomers.

Del Webb builds consumer inspired homes and communities for active adults ages 55+ who want to continue to explore, grow and learn, socially, physically and intellectually as they look forward to retirement. For more  visit www.delwebb.com.

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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.

Search homes for sale in Active Adult  Communities in Virginia Beach, Chesapeake, New Kent,  Smithfield, Yorktown and Williamsburg, Virginia

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.

Top Williamsburg VA Real Estate Brokers June 2013

June 2013-The numbers are in for June 2013 in the Williamsburg VA real estate market. While it was a close race in 2012 for market share with the lead changing between the offices of William E. Wood and Liz Moore and Associates numerous times but as of June 2013  our office (Liz Moore and Associates) has a commanding lead in market share with over 19.29 % of the market. Our office’s listings and sales were greater then the combined listings and  sales of combined listings and  sales of , Kingsmill Realty, Fords Colony Realty, Coldwell Banker Traditions, Twiddy Realty, Century 21 Nachman, ReMax Capital. who were the 4th-10th place finishers in sales in the Williamsburg VA market in May 2013

In second place is William E Wood and Associates, , third place is Long and Foster and in forth place with about 50% of our market share is Prudential Towne Realty.

Two more telling statistics : Of the top four real estate brokerages in town we enjoy one of  the lowest days on market at 98, compared to the 111-324 days of our competitors.

PicMonkey Collage

And lastly , our company with 36 agents selling has the highest productivity per agent in town.!

just sayin !

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Note sales number above are from the Williamsburg Area Assoc of Realtors (WAAR) MLS numbers,  It reflects sales for Residential real estate : (Single Family Detach, Attached/Condo/Townhome, Condo, Townhouse), Lots and Land: within the zip codes of 23188,23185 and 23168.( City of Williamsburg, James City County, Upper York County.

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.

See real time data here for Williamsburg VA home sales statistics

Download a 10 page detailed report for Williamsburg Home Sales Statistics May 2013 here

Click here for real time stats

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 WILLAIMSBURG 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.

How’s the real estate market in Williamsburg ? May 2013

May 2013 Market Observations

The Williamsburg VA  real estate market continued to demonstrate it’s strength in May 2013 with home sales up  32.69% over the previous May.

The closed median home price in May 2013 for the Williamsburg  VA market , which includes the City of Williamsburg, James City County and Upper York County’s housing data, was $303.500, close to holding even with the price from a year ago.

NOTE: these figures will most likely increase as real estate brokerages continue to post sales updates from May sales

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Available home inventory levels continue to shrink , the month’s supply of inventory is currently 8 months compared to 12 months in May of 2012. The month’s supply is also referred to as the absorption rate which indicates that if the current market conditions were to continue; this is how many months it would take to deplete the available inventory.

Williamsburg home sellers this month are experiencing an average 98 percent sales price to list price ratio. This average is a 1.4 percent increase over 2012.. The increase can be attributed to high demand and limited inventory. ( in other words if the home was listed for $100k, it sold it for $98,000)

  • Total inventory for sale is at 870 homes, a 16 percent decrease from the 1042 homes on the market in May of 2012 .The limited amount of inventory continues to inflate pricing and intensify demand for properties.
  • The time on market decreased dramatically this month showing a 32 percent reduction of days on market  to 51 days from 75 days last year.

Note: These statistics are from the Williamsburg VA MLS (WAAR WMLS) and cover the 23185,23188 and 23168 zip code regions. This includes the City of Williamsburg, James City County , Toano, Norge, Lightfoot, Lanexa, and the upper part of York County, (Bruton District)

See real time data here for Williamsburg VA home sales statistics

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 WILLIAMSBURGSBURG 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.

Exceptional home in Governors Land, now on the market.

The classic, elegant exterior of the Georgian Federal home on Ann Johnson Lane in Governor’s Land was what first enticed Caz Wesley when she was house-shopping in 2008.

front2“I could see the house was an architectural gem when I walked up to it,” said Caz, an interior designer. “On the exterior, all four sides are classic, dark red brick with keystones over the windows. The front stoop has four brick steps and gracious, curved black railings with beautiful balustrades going down both sides. There’s a Federal-style portico with four pillars over the Charleston-style front door, which has an arched, webbed glass window above it and sidelights on both sides. There are just so many beautiful architectural features.”

rear viewCaz and her husband, Don, who works in the field service, bought the nearly 5,000 square-foot home after discovering its classically inspired but family–friendly interior was as attractive as its exterior. “I knew the house would be beautiful because it was designed by Scott Cleckley, an architect who lives in Governor’s Land,” Caz noted. “I’m very discerning visually, and he pays a lot of attention to detail.”

family2Caz, Don and their son, Arthur, then 13, moved to Governor’s Land after being stationed overseas, and were excited about living in a Williamsburg-area golf community. “There are three big golf communities in the area, but we chose Governor’s Land because it’s on the water, it has a beautiful club overlooking the convergence [the junction of the James and Chickahominy rivers], and we also like tennis and swimming,” said Caz. “It was the ideal community for us.”

kitchen1The house itself, built in 1999, also proved to be a great fit. “It’s an ideal family home for people with kids or grandkids,” said Caz. “Also, I love entertaining and this house is perfect for that, too.”

foyer diningFrom the dramatic, two-story foyer, a staircase — decked out with gingerbread molding along the side—rises to the second level and a Juliette balcony with arch and keystone at the top. To the left of the foyer is a den and to the right is a formal dining room, both with large, arched openings and detailed trim moldings.

dining2The main level also features a light-filled, two-story great room – overlooked by the Juliette balcony — which leads to a kitchen with a large island that Caz uses for setting up buffets. One side of the kitchen opens to a breakfast nook/sunroom with an unusual octagonal ceiling and a six-person, bay window seat that includes storage cabinets beneath it. The kitchen exits to a large, raised patio/veranda and to a screened backyard porch.

screened porch2“The flow from the kitchen to the porch and the huge veranda is perfect for entertaining,” Caz said. “We have a fire pit, a bar, and two patio tables with umbrellas on the veranda, and three grills set up on the step-down patio we added beside the veranda. We’ve had many get togethers there, including our annual luau.”

veranda1We also love playing games in the huge, flat back yard,” Caz added. “We play touch football, dodge ball, volleyball, and croquet.” She noted that the yard, which has woods across the back, also works for less rigorous activities, such as birding, with benches placed strategically to overlook bird feeders. Caz has sighted Cooper’s hawks, bald eagles, pileated woodpeckers, bluebirds, and hummingbirds, among others.

masterThe house is ample for a large family, with five bedrooms, four of them on the second level and a 24’ x 15’ master bedroom suite on the first floor. The master bedroom features a tray ceiling and a wall of windows that are nearly floor-to-ceiling, while the master bath has a double vanity with desk, whirlpool bath tub, and double-headed shower. The master suite connects to a stone-floored, private screened porch with a 6-person hot tub.

A 32’ x 21’ bonus room over the garage (accessed via stairs from the kitchen) has served as an excellent home base for Arthur. “My son fell in love with that room when we first moved in,” Caz said. “He used it for his bedroom until he changed to another bedroom on the second floor, and the bonus room became a family room with a foosball table, pool table, and flat screen TV. Our house was the hang-out place for Arthur and his friends because of that room.”

bonus1Arthur also made good use of the stone driveway in front of the three-car garage. “We have a basketball hoop there, and he has played there many hours with his friends,” Caz noted.

The family made a few changes to the house after moving in, particularly to the great room, where they replaced and redesigned the fireplace to make it better fit the style of the home. “It was a very rustic stone fireplace that was not complementing the rest of the house,” Caz said. “I made it into a traditional Georgian mantel with dentil molding and beading, so now it looks like it has always been there.” She also raised the fireplace and installed a high gloss, black granite hearth and surround that compliments her black baby grand piano that sits in the room.

bedroom1Caz also repurposed a large, rectangular alcove beside the fireplace that the prior owner had used for a hefty entertainment center. “I installed a multi-functional piece, with cabinets on the bottom for storage and a countertop that could be used to set out hors d’oeuvres,” Caz explained. “I installed glass shelving with mirrors behind it and added adjustable lighting. I use the shelves to display my collection of art glass and ceramics.” Caz finished the piece with trim moldings and decorative accents that brought it into unity with the room and the rest of the house.

bench viewCaz also replaced the foyer’s black chandelier with a more traditional, candle-style chandelier, added wainscoting to the den in order to give it symmetry with the formal dining room, and installed crown molding to rooms on the second floor. The family kept the home’s oak hardwood floors, but stained them a rich, dark cherry.

“As an interior designer, I wanted this classic style of architecture,” Caz said. “Also, I had inherited a lot of antiques, and the house is a beautiful place to display them.”

bfast nookThe location of the Wesleys’ house within Governor’s Land has been a plus, Caz said. ‘We’re on a cul-de-sac and near a pool, tennis courts and a playground. This is a big community, and it can take some time to get to the back areas of it. But since we’re near the entrance – but not so close we can see it—it’s easy in and out. That’s a benefit for a commuter.”

beach3The Governor’s Land community has myriad recreational amenities, including the 18-hole, Two Rivers Country Club golf course that was designed by three-time Golf Architect of the Year Tom Fazio; Golf Digest has twice named it one of the Top 10 courses in Virginia. Caz uses the tennis courts, and Arthur uses the nautilus gym next to the tennis courts several times a week. “It has all the latest equipment and is perfect for a teen who likes to work out,” Caz said.

gl poolArthur also has long been a member of the community’s swim team. “Being on the team is a great way to meet other kids,” Caz said. Arthur also enjoys the Governor’s Land’s beach, a swimming area near the community’s marina on the James River. “There have been swim team activities there and we reserved the beach for his graduation party. You can swim, Jet Ski, and there’s a boat slip,” said Caz. “It’s also a beautiful area to just sit and look at the water.”

gl amenitiesAlthough the Wesleys have enjoyed the Governor’s Land clubhouse, which offers fine dining and casual restaurants, occasional live music, and game nights, they often head to nearby New Town, a nearby Williamsburg commercial area with a mix of shops, restaurants and movie theatres. Another regular excursion is driving 10-15 minutes to Colonial Williamsburg to walk their dog along Duke of Gloucester street (known as D.O.G. Street to the locals), check out the weekly farmer’s market, or visit one of their favorite hangouts, Aromas. “It’s an outside café and has live music on Friday nights,” Caz said of the café, which is located on Prince George Street.

“I studied history, art history, and I love the history of Colonial Williamsburg,” Caz added. “I’m glad that Don was willing to do a longer commute in order to have us live so close to Colonial Williamsburg.”

To help sell their home, Caz chose real estate agent John Womeldorf , based largely on the recommendation of a friend who also lives in Governor’s Land. “We originally found this house online, and know that the web is a good way to advertise. We wanted an agent who is tech savvy, and we knew that John was because we’d seen his “Mr. Williamsburg” web site ,” Caz said. “We also were told that John works with a lot of clients from out-of-state and from out-of-the-country.”

Although she is leaving, Caz cherishes the years spent in her exceptional Governor’s Land home. “I love decorating, and I got to decorate my dream home,” Caz said. “People have come into my house and said, ‘Wow!’” It has been like advertising for me as a designer.”

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Want to see it ?

For a personal tour contact John “Mr. Williamsburg” Womeldorf at (757) 254-8136 or John@MrWilliamsburg.com .

Why the stories? Because these aren’t just houses, they’re homes. 

Mr. Williamsburg knows that when you’re looking for a new place, you’re searching for more than just four walls plus amenities, you’re looking for that welcoming refuge we call home. That’s why we go beyond the standard “4 bedrooms, 3 baths on large lot” statistics, to share how others have lived in this house, to reveal the home’s unique personality, to help you decide whether this is a place where your family could thrive.

Likewise, we realize that you’re seeking not simply a development within a particular zip code, but also an opportunity to become part of a community. That’s why we share our sellers’ experiences as members of that neighborhood. 

We trust these stories will assist you in finding your way home.

Read more about Governors Land here

Want to tell your home’s story?

Contact John “Mr. Williamsburg” Womeldorf at (757) 254-8136 or John@MrWilliamsburg.com and we’ll get you started.

 

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