• 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

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


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


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.


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!




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 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.



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

photo 3

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.


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.

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.”

See more photos here

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.



What’s a typical water bill in Williamsburg VA

A question I am often asked from folks considering a move to Williamsburg is “What do you pay for water and sewer in Williamsburg ?

I think our household probably consumes an average amount versus others with four people in a home.  We have two teenage boys and wash a lot of clothes almost daily.

Our average consumption is approximately 12,000 gallons quarterly, and our total water/sewer bill ranges from a low of $120 to a high of $145 in the summer. Note: we don’t do a lot of outdoor watering. If you do our rate increases with additional usage so be warned.

Below is our actual quarterly billing going back to 2011..Not sure what happened with the low bill in Nov 2012. I guess our boys stopped taking showers !



Read about our electric bills here

I will cover our typical cable, internet, phone, costs in a subsequent post.

So what about your home, how much is your quarterly water bill where you live ?

Can you guess the list price of this Williamsburg home ?

imageOur company is running a fun contest, and I know everyone loves Opus 9 restaurant in New Town.

The challenge : Guess the list price of an upcoming listing for a home I will be putting on the market in Williamsburg VA

The prize: the winner whose guess is closest to the actual list price will win lunch at Opus  9. In the case of a tie, the correct guess submitted first will win. All winners will be notified via e-mail

guess the list price of this williamsburg home

This spectacular one of a kind property features 8500 square feet of luxurious living, soaring 35’ ceilings, stunning kitchen with professional grade appliances, 5 bathrooms, and additional fireplaces in the keeping room and mater suite.

To play click here  and guess the list price of the house being featured.  We change them out every few weeks, so there are multiple chances to win. 

imageRules: When the property officially goes on the market, the winner whose guess is closest to the actual list price will win the prize described above. In the case of a tie, the correct guess submitted first will win. All winners will be notified via e-mail. Sellers, Liz Moore agents and staff are not eligible to win. One vote per e-mail address per property contest.

Psst.I’m a real estate agent.

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

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

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

Area Orientations

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

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

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

Online real estate searches grow 253%

Real estate-related searches on Google.com have grown 253 percent over the past four years, according to a joint study from the National Association of REALTORS® and Google.

image“Increasingly, online technologies are driving offline behaviors, and home buying is no exception,” said Google Head of Real Estate Patrick Grandinetti. “With 90 percent of home buyers searching online during their home buying process, the real estate industry is smart to target these people where they look for and consume information—for example through paid search, relevant websites, video environments, and mobile applications.”

The Digital House Hunt: Consumer and Market Trends in Real Estate leverages NAR’s custom research and Google’s proprietary and third-party research. Google’s research focused on consumers who had completed an online “conversion”– taking the next step of contacting an agent or requesting additional information from a real estate company’s website.

The study uncovered these trends in buyers who search for homes online:

  • In the beginning of their search, buyers rely on search engines, moving toward maps in the middle of the process, and engaging mobile applications most toward the end of their search.
  • First-time buyers frequently searched terms such as “FHA loan,” “FHA,” “home grants,” “home loan,” and “home buyer assistance.” Last year, more than four out of 10 first-time buyers purchased their homes with a Federal Housing Administration-insured mortgage.
  • Queries related to retirement homes were highest in Nebraska, North Carolina, Oregon, Virginia, and Washington.
  • Searches on numbers of bedrooms/bathrooms, square footage, garages, HVAC systems, and swimming pools accounted for 70 percent of all searched features on REALTOR.com.
  • Of those who used a mobile device in their home search, 48 percent did so to get directions to homes for sale, and 45 percent used the device to request more information about home features or real estate services.

According to NAR’s most recent Profile of Home Buyers and Sellers, multiple listing service websites and REALTOR.com were the top two websites used in online home searches. NAR reports that search activity on REALTOR.com has increased 31 percent nationwide between March and October 2012.

Source: National Association of REALTORS®

What to Look For & Look Past While House Hunting

Thought I would share this great post about buying an older dated home from the folks at Young House Love.com.

Here in the Williamsburg VA area there are a number of homes that seem to languish on the market due to their need for updating. Most buyers will simply rule them out right off the bat saying they aren’t up to “fixing-up” a house.

For those that appreciate older homes its an opportunity to capitalize on some very unique homes at great prices.

Q: I have a house-hunting question for you. What do you look for? What do you look past? Help! My main complaint of all the older homes that we’re looking at in our price range is that they all feel dated, but that seems to be what you guys look for. How do you know which dated houses are worth buying and which ones are lost causes? I keep worrying we’ll end up in a money pit! – Aviva (not the one from Housewives of NY).

A: First of all, I’m glad you clarified that you’re not NYC Aviva. Haha. And second of all, we actually get this question a lot. So when it comes to what we “look past” in a house (and what we pay attention to) my general answer is to never be deterred by the following things:

  • baaaad paint on the walls or the trim
  • nasty wallpaper (borders, or entire walls)
  • dated or not-your-style furniture
  • ugly curtains
  • dark brick or paneling
  • not-your-cup-of-tea light fixtures
  • green/blue/pink toilets

imageFor example, here are a few before photos of our first house to further demonstrate how off-putting those dated features can be… but we all know they can be remedied with a little elbow grease if you’re a willing DIYer:

Read the rest of the story here on Young House Love.com

click here to search older homes in the Williamsburg, Yorktown VA area.

First Time Home Buyer Club-James City County

james city county home buyer clubOn Thursday, November 29, at 6 pm, James City County Housing and Community Development Office will hold an Orientation for the upcoming 2013 Homebuyer Club at the Liz Moore Realty Office at 5350 Discovery Park Blvd in New Town. The Homebuyer Club is a year-long program which will help members prepare for homeownership. The Orientation will provide detailed information to help attendees determine whether they will benefit from joining the Club.

During the year Club members will learn about: Developing a Spending Plan & Saving Goals, Calculating the Income Needed for Homeownership, Understanding Credit and Your Credit Score, Working with a Real Estate Agent and Lender, and Learning about Insurance and the Loan Closing.

imageMonthly classes will be offered on the following evenings from 6-7:30 pm January 10, February 12, March 14, April 11, May 9, June 13, July 11, August 8, September 12, October 10, November 14, December 12. The Orientation and monthly classes will be held at the Liz Moore Realty Office in New Town. The classes are free and open to area residents. Space is limited and registration is required for the Orientation. To register of for more information, call 757-259-5340.

Where are the single female home buyers ?

Dual-income couples are a major factor in the nation’s housing market’s recovery, according to the latest numbers from the National Association of REALTORS®.

According to recently released 2012 Profile of Home Buyers and Sellers, married couples with dual incomes now make up 69 percent of all home buyers. That’s the highest percentage this group has claimed since 2001.

At the same time, only 16 percent of recent home buyers were single females. That’s this group’s lowest percentage since 2001.

65 percent of recent home buyers were married couples—the highest share since 2001. Conversely it was the lowest share of single buyers since 2001. Two years ago, just 58 percent of buyers were married.

For most home buyers, the purchase of real estate is one of the largest financial transactions they will make. Buyers purchase a home not only for the desire to own a home of their own, but also because of changes in jobs, family situations, and the need for a smaller or larger living area.

Here are a few other highlights from the latest report.

  • 39 percent of recent home buyers were first-time buyers. That is up 2% from last year, and only one point away from the norm.
  • 79 percent of buyers said that they used the internet frequently during the search process, a little more than the 74% last year. In 2003 that number was only 42%.
  • The typical home buyer searched for 12 weeks and viewed 10 homes—a decline from 12 homes in prior year, which speaks to the tightened inventory in many areas.
  • 89 percent of buyers purchased their home through a real estate agent or broker, similar to last year’s report—a share that steadily increased from 69 percent in 2001.
  • 88 percent of home sellers were assisted by a real estate agent when selling their home.

imageBuyers use multiple sources of information in the process of looking for a home. Far and away the most used sources are the internet (90%) and real estate agents (87%). What is the third most used information source? Yard signs (53%).

Multiple Listing Service (MLS) websites were the primary source of information for buyers who used the internet in their search process. 54 percent of those buyers went to MLS sites. Of course, many went to a variety of different sites. 51 percent used Realtor®.com, 39% went to real estate company websites, and 47% went to sites hosted by individual agents. Aggregators such as Zillow, Homegain, and Yahoo were visited by 27% of buyers.

Despite all the buzz about using social networking sites like  Facebook and Twitter, only 1% of buyers used them as a source of information about available properties; and only 1% used video hosting sites such as YouTube.

imageThe differences in a decade are fascinating. In 2001, 48 percent of buyers learned about their home through a real estate agent, and only 8 percent found their home on the internet.  This year the information 47% of buyers found their home in the internet.

Print media is almost dead . In 2001, 7% of homebuyers found the home they ultimately purchased through a newspaper ad; in 2012, it was only 1%. Less than 1%  found their home through a home book or magazine.

Some 30 percent of buyers said the biggest reason people buy a home is the simple desire to own a home of their own. That included 60 percent of first-time buyers.  The next biggest reasons for buying were desire for a larger home, cited by 11 percent of respondents; a job-related move, 9 percent; a change in family situation, 8 percent; and the affordability of homes, 7 percent.

The report also mentions heating and cooling costs, and the financial burden of commuting, as top factors for 87% of home buyers.

2012 NAR Profile of Home Buyers and Sellers

New off campus housing website for W&M launches

imageThanks to an innovative bunch of business students at William and Mary I now have a place to send all the students who contact me  looking for off campus housing .

 Zilify, has launched and is ready to help W&M students find off campus housing.

Together the founders spent countless hours aimlessly driving around campus hoping to find properties with “For Rent” signs. Add to that  multiple months Googling every key word about Williamsburg housing, and an entire year trying to convince people to give us their landlord’s name and phone number. After much frustration the Zilify founders decided create a website to simplify the process.

After endless brainstorming, Zilify was born as a new way for students to find all of the best local housing options, without the unnecessary headache. Every property posted on Zilify has gone through an extensive review process, and has been hand selected by their team as one of the best off-campus places to live.

Users can now create a Zilify account and browse nearby residences for rent. By entering a price range and a number of occupants, you can view properties with corresponding minimum prices.

In addition to price listings, Zilify provides students with pictures, owner specifications and a downloadable copy of the house’s lease.

Thanks to an innovative bunch of business students at William and Mary I now have a place to send all the students who contact me  looking for off campus housing .The process is simple .

1. First you create a profile. That allows you to search all of the properties, but to see more details about properties and submit offers to landlords you do need to pay a one-time $5 membership fee.

2. Search for properties using filters such as distance from campus, laundry availability, and what sort of parking  each property offers.

3. Once you find a property you and your roommates like, take a look at the lease and amenities it has to offer. Then enter your offer and the number of tenants you expect to live with. Don’t worry, you can make as many offers as you want, and the offers are non-binding.

4. Now the landlords will get back to you. Zilify will then pass along your contact information to the landlords. The landlord will then call or e-mail you to talk more about your offer.  The platform is similar to eBay in that others can also submit bids to lease a property so keep an eye on the highest offer for the property if you want to insure you are selected as the tenant.

If you are a local Williamsburg landlord that wants to want to market your house on Zilify you can contact them here

The Zilify Team is composed of :

Hank Couture Co-CEO/Co-Founder .

A senior at the College of William & Mary, majoring in Finance and Economics with a concentration in Accounting. Last summer Hank was a summer analyst at Goldman Sachs in New York. He has also spent time working with Thinknear, a Los Angeles based technology start-up.

Todd Saunders Co-CEO/Co-Founder .

A senior at the College of William & Mary, Todd is a Marketing major with a concentration in Entrepreneurship. Todd spent the summer working in Regional Sales Management for AOL in New York. He also has experience in Business Operations for Triton Digital.

Chris Crisalli VP of Sales & Marketing

Another senior at the College of William & Mary, Chris is majoring in Marketing with a concentration in Entrepreneurship. As a diehard hockey fan, Chris worked in digital marketing last summer for the New Jersey Devils hockey team in Newark, NJ.

Noah Willard UI/UX Designer

Noah is a sophomore at the College of William & Mary, majoring in Government. When he is not working on Zilify, he spends his time as the Chief Product Officer of Photorankr, an online social marketplace for photography. Last summer he worked on PhotoRankr with the other co-founders in Nashville.

Is real estate better off than four years ago ?















Thanks to the KCM Blog for the image

Is there radon in Williamsburg/ James City County ?

Ever hear of Radon Gas  ? If you had asked me a year ago I would have told you that I had only seen one occurrence of radon in the entire Williamsburg VA area, a home in the Riverview neighborhood near the York River.

Now, after selling a home I had listed  in Colonial Heritage, I will tell you that , yes there is Radon here in our area and If you are buying a home with a basement , then you better get a radon test. The funny/ scary thing is that most folks in the building and real estate trade in this area feel the way I did two years ago. 

In a recent conversation with the building inspection department of James City County, they indicated it was not an issue to be concerned with. I was told that no tests are required of new homes built with basements in the area. ( hmmmm, shouldn’t that be a requirement ?)

Most of the real estate agents I know were astounded when they hear of a local Radon issue. The builder’s representatives at Colonial Heritage has the same response.

Isn’t  this the way the Chinese Drywall problem unfolded ? with everyone saying/ thinking we didn’t have an issue? Look at what that has cost homeowners in our area.

Could Radon be our next Chinese Drywall ? I don’t know but ask me in another year after I have had a change to suggest and witness more testing.


virginia radon zones

The chart above is from the EPA website, it indicates that all of the Williamsburg VA area and all of Hampton Roads is in zone three. This area is predicted to have a Radon level less than 2pCi/l . (lowest potential for radon there is )


Yet the most recent home that I had tested, a home with basement in the Colonial Heritage community in James City County/ Williamsburg VA had initial reading of 10 pCi/L , an off the chart amount of Radon. In order to confirm the findings we had it retested by another inspection company. Results of that test still came in at 6+ pCi/L which is over the limit that EPA gives as a threshold for mitigation.

Why have I not heard of a Radon problem ?

Elevated levels of radon in homes were not recognized as a potential public health threat until the mid-1980’s. Mr. Stanley Watras, a worker at the Limerick Nuclear Power Plant located in eastern Pennsylvania, set off a radiation detector upon entering the nuclear power plant.  At the time the nuclear power plant was under construction and had not received its nuclear fuel. The utility discovered extremely elevated levels of radon in his new home.  The Commonwealth of Pennsylvania began testing homes for radon and found elevated levels of radon in them as well. Elevated levels of radon were associated with a geological structure called the Redding Prong.  In Virginia there is a similar structure called the Triassic Basin.

The US Environmental Protection Agency (EPA) was enlisted to provide additional assistance and other states were encourage to study the indoor radon issue in their respective state.

In 1986, Va Dept. of Health conducted a state-wide survey of 800 homes and found that approximately 12% of the homes that were screened for radon had elevated levels of radon above 4 picocuries/liter, EPA’s recommended action level.  In 1992 the EPA supported a larger study of approximately 1,600 homes.  The results of this study verified the results of the earlier study.  The results also indicated that radon levels generally were not elevated in Tidewater Virginia, which is east of the fall line of Virginia’s rivers.

One in four homes in the Richmond area of Virginia has elevated radon levels as compared to one in fifteen nationally. Since this odorless gas causes lung cancer second only to smoking, the only smart thing to do to protect your family, is to test your home to see if you are at risk.

What is radon?

Radon is an odorless, colorless, tasteless radioactive gas that is released when uranium in rocks, soil and water decays. There are no warning signs of radon exposure. It is present in very low concentrations in outdoor air, radon concentrates in buildings by entering through cracks in basement concrete, holes around pipes and conduit and/or air rising from crawlspaces. Although rare, well water can also be a source of indoor radon.

How dangerous is radon?

According to the U.S. Environmental Protection Agency (EPA), radon causes an estimated 7,000 to 30,000 lung cancer deaths per year. 
The Surgeon General, the EPA, the National Academy of Sciences, the American Medical Association, the World Health Organization and the American Lung Association have all identified indoor radon as a national health problem.  . By comparison, drunk driving is responsible for about 12,000 deaths per year.

Smoking increases the risk of exposure to radon, by as much as a ten fold increase.

What Health Effects Are Associated With Exposure To Radon?

An increased risk of lung cancer is the only known health effect associated with exposures to elevated radon levels. When radon decays within your lungs it releases energy that can damage lung tissue and lead to lung cancer over the course of your lifetime. Not everyone exposed to elevated levels of radon will develop lung cancer. 

Your chances of getting lung cancer from radon depend mostly on: 

  • How much radon is in your home. 
  • The amount of time you spend in your home 
  • Whether you are a smoker or have ever smoked.

Is radon common in James City County/ Williamsburg or Yorktown VA ?

High radon concentrations were found in Colonial Heritage and the Riverview neighborhoods and others. Houses next door to each other can have very different levels. The only way to know if you are being exposed to dangerous radon concentrations at home is to test your house.

Are children more susceptible to radon?

Yes. Children are more sensitive to radon because their lungs are
smaller and their respiratory rates are twice as high. Doctors say
that, by the age of 10, a child receives twice the lung dose of an
adult who’s been exposed to radon for the same length of time.

Should I test my home for radon?

The Surgeon General and EPA recommend that every home be tested for radon. Affordable and easy to do, radon testing can be done by a professional or homeowner. Short-term tests can be as brief as 2-days. Radon levels fluctuate day-to-day and season-to season. Therefore, long-term testing provides a more accurate exposure average. Radon test kits can be purchased online and cost $15-$35.

You can  also hire a certified company to test your home for you.

NEHA or NRSB listed radon testers within Virginia can be obtained from  NRSB http://nrsb.org/ and NEHA http://radongas.org/

(Note some states certified radon testers. Virginia does not.)  Professional measuring typically costs $125-$195.

The radon levels in my home tested high, now what should I do?

If the test was short-term and below 10 pCi/L, retest in the same location with a long-term test device to determine the long-term concentration. If the initial test exceeds 10 pCi/L, retest in the same location with a short-term device. Radon mitigation should be performed if the average of two short-term tests or one long-term test is at or above 4 pCi/L.

What should I know about radon when purchasing or selling a home?

A buyer or buyer’s agent should ask the seller for radon test information.A certified radon measuring professional should be hired to conduct a test . The testing protocol  is to locate the measuring devices in the lowest lived in area, i.e. the  basement. If the radon concentration exceeds 4 pCi/L, mitigation is recommended.

What is radon mitigation?

Radon mitigation involves reducing the radon level to below 4 pCi/L by preventing radon entry into the building. While there many methods, the most common and cost-effective is a process called active soil depressurization (ASD). Using suction pipes and an inline fan, these systems creates a vacuum beneath the basement floor, concrete slab, or crawlspace to intercept and route the radon around the habitable area of the home. Installation of a residential ASD system typically costs $800 – $2,500 and should include a guarantee to reduce radon concentrations to below 4 pCi/L. Annual operating costs are as little as $50 and as much as $200, depending on heating/cooling loss and local energy costs.

Will opening my windows solve my radon problem?

Probably, but only if you kept your windows open 24-hours a day 365-days a year. However, the additional cost to heat the house would more than pay for a mitigation in the mid-term.

How can I find a reliable radon measuring or mitigation contractor?

Do your homework. Use only a certified radon contractor  in good standing with your state’s contractor board. The National Environmental Health Association’s (NEHA) National Radon Proficiency Program (800-269-4174 or online at www.radongas.org) the National Radon Safety Board (866-329-3474 or online at www.nrsb.org) train, certify, and maintain updated lists of certified radon measuring and mitigation contractors.

Additional ventilation points are additional, typically $250-$450 depending on routing. Per the Federal Radon Mitigation Standard a follow-up radon test should be performed by an independent contractor following the installation of the radon control system

 Where Can I Obtain More Information on Radon in Virginia ?

Virginia no longer has a state radon program. here is the VA Dept. of Health’s website

You can also call one of the following EPA numbers:

Safe Drinking Water Hotline:1-800-426-4791

Indoor Air Quality Hotline:1-800-438-4318 

Radon Fix-it Hotline: 1-800-644-6999

Also read the  EPA’s brochure "Consumer"s Guide to Radon Reduction" – also available from the EPA Public Information Center 202/260-2080 (document number 402-k92-003)) or http://www.epa.gov/radon/pubs

Where can I obtain a list of certified contractors to mitigate my radon problem?

A list of NEHA or NRSB certified radon mitigators within Virginia can be obtained from NRSB http://nrsb.org/ and NEHA http://radongas.org/ 


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

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

Fords Colony Retains Realtec as HOA Manager

OLYMPUS DIGITAL CAMERA         Williamsburg, VA -The Ford’s Colony’s board of directors voted to continue its relationship with Realtec Monday, agreeing to contract with the management arm for five more years.

Two years ago the Ford’s Colony homeowners association began to consider other management companies for the $4.5 million management contract. In the past year it solicited proposals and narrowed the choice down to three companies: two from northern Virginia and Realtec. It was the first time in the 24-year history of Ford’s Colony that the association had considered an outside firm. Realtec’s development arm retains veto power over the vote, so if the association had chosen another vendor, Realtec could have struck down the decision. Association president James Taverna said the directors ultimately chose to remain with Realtec for the cost, the synergy and history of Ford’s Colony, and the risk of trouble during a transition to a new company. They also felt Realtec was best poised to handle future growth within the gated community.
fordscolonyaerial Realtec Community Services has also agreed to a lease-purchase option on the management facility, which was the management company’s leverage to renew. Under the new arrangement, the association can lease the management and maintenance facilities for $800,000 a year for five years.

With a $4.5 million annual budget, derived from $1,400 annual fees from each homeowner. Realtec  maintains 46 miles of private roads, and  manages the security, property maintenance, and recreation crews. They have 65 employees, and are responsible for the contractors, as well.

Also, because there was a perception that Drew Mulhare might have a conflict of interest because he is both general manager and president, which means he has responsibilities to both the developer and the board, the assistant general manager will now become general manager and Mulhare will remain president.

Mulhare said the new general manager will have more direct contact and communication with the association.


Ford’s Colony

Williamsburg/ James City County

Williamsburg VA

clicktosearchhomesforsale clicktosearchhomesforsale 55555555555555

What are the top selling neighborhoods in Williamsburg, VA ?

A lot of people ask me “ Where do come up with all the information and articles you post ?”

Well, most are questions posed to me by clients I work with in the course of doing business  as a Realtor in the Williamsburg/ Hampton Roads, VA area.

Today’s question: What are the top selling neighborhoods./ subdivisions/ communities in the area ?  The following list is compiled with statistics from the Williamsburg MLS ( WAAR/ WMLS). It  only includes stats from the City of Williamsburg, James City County and York County.  Some new homes sales and for sale by owner home sales aren’t included. I know the Liberty Crossing town home community would be in the top 20 for instance.
If you would like to have this report for any area in Hampton Roads, VA. send an email to John@MrWilliamsburg.com
I ran this report today April 3, 2009 . It applies to the last 12 months of sales.

And the winners are :


Fords Colony 66
Kingsmill 60
New Town 32
Braemar Creek 31
Stonehouse 25
Greensprings West 20
Governors Land 15
Creekside Landing 14
Villages of Westminster 14
Powhatan Secondary 13
Scotts Pond 13
Seasons Trace 13
Jamestown Hundred 12
Wellington 12
Chisel Run 11
Colonial Heritage 11
Vineyard Height 11
Fenwick Hills 10
Holly Hills 10
Williamsburg Commons 10
Windsor Forest 10
Berkeleys Green 9
Queens Lake 9
The Mews 9
Fairways Villas 8
Lake Powell For 8
Pointe @ Jamestown 8
Powhatan Woods 8


If you would like a PDF version of the entire list of sales stats for Williamsburg VA neighborhoods send an email to John@MrWilliamsburg.com


Governors Land Neighborhood Spotlight Williamsburg VA

gl10In Williamsburg, Virginia, the gold  standard for private country club communities has been set – Governor’s Land. Only seven short miles from Colonial Williamsburg and located where the Chickahominy and James rivers meet, it is private, on the waterfront, and truly a unique living experience. Tall stands of tree, shorelines, and wetlands distinguish the environment of this luxury residential community and offer leisure and recreational opportunities.


Driving through the entrance to Governor’s Land shows you why people who  clicktosearchhomesforsalepreviously lived all over the country have chosen to make that area their home, or have bought real estate there for their vacation needs. The area is not a retirement community, nor is it a resort. It’s friendly, it’s relaxed, and it’s already home to interesting people with varied backgrounds and professions, as well as people of all ages. They have come together in Williamsburg, Virginia at Governor’s Land because they want to enjoy the  unique lifestyle offered there.Governorslandwilliamsburgva

No matter whether you like Federal, Colonial, or Georgian architectural styles, there is an exceptional array of all three in Governor’s Land, and the homes and available building sites within the borders of the community are surrounded by tidal marshlands, water, meadowland, mature forests, and the fairways of the golf course. Tennis, two areas for swimming, a yacht club, 18 holes of golf, a marina, more than ten miles of trails on which to bike or walk, a  Country Club owned by the members and overlooking the Chickahominy and James rivers, and exercise facilities are all available.


Green space is a commitment for the community. Sixty percent of the more than 1,400 acres has been dedicated to it. There will only be 733 homes built so that residents won’t lose out on their ability to explore 200 acres of beach and wildlife sanctuary along with the miles of existing nature trails. The James and Chickahominy rivers give residents more than four miles of shoreline that they can walk along and admire the  beauty. If they want more physical activity than a stroll, Governor’s Land also offers a lot of amenities for them to enjoy.


Golf – Tom Fazio, voted Golf Architect of the Year three times, designed the Governor’s Land course, which has twice received the ‘Top 10 course in Virginia’ ranking from Golf Digest. The Two Rivers Country Club golf course takes players through tidal marshlands and hardwood forests, along 1,000 yards of river frontage, and past crystalline lakes. There are clinics, tournaments, and programs of instructions year round. All abilities and ages are welcome, and Two Rivers is the only private community golf club that  Williamsburg, Virginia has to offer.

clubhousegovernorsland – As a social center, the clubhouse can’t be beat. Activities, gatherings, energy, and laughter are all in store for you there, and There are a lot of scheduled opportunities – as well as more informal ones – to enjoy. Some of these include Poker, Mah Jongg, Bridge, Pasta Night, Sundae Sunsets, speaker forums, and great dinners with seasonal fare in the River Room. If you have a boat up to 50  feet in length the marina in a protected private harbor is a safe place for it, and there is a well-maintained boat ramp for smaller, trailered boats.

The Clubhouse and Marina


Beach– For those who just want a day to relax, have a party, or enjoy a cookout or picnic, the beauty of Governor’s Land’s crescent-shaped sand beach can be a perfect place. Located along the James River shoreline, there is privacy, picnic tables, a grill, an outdoor shower, and an electric power outlet. In addition, the area is easily accessible from the parking area via gentle paths. It’s also a great place for annual events like the Two Rivers Country Club’s Yacht Club Christmas Party, a boat parade, caroling, and a marshmallow roast. Santa on an offshore barge is always a hit.beachatgovernorsland_edited

When it comes to safety and security, the staff at Governor’s Land is dedicated. The area is not gated but security is around the clock through surveillance cameras at the property entrance, regular patrols of both common areas and residential neighborhoods, and house checks by request if owners are going to  be away from home.


Only minutes from the downtown area of Williamsburg, Governor’s Land is close to restaurants, shops, medical facilities, and cultural activities. It is also served by three international airports within one-half to one hour – Norfolk, Richmond, and Williamsburg/Newport News.

Select home sites are still available in Governor’s Land, and the Governor’s Land at Two Rivers Homeowner’s Association fee is $635 every three months. There are different membership options available for those who live in Governor’s Land and for residents of Williamsburg. eMail John@MrWilliamsburg.com for details on membership info .


List prices for homes in Governor’s Land today range from  $529,000 and $8,900,000. The price range for homes sold in the last 12 months was $625,000 to $1,125,000.

Within the past year, the average time on the market was 117 days, and the average price per square foot was $157.00. There are currently 14 homes for sale, and 15 have sold within the last 12 months. James City County Public Schools for Governors Land include Matoaka Elementary, James Blair Middle School, and Jamestown High School.

Click here for public school information

Nearby private schools include Walsingham Academy, Williamsburg Christian Academy, Providence Classical, Williamsburg Montessori ,and  Hampton Roads Academy

I would be happy to arrange tours and interviews with the administration of any of the schools referenced above. Send me an email to arrange.

Get in touch today for more information about the beauty, serenity, and quality of Governor’s Land. Email or call  John@MrWilliamsburg.com for a personal tour of this community.

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Location Map of Governors Land in Williamsburg VA

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Scenes from around Governors Land in Williamsburg / James City County VA


Williamsburg VA- Foundation Square Condos

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Amazing… you can live in Foundation Square in New Town for as little as $914 per month (principal and interest on your mortgage payment) for the first year.  Now is the time to act!

During the first year, you’ll benefit from a 2% reduction on your rate.  You’ll pay based on the locked-in rate of 4.25% (4.603% APR).  For example, on a $299,900 luxury condo with 20% down payment on a 30-year $239,920 fixed-rate mortgage you would make:

12 monthly payments of $914 with an interest rate of 2.25%. 

This will be followed by 348 payments of $1177 with an interest rate of 4.25%.

Why wait when you can take advantage of the great interest rates & wonderful limited time incentives!

* Offer may not exceed maximum seller contribution limits established by lender.  Payments and rates listed above are based upon 1/16/09 SunTrust Mortgage Rates.  Payments and rates provided by Jolynn Musel, SunTrust Mortgage, 

Rates subject to change.  See below for SunTrust Mortgage Disclosure.

Foundation Square’s architect, Magoon & Associates,

recently won the Award of Merit by the

Hampton Roads Association for Commercial Real Estate

for their beautiful work over at Foundation Square!

call anytime for an appointment!   John Womeldorf/ Buyers Agent with Liz Moore and Associates at (757)  254- 8136.

Living in Foundation Square makes life easier!

Free yourself from the daily upkeep of house and yardwork!

Have the ability to leave for faraway destinations on a moments notice!

Tired of walking up steps all the time?  With direct elevator access from the private underground garage level to your residential floor, here you will find true one-level living.  There is even a generator dedicated only to Foundation Square that operates the elevators in case of a power outage!

Enjoy your own assigned deeded parking space in Foundation Square’s gated and private underground garage!

At Foundation Square, you will be living in the center of New Town!  Stroll down tree lined streets to fantastic restaurants, shopping, the bookstore, the movie theater, doctors, dentists and more!

Living in Foundation Square affords you the opportunity to focus your energy on where it should be… YOU!

Be it rock bottom interest rates or the possibility of no mortgage payments for up to the first six months, we will work with you to determine the most advantageous way to use the limited time incentives!  We look forward to speaking with you soon!




Relocating to Williamsburg VA

For the size of town that we are ( approx 70,000 + if you include Upper York County, City of Williamsburg, James City County) we do seem to have a varied cultural scene.

There are ample and quality medical facilities although for more specialized medical assistance you would need to go to Newport News, Norfolk or Richmond. ( between 30 – 60 minutes away )  Our weather will be more moderate than Leesburg in the Winter but as you indicated hotter and more humid in Summer. If Leesburg get’s snow we typically won’t. It has been many years since schools closed for snow. Our Spring come about two weeks earlier than Leesburg, VA

Question: I’d guess Richmond is your major hub, but you may consider other larger towns preferable to Richmond. Can anyone provide more info?  Newport News, Norfolk and Va Beach all offer other cultural events.

Flooding has been an issue in a few places around Jamestown and further west in James City County. It is not really an issue when getting around for most who lived here . Fords Colony has one road that floods but four exit roads so it’ s not an issue.Jamestown 1607 had flooding issues. ( it’s a sub$170k town home community )A bigger problem was fallen trees. We have had numerable storms Trees were toppled. I would think that the weaker ones have now been removed by nature. But that would be my only concern in a storm.  Quite a few generators we installed by homeowners after Isabel in 2003.
The topography varies throughout the county. My neighborhood varies in elevation about 60 feet. There are other communities that are flat. It just depends on where you are in the county or city.

As far as political views, All I can say is that in previous elections you would see predominantly republican signs in yards. This time it was the other way around.

Yes Williamsburg is impacted greatly by tourism. We are starting to see the closings of various businesses and budget cutbacks by Colonial Williamsburg. Only time will tell. Suprisingly there are new hotels being built. But older ones are closing.  There is too much commercial space empty or being built to in our current scenario. I’m sure we will see more closings in the future.

Mortgage loans are still readily available if you have good credit. I have yet to have anyone I work with be declined for a mortgage. The inventory of homes is up drastically. ( makes for a great buyers market) I am astounded at the prices that some of the sellers are accepting..

Question: Finally, please tell me about general costs of living: taxes, both RE and personal property, property insurance costs, and utilities since like most folks we’ve taken a beating as retirees.

Try this link http://www.bestplaces.net/col/?salary=50000&city1=55144984&city2=55186160

For a cost of living comparison. Or go to www.BestPlaces.net and enter in Leesburg and Williamsburg. It indicates that we are 18% less expensive to live in as compared to Leesburg Va. Although the major difference is housing.

I can say from personal experience when we moved here years ago from Annapolis , MD. everything seemed to be at least 15-20% less expensive in Williamsburg. Health insurance, car insurance, gas, ( I paid $1.31 a gallon yesterday), groceries, Our heating bills are less due to it being warmer, and of course homes. OUr property tax is .77 per $100 or $3850 annual real estate taxes on a $500,000 home in James City County. In the city of Williamsburg it is .54 per $100 or $2700 on a $500k home..

Cost of Living Comparison:
Leesburg, Virginia – Williamsburg, Virginia

Change cities

Williamsburg is 18% cheaper than Leesburg.

Housing is the biggest factor in the cost of living difference.

Housing is 34% cheaper in Williamsburg.

A salary of $50,000 in Leesburg, Virginia could decrease to $41,190 in Williamsburg, Virginia

Leesburg U.S. Avg. Williamsburg
Cost of Living Indexes Leesburg Williamsburg
Overall 140 115
Food 100 95
Housing 212 139
Utilities 89 141
Transportation 105 105
Health 105 94
Miscellaneous 100 94

100=national average

» Compare these cities in over 100 categories


Williamsburg VA Real Estate “Free House in Colonial Williamsburg”

 Mr Williamsburg.com " Williamsburg VA. Real Estate

John Womeldorf is Mr. Williamsburg, sharing his thoughts, real estate expertise, and “all things Williamsburg” in an effort to spread the word that Williamsburg and Hampton Roads, Virginia is the greatest place on earth to live!


 Anybody want a free house in Colonial Williamsburg ? Anybody want to be paid to take away a free house ?

The Billups House in Colonial Williamsburg VA pre-Second World War home on Armistead Avenue is available FREE to anyone who wants to provide a piece of land to house it.
And the developers who received City Council permission on Thursday to knock it down for a mixed commercial-residential development will pay the amount of money they’re going to fork over for demolition to the proud new owners.  Approximately $15,000
Since Thanksgiving two people have shown an interest in finding a new home for the 80-year-old home. But so far, no one has followed through.

If anybody is interested, call John Womeldorf 757 254 8136 or email John@MrWilliamsburg.com
The house at 203 Armistead Avenue was once the residence of Henry Billups, who rang the Wren Building bells at the College of William and Mary from the 1890s to the 1950s.
It and two commercial buildings on Prince George Street, including the former Mama Mia’s Pizza and Deli, will be demolished to make way for a 10,500-square-foot development.
The new project, designed by Magoon Architects for property owners Nick Saras and Steve Manos, will incorporate the architectural style of the block of Prince George Street closer to Colonial Williamsburg. It will have seven apartments on the second floor.

The hope is to create a strong corner, and that one day, the property in between (his planned development and North Boundary Street) will be remodeled and updated, in a mode consistent with the block.”

One after another, city council members lavished praise on the development in voting 5-0 to allow the project to The Billups House Williamsburg VAproceed.”In our own community, projects have basically stopped,” said Council Member Paul Freiling. “Here we have a property owner willing to invest what I think is a large amount of money in this development.
“There aren’t a lot of places and people that would be doing that right now.”
No one even rose in the public comments portion of the meeting to offer a defense of the lonely white house.
But it will stand at least until mid-April. Because of its age, Billups House found itself on Williamsburg’s list of historic structures, forcing the developers to appear before the Architectural Review Board as part of its rezoning application process.

In searching for a lot for this home there is one on South Boundary listed for $250,000. There maybe be others available as well. Please contact me for further information. I would think if they can move the Cape Hatteras Lighthouse we should be able to save and move this house !


Mr Williamsburg.com " Williamsburg VA. Real Estate This informational update provided by Mr Williamsburg.com/ John Womeldorf . A local Realtor assisting home buyers and sellers in the Hampton Roads and Williamsburg areas of Virginia.

Contact me at John@MrWilliamsburg.com

Research the area at www.WilliamsburgsRealEstate.com

Or ask any questions about homes, neighborhoods, schools, amenities, recreation , shopping or anything else about the area.

Search Homes for Sale

Click here to Search all homes, town homes, condos and building lots for sale in Williamsburg, James City, New Kent, York, Gloucester, Charles City Virginia

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Holly Hills Neighborhood Williamsburg Virginia

Holly Hills is a community of single family residences located within the city of Williamsburg, Virginia in the heart of the Historic Triangle. Within walking distance to Colonial Williamsburg, Merchants Square, and the campus of William and Mary. 

Some of this information was derived from the Holly Hills Homeowner Association website which can be found here http://hollyhillshoa.org/Home/tabid/2268/Default.aspx

There are a total of approximately 150 homes in the Holly Hills neighborhood.  

Holly Hills has a Neighbor Awareness For Neighbor (NAFN) group that ensures that new residents are familiar with what the Association and area have to offer and makes sure that all new comers feel welcome to participate in any activity that interests them.  This group also ensures appropriate Emergency Response whether the emergency is a family crisis or a broader area threat such as storm damage.  The NAFN group is organized on an area basis within the community with qualified trained people to assist in protecting our neighbors and property. 

This is a community which cares for one another but also respects the privacy of our neighbors.  


The history of Williamsburg is well known to all of you but the history of the area now known as Holly Hills is also full of interest.  We are grateful to Anne Geddy Cross for providing much of this information in an article in the Williamsburg Gazette a few years ago. 

Holly Hills is located on part of what was the Rich Neck Plantation patented in 1635 by George Menefie and was acquired by Richard Kemp, Secretary of the Colony, who built a house near what is now Yorkshire Drive that passes through Holly Hills.  Richard Kemp died in 1650 and his wife, Elizabeth, married Sir Thomas Lunsford for whom one of the streets in Holly Hills is named. Sir Thomas was a notorious supporter of King Charles but unlike Charles he managed to keep his head by leaving for the Colony.  One of his claims to notoriety is his record shortness of tenure as lieutenant of the Tower of London; four day.  Elizabeth was Sir Thomas’ third wife and he died in 1653 to be buried in a Williamsburg graveyard.  Around 1665 the property passed to Thomas Ludwell, Secretary of the Colony, who renovated and enlarged the buildings.  The property stayed in the Ludwell family until 1808. 

Robert F. T. Cole purchased Rich Neck from the estate of William Edloe and his brother Lucius Edloe in 1846..  William Edloe’s widow, Elizabeth Travis Edloe had married Robert Cole’s father, Jesse Cole in 1842. Both had been widowed.  Jesse Cole died in 1845.  Robert Cole inherited his father’s home in Williamsburg now called “The Taliaferro-Cole House” and then purchased Rich Neck.   Cole died in 1887 and his son, Henry Denison Cole, inherited his property.  In 1951 “Den” Cole’s widow, Caroline Lane Cole, sold part of the Rich Neck property to the Sisters of Mercy to build Walsingham Academy. 

In 1940 Mrs. Cole gave her niece, Carrie Cole, who had been raised by the Coles, and her husband, Vernon M Geddy, Sr. a piece of land at Rich Neck on which to build  a new home . They called it “Holly Hill” for the many large hollies in the front yard.  Mr. Geddy, an attorney, was the first Executive Vice President of Colonial Williamsburg.  He was a descendent of James and Ann Geddy, a silversmith in 18th century Williamsburg.

Mrs. Geddy inherited the rest of the Rich Neck farm in 1952 when her aunt died.  During her lifetime Mrs. Geddy sold part of Rich Neck, including what is now Walnut Hills, Village Green, Rich Neck Heights and the shopping center at the corner of Jamestown Rd. and Rt. 199.  When Route 199 was built, it cut off some of the property, which later became part of Williamsburg Landing. 

Mrs. Geddy told many wonderful stories about driving her horse and buggy “out to the farm” as a youngster. After Mrs. Geddy’s death in 1987 her daughter and son sold part of Rich Neck to a developer who called his new development “Holly Hills” after Mrs. Geddy’s house.  The remaining acreage along College Creek was purchased by the City of Williamsburg. Vernon M. Geddy, III and his family still own his grandparents’ home “Holly Hill”.

You can find more interesting information on the archaeological research of the Rich Neck Plantation.

Click here to Search all detached homes for sale in Holly Hills in the city of Williamsburg VA  

As of 11/25/2008 there were 3 homes  for sale in Holly Hills in the City of Williamsburg VA. Prices ranged from $549,000 to $849,900. Sizes ranged from 2398 to 3294 square feet of living space. In the last 24 months there were 16 home sale in Holy Hills . the sold home prices ranged from $565,000 for a 2952 sq foot home to $1,2000,000 for a 5138 square foot home. the average sales price per square foot was $215.54.  1 home is currently under contract, this home was listed at $1,490,000,000.  All sales  figures are supplied from the Williamsburg Area Association of Realtors MLS ( WAAR)

If you’re searching for a home in Holly Hills or any other neighborhood in the city of Williamsburg, VA, we’re bound to have one that’s just right for you. Whether you area searching for new construction, new homes, condos or waterfront homes, we have homes for sale in all areas of Williamsburg, VA.

If your live out of the area and are looking to purchase real estate in Holly Hills, Williamsburg, VA, contact our Mr Williamsburg and we’ll make your move a smooth one. Our one-stop shopping for mortgages, title insurance, and settlement services is conveniently located  nearby at our office in New Town, Williamsburg VA.

If you’re a buyer or seller who’s looking for help with home repairs, home improvements, or home maintenance, our concierge can recommend only the most tested, proven, and thoroughly professional people to help you repair, improve, or maintain your home, no matter where it is in  Williamsburg, VA.

When you’re ready to buy, sell, or invest in real estate, Mr Williamsburg and He’ll get you moving!

Here is a photo galley of a few photos taken in the Holly Hills neighborhood in Williamsburg VA

The Woods Neighborhood of Williamsburg VA

The Woods a small neighborhood in the city of Williamsburg VA. Only six homes have sold there since 2005. there is currently only one home listed in the Woods, a 5200 square foot colonial on almost an acre. The current listed price is 1,449,000. The Woods is located off of Jamestown Rd. Just south of Holly Hills and Yorkshire neighborhoods. Very close to Walsingham Academy, William and Mary and Colonial Williamsburg.

Home sale prices ranged from a low of $398,000 in May of 2005 to $742,200 in April of 2007. The most recent closed transaction in the Williamsburg Area Association of Realtors MLS ( WAAR)  The average home sales price in The Woods, Williamsburg, VA since 2005 is $640,440

Summary of Closed Listings  in The Woods Williamsburg Since 2005


List Price


Sold Date

Sold Price

Total Adjustments

Adjusted Price


100 Woodmere Drive, Williamsburg VA







107 Woodmere Dr, Williamsburg VA







106 Woodmere Dr, Williamsburg VA







133 Woodmere Dr, Williamsburg VA







131 Woodmere Dr, Williamsburg VA






 Here are pictures of a few homes in The Woods neighborhood of Williamsburg, VA 

You can search all homes for sale in the City of Williamsburg VA by clicking here

Free house in Williamsburg Va

The Billups House Williamsburg VA

The Billups House Williamsburg VA

Would you like to have a house for free in Williamsburg VA ?  If no one takes it, The Billups House in Williamsburg VA will be torn down. The developers have offered to pay someone what they would have paid to tear it down if they want to move it to a lot nearby.

The  Billups House, an 80-year-old house at 203 Armistead Avenue that was once the residence of Henry Billups, who rang the Wren Building bells at the College of William and Mary from the 1890s to the 1950s.
Last month, the Williamsburg VA Architecture Review Board asked that developers Nick Saras and Steve Manos spend the next six months trying to find someone willing to take Billups House if it can be moved to another location.
Bob Magoon, architect for the project, says there have so far been no takers. And it would prove more difficult to move the property than originally suspected.
“At the last Architecture Review Board meeting, one of the board members mentioned that the house is probably ‘balloon’ framed,” Magoon told the Planning Commission. That means the studs run from the ground all the way up to the roof, instead of each floor of the house being constructed separately. “That compounds the problem of where we the house could be moved.

The Billups House has been vacant for almost 30 years. White paint is peeling off the wood siding above the porch. . A peek in the windows reveals dusty wood floors and exposed wiring.

The project to replace Billups House and Mama Mia’s Pizza and Deli (recently closed) is a 10,500-square-foot commercial building, designed to look like the buildings at the corner of Prince George and North Boundary Streets. It will have seven apartments on the second floor.
Magoon hopes, with council zoning approval, that construction begins on the project as soon as the six-month moratorium imposed by the Architecture Review Board lapses next April 14.
The city has told the developers they won’t issue a demolition permit for Billups House (if it can’t be moved) until demolition begins on the Mama Mia’s building.
“They don’t want a developer to walk away from the project and leave an empty lot,” Magoon said.

If you are interested in saving this home let me know. In the meantime I will research moving costs and possible nearby lot locations.

John Womeldorf/ Realtor




Mr Williamsburg.com " Williamsburg VA. Real Estate

Foreclosure Rescue Scams

The economic climate has  given rise to a cottage industry known as “loan auditors” or “foreclosure rescue firms.” All essentially promise to stop a foreclosure. I want you to be aware of new Virginia law regulating these practices.

Typically, the foreclosure scammer will tell the homeowner that he can negotiate a deal with the lender to save the house, or evaluate the situation to look for loopholes, but the scam artist requires an upfront fee, and then often requires a more substantial fee when things “look promising.”

 You can read the rest of the article here lytle-letter-11-17-08

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


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


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

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

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

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

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

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

contact: John Womeldorf/ REALTOR

Liz Moore & Associates

757 254 8136

John@MrWilliamsburg.com email

www.MrWilliamsburg.com/ website

www.MrBurg.com website

www.MrHamptonroads.com/ website

www.MrTidewater.com/ website



Williamsburg Va real estate search


USA Today Article about Williamsburg VA

 Saw this article in USA Today and thought I would share. A previous article in Money Magazine rated Williamsburg as one of the top five place to retire in the USA. Now USA Today is recommending Williamsburg as a great area for a 2nd home purchase.
It’s great to receive all of this national and worldwide attention to out area. The Today Show was here recently filming a live episode from the restored area of Colonial Williamsburg. The 3 hour remote feed gave viewers a look into our wonderful region.

You can read the full article by Larry Olmstead in USA Today. Below are some highlights from the article.

Williamsburg , Virginia ,The best known city in  a region of Virginia known as the “Historic Triangle,” aptly nicknamed “where America began.” The claim is no exaggeration: In 1607, 13 years before the Pilgrims reached the shores of Massachusetts, three ships of pioneers landed in Jamestown, Va., the first permanent English settlement in the USA.


Today, Jamestown Settlement is just one of several historic sites packed into the area. The most popular is Colonial Williamsburg, which occupies the city of Williamsburg’s Historic Area. It’s a place where life today goes on just as it did more than 200 years ago, down to blacksmiths and farmers dressed for the part, all thanks to the non-profit Colonial Williamsburg Foundation.

The Colonial Williamsburg Foundation is the hub of our wheel, the centerpiece of the entire community .A lot of the people looking at second homes have visited it once or twice, or in some cases every year, and just fell in love with the place.


In addition to its wealth of historic sites and newer attractions such as the Busch Gardens amusement park, the region also is appealing for what residents say is its quality of life.

Everyone has a checklist of things they look for in a place, in ‘quality of life.’ We have a lot of things on those lists: small-town feel, a college town, four distinct seasons yet a mild climate. We are just an hour from the Atlantic and 2½ from the nation’s capital.”

The area is popular, too, with members of the military because of several large bases and stations nearby. Moreover, compared with other desirable second-home destinations, home prices in Williamsburg are reasonable: Seven-figure properties are almost unheard of.

The city of Williamsburg is small, just 9 square miles. Its population is 13,000 — nearly half of whom are students at the College of William & Mary. Much of the city is occupied by the Historic Area and the college, but most locals don’t differentiate between “downtown” and the nearby suburbs, just few minutes away.

Until not so long ago, most second homes have been in large, gated golf communities such as Kingsmill and Ford’s Colony. But a “new urbanism” has taken hold, an in-town mix of retail, commercial, residential, dining, services and entertainment.

A look at three Williamsburg neighborhoods:

• Kingsmill. Occupying nearly 3,000 acres, this resort development is owned by brewery giant Anheuser Busch. In addition to condos, townhouses and single-family houses, Kingsmill includes a hotel, spa, marina, restaurants, golf and tennis. Most townhouses or single-family houses are in the $300,000 to $500,000 range.

New Town. This 365-acre mixed-use village just outside the city, is an ongoing partnership between a construction company and the College of William & Mary’s endowment. It includes shopping and dining as well as condos and townhouses, with single-family houses planned. One-bedroom condos start at $229,000.

Downtown. Port Anne and Holly Hills and High Street are the primary options here. Port Anne and Holly are quiet, upscale neighborhoods of single-family houses near the college. Expect to pay $500,000 to $800,000. High Street is a new mixed-use development similar to New Town, except smaller at about 50 acres and without an office/business park component. Home prices also are similar to those in New Town.


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

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

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

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

contact: John Womeldorf/ REALTOR

Liz Moore & Associates

757 254 8136

John@MrWilliamsburg.com email

www.MrWilliamsburg.com/ website

www.MrBurg.com website

www.MrTidewater.com/ website

www.MrVaBeach.com/ website


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

Williamsburg Real Estate Blog II

Williamsburg Real Estate Blog

Williamsburg Happenings/ Events Blog


Williamsburg Va real estate search

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Hospitals / Medical facilities in the Williamsburg VA Area

  • Question: We are thinking of moving to Williamsburg and would like to know  what hospitals are in the Williamsburg VA area ?
  • Answer: Thanks for your question. Here is a short list of hospitals in the Williamsburg, James City County, York County,  Newport News, Hampton and Norfolk areas of Virginia. Let me know if I can answer any other questions about the area.


    John/ Mr Williamsburg.com

  • Sentara Regional Medical Center
    100 Sentara Circle, Williamsburg
    (757) 984-6000
  • Mary Immaculate Hospital
    2 Bernardine Drive, Newport News
    (757) 886-6000
  • Newport News General Hospital
    5100 Marshall Avenue, Newport News
    (757) 247-7200
  • Riverside Regional Medical Center
    500 J. Clyde Morris Blvd., Newport News
    (757) 594-2000
  • Riverside Cancer Care Center
    500 J. Clyde Morris Blvd., Newport News
    (757) 594-2000
  • Sentara CarePlex Hospital
    3120 Victoria Blvd., Hampton
    (757) 736-1000
  • Children’s Hospital of the King’s Daughters
    601 Children’s Lane, Norfolk
  • Williamsburg VA Condos and Town homes

    Question: We are interested in exploring housing options in Williamsburg, Va . We would like to be as close to the restored area of Colonial Williamsburg VA as possible. However, when I search for information on downtown living there, I only come up with communities that seem to reside out the town of Williamsburg. Are their any condo or town-home neighborhoods or communities closer into town near the college of William and Mary ? If you could give some general information on what options exist? Thank you in advance.

    Answer: This is a question I am asked quite often. It’s surprising how many people dream about moving to Williamsburg Va. Some have had children attend school at William and Mary and grown to enjoy the city from numerous visits other simply like living amongst history and after visiting many time throughout the years finally make a decision to move. Some have been second home buyers who will test the waters before committing to full time living her in Williamsburg. The tax rate at .54 per $100 is one of the lowest rate around the area. It is almost half the rate of neighboring cities on the peninsula. I’m not sure what your price range is but the closest townhome/condos Would be Counselors Close neighborhood It has a very traditional Williamsburg Look and feel but is priced in the $500k + range.There are a few condo developments about 1 mile from the Colonial area of Williamsburg The Woodland off of Jamestown Rd, The Oaks off of South Henry near rt 199 both sell in the $250k + price range. There is Wyndham and Wyndham Plantation near Colonial Parkway off Capital Landing Rd that sells for the $300k-$400k price range. A little further away is Brandywyne a community of detached upscale homes with small yards. All yard maintenance is included in the homeowner fees at Brandywyne. Bristol Commons is another condo community in the city located near the new High Street Development. Prices there start in the low $200,000 for two bedroom condos. Further out still on the Bypass but still within the city limits of Williamsburg are Claiborne and Westgate Condos. Both start in the low $200,000 for two bedroom condos. The Village at Quarterpath is  a brand new community about 1/2 a mile from the restored area of Colonial Williamsburg. Both attached townhomes and detached homes. Prices for townhomes in Quarter Path start at $280,000 for two bedroom townhomes. Detached homes anywhere  close ( walking distance) to the restored area of Colonial Williamsburg ares going to be more expensive than townhomes/ condos a few miles away in James City County. You may want to consider New Town. Condos there start in the $230k price range for one bedrooms or $255,000+ for two bedroom condos. Bennington and Foundation Square are the two condo developments in New Town. Both offer elevators. Foundation Square has underground parking, BEnnington offers assigned carports for parking. Townhomes in New Town range from around $300,000 to $500,000. Square footage in these townhomes range from 1600 to over 3000. New Town is only 3-4 miles from the Colonial Area of Williamsburg has almost all of the conveniences you would need to live. Grocery Store ( Trader Joes just opened), Restaurants ( at last count there were 19+ places to eat in New Town) , Banks, Medical offices, Movie theater, Barnes & Noble and many more shops. Bus service is available to other areas of Williamsburg VA
    High Street is a brand new development just being developed in the City of Williamsburg on Bypass Rd about 2 miles from the Restored area of CW. It will feature Townhomes with starting prices in the high $400’s. It will be another planned community ( like New Town) but on a smaller scale, featuring shops , restaurants,movie theater. If you want to consider condos a little farther from the center of town there are numerous communities with prices starting in the low $200,000’s. It only takes a few hours to tour all of the developments in the area .Please contact  me if you would like to take a brief tour and see all of the available options for housing in Williamsburg VA.

    I will post a few photos of each condo and town home neighborhood in Williamsburg, Virginia so that you can get a feel for each area/ neighborhood.

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

    Read this article about Value Range Marketing in USA Today

    What is Value Range Marketing ?

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

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

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

    Prudential Drives the Market

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

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

    Not Everyone Is Sold on VRM

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

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

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

    How to Use Range Marketing

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

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

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

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

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

    Williamsburg Virginia Real Estate

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

    Contact Mr Williamsburg.com/ John Womeldorf – Realtor(r) by phone at 757 254 8136  and by email at John@MrWilliamsburg.com
    * * * *

    Williamsburg, Virginia is a community of approximately 70,000 people, located in James City County, Virginia. It is also considered to be part of the Hampton Roads/ Tidewater metropolitan area.


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

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

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

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

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




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



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

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

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


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

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

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

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

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

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


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

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