Williamsburg, VA Real Estate Blog

6 things you have to do to sell your Williamsburg, VA home!

Mon, 09 Jan 2012 03:00:00 GMT

Trying to sell your home in Williamsburg, VA? Well.... the old saying is true: It’s a beauty contest and a price war you have to win BOTH.

Yes, it is more difficult to sell today. Impossible? No way. As a seller you do have to do your ‘homework’ (no pun intended) in order to accomplish the ‘sold’ sign being placed in your front yard. I closed over 40 sales in 2011 so I can say with some degree of experience what you need to do as a homeowner to sell your home. My top 6 things are here and are really in the order that they need to be done- although you have to do ALL 6 to succeed.

1. PRICE is king. When pricing, try to see your home through the eyes of your potential buyer. Look first at the SOLD properties in your neighborhood and the price that they sold for. Try to find the sold listings on the Internet and look at the features in the home and how the house showed to buyers as they trolled Realtor.com or another real estate website. Look second at what is active on the market and then price competitively. SOLD prices equal REALITY. The LIST prices are ‘what we hope to get’. Proper positioning is the key to a successful sale. Price too high and your home will truly just sit. Chances are if you are not seeing showings then you are priced too high.

2. Declutter and depersonalize.I can’t emphasize enough how important it is to declutter and depersonalize your home. Buyers cannot see past your ‘stuff’. If you have closets that are overflowing then your buyer will think that if your clothes don’t fit in your closet then neither will their things fit in the closet. Most of the time we have too much furniture- see if there are pieces that can leave a room so that the room will look better. Remember, buyers only know what they see. If they see a house that has too much ‘stuff’ in it then it will appear that the rooms are too small. (It doesn't hurt to already have a few boxes packed as well!). Take down ALL personal photos. You want the buyer to be able to see the home as potentially their home not still as your home. And, while your children are beautiful, do you want the buyer to remember what your kids look like or do you want them to see the features of your home and remember those?

3. Keep it clean! Follow up with a good and a constant good cleaning. Q-TIP clean! (Yes, really!)

4. Update as much as you can.A brand new and neutral comforter on a bed as well as fresh paint will work wonders. If you can do more- like adding granite countertops- do so. Consult with your Realtor about things that you can do that will add value to your home. Not every update will be worth the money and you may not get back all of your investment. Some updates have to be done in order to compete with the active listings and you may not get your money back dollar for dollar- but you will get your home sold. For example, most buyers see wallpaper as ‘work’ and will walk away thinking that there is possibly work to do in the house.

5. Make your home available to show. The easier that your home is to show the more likely that it WILL show. Think of this aspect of selling as you would any odds for winning- the more your home is shown the more likely that you will find your buyer. The less you are shown the less opportunity to sell. Don't have unreasonable conditions like only allowing your home to be shown at certain times of the day.

6. Have the home READY to show! Turn on all lights in the house. Have the house clean and smelling good. No unmade beds, no dishes in the sink and no trash in the house. Put away personal hygiene items like mouthwash, tooth brushes etc. Open the blinds and let the sun shine in so that your home will sparkle!

Remember, the first step is to get the buyers in the door! This is accomplished through proper pricing and making it easy to see your home. Price too high and you won’t see showings. The second step is to have a ‘wow’ factor once the prospective buyer enters your home. Declutter, clean, and have a ‘neutral’ palate.

The final step is to have some patience with the market. It will take a little longer to sell than it has in the past, however, do the 6 items above and you will move to the SOLD category this spring!

Please call me today and I will be happy to review your home to move it to the SOLD category in 2012. Please call Deelyn at 757.503.1999 or email at Deelyn@lizmoore.com .

How often are property taxes assessed in Williamsburg, James City and York County?

Fri, 02 Dec 2011 12:59:00 GMT

How often are properties in Williamsburg, VA re-assessed for tax purposes? This is a question that is frequently asked, especially in today's real estate climate as property values are, quite honestly, all over the board.

The answer of how often you can expect your real estate taxes to be re-assessed depends on whether or not you live in the "City of Williamsburg", James City County (those home always also have a Williamsburg address) or York County (could be a "Williamsburg" mailing address or a "Yorktown" mailing address).

If you live in James City County, property tax assessments are done biennially on even numbered years. The tax rate has remained constant for many years at .77 cents per $100 of tax assessed value. For specific information on James City County tax assessments, please click here.

York County residents are also assessed on a biennial basis on even numbered years. The tax rate for York County residents is .66 cents per $100 of assessed value. Click here to see the process for York County tax assessments. To look up a specific property's tax assessment in York County please go here.

If you are a resident of the City of Williamsburg, your assessments are done every year. At the end of October of every year, the city has completed their review of assessments and posts them. Click here to see the exact process for the City of Williamsburg's tax assessment process. The tax assessments for 2012 are certainly available at the City of Williamsburg's website. You can go here for current tax evaluations for the city. The tax rate for the City of Williamsburg is .54 cents per $100 of tax assessed value.

The larger issue as you look at purchasing or selling a property in any of these localities is truly to determine how much does the tax assessment means? The most important fact that I cannot emphasize enough is that the MARKET VALUE of any home is NOT the tax assessed value. Given the time frames for how often any one property is assessed, there is no way that in a fluctuating economy and fluctuating real estate market that the market value can be the tax assessed value (a given and fixed number.) Truly, the best way to determine what you should pay for a home or conversely what value you should use to list your home is to have a current market analysis done by the Realtor that is working for you.

Please do contact Deelyn at 757.503.1999 or email deelyn@lizmoore.comif you would like to have a market analysis done for your home or if you are considering a purchase in Williamsburg, VA.

St. Andrews Village in Ford's Colony NEW PRICE!

Mon, 28 Nov 2011 03:00:00 GMT

Looking for the perfect home in Ford's Colony? 139 Alwoodley in St. Andrew's Village is it- the perfect sized home at 2757 square feet, 3 bedrooms 2 1/2 baths and now priced to sell at a remarkable $386,500!! Modeled after the George Pitt home on Duke of Gloucester Street in Colonial Williamsburg, this charming home will not disappoint.

139 Alwoodley has been impeccably maintained and offers a wonderful floor plan. The kitchen offers granite countertops, custom cabinetry and opens to an inviting keeping room. The family room and first floor master bedroom both open to wonderful 3 season porch.

Upstairs, there are 2 very spacious bedrooms, full bath, a ‘flex’ room that is currently used as an exercise room as well as tons of attic space and heated and cooled storage.

Additional features: New roof, newer furnace & heat pump, heated & cooled storage, an automatic gas Kohler generator as well as a small fenced side yard. This home Great value-over 50K under tax assessment!

Also: The home is handicapped accessible with wider doors in the master bedroom and master bath ,wider hallways, grab bars and a “ramp able” 3 steps in the garage. The work has all been done-including new roof with warranty, newer 16 seer HVAC and 14 SEER heat pump. Also- Bryant energy recovery ventilator. Truly, energy efficiency combined with gorgeous living!

Please call or email Deelyn at deelyn@lizmoore.com or 757.503.1999 to schedule your personal tour of 139 Alwoodley in Ford's Colony!.

Ford's Colony is a beautiful gated and golf community that is centrally located in Williamsburg, Virginia. It is a popular community with about 5000 residents and nearly 2,500 homes. By the time the community is completely established there will be more than 7,000 residents living in 3,250 homes, condos and townhouses all encompassed on 3000 acres. The neighborhood is situated along winding roads that weave in and around three 18 hole championship golf courses all designed by Dan Maples. Other amenities include two Olympic-sized swimming pools (one with a zero depth entry) , a swim and tennis clubhouse, hard and clay tennis courts, a nature trail, play ground areas, biking and miles of walking paths.

New Price on Port Anne home- IN the CITY of Williamsburg!

Tue, 15 Nov 2011 03:00:00 GMT

Fabulous new price on 6 Bertier Ct in Port Anne in the City of Williamsburg! Now priced to sell at $505,000. Offering the perfect size of 2492 square feet,there are 3 bedrooms and 3 full and 1 half bath.

Looking to be within walking distance to Colonial Williamsburg? Live in Port Anne where the charm of walking to Colonial Williamsburg meets elegant and relaxed living! Located within the city limits and exactly ONE MILE to the center of Duke of Gloucester Street, this delightful Ron Curtis home will not disappoint. Featuring the perfect first floor living with an elegant and spacious living room (or library area) and dining room, as well as a family room with masonry fireplace that is adjacent to the kitchen. The kitchen has just been updated with gorgeous granite countertops, tile back-splash and stainless appliances. There is a gorgeous wall of full windows that overlook a sea of green trees as well as privacy. The screened porch offers additional outdoor living space and is located just off of the family room and kitchen.

Don't miss the first floor master bedroom that is spacious and offers a huge walk-in closet. There is a spacious master bath that features separate vanities.

Upstairs, guests will truly enjoy 2 bedrooms, both complete with en-suite baths. There is also a walk-in storage area that makes this home complete!

The location cannot be beat on this home. Truly "City of Williamsburg" living at it's finest!

Click here for more information on 6 Bertier Ct in Port Anne in the City of Williamsburg.

Please call Deelyn at 757.503.1999 or email at deelyn@lizmoore.com for more information.

Williamsburg, VA's Busch Gardens "Howl O Scream" is Here!

Tue, 18 Oct 2011 03:00:00 GMT

Ready to Get Your Scream On?

Where can you find the best, fastest rides, mixed with some creepy, spooky fun? Busch Garden's Howl O Scream ofcourse!

It is that time of year again - and Busch Gardens has added new shows, and "scare zones" that are sure to delight your inner goblin!

Click Here to get more information of tickets!

Williamsburg's 10th Annual Antique Show and Flea Market!

Fri, 07 Oct 2011 03:00:00 GMT

Williamsburg's 10th Annual Antique Show and Flea Market

Saturday, October 8th, 8am-3pm

Location: High Street - 1430 Richmond Road

Over 70 vendors featuring antiques and arts and crafts...rain or shine!

Free admission and parking.

Williamsburg Residents: Plan to Attend This Weekend's Ford's Colony Open House Tour!

Wed, 05 Oct 2011 14:48:00 GMT

This weekend...Open House Tour in Ford's Colony!

Saturday: October 8, 11am-3pm

Sunday, October 9: 11am-3pm

Click here for more information!

Wellington Price Drop - 3975 Bournemouth Bend

Tue, 27 Sep 2011 03:00:00 GMT

This home, located in popular Wellington neighborhood, has just had a price reduction...now offered at $309,000.

This move in ready home sits on a quiet street, and is light, bright and spacious! The home features a plethora of upgrades, including: tray ceilings, vaulted ceilings, tile in bathrooms, and columns. This is truly a must see!

Click Here to find out more details about this home.

If you would like to schedule a personal tour of this home, contact Deelyn Neilson at 757-503-1999, or email: deelynneilson@lizmoore.com.

Williamsburg Residents: Make Plans to Attend AOFTA

Mon, 26 Sep 2011 10:26:00 GMT

It is one of the annual events in Williamsburg, that you do NOT want to miss!

An Occasion for the Arts is this weekend!

Saturday, October 1 - 10am - 5pm

Sunday, October 2 - 10am - 5pm

Over 170 juried artists, four performance stages, youth art exhibits...a fabulous event for everyone! Click Here for more specifics!

Williamsburg: James City County Annual Fair This Weekend!

Fri, 23 Sep 2011 14:26:00 GMT

The Annual James City County Fair is this Saturday and Sunday - September 24th and 25th!

Where? Chickahominy Riverfront Park

When? Saturday - 10am - 8pm

Sunday - 11am - 5pm

Come out and enjoy a day of family fun!

Click here for more information!

Williamsburg's New Town Welcomes: El Tapatio!

Thu, 15 Sep 2011 10:27:00 GMT

El Tapatio Mexican Grill and Bar is now Open in New Town - right next to New Town Cinemas!

Great Mexican food - and if you try it today for lunch - you can enjoy BUY ONE LUNCH ENTREE - GET ONE HALF PRICE (valid only thru today, September 15th!)

El Tapatio also runs a Sunday Kids Special - Kid's Meals $1 - with the purchase of an adult entree.

Hour of Operation: Mon-Thurs 11am-10pm, Fri 11am-11pm, Sat 11:30am-11pm, and Sunday 11:30am-9:30pm

Come out and enjoy all that New Town has to offer!

It is "Arts Month" in Williamsburg!

Thu, 08 Sep 2011 03:00:00 GMT

The thirty two day period from Labor Day Week through October 2nd is being named "Arts Month in Williamsburg".

To find out specific events that will take place during Arts Month, simply click on this link: ARTS IN WILLIAMSBURG.

Whatever your specifc taste in art, you should find something to delight during this fabulous month celebrating the arts!

Happy Labor Day Weekend!

Sun, 04 Sep 2011 03:00:00 GMT

Happy Labor Day Weekend!

Wishing you a wonderful Labor Day Weekend!

Looking for great shopping deals? Head to Prime Outlets in Williamsburg - for their annual Labor Day Sidewalk Sale!

Click the following "sale" link to see some of the amazing deals you will find! Sale at Prime Outlets in Williamsburg, Virginia!!

Whatever you decide to do - barbeque, head to the beach, shop or just relax - I wish you a wonderful Labor Day with your friends and family!

Berkeley's Green Price Drop- 3401 Wexford Run!

Thu, 25 Aug 2011 03:00:00 GMT

What a great deal! 3401 Wexford Run in Berkeley's Green has just dropped the list price to $289,000- truly a wonderful price for this move-in ready and absolutely charming home. The property features a terrific floor plan with granite counter tops and stainless appliances in the kitchen. The kitchen opens to a great sized dining room with updated light fixture. The great room is spacious and offers a vaulted ceiling and a fireplace. There is also a first floor master bedroom retreat complete with en suite bath and walk-in closet. Upstairs, there are 2 spacious bedrooms, full bath as well as a loft area.

Looking for additional storage? The garage offers plenty of attic storage that is complete with a mechanical lift to move heavy items into storage!

There is also a great backyard with patio that is perfect for parties or just play.

Berkeley's Green in Williamsburg has always been and remains a very popular and desirable subdivision. The neighborhood pool and clubhouse are close by as is the neighborhood pond with fountain. The location is great with access from Greensprings Rd from either Rt 5 (John Tyler Highway) or Jamestown Rd- either is perfect for commuting to Fort Eustis or Langley AFB, Newport News, Hampton or Richmond.

For questions on 3401 Wexford Run or to schedule a showing of this perfect move-in ready home, please do call Deelyn at 757.503.1999 or email deelyn@lizmoore.com.

New Town, Williamsburg at Night!

Mon, 22 Aug 2011 07:32:00 GMT

My friend and photographer Dulcie Holland recently took this photo of New Town at night. It is beautiful! If you have an interest in Dulcie's photography please check out her website. She has a focus on real estate photography. Enjoy!

Thank you Dulcie for sharing!

Williamsburg: A New Restaurant is coming to Merchants Square!

Thu, 18 Aug 2011 03:00:00 GMT

Colonial Williamsburg recently announced that a new restaurant will be coming to Merchants Square on Duke of Gloucester Street in Colonial Williamsburg. Long-time and extraordinary Williamsburg chef David Everett, owner of The Blue Talon and The Trellis restaurants, is the owner of the new 'gastropub' that is expected to seat around 140 people.

In a press release Chef Everett stated: “Our goal is to offer an alternative to the current dining in Merchant Square with yet another unique and disarming neighborhood establishment,” Everett said in a press release. “The theme and scope of a 'gastropub' combines the leisurely and unpretentious ambiance of a watering hole with the epicurean delights of a good eatery at an affordable price.”

Veteran Williamsburg residents will remember the Suntrust Bank that was right on the corner (across from what used to be Casey's Department Store) and now the Barnes and Noble Book Store. The old bank will see some renovations beginning in the Fall, and the opening date is scheduled for the Spring of 2012.

Season's Trace in Williamsburg to build a new playground!

Sat, 13 Aug 2011 17:53:00 GMT

Great news for the residents and kiddos in Williamsburg's Season's Trace neighborhood! Construction on a new playground will begin later this month. The wilderness themed playground will include six new slides as well as equipment that will accommodate children of all needs and ages. According to the Virginia Gazette, the project is estimated to cost $103,000.

Kudos to the Season's Trace neighborhood and neighborhood home owner's association for taking steps to continue to update the neighborhood and adding to the quality of of life for all residents. Beautifying the neighborhood and updating the amenities can only add to the property values of all homes in Season's Trace. Well done!

For more information on Season's Trace please see the Season's Trace Home Owner's Association website or please call Deelyn at 757.503.1999 or email at deelyn@lizmoore.com.

Williamsburg Kiwanis Club's 32nd Annual Shrimp Feast!

Fri, 12 Aug 2011 03:00:00 GMT

Mark your calendars!

The Williamsburg Kiwanis 32nd Annual SHRIMP FEAST

features ALL YOU CAN EAT SHRIMP, HOT DOGS, BAKED BEANS, COLE SLAW, and BEVERAGES!

The Kiwanis Club Annual Shrimp Feasthelps support Bacon Street, Colonial Casa and Community Action Agency. Enjoy a wonderful meal and help support those organizations.

WHEN and WHERE?

Saturday, September 10, 2011

4pm-7pm

Jamestown 4-H Camp

Purchase Tickets online:

www.williamsburgkiwanis.org/shrimpfeast-tickets.htm

or at Suter Printing - 4399 Ironbound Road - 220.3299

Williamsburg Residents: Registration for Christopher Wren Fall Classes Now in Progress!

Thu, 11 Aug 2011 03:00:00 GMT

Christopher Wren Association Fall Class Registration is Now in Progress!

Classes Begin September 12, 2011

Christopher Wren is a non-profit association, in Williamsburg, Virginia, for people who seek opportunities for learning and enrichment. It provides for intellectual and cultural stimulation and growth.

The association is sponsored by The College of William and Mary.

For the course catalog and class descriptions, visit: www.wm.edu/cwa

Attention Williamsburg, Virginia Brides: Two Rivers Bridal Showcase!

Tue, 09 Aug 2011 03:00:00 GMT

Newly Engaged?

Looking for a beautiful venue with breath-taking views?

Wanting to see the newest and best ideas for brides?

Mark your calendar for the Two Rivers Country Club Bridal Showcase!

Sunday, August 14th

12NOON - 4PM

1400 Two Rivers Road, Williamsburg

Contact: Jennifer Walton at 757.258.4610 ext 224