Blog Archive for Premier Williamsburg Real Estate


Displaying blog entries 1-10 of 15

Annual Ford's Colony Market Update

by Deelyn Donnelly Neilson

Active listings in Ford’s Colony are at an historic low. But as I noted at my eighth annual Ford’s Colony Market Watch seminar Feb. 16 at the FC Country Club, I expect that to soon change.

Signs suggest the spring market will quicken significantly. So ideally you want to be getting your home prepped and ready to list now, due to the lighter competition for the buyers that are out there.

I really enjoy getting together with you every year to discuss the fluid characteristics of the Ford’s Colony market, and I thank you for attending with me. You always provide engaging conversation and challenging questions.

Some numbers: Ford’s Colony saw 120 closed sales in 2016, with a median sales price of $469,000. The average sale spent 121 days on the market, and 2016 homes closed on average at 98 percent of their list price.

Yes, active inventory in Ford’s Colony was only 82 homes as of Dec. 31. I think that is from a combination of things; people “waiting and seeing” after the election, as well as homeowners taking $500,000-plus listings off the market following an unsuccessful bid to sell.

Here are some tips to produce a quicker sale:

Declutter with a very discriminating eye. Clear shelves, corners and personal items from rooms. You want homebuyers to see their own potential there, not your “stuff.” I know that can be difficult if you are still living in the home, but it will bring better results.

Two musts: Remove any wallpaper and install granite countertops if you don’t already have them. These are non-negotiable items for today’s homebuyers. I can’t stress this enough.

Most importantly, you will have much more success if you price your home realistically from the start. I know you have a target number you would like to take away from the sale. The harsh truth is potential home buyers don’t care about your investment. They care about their investment.

Pricing is much more an art than a science. I have the experience and expertise to maximize your efforts. I have been Liz Moore’s top producer every year since 2007, and last year I sold 15 ½ homes in Ford’s Colony. That is three times more than anyone else in town. With Liz’s 27 different websites, premium marketing exposure is guaranteed.

I love Ford’s Colony. I’ve lived here 20 years and raised three kids here. And I love showing it off to others who are in the market to move within the neighborhood or those interested in moving in.

I would be honored by your confidence. Please contact me at [email protected], by phone at 757-503-1999 or send me a message from this link or at my Ford's Colony Insider.

Why You Should Choose Me as Your Williamsburg, VA Realtor

by Deelyn Neilson

Watch this video to see why my clients recommend me as their top Williamsburg VA Realtor!

SOLD in Queen's Lake

by Deelyn Neilson

188 w queens drive williamsburg

188 W Queens Drive in Queen's Lake, sold by Deelyn Neilson

Homes are always in demand in the popular community of Queen's Lake in Williamsburg, VA.  If you're thinking about selling your home in this neighborhood, now is the time! Check out these statistics on the latest properties that have sold:

Propeties sold in queens lake 2012-2013

Currently there are 16 homes for sale in Queens Lake, listed from $275,000 to $1.2 million. Lots of buyers will be coming through the neighborhood, so this is the perfect time to list your house!

For a complimentary market analysis and home appraisal, contact Deelyn at 757.503.1999 or [email protected].

Interested in buying in this community? Check out my Queen's Lake page to see homes for sale!

SOLD in Villages of Westminster

by Deelyn Neilson

4801 glencoe way villages of westminster williamsburg va

4801 Glencoe Way, Listed and Sold by Deelyn Neilson

Thinking of selling your home in Villages of Westminster?  Now is the time!  Homes sales are picking up in this sought after community in Williamsburg, VA. Here's a quick look at what homes have sold in the past few months in this neighborhood.  

     Recently sold homes in villages of westminster williamsburg va

There are currently 7 properties listed for sale in Villages of Westminster, which means lots of buyers are coming through yours neighborhood!  For more information, visit my community information page for this neighborhood.

For a complimentary market analysis of Villages of Westminster and home value appraisal, contact Deelyn at 757.503.1999 or [email protected]. Together, we can get your house SOLD!  


SOLD HOMES in Berkeley's Green

by Deelyn Neilson
3017 East Tiverton berkeleys green williamsburg va
3017 East Tiverton, Listed and Sold by Deelyn Neilson
Have an interest in the re-sale market in Berkeley’s Green? Overall, the re-sale market in Williamsburg is picking up!  Take a look at the last 12 months’ of sales in Berkeley’s Green: If you are thinking of selling your home, now is the time to begin the process. I participated in 3 of the last 6 home sales in Berkeley’s Green.
3008 Bent Creek Rd 2666 1997  4/2.5 $354,000 $339,000
3017 Chelsford Way* 1972 1990  3/2.5 $199,111 $198,000
3016 East Bay 2588 1995  4/2.5 $329,900 $317,500
3432 Fiddlers Ridge 2356 1999  4/2.5 $339,000 $312,500
3448 Southport Trail* 2041 1991  3/2.5 $250,000 $244,000
3017 East Tiverton 2600 1990  4/2.5 $329,999 $309,000

*Distressed sales

Currently, there are 7 properties listed for sale in Berkeley's Green. Visit my Berkeley's Green neighborhood page for more information or to search current homes for sale in this community.

If you're interested in selling your home in Berkeley's Green, call me today for a complimentary market analysis and evaluation of the value of your home.

Incredible Kitchens here in Williamsburg, VA

by Deelyn Neilson


Is there any other room that embraces beauty and functionality like the kitchen? Gorgeous finishes flow throughout every space--warm, natural wood on the cabinets, colorful granite and marble surfaces, and tile backsplashes blending the elements together. Even the appliances are appealing with their smooth, industrial designs. A open floor plan erases the lines between the work spaces and living areas of the home, offering the ideal setting for effortless entertaining. 
Here are five exquisite kitchens in Williamsburg, VA. Like what you see? Each home is currently on the market. Click on a photo to see the full listing.  Contact Deelyn at 757.503.1999 or [email protected] to schedule your private showing of any of these homes.
164 Killarney: A masterpiece in the art of luxury home building, this exquisite 5800 square foot "estate" style residence, offers four bedrooms and three and a half bathrooms. The kitchen features custom cabinetry with integrated SubZero refrigerator, granite counter tops extending to a center island and desk area, Viking professional range with oven and Viking wall mounted oven, and two sinks.  In addition to these state of the art appliances, there are two Asko dishwashers.   
Offered at $1,200,000


120 North Turnberry: Custom designed and built with spaces for entertaining as well as everyday living, this majestic all brick home was recently completed with 6,525 square feet, five bedrooms, six  full and one half bath.  The spacious kitchen is both gorgeous and functional. Granite counter tops compliment the cherry finish of the custom cabinetry. The large center island provides additional workspace.  Appliances are state of the art, including a cabinet integrated refrigerator, double ovens, island gas range, and wet bar with wine cooler. Connected to the kitchen, the breakfast area is surrounded by floor to ceiling windows overlooking the pond and golf course.
Offered at $975,000

136 Red Berkshire: Designed by William E. Poole, this "Shields Townhouse" home offers four bedrooms, three and a half baths, and several 'flex'  rooms for a total of 4228 square feet.  The gourmet kitchen offers everything a culinary enthusiast could want: double ovens, a gas range, dozens of square feet in counter space, and a walk-in pantry. Granite counter tops complement the color of the main cabinets as well as the gorgeous, contrasting center island.

Offered at $665,000

102 Links of Leith: With five bedrooms and two and a half baths, and 3509 square feet, this home is spacious and comfortable, with luxury details accenting its architectural beauty. The kitchen features granite countertops, custom cabinets, huge center island, and tiled backsplash. A spacious pantry offers plenty of storage.

Offered at $525,000

4043 Coronation: This two story home offers 2810 square feet, with three bedrooms and three and a half bathrooms. Gorgeous granite counter tops, custom cabinetry, contrasting center island, and tile back splash create a space that is inviting as well as beautiful.  Stainless appliances including a gas range and wall oven.

Offered at $485,000

5 Tips for Selling During Christmas

by Deelyn Neilson
The Christmas season is a joyful one, even if you’re selling your home! Although traditionally folks like to buy homes during the springtime, when the weather is warmer and the flowers are starting to bloom, there are plenty of advantages to selling during the Christmas season.  For starters, buyers shopping during Christmas are usually serious and motivated. This translates into less haggling and a faster sell!  It’s also a great time for you to showcase your home’s potential—try these five suggestions for your next showing!
1. Light the fireplace. This is one of the few times of year that you can actually show buyers how wonderful it is to have a fireplace in the house! 
2. Decorate. Use a few tasteful decorations. Traditional, classic themes work best.  A wreath on the door with a festive doormat is a great start!
3. Use seasonal plants to brighten up landscaping. Poinsettas, holly, and ivy are all beautiful additions which will increase curb appeal.
4. Showcase the view.  Since the trees are bare, this is the best time of year to show the view of your property—especially if you live near water! Make sure the windows are open and take the buyers outside to look around.
5. Point out seasonal activities. Every community has wonderful events this time of year. In Williamsburg, it’s the Grand Illumination in Colonial Williamsburg, ice skating in New Town, and Christmas Town at Busch Gardens.  Let the buyers know why Christmas is special in your community, too!
Are you looking to buy during this Christmas Season? Check out my featured listings, or search properties! Contact Deelyn at 757.503.1999 or [email protected] for more information.


Three Easy Autumn Decor Projects

by Deelyn Neilson

There was just the slightest chill in the air yesterday morning. It made me think that autumn really was on its way! It's time to bring out the apple cider, warm soup and--of course--autumn themed decorations. Here's three easy autumn décor projects to get you started.

“Welcome” PumpkinThe fastest way to bring the Fall into your home? Get some pumpkins!  Arrange them on your front stoop or in the yard. To recreate this beautiful “Welcome” pumpkin, use poster paint and a medium sized brush to write your greeting.  You can also use stencils to create a neat, even script. Feeling glitzy? Cover the pumpkin with gold spray paint before adding your greeting.

Homemade GarlandTake colorful paper and draw the outline of individual leaves. Cut out and glue twigs on the paper to simulate leaf veins.  Attach to cotton string with a dot of hot glue or a stapler and hang across your window for a bright dash of color. This is a great autumn craft for kids!

Autumn Wreath Alternative: Take three cobs of corn and carefully peel the husks down to the base. Set in a warm, dry area for two or three days. After the corn has dried out, gather the bases of the cobs and tie together with twine. Fluff out husks and you’re done!

Got an easy Autumn décor idea? Share it in the comments section below!

The Nose Knows: How To Prep Your Home for a Showing

by Deelyn Neilson

First impressions can make or break a home sale. Within 20 seconds of walking through a home a buyer has already made up their mind if the home is not what they want. As a buyer walks through a door at least 3 of their senses are engaged: what they hear, see, and smell.

From all my years of showing property, I can walk into many homes blindfolded and tell you who or what is living there. Babies, teenagers, smokers, and pets all have a smell. 

Here are my secrets for great showing:

  1. Be Q-tip clean.  A home that is that clean is usually a home that smells like it is clean!  
  2. Take out the kitchen trash before a showing. There may be something in there that your nose has grown accustomed to which is offensive to others.
  3. Smoking? Take it outside. An ionizer can help remove some of the smoke smells.
  4. Empty litter boxes at the last minute before you leave and take the box outside or the garage. Also remove your pets from the home during a showing. Regularly clean pet bedding clean as dander can leave smells that you may be accustomed but are noticible to others. 
  5. Don't cook smelly foods while your home is on the market. Several years ago at a showing, I was greeted by the homeowner as I went to the door. They wanted to explain that they had just cooked “blood sausage” and that the home might have an odor. Really?! It's been several years and I STILL remember that smell!

What about air fresheners? You have to be very careful about the plug-ins, candles, or sprays. Masking a problem only makes it worse.  Personally, I like many of the plug-in smells, but many folks absolutely do not like them. Remember that smell is one of the most powerful memory triggers--you need potential buyers to have good memories of the showing!

Some good smells that usually cannot go wrong: 

  • Fresh baked bread like pumpkin or another sweet bread
  • Fresh baked cookies--especially if leave a few out with a “please take one” note attached! 
  • Cinnamon sticks in the kitchen. You can also run a lemon through the garbage disposal. Most folks do like citrus and it can smell very good and clean. 
  • And of course the very best idea: clean, clean and then clean again!

What is the MOST IMPORTANT factor to get my home sold?

by Deelyn Neilson

The most asked question in today's market? Obviously- How do I sell my home in today's challenging buyer's market?  

And the very easy answer:


The one thing that will ensure that the home gets sold in today's challenging market is proper pricing- this is the most important start of getting your home sold. An overpriced listing stands out like a sore thumb to potential buyers.  Improper pricing can also easily lead to a home's stagnancy on the market which leads to many other problems down the road.

I have had the opportunity to list a couple of properties lately where the sellers have  realized what needed to be done- price the home aggressively which is under appraised value- and then watch as the "sweet spot" of pricing can actually turn into a bidding war. Really?? You bet- and we sold OVER list price!

If you are in the process of buying a home you have surely come across listings that have been listed for quite some time. There could be many reasons why the home has not sold: condition issues, cosmetic issues or what is most common in today’s market: pricing issues. When this happens, homes tend to acquire a bit of a stigma. Potential buyers will wonder why the home has been sitting.

Naturally, the homes that are priced in the lower to mid range in any neighborhood will be the homes that sell first. I will always tell my buyer clients that they will usually fare well when they buy one of the lower priced homes in a prospective neighborhood. It is always better to be the lowest priced- especially those that also represent a great value in comparing price per square foot as well as condition issues -than to be the highest: the higher prices tend to bring up the value of the lower end and the opposite is also true. 

High priced homes tend to be looked at (a lot), but little action comes as people opt for the less expensive properties. In fact, the higher priced homes in the neighborhood serve as a catalyst for the lower priced homes to actually sell.  Buyers see the properly priced homes as bargains!

When you do a market analysis of your home you need to take the SOLD numbers to heart. It is easy to compare your home to your neighbor’s down the street that may be listed much higher- but, remember, have they sold? The homes that you must compare pricing with are only the homes that have sold.  Proper positioning of your home is today’s market will definitely determine how fast your home sells. Take the time to make sure it is done right.

Please remember that there are two types of properties that are selling in today’s market:

“Opportunity” properties are those that have been on the market less than 30 days,  are in move-in condition and are priced to sell- just below market value.  The others are “Deals” plain and simple- that is truly what buyers are looking to find- and they WILL sell.

Displaying blog entries 1-10 of 15




     Deelyn Neilson on Zillow