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Spring FAARside newsletter now available

Spring FAARside newsletter now available

Your copy of the Spring Newsletter, the FAARside is here! Crack open a copy to learn about what’s going on at the Association including a letter from the President, 2023 accomplishments, the Virginia REALTORS® legislative agenda, member photos, and more!

This edition includes

  • How REALTORS® gave back over $25,000 to local charities in 2023
  • Information on a new housing gap study
  • April Events & Classes Schedule
  • Thank you to RPAC investors

and more!

Right click here or the cover image to the right and click “Save as” to download

huge pit between person and a house on front page of spring magazine cover

Spotsylvania looking to restrict Annual Subdivisions of lots

Please see below for an update on an issue that the builders are tracking that could impact property owners trying to subdivide their lots.  Spotsylvania County is looking to amend its subdivision ordinance that currently allows 1 division per year for up to 6 total lots down to just 1 lifetime division plus the remainder parcel.  This could be a huge impact for property owners who intended to sell off pieces over time to fund retirement, medical care, college, etc.  If you’re concerned about this change, consider turning out to the upcoming Planning Commission meeting.

Spotsylvania Planning Commission
April 3, 2024 at 6:00 PM
Board of Supervisors Meeting Room
9104 Courthouse Road, Spotsylvania, Virginia, 22553

The proposed amendments are as follows:

  1. Renaming the Annual Exempt Division as the Single-Exempt Lot Division.
  2. Reducing the potential number of lots created per parcel under this provision from 5 to 1, plus the remainder.
  3. Setting the date of the ordinance as July 1, 2024.
  4. Establishing the Single-Exempt Lot minimum lot size as 3 acres, with the remainder lot conforming to the conventional lot size for the zoning district.

Additional Background/Other Considerations: Annual Divisions were adopted as part of the Exempt provisions of the Subdivision Ordinance on March 10, 2009. The provision allows one division of land per year from parcels in Rural, Resort, and Agricultural zones creating up to five new lots over time from each eligible parcel. The code amendment occurred during the economic downturn and the intent was to allow a farmer or larger land holder in the rural areas to sell some land in order to generate income to maintain their rural or agricultural property.  When adopted, the ordinance capped the number of annual lots that could be created each year to 100.  The County has not come anywhere close to this threshold over the last few years.

While these changes may seem innocuous at first glance, they could severely restrict the ability to develop land efficiently and cost-effectively. Here are some key talking points to consider when advocating against these amendments at the upcoming planning commission meeting :

  1. Economic Impact: Restricting the number of lots created per parcel limits the potential return on investment for developers and property owners. This could discourage investment in new developments, ultimately stunting economic growth in our community.
  2. Property Rights: These amendments infringe upon property owners’ rights to utilize their land as they see fit within existing zoning regulations. Limiting the number of lots that can be created per parcel restricts property owners’ ability to maximize the value of their assets.
  3. Housing Affordability: These amendments could drive up the cost of housing in our area by decreasing lot yield. Decreasing available and buildable lots will result in higher home prices, making homeownership less accessible for working families and young professionals.
  4. Competitive Disadvantage: Large developers with more resources may be better positioned to absorb the impact of these amendments or seek alternative development opportunities. Small home builders, on the other hand, may struggle to compete in a market where their ability to maximize land use is constrained.

Local Real Estate Market Continues Strong Showing in February

The February real estate market continued the trend of increasing prices and falling demand, but also showed some promising signs for the those waiting for more inventory with a slight increase in active listings and a large increase in new listings compared to last year.  Median price was up nearly 4% year-over-year coming in at $435,000 this February compared to $419,900 last year.  Total sold volume remained static from last February coming in at approximately $157 million, a scant 1% decrease from 2023 numbers.  Units sold fell by 6% year-over-year compared to last February with 335 homes selling last month compared to 358 in 2023. 

“I find the present condition of our real estate market to be quite promising,” states FAAR Board of Director Tamar Myers-Moffatt.  “A growing number of homeowners appear ready to place their properties on the market, and there is a noticeable increase in active listings becoming available.  The open houses that I have hosted have steady streams of buyers who seem prepared to proceed. My buyers are encouraged by the quality of homes available but are still faced with multiple offer scenarios.”

The real estate market is highly sensitive to even small fluctuations in mortgage rates and the dip in rates that started the year turned into many more buyers coming out.  That increased competition was reflected in homes spending less time on the market than last February.  Days on market, the time it takes from when a listing enters the market until it receives a ratified contract and is removed from active status on the multiple listing service decreased 10% going from 40 days last February to 36 this year.

Active listings, new listings, and new pending contracts all increased for the first time since 2022, but available homes remain in chronically short supply and well-below pre-2020 levels.  Active listings increased nearly 2%, with 661 homes on the market compared to 649 homes closing out last February.  For comparison, there were 1,140 properties on the market at the end of February 2020 so the market is currently running at half of what was typical before the pandemic.  While the most recent active listings increase is very small, there was encouraging news in new listings.  The market saw a 32% increase of homes coming on the market this February with only 393 homes listed for sale at the end of February in 2023 compared to 520 new home listings this year.  New pending contracts were up 8% with 468 pending transactions this February compared to 433 last year.

Myers-Moffatt continues, “All of my current buyers have a home to sell, so finding that next property is a point of concern. Leveraging post-occupancy addendums certainly helps, however many of the offers we receive also have home sale contingencies.  This puts the seller in an especially vulnerable position when formulating their exit strategy for a new property.  I think we can expect to see this trend continue through the spring and summer months.”  

 

#MemberMonday Meet REALTOR® Denise Benedetto

#MemberMonday Meet REALTOR® Denise Benedetto

The Fredericksburg Area Association of REALTORS® Member Spotlight feature allows members of the community to get to know each other before working with each other in a transaction. Each member answers a series of questions to reveal more about themselves as people.  It is FAAR’s hope that learning about an individual may spark connections that blossom via email, phone conversations or in-person meetings at events and classes.

Name
Denise Benedetto

Hometown
Washington, D.C.

Current Location
Foothills of the Blue Ridge Mountains

Title
REALTOR®, PSA, LHC, Notary, Co-Broker Saba Group, CRE

Why do you love working in real estate?
Working in real estate is a fulfilling journey filled with daily surprises. It provides a unique chance to engage with people deeply and help them achieve their residential and commercial aspirations. Building trust within the communities I serve is immensely rewarding and speaks volumes regardless of market conditions.

Favorite Work Story 
A client intended to purchase a residential property located at 1902 ½ Street, featuring two bedrooms and two baths. However, during the home inspection and appraisal, both parties mistakenly visited the property at 1902 Street, which was also on the market. Fortunately, we recognized the absence of the “1/2” in the address and prevented the buyer from inadvertently purchasing the property at 1902 Street, which already had a pending buyer!

What are you most proud of in your career?
I take great pride in the growth I’ve achieved as an agent, thanks to the invaluable guidance of my mentors at SAMSON Properties and the leadership at FAAR. My affiliation with these esteemed organizations underscores the high standards of professionalism, depth of industry knowledge, and unwavering commitment to service they uphold. Engaging in committee and community service through these platforms ensures that I stay current and continue to be a valuable resource for individuals seeking expert assistance in buying, leasing, or selling real estate.

Do you have a special cause or volunteer your time? 
While I may not champion a specific cause, I am actively involved in volunteering. I hold the position of Secretary within my community’s HOA and serve as the Chair of the Landscape Committee. Additionally, I am a Committee Member of the Orange County Tourism Advisory Committee. Within FAAR, I contribute to three committees. Furthermore, I engage in public speaking and performances related to American history, serve as a mobile notary, and fulfill duties as an Officer of Election.

Fun Fact
I absolutely love the phrase “Go Fly A Kite” because I take it quite literally! I have a collection of kites in different sizes, made of various materials, and featuring diverse shapes. I even have some extras to share with others. Whenever the sun is shining and the wind is just right, you’ll often find me out there, soaring high! It’s not just about play; it’s a magical escape that allows me to daydream and take a little getaway, even if it’s just for a short time.

benedetto, denise REALTOR®

2024 Real Estate Market Kicks Off with a Bang

The local housing market started the year out with a bang, racking up year-over-year increases in units sold and total dollar volume for the first time in nearly two years.  January closed with approximately $153 million in total sales volume, an almost 8% increase since last January.  Sold volume was fueled by a nearly 7% year-over-year increase in units sold, coming in at 324 homes sold this January compared to 303 last year.  This is the first time the market has seen an annual increase in units sold since April of 2022.  Median price increased a modest 3% coming in at $432,000 this January compared to $419,900 last year. 

“Our region is still experiencing limited inventory, and the tension between low buyer demand and even lower seller activity is keeping upward pressure on home prices,” comments FAAR Board of Director Meghan Kala.  “Median home prices in every locale continue to rise and our fringe areas are no exception. Buyers should look at these year-over-year prices as an indication that ‘the bubble isn’t going to burst’.”

Days on market, the time it takes from when a listing enters the market until it receives a ratified contract and is removed from active status on the multiple listing service stayed nearly static from last year, going from 38 days last January to 39 days this year.  Nearly a third of homes on the market sold in 10 days or less. 

Active listings, new listings, and new pending transactions were all down in January with just 634 homes on the market at the close of the month, the lowest since February of 2022.  New pending sales were down more than 17% with 383 homes under contract compared to 464 last January.  New listings stayed static from last year continuing the trend of diminishing new product coming onto the market.  The region saw 476 homes listed last January compared to 467 this year, a nearly 2% decline.

Sellers continue to sit on the sidelines to see what mortgage interest rates are going to do.  Kala comments, “As growth and development in the Fredericksburg region continues, the parallel that has consistently remained the same is the immediate need for homes. Sellers could be sitting on a mountain of equity and are ready to downsize, but they are uncertain if the time is right to list. The question they may ask themselves is – where will I go? As a result, we may see an increase of home sale contingencies in transactions. We are still experiencing multiple offer scenarios, which should encourage sellers who are getting ready to put their home on the market. Many buyers have been enjoying the security of contingencies in the slower market, but those days may be numbered if rates decline. Attainability, especially for first time home buyers, could prove to be challenging if they continue to wait.”

 

#MemberMonday Meet REALTOR® Melissa Longton

#MemberMonday Meet REALTOR® Melissa Longton

The Fredericksburg Area Association of REALTORS® Member Spotlight feature allows members of the community to get to know each other before working with each other in a transaction. Each member answers a series of questions to reveal more about themselves as people.  It is FAAR’s hope that learning about an individual may spark connections that blossom via email, phone conversations or in-person meetings at events and classes.

Name
Melissa Longton

Hometown
Clifton Park, New York

Current Location
Stafford, Virginia

Title
Realtor® & Dog Lover

Why do you love working in real estate?
I love working in real estate because it’s all about connecting with people, understanding their dreams, and helping them achieve homeownership goals. The joy of turning those aspirations into reality is what makes every day in this field truly fulfilling.

Favorite Work Story
I have a few, The really good ones are Top Secret… I like to refer to them as Mis-Ådventures

What are you most proud of in your career?
I’m most proud of seamlessly assisting numerous families in relocating, ensuring a smooth transition during a crucial time in their lives. Helping them settle into new homes and communities brings me immense satisfaction, and it’s a privilege to play a role in such significant life changes.

Do you have a special cause or volunteer your time? 
I’m a passionate advocate for small business owners and locally owned establishments. Devoting time to volunteering at our local food bank is something I hold dear. Additionally, for the past five years, I’ve been contributing to my clients’ chosen charities on their behalf, fostering a sense of community and giving back.

Fun Fact
A fun fact about me is my deep affection for animals, particularly dogs. My 5-pound teacup Yorkie holds a special place in my heart and is my cherished best friend #justfrankiebeingfrank

Melissa Longton headshot
#MemberMonday Meet REALTOR® Bethany Neher

#MemberMonday Meet REALTOR® Bethany Neher

The Fredericksburg Area Association of REALTORS® Member Spotlight feature allows members of the community to get to know each other before working with each other in a transaction. Each member answers a series of questions to reveal more about themselves as people.  It is FAAR’s hope that learning about an individual may spark connections that blossom via email, phone conversations or in-person meetings at events and classes.

Name
Bethany Neher

Hometown
Hampton

Current Location
Fredericksburg

Title
REALTOR®

Why do you love working in real estate?
I love meeting and helping new people. I love the diversity in the day to day hustle of this career.

What are you most proud of in your career?
My career is only just beginning but so far, I am proud of how quickly I am learning and feeling good about my start. I have a great team behind me, I have my first client which happens to be a million-dollar client and I am looking forward to everything I am going to accomplish in this career.

Do you have a special cause or volunteer your time? 
I don’t like to stick to one cause necessarily. I like to pick a couple every year that I dedicate my time to. So far this year I have connected with a woman that runs an animal rescue and I plan to devote a lot of time to her and her cause in the coming months.

Tina Keene Exit Elite Realty

#MemberMonday Meet REALTOR® Kendric Walpole

#MemberMonday Meet REALTOR® Kendric Walpole

The Fredericksburg Area Association of REALTORS® Member Spotlight feature allows members of the community to get to know each other before working with each other in a transaction. Each member answers a series of questions to reveal more about themselves as people.  It is FAAR’s hope that learning about an individual may spark connections that blossom via email, phone conversations or in-person meetings at events and classes.

Name
Kendric Walpole

Hometown
Fredericksburg, Virginia

Current Location
Fredericksburg, Virginia

Title
Realtor®

Why do you love working in real estate?
I love working in real estate, because it gives me the opportunity to help people I just met. This industry has us constantly getting to know numerous people throughout a transaction. However, I most like the ability to help first time home buyers navigate through the process. It is always a privilege to share in their excitement!

What are you most proud of in your career?
I am most proud of the personal development that this career has provided. Being a Realtor forces an individual to be proactive rather than just reactive. You also get to learn so much throughout your experiences, whether interpersonal communication skills or landscaping techniques to divert water from a house. There is just so much growth to be had.

Do you have a special cause or volunteer your time? 
Currently I am volunteering as the Community Services Manager with FAAR’s Young Professionals Network (YPN). I spent many years of my life growing up doing community service activities such as cleaning the river, refurbishing picnic areas at local battlefields, food drives, and more. I am glad that I have the opportunity, and help, to dive into that again with YPN!

Fun Fact
A fun fact about me is that I used to be a professional performer in live theater. I sang, danced, and acted for over 10 years of my life. Though I haven’t done anything like that in a few years, the real estate profession does give the schedule flexibility to perform. There may be something like that again for me in the future.

Tina Keene Exit Elite Realty

2023 Housing Market Plagued by Low Inventory, Volatile Interest Rates

The local housing market finished the year with low inventory, high prices, and falling demand, trends that started in 2022 and accelerated throughout 2023.  “The real estate market in the Fredericksburg area saw a continuation of low inventory issues in 2023,” states 2023 FAAR President Randy Walther.  “The start of the year held hope that a stable market would take hold but rising interest rates quickly changed that outlook.”

The year closed with a total sold dollar volume of $2.64 billion which represents a more than 21% decrease over the year-end $3.3 billion total for 2022.  While prices were up in 2023, the pace of increases moderated with a nearly 4% year-over-year increase in median price, going from $425,600 in 2022 to $439,900 in 2023.  The trend of decreasing units sold continued to accelerate last year, finishing out 2023 with 5,531 transactions compared to 7,284 units sold in 2022.  This is down from a recent high in 2021 of 9,266 units sold.  Stafford and Spotsylvania counties saw volume reductions that accounted for nearly all of the 1,700 fewer units sold in 2023 versus 2022, but despite falling sales, prices continued to rise in both places.  Spotsylvania County posted a 2023 median price of $430,000 while Stafford County hit the $500,000 mark.

“As the year progressed, sellers were less inclined to give up a low interest rate loan if they had to assume a new loan at a higher rate,” continues Walther.  “Even with higher rates, houses did not sit on the market for an extended period if they were move-in ready. A large portion of buyers brought funds to the table that allowed them to buy down a new loan or in many cases, they paid cash from the sale of a previous home.”

Days on market, the time it takes from when a listing enters the market until it receives a ratified contract and is removed from active status on the multiple listing service increased 35%, going from just 20 days in 2022 up to 27 days in 2023.  However, the largest portion of homes still sold very quickly, with 2,684 homes flying off the market in 10 days or less. 

December closed the year with a modest year-over-year decline in total sold volume and a modest decline in units sold.  Prices saw a small increase of 2% going from $415,000 in 2022 to $425,000 in December of 2023.  Orange County was a noticeable outlier in December, posting big gains in units sold and median price.  Orange saw its median price increase nearly 28% last month, going from $305,000 in December of 2022 to $389,000 in December of 2023.  Units sold also increased nearly 12% with 5 more homes sold this past December than in 2022. 

December of 2023 also saw the number of active listings plummet nearly 20% from December of 2022, with just 660 homes on the market at the turn of the year compared to 819 last year.  “Currently the ebb and flow of the real estate market has turned to a more predictable state,” comments Walther.  “Buyers are seeing a drop in rates and sellers can make plans for the next phase of their lives. While the days of rock bottom rates are gone, they are now trending down again from 2023. As a result, the expectation is that 2024 will see more improvement in the market. The Fredericksburg region is growing and housing needs will remain a concern. This is especially true in the entry level market.”

Realtors® expect similar market dynamics in 2024 as would-be sellers remain on the sidelines enjoying low mortgage interest rates.  Walther advises that “there is no time like the present” as prices are not expected to change significantly anytime soon.  “Having a qualified partner in this transaction will result in the confidence that buyers and sellers have made the right decision,” advises Walther.

 

FAAR Welcomes the 2024 Association Leadership Team

The Fredericksburg Area Association of REALTORS® (FAAR) celebrated the installation of its 2024 Board of Directors at Stevenson Ridge on December 7, 2023. The Association under the leadership of 2023 President Carol Sondrini of Berkshire Hathaway HomeServices PenFed Realty served more than 1,800 Realtors® working throughout the region with top-notch educational offerings, wide ranging networking opportunities, and strong advocacy to protect the real estate industry.

Sondrini presented the President’s Award to Immediate Past President Deb Ellis with Coldwell Banker Elite, thanking Ellis for her guidance and inspiring actions as a leader.

Looking ahead to 2024, incoming President Randy Walther of Nest Realty kicked off his year in style with a dazzling fireworks display, symbolizing his theme for the coming year, “FAAR-works”.  Walther expressed his gratitude for the trust and confidence placed in him by the FAAR membership. He emphasized the importance of collaboration, innovation, and shared efforts within the real estate community to achieve success in the coming year.  The highlight of the evening was the captivating fireworks show by Randy’s son, Jake Walther, commemorating the 2023 volunteers and cheering the 2024 Leadership Team on into the new year.

Walther’s leadership team was installed by 2024 Virginia Realtors® President, Tom Campbell.  Walther was installed as President by his broker, Sarah Stelmok of Nest Realty.

The 2024 FAAR Leadership team is:

President: Randy Walther, Nest Realty
President-Elect: Lauren Tate, Long and Foster Real Estate, Inc.
Vice President: Matthew Rathbun, Coldwell Banker Elite
Secretary: Gary Gardiner Jr., Coldwell Banker Elite
Treasurer: Tamar Myers-Moffatt, Samson Companies LLC
Immediate Past President: Carol Sondrini, BHHS PenFed Realty

Directors
LeAnn Black, 1st Choice Better Homes and Land, LC
Dawn Curry, Keller Williams Capital Properties
Abby Fitzsimmons, Coldwell Banker Elite
Dawn Josemans, Coldwell Banker Elite Property Management
Meghan Kala, Pathway Realty LLC
Denise Smith, Century 21 Redwood Realty
Affiliate Director Nick Bohn, Movement Mortgage

Press Releases

Local Real Estate Market Continues Strong Showing in February

The February real estate market continued the trend of increasing prices and falling demand, but also showed some promising signs for the those waiting for more inventory with a slight increase in active listings and a large increase in new listings compared to last...

2024 Real Estate Market Kicks Off with a Bang

The local housing market started the year out with a bang, racking up year-over-year increases in units sold and total dollar volume for the first time in nearly two years.  January closed with approximately $153 million in total sales volume, an almost 8% increase...

2023 Housing Market Plagued by Low Inventory, Volatile Interest Rates

The local housing market finished the year with low inventory, high prices, and falling demand, trends that started in 2022 and accelerated throughout 2023.  “The real estate market in the Fredericksburg area saw a continuation of low inventory issues in 2023,” states...

FAAR Welcomes the 2024 Association Leadership Team

The Fredericksburg Area Association of REALTORS® (FAAR) celebrated the installation of its 2024 Board of Directors at Stevenson Ridge on December 7, 2023. The Association under the leadership of 2023 President Carol Sondrini of Berkshire Hathaway HomeServices PenFed...

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