Just listed for $849,900- Open House June 22 and 23, 12-3 PM

2819 SF Charming 5BR 3 1/2BA New England Cape style home with modern touches in very desirable neighborhood. House is tucked away at end of long driveway that runs the length of 2 acre lot. Home is great for entertaining, with high ceilings on main floor leading to a remodeled kitchen/wet bar that adjoins a vaulted family room. Large screened in porch with attached deck overlook wide water views to bay. 2BR’s down share BA w/tub & shower. Upstairs Master is joined by 2 add’l BR’s. Walk-in’s in all BR’s. Pocket doors thru-out 1st floor. Exterior features: Garage has bonus room and half BB court. Garden shed+2 add’l outbuildings. 150′ pier, boat lift, approx 3′ MLW. Private setting. Many recent updates. Great York County schools. A must see! 1902513 Click here to view more info and pictures.

Privacy and Serene. GLOUCESTER, VA Listed at $724,900

What a gorgeous and protected spot! This is priced perfectly & ready to move in. Short ride by boat to the bay or Lunch/Dinner in Yorktown & Gloucester Point. Mins from Yorktown, Williamsburg, Interstate 64. Beautiful 11 acres & stunning waterviews of Wilson Creek w/600′ waterfront shoreline. Private pier, 10,000 lb. covered boat lift, over 3100sf home built in 2000 w/expansive waterside deck, wrap-around porch, & balcony create great viewpoints! Discretely located, boat garage w/multi bays & covered kennel. 10193405/1914792 Click here for more info on this home or others listed with us.

Elegant & Profitable Bed & Breakfast at Below Appraised Value

This beautiful custom home can be used as a private home or continue as a thriving, profitable bed & breakfast located on the historic Williamsburg corridor. Over 1 acre of manicured grounds inside the city limits of Williamsburg. Property can be increased to 6 rooms presently 4, for more profitability. Weddings & elopements are routinely hosted for additional income. The home can come completely furnished & with business or just the house as is for under appraised value. The home appraised in the last 6 months at over $800,000 Welcome home to beautiful elegance. Formal rooms perfect for entertaining The kitchen is completely remodeled w/ warm cabinets, high grade appl.lots of work space. The landscaping is lush and well cared for. 1901914 Click here for more photos and info 

Move in to Spring Creek today in this beautiful 4-story!

Charming, 4-story home w/covered front porch, is in the gated Spring Creek community w/golf, tennis, pool, & clubhouse w/fitness center. Set among rolling, wooded hills in Virginia. Enjoy a resort lifestyle in a casual environment. This home with flowing floor plan & over-sized windows lives large. Warm wood floors, recessed lighting, crown molding, beautiful granite counter-tops & maple cabinetry are some of the details that add character. New zoned heating system and appliances. Large beautiful landscaped and maintained yard, pre-wired with an invisible fence for pets. Plenty of storage and living space in partially finished walk-out basement with french doors. Fresh paint, unoccupied and move in ready. Home Owners warranty included. 587434. Click here for more info. 

OPEN HOUSE:JUN 9th: 2 -6 pm – Navigable WATERFRONT Pier, Dock and Boat/jet ski lifts listed for

Navigable waterfront in James City County in the upscale neighborhood of Landfall. Situated on Powhatan Creek this home has a pier, dock (with electric and water), custom made floating dock and a 12,500 pound covered boat lift. In addition, there are two jet ski lifts. Explore the creek which takes you out past Jamestown Island to the James River.
Custom Brick home, open floor plan, reclaimed antique oak floors, 10 foot granite kitchen island, first floor master, two stories of windows overlooking water views, large studio/bedroom, man-land with granite bar, whole house generator, irrigation system, well maintained landscaped yard, Gas grill hook-up, and fire pit. Watch Herons and Bald Eagles from deck. Fish off dock. 1902106. Click here to see more pictures or info about this home or others listed with our company. 

Selling Your Home When You Own Cats or Dogs

Home sellers are likely to be emotionally attached to their home and equally emotionally attached to their pets.  When you put your house up for sale, it’s no longer about you or your pets. You need to create an environment that gives potential buyers a promising impression of your property; one they can anticipate seeing themselves livng in for years to come.

 According to a study conducted by the National Association of Realtors (NAR) and published in February, 67 percent of REALTORS® said pet ownership has a “moderate to major” impact when selling a home.

Potential buyers don’t want to see or smell evidence of your pet. So, before you put your home on the market clean and then clean some more. It’s exactly what you don’t want to hear, but it has to be done constantly when you’re showing your home to buyers, and especially when pets are in the home. Ask a friend to come over and look for evidence of pets- such as smells, stubborn stains or sctaches on doors. What you have overlooked for years  or have become nose blind too may stand out to buyers. Cat and dog odors hang in the air and seep into your rugs and furniture. Look for pet hair on your baseboards, and vents.  Vacuum often.

Spray a good air freshener and open windows to air out your property before showings. look for something that kills the orders.  Fresh Wave Odor Neutralizing Super Gel does wonders, just pop open the lid and the oils will  will neutralize the odors.

Change the litter boxes and if possible keep it outside for showings.

If you can get your pets out during showings,  thats all the better to your advantage.  Its difficult to properly look at a home if your dog is barking the entire time – which they will do if strangers are in your home and you have them locked up. Having strangers coming in and out of your house can be stressful for pets and it may cause them to act in ways that they normally wouldn’t. The last thing you need is for your dog or cat to become aggressive when you’re trying to show your home to a buyer.Consider using a kennel or send them over to a friend or family’s house. Or you can take them to local dog park and hang out while the showing is going on. Also, don’t restrict a cat or dog to an off-limits bedroom. Buyers need to walk around the entire property safely.

Pets can also make prospective homebuyers nervous, especially for homebuyers who come to view your home with children or who may have a pet phobia or allergies.

Thinking about how a buyer might view your home is crucial to your efforts – particularly if they don’t like animals.

Just Listed in Fairfax Station, VA For $950,000

This beautiful home is situated on an elevated corner lot with outstanding curb appeal. The neighborhood is conveniently located with easy access to the parkway yet within walking distance of shopping and restaurants; the local schools are highly rated. Large finished basement with wet bar and wine storage makes it an ideal home for entertaining. Property has been maintained in pristine condition. Floorplan includes a dramatic 2-story foyer and an open design. The large deck and screened porch look out on a well-landscaped yard backing up to woods. Click here for more info 


How Can Flat Rate MLS Help You Get the Most Out of Your Home Sale?

Happy Young Family in Front of Sold Home For Sale FSBO Real Estate Sign and House.

Selling your home through a traditional realtor can be a hassle, and an expensive one at that. When selling with a realtor you give over control to your listing agent who decides when to show your house and how much, or how little, to advertise it. When your house finally does sell, your listing agent charges you a commission of 3% of the selling price of your home. Tack on another 3% commission to the buyer’s real estate agent and you’ve paid a total commission of 6% of your home’s selling price.

One benefit of going with a real estate agent is that they can list your home on the Multiple Listing Service, or MLS. The MLS is a private collection of regional home-listing databases where real estate agents list homes for sale. The MLS is responsible for an estimated 75% of home sales. Only real estate agents who pay for access can use it to list and search for homes. As an individual seller, unless you are a licensed real estate agent, you can’t access the MLS on your own to add your home for sale to the database.

But, what if you could list your home on the MLS without hiring a real estate agent?

Well, with a flat rate MLS listing, you have the benefit of getting your listing into the MLS and in front of home buyers without having to pay a 3% commission to a listing agent. And if you end up selling to a buyer without an agent then you can have avoided the entire 6% commission. With flat rate MLS, you pay a small one-time fee to get your listing on the MLS alongside other home sellers who are paying 3% seller commission to their realtors.

How Does Flat Rate MLS Work?

When you take advantage of flat rate MLS you pay a one-time fee to an agent who uses their access to the MLS to list your home for sale. So, as a For Sale By Owner (FSBO) home seller, your home will be listed both on FSBO websites, and on the MLS so that nobody misses your listing. Once your property is on the MLS, realtors who log into the system will be able to see your listing and have access to information about your property that they can share with home buyers.

When you use flat rate MLS, you are selling your home as “For Sale By Owner”. Generally you will have the option of different levels of service, so you can decide how much work you want to do on your own. With our service, FSBO listing packages start out with just the basic “put you in the MLS,” up to full service, which is what 93% of our clients choose. You will get a for sale post sign delivered, professionally installed, and picked up when you are done; a realtor lockbox, and contract assistance or preparation. If the buyer is FSBO, we will handle the counter offers and negotiations. Some MLS even offer a showing service, which is included in our package if the MLS offers it. Taking the photographs of your home is up to you, or you can hire a professional home photographer. With Flat Rate FSBO services, you have the best of both worlds – you are FSBO on the local FSBO website in addition to the added visibility of having your home listed in the MLS with a fully licensed Realtor who has been nominated as a Top Real Estate Agent for the last 4 years.

Besides Saving Money, What Are The Benefits Of Flat Rate MLS?

Avoiding that 3% real estate seller commission is great, but choosing to list your home with a flat rate MLS instead of a traditional realtor offers other benefits as well. As an FSBO home seller, you are in complete control of your own home selling process. You are the one setting up showing times and meeting potential buyers, you get to decide which of your home’s best characteristics to focus your advertising on, and you have the flexibility to price your home at the point you think is best relative to your competition. Being an FSBO home seller requires about 2-3 hours of filling out paperwork and loading up pictures to start and then answering agents questions and scheduling showings, but for that work you get to sell your home on your terms and keep at least 3% more of your home’s equity.

What Else Do I Need To Know?

Although you will not have to pay a 3% commission to a listing agent when you choose flat rate MLS, you may still have to pay a commission to your buyer’s real estate agent. As an FSBO home seller whose property is also listed on the MLS, your potential buyers pool is both FSBO buyers and buyers with realtors. If your buyer is represented by a realtor, you will still pay that portion of the sales commission, usually 3% of the selling price.

Another aspect of flat rate MLS to keep in mind is that you will have the same responsibilities as a realtor listing on the MLS. You must respond to phone calls and emails about your listing, which may come day or night, on weekends and even when you’re on vacation. Furthermore, you will be responsible for filling out MLS forms accurately, and you may be liable to fines if you fail to complete post-sale procedures such as the Seller Signed ALTA/Closing Disclosure and the Ratified Contract within the MLS required timeline. Many flat rate MLS home sellers take advantage of flat fee or bundled low cost closing assistance from a qualified real estate agent since the close paperwork and negotiations can be the biggest challenge.

Essentially, even though you will be an FSBO home seller, if you choose to use flat rate MLS you should think of yourself as your own realtor and learn what is required of you when your property is MLS listed. If you do, you’ll avoid paying the full 6% commission to realtors and instead pay 3% or even 0% in commission fees on your home sale.

For Sale by Owner Virginia

For Sale by Owner Virginia offers flat rate MLS and a range of service packages to fit the needs of home sellers in the Virginia, Maryland and DC areas. Our For Sale by Owner programs let you decide how much you want to do on your own and all of them save you thousands of dollars at closing time.

Memorial Day Weekend

We look forward to helping you sell your home. If you wish to list your home with us visit our web site and pick the plan that works best for you, and start filling out your paperwork online. All orders will be entered when we return on Tuesday. Emails will be checked for offers and contracts.
Have questions ? Visit our FAQ’s about how the program works or email us. We will contact you as soon as we return.