How to Sell Your Fredericksburg House Fast to the Busy D.C. Commuter

Civil War buffs and commuters alike have plenty of reasons to invest in Fredericksburg, Virginia. The close proximity to Richmond and Washington, D.C. and the rich history of the town make Fredericksburg an easy choice for buying a new home. But now you are ready to sell, and you need to know how to sell fast. No one enjoys the limbo of endless showings and keeping their home spotless.

Since 2000, real estate in Fredericksburg has appreciated 112.21%, averaging 4.09% a year. For homeowners that bought when their kids were young and are now ready to retire, the value of your home has likely increased significantly. It’s time to reap the benefits of your earned equity!

We spoke with Amy Cherry Taylor, a local agent who sells 75% more real estate in Fredericksburg than her peers. Taylor gave us the inside scoop on what buyers want, and the simple tricks that sellers use to score a quick offer.

Additionally, we interviewed award-winning home stager, Mannie Paninski. Her clients average a mere 15-days on the market. She told us exactly how she draws in buyers.

By following this simple, easy to apply advice, you greatly increase your chances of selling your house fast in Fredericksburg.

What appeals to today’s Fredericksburg buyer?

The small town charm of the historic district coupled with the easy commute to the major D.C. and Richmond metros makes it easy to understand why buyers are settling on Fredericksburg. But what is it that makes a buyer say “yes” to putting in an offer?

According to Taylor, Fredericksburg buyers are looking for three things: wow factor, move-in ready, and location.

Today’s Fredericksburg buyer is busy. They commute and work long hours. So, finding a home that is turnkey is the deciding factor in putting in a quick offer. Let’s dig into some of the specific upgrades local buyers seek.

1. Granite countertops in the kitchen

Taylor said, “I had a listing that was on the market for a few months. Rather than doing a price reduction, I suggested upgrading the counters to granite. Six days later we had a great offer.”

The current trend in countertops is minimalist. Think black or white countertops like Black Mist from Stoneland Granite and Marble or New River White Granite from Granite Selection.

In addition to counters, updated lighting, neutral paint, and modern appliances will have a big impact on buyers.

For paint, Paninski suggests a neutral gray. A pale gray like Benjamin Moore Paper White 1590 is a good choice to make a smaller room appear bigger. Skimming Stone 241 by Farrow Ball will work well throughout the house.

Light fixtures also provide an opportunity to inject some personality into an otherwise neutral space. However, you still want to choose a crowd-pleaser.

Currently, pendant light fixtures are popular. Millennium Lighting RDC10-SB is a neutral fixture that still stands out. If you’re feeling more adventurous, an architectural lighting fixture like the Young House Love Equilateral Pendant is a good choice.

Last, upgraded appliances appeal to home buyers. Stainless steel is still on the top of buyer’s lists. Although, slate is gaining steam. When upgrading appliances, go with energy efficient varieties. Energy Star appliances save homeowners in energy bills each month. A prospective buyer will appreciate the upgrade!

2. Hardwood floors in the main living spaces

Flooring has a big influence on buyers. It literally covers the square footage of the home, so flooring stands out to prospective buyers.

While it is certainly not an easy task to upgrade flooring, it will help sell your home faster. Stained carpeting will deter today’s buyer that wants a turnkey home. With an investment of $3-$8 per square foot, you can reduce your market time. In fact, 99% of Realtors say it is easier to sell a home with hardwood floors.

Hard flooring—whether it’s laminate or hardwood—appeals to buyers more than carpet. However, hardwood does not need to be in every room. For example, bedrooms can have carpet.

When it’s an option, refinish already existing hardwood floors. If you need to install new flooring, textured, hand-scraped or distressed are popular looks for buyers.

3. Updated bathrooms

Bathroom renovations provide a good return on investment. According to U.S. News, a bathroom remodel has an average return on investment of 62%. That is second only to kitchens. Not only does it have a good ROI, but it also draws in buyers.

Homelight interviewed a top real estate agent, Jacki Shafer, who said that bathrooms help sell homes. Shafer explained how she had a listing that couldn’t sell. It lacked a bathroom in the basement and buyers were disappointed. She explained, “The otherwise nicely finished basement lacked the bathroom space. So they added one and it sold.”

Although, you don’t need to add a bathroom to make a difference. Even small updates to the bathroom could increase the home sale by 2-3%.

Update bathrooms by adding fresh paint, replacing hardware, updating the shower curtain, replacing dated lighting, and decluttering the counter space.

Small updates like a neutral, but high-end shower curtain like the Aimjerry Fabric Shower Curtain or the Hookless Escape are good choices. They provide a high-end look at a lower price point.

Adding new hardware to the bathroom cabinets can also make a nice impact. The simple CKP Steel Bar Pull works with most color pallets. The Kohler Purist Cabinet Pull is another great update that stands out in an otherwise neutral bathroom.

4. Clean and crisp curb appeal

Buyers are resourceful. They often scout out homes online and drive by before ever scheduling a showing. Curb appeal has a big impact on whether or not your home makes the list.

According to Taylor, sellers should prepare their curb appeal by following this checklist:

• Keep your entry clean and crisp by pressure washing the front porch and keeping it swept and cobweb free. Use a powerful outdoor cleaner for front windows and porch lights to make them sparkle.
• Purchase a fresh doormat like the Pure Coco from Amazon. It is neutral and made of coconut coir, a strong natural fiber that will withstand the elements.
• Add a front door wreath with a pop of color. This bright floral wreath will stand out in real estate photography and drive-bys.
• Brighten a front porch swing with new pillows. Go colorful to stand out with this Somber Throw Pillow or provide some subliminal messaging with the Home Sweet Home pillow.
• Add fresh mulch to flower beds. Go with a nice red mulch that will pop like the Red Landscape Mulch from Home Depot.
• Freshen the paint on the front door. Fredericksburg-based exterior remodeler Joe Levecchi says a classic warm beige is a great choice for the location. Light colors go well with the exteriors of Northern Virginia homes.
• Add a pretty (and working) doorbell. A smart video doorbell like the Ring is a nice extra for buyers.

Here’s a pro tip: If your yard is less than desirable, sell in the winter. In the winter, no one has a stand out yard.

How do you prepare your home to sell fast in Fredericksburg?

A top real estate agent in Fredericksburg will guide you through the processes that happen before the for sale sign hits the yard, which will include:

Staging the home for buyers

The first step is getting the home “showing ready.” An agent may suggest making minor improvements to the home, hiring out a pre-inspection to address any issues that could delay closing, help you source contractors to remedy issues found in the inspection, and make staging suggestions.

Staging the house is all about helping buyers visualize a life there. One of the first steps is to get a storage unit and pare down furniture and other items that make the house feel crowded. Your main living spaces, especially, should feel open with an easy flow of traffic. Do a test, and walk through the home to make sure there are no tight spaces. If need be, downsize furniture to better fit the space.

Next, you’ll want to remove any personal items from surfaces and shelving. People want to picture themselves in the home, so stash family photos away during showings.

At this point, the home should be neutral, but that doesn’t mean it needs to be boring. Inject some color into the home with bright flowers, colorful pillows, and carefully curated tablescapes to make a home pop during showings.

Spot-on pricing

Fredericksburg buyers are savvy. If you want to sell your home fast in the Fredericksburg area, you need to start with the right price.

Compared to other cities in Virginia, Fredericksburg real estate pricing is toward the top with a median home value of $336,929. If you were lucky enough to snag real estate in the City Center, Hartwood/Cropp, or Berea neighborhoods, your property is over 80% more valuable than real estate in other Virginia neighborhoods. But, that doesn’t mean buyers will pay over market value.

Fredericksburg is the fifth fastest growing city in Virginia, but buyers are still looking at your competition and comparing prices. As of Feb. 2019, interest rates are rising and buyers need to make smart choices. They assess the location, commute, condition, and schools to determine the best value.

Taylor said that the number one mistake sellers make is overpricing. Competitive pricing is key to a fast sale. To determine the best price for your Fredericksburg house to sell as fast as possible, team up with a top real estate agent in the area.

They know what homes are selling for and how long they were on the market. Your real estate is likely a large portion of your net worth. Don’t leave your net worth up to chance. When selling your home, defer to the experts to help you make smart real estate decisions.

To get an estimate on your home value as a starting point before deciding on a local agent, use HomeLight’s Value Estimate tool.

Use strategic timing to list a home

According to HomeLight’s Market Trends report, the best time to list a Fredericksburg home is April. The most common time that the house will sell is in June. The data shows that Fredericksburg homes listed in April sell for 4.29% more than the yearly average.

However, if your home has an unflattering yard, drafty rooms, or another issue that certain seasons highlight, list your home during the time of year it will show best.

A top agent will look at your home with a critical eye, and identify issues that need to be downplayed. That is the beauty of having an expert on your team.

Pre-marketing activities

The last step is pre-marketing. Taylor said that pre-marketing is the number one way to sell fast and for the best price. A top real estate agent will market your property to other agents before it is even on the market. An agent sneak peek draws in potential buyers early on in the selling process.

Pre-marketing checklist

• Great real estate photos
• Early social media marketing to agents through private Facebook groups and other platforms
• “Coming Soon” announcement via email to other real estate agents (if permitted by the MLS)

What can you do to attract quick offers during home showings?

The key to a successful home showing is using the 20-minute rule. Always keep the house in a condition where it can easily be “showing ready” within 20 minutes.

Taylor explained, “We tell everyone to keep a laundry basket on every level. Pick up the odds and ends, and put the baskets in the laundry room. Turn on all lights. Pick up the surfaces— bathroom and kitchen counters. Also, put on soft music. It shows the buyer you’re putting in a little extra effort in the showing.”

Vitamin String Quartet or the Peaceful Piano playlist on Spotify work well for a showing.

Ferguson also suggests depersonalizing the house before the showing process begins. Take down family photos and bold artwork and colors. You want to appeal to a broad range of tastes, and a neutral palette is the safest choice.

Partner up with a top real estate agent in Fredericksburg to sell the house fast

Real estate agents are on your team. They are your in-house expert on what buyers want. They are in the trenches, learning what buyers are asking for and what is causing houses to sell quickly. A real estate agent does more than market and show your home. They provide beginning to end guidance on selling fast and for the most money.

A top real estate agent in Fredericksburg will make clients 4.8% more dollars and sell 36.71 days faster than an average real estate agent in the same location, according to HomeLight data.

In essence, if you want to sell your house fast in Fredericksburg, prepare early. Update the space and remedy any home issues before it’s on the market. Make the decor neutral, so it appeals to a range of buyers. Price the home right, so it is competitive in the market. Last, choose to partner with a real estate expert in Fredericksburg who can guide you through the process to sell your home fast.