By Brad Anderson, Williamsburg Real Estate Expert
(aka the guy your friend’s mom told you to call when it’s time to sell)
If you’ve driven around Williamsburg lately, you might’ve noticed a few more “For Sale” signs than usual. Maybe you’re wondering:
“Is the market cooling off?”
“Are prices about to drop?”
“Should I wait to buy—or rush to sell?”
Let’s break it down with real numbers, local insight, and zero fluff.
Inventory Is Up—but Context Matters
I recently ran the numbers for greater Williamsburg (James City County, and the City of Williamsburg). Here’s what I found:
- There are 284 homes actively for sale, including those marked “coming soon.”
- Over the past 6 months, we’ve averaged 123 home sales per month.
- That gives us a 2.3-month supply of homes.
What does that mean?
In real estate, we use “months of supply” to gauge market balance:
- 6 months = a balanced market
- Under 6 months = a seller’s market
- Over 6 months = a buyer’s market
So at 2.3 months, Williamsburg is still very much in seller’s market territory—just not as red-hot as 2021–2022, when supply dipped below 1 month.
🔄 Why Does It Feel Like a Shift?
Because it is—but in a nuanced way.
Compared to last year, inventory is definitely up. More sellers are testing the waters. Some are downsizing. Some are relocating. Others are finally ready to cash in on years of equity.
But we’re not crashing. We’re normalizing.
In fact, even if we doubled our current inventory, we’d still be under 5 months of supply—a market that favors neither side too strongly.
🌴 “But I Heard Florida’s a Buyer’s Market Now…”
You’re right. Some parts of Florida have tipped into buyer’s market territory with 10–12 months of inventory. But here’s the key:
All real estate is local.
What’s happening in Florida doesn’t automatically translate to Virginia—or even predict it.
Florida has some unique headwinds:
- Soaring homeowners insurance costs
- Greater exposure to hurricane-related risks
- A large population of retirees on fixed incomes feeling the pinch
These issues have pushed some Floridians to list their homes earlier than expected.
Could Florida be a leading indicator for other markets? Maybe. But Williamsburg isn’t Florida. And Virginia typically lags trend-heavy states like California, Arizona, and Florida by 12–24 months—and even then, the effects here are more muted.
🧭 What Buyers and Sellers Should Do Now
✅ If You’re a Buyer:
- There are more choices than a year ago.
- You might be able to negotiate small concessions—especially if a home has been sitting.
- But don’t expect fire-sale pricing—well-prepared, well-priced homes still sell fast.
✅ If You’re a Seller:
- You’re still in a strong position, especially under $600K.
- Presentation and pricing strategy are critical.
- Don’t assume the market will “bail you out” if you overprice. Buyers are savvier than ever—and they’re watching every price drop and days-on-market stat.
Final Thought: This Is When Expertise Matters Most
In a shifting market, nuance matters. It’s not just about knowing whether we’re in a buyer’s or seller’s market—it’s about understanding why, and what to do next.
That’s where I come in.
I’ve spent nearly 20 years studying this market and helping families make smart, informed moves—whether they’re buying their dream home or selling the one they raised their kids in.
If you’re considering a change and feeling overwhelmed by the thought of what to do with everything, let’s chat… or email.
I’m here to listen, offer practical solutions, and be your trusted guide. You’ve got a friend in real estate, ready to help you navigate this important transition with genuine care and understanding.
Your Friend in Real Estate,
Brad Anderson
(757) 816-2968
bradandersonrealestate@gmail.com
Recent Posts
Hi, I’m Brad Anderson!
I’m your local Williamsburg
real estate agent and,
most importantly,
your ‘Friend in Real Estate.’
Beyond just market insights for Williamsburg and Peninsula,
I’m here to guide you through every aspect of your journey. That includes even those heartfelt decisions about what truly matters when you’re moving.
I’ll be right there beside you as we explore our unique market, making sure you feel confident and truly supported.
Discover more from Brad Anderson - Williamsburg Realtor
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