Williamsburg Real Estate at a Glance
The latest market data is in! Let’s break down what’s really happening in our local Williamsburg neighborhoods so you can make your move with confidence.
We looked at five market segments:
- Ford’s Colony (single-family detached)
- Governor’s Land (single-family detached)
- Kingsmill (single-family detached)
- All Else (single-family detached across Greater Williamsburg)
- All Else (attached homes: condos/townhomes in Greater Williamsburg)
Fords Colony (SF detached)
Market Status: 🏠 Tight Seller’s Market (4.2 Months of Supply)
| Metric | Active Listings | Pending Sales | Recent Sales (90d) |
|---|---|---|---|
| Inventory | 36 homes | 18 homes | 26 sales |
| Median Price | $898,450 | $820,450 | $765,000 |
| Days on Market | 73 days | 10 days | 28 days |
Key Insights:
⚡ High Demand: Pending-to-Absorb ratio of 2.08 indicates surge in buyer activity
🎯 Pricing Matters: Homes that never reduced price sold in 20 days vs. 58 days for reduced listings
- 📅 Days on Market by Price: Homes under $600K averaged 27 days; $600K–$1M averaged 47 days; and those over $1M averaged 43 days.
💰 Strong Offers: Sellers getting 99.2% of final list price
📉 Price Adjustments: 41% of listings required at least one price reduction
Governor’s Land (SF detached)
Market Status: 🏠 Seller’s Market (3.9 Months of Supply)
| Metric | Active Listings | Pending Sales | Recent Sales (90d) |
|---|---|---|---|
| Inventory | 18 homes | 3 homes | 14 sales |
| Median Price | $1,112,500 | $785,000 | $1,197,500 |
| Days on Market | 95 days | 47 days | 44 days |
Key Insights:
Slower Demand: Pending-to-Absorb ratio of 0.64 indicates weaker buyer momentum
Critical Pricing: Homes that never reduced price sold in 19 days vs. 94 days for reduced listings
Days on Market by Price: Homes priced $600K–$1M averaged 82 days; and those over $1M averaged 74 days.
Price Negotiation: Sellers getting 97.5% of final list price
High Adjustments: 51% of listings required at least one price reduction
Kingsmill (SF detached)
Market Status: 🏠 Strong Seller’s Market (2.1 Months of Supply)
| Metric | Active Listings | Pending Sales | Recent Sales (90d) |
|---|---|---|---|
| Inventory | 16 homes | 5 homes | 23 sales |
| Median Price | $774,500 | $1,175,000 | $670,000 |
| Days on Market | 45 days | 18 days | 55 days |
Key Insights:
Low Inventory: Only 2.1 months supply creates competitive conditions- Pricing Precision: Homes that never reduced sold in 36 days vs. 88 days for reduced listing
- Days on Market by Price: Homes priced under $600K averaged 49 days; $600K–$1M averaged 53 days; and those over $1M averaged 55 days.
- Price Negotiation: Sellers getting 97% of final list price
- Price Sensitivity: 43% of listings required price adjustments
All Else – SF detached (Greater Williamsburg)
Market Status: 🏠 Strong Seller’s Market (2.4 Months of Supply)
| Metric | Active Listings | Pending Sales | Recent Sales (90d) |
|---|---|---|---|
| Inventory | 145 homes | 84 homes | 179 sales |
| Median Price | $589,900 | $530,000 | $550,000 |
| Days on Market | 45 days | 27 days | 23 days |
Key Insights:
🚀 High Momentum: Pending-to-Absorb ratio of 1.41 shows elevated buyer activity
⚡ Lightning Fast Sales: Well-priced homes selling in just 14 days
🎯 Pricing Critical: Never-reduced homes sell 4x faster than reduced listings (14 vs 65 days)
💰 Strong Offers: Sellers getting 99.0% of final list price
- 📉 Minimal Price Adjustments: Only 37% of listings required at least one price reduction
All Else – Attached (condos/townhomes)
Market Status: 🏠 Tight Seller’s Market (1.9 Months of Supply)
| Metric | Active Listings | Pending Sales | Recent Sales (90d) |
|---|---|---|---|
| Inventory | 55 homes | 35 homes | 89 sales |
| Median Price | $399,000 | $350,000 | $355,000 |
| Days on Market | 46 days | 16 days | 25 days |
Key Insights:
🚀 High Momentum: Pending-to-Absorb ratio of 1.41 shows elevated buyer activity
⚡ Lightning Fast Sales: Well-priced homes selling in just 14 days
🎯 Pricing Critical: Never-reduced homes sell 4x faster than reduced listings (14 vs 65 days)
💰 Strong Offers: Sellers getting 99.0% of final list price
- 📉 Minimal Price Adjustments: Only 37% of listings required at least one price reduction
Combined (Single-Family Detached Only)
Key Insights:
- Fords Colony shows a surge in pendings, with pendings outpacing absorption more than 2-to-1.
- All Else SF also shows strong pending momentum (Pending-to-Absorb ratio 1.41).
- Governor’s Land pendings remain muted despite heavy reductions.
- Across all markets, homes that never reduced sold dramatically faster — often in 2–4 weeks — while reduced homes took 2–3 months.
- Months of Supply across all segments is firmly in seller’s market territory (well below 5 months).
Wrapping Up: What This All Means for You
The Bottom Line: High demand and low inventory are creating a strong seller’s market throughout the region.
Simply put, our Williamsburg community is a great place to sell a home right now—but the right price is the magic key.
Thinking of selling and want to know exactly what your home is worth in today’s market? Curious about which neighborhoods are best for buyers right now?
Let’s grab a coffee and chat. I’d be happy to help you read between the lines of the market and make a plan that feels right for you.
Your Friend in Real Estate,
Brad Anderson
(757) 816-2968
bradandersonrealestate@gmail.com
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Hi, I’m Brad Anderson!
This month’s data confirms it: pricing your home correctly is the single most important decision you’ll make. Homes priced right from the start are selling in weeks, not months.
My role is to use this deep market analytics to pinpoint your perfect price. I’ll help you navigate this strong seller’s market to maximize your return, in Fords Colony or the broader area.
Let’s use this data to build your confidence and your success.
BRAD ANDERSON
(757) 816-2968
BradAndersonRealEstate@gmail.com
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