River & Rural Realty--Find Virginia Waterfront property on the Northern Neck
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Contact Information

River & Rural Realty LLC
P.O. Box 503
Warsaw, VA 22572

Office: (804) 333-3311

Kathryn Murray, broker
Warsaw, VA 22572
(O): (804) 333-3311
Cell: 804-450-4442
Fax: 877-295-0940

Northern Neck Real Estate for Sale (Waterfront specialists) 

Northern Neck Real Estate

Search here for all types of Northern Neck of Virginia Real Estate--a perfect retirement location

I've been remiss and allowed some time to go by since posting the most recent statistics. That will change over the weekend when I update us on what the market looks like based on January through April of this year versus the two (or maybe three) preceeding years. It has been clear that with far less inventory and especially with waterfront, far more expensive waterfront, this year will not be able to duplicate last year.

On another front, what I'd like to draw your attention to a town home that is for sale in Tappahannock. You may have thought you needed a single family home, but this location is perfect for an easy commute to Richmond. It is also a well taken care of set of homes that makes your work keeping things much easier. Per the Realtor, Hannah Tiffany of Tiffany Properties who knows I'm posting this: "Conveniently located townhome in the town of Tappahannock. Minutes from shopping, VCU Hospital and golf course. Features two master suites each with its own bath and walk in closet. Large, open eat-in kitchen with plenty of cabinets. Half bath on first level, separate laundry room and utility closet. Fenced in rear patio. Country front porch. New roof, maintenance on the exterior is provided with the quarterly dues of $280. If you're looking for low maintenance living in Tappahannock, this is your answer! Public boat ramp is less than a mile away. " Asking $184,900 for approximately 1400 square feet. The property is in Settlers Landing (Tappahannock). MLS #111887.

So we return to my not yet updated information.....as I promised, by the end of this weekend and no April's Fools.  

Early January 2022 and what our statistics tell us is that we fall right in line with the overall picture of residential property sales throughout the US in 2021. Although sales have been signficant here, there have been fewer in 2021 and there is less inventory at the end of this year which means it is still really a big competition for buyers. Here's a quick look:

2021 residental for the four counties (Northumberland, Lancaster, Richmond and Westmoreland).

Total sold 854. Total dollars (millions) $350.3 and median days on market 73.

2020 residential for the four counties.

Total sold 892. Total dollars (millions) $332.9 and median days on market 128.

Then look at waterfront residential sales.

2021 waterfront residential Total sold 419 versus 524 in 2020.

2021 wf $sold (millions) $252.5 while it was $261.7 in 2020.

Median days on market were 73 in 2021 and 138 in 2020.

Lots sold in 2021 were 406. in 2020 there were 256. It is especially noteworthy that 2019 there were 153 and 2018 there were 161. There's been a huge uptick in sales of lots.

The subset of wf lots has 193 sold in 2021 and I'll have to look up the 2020 number. Currently there are 271 active lots, but just like all years, there are some that have sat on the market for years and years and years. That's just silly inventory but someone is willing to wait and see even in a market that if it were price right it would be gone!

I need to do the overview charts for this that will be easier to look at and provide you with more information. I'll do so either tomorrow or this weekend. Still, this above information does inform you quite a bit.


This is what I wrote at the end of 2020. So it gives some more indepth information. Still, what's above is a good overview for right now....January 2022.

Here's the year end summary of what has sold in the Northern Neck compared with two previous years. This clearly shows how our market has been innundated with people who are looking to go somewhere rural and beautiful during this covid-19 outbreak. There's been a real reckoning and it shows. An easier and bit more thorough bits of information is on the message board of this same site, so perhaps check that out.

1/1 through 12/31     All residential property types for Northumberland, Richmond, Westmoreland and Lancaster

2018 there were  617 properties sold at a value of $183.8 million

2019 there were 626 properties sold at a value of 195.8 million

2020 there were 892 sold at a value of $332.9 million       This is a huge leap and if you realize that 2018 and 2019 were the best we had done since the 2008 banking meltdown then it is even more significant. Just look at that!

If we look at waterfront residential properties with all the same parameters then here's the breakout.
2018 there were 313 properties sold with a value of $134.1 million

2019 there were 312 properties sold with a value of $142.5 million

2020 there were 524 properties sold with a value of $261.7 That again, is a big deal. So there is a lot of activity in this part of the world and I believe the demand associated with covid and its current ramifications have pushed the market in ways we would not have seen otherwise.

If we look at LAND with all the same parameters then here's the breakout.
2018 there were 161 properties sold with a value of $13.8 million

2019 there were 153 properties sold with a value of $15.2 million

2020 there were 256 properties sold with a value of $24.4. Lots more acitivity in this sphere as well. There are 776 active listings but we have way too many land listings that just languish for 2, 4 or even ten years. Doesn't make sense to me.

Since you are reading this you probably know that there are great opportunities to live here and enjoy our way of life....taking advantage of the great waterways whether for bird watching, fishing, canoeing, kayaking or taking a glorious sail. We have the locations that are most enjoyable for you to experience.

We, at River & Rural Realty, are celebrating our twelth year in business. After 15 years as an agent I got my broker's license and decided it was time to be on my own and that was in 2008. It has been a very interesting period of time with the daily surprises of what real estate can bring to any really active agent. That first year was hard though since the market crash was just taking place. Fortunately currently we are in a booming market (in terms of Northern Neck standards).

The statistics that I should put up frequently but haven't done such a great job (see top left button) should help you get a better idea of what is going on. Generally they cover sales in the four counties of the Northern Neck which include Westmoreland, Lancater, Northumberland and Richmond. Really once you get to know the area you realize how diverse these locations are. Well happy hunting....for great real estate deals. You can find them here and now. It is still a buyer's market.

For those who already know the Northern Neck, well it is a given that it is a beautiful place with many rivers and creeks to explore and enjoy. The Chesapeake Bay is closeby too and fishing can be extraordinary. Add to that historic sites, golf courses, some good restaurants (but be forewarned that off-season they are mostly closed), and you should certainly take a look.

There's lots to be learned in the course of buying or selling a house and we can offer the best of perspective. Looking to sell and we'll do a free market analysis and let you know just where your house fits in terms of sales and what is on the local Northern Neck market. Considering buying but you just aren't sure where the properties you are considering fit in, well we can give you that perspective that only a local professional has. Ones with years in the business and a way of looking at what seems complex but can be put into context. Call us and see!!

Our statistics are the only ones out there that can give you a real sense of what is going on. Isn't it better to know if our market is improving rather than asking around and getting anecdotal information. We have the numbers.

The beauty of the place and the relative reasonableness in price of many of the homes is bringing buyers and sellers together this year in better numbers than we've seen in the last few years. This is good for everyone...for those who have been wanting to sell and for those who have been wanting to have a place here to call their own.

Thinking of buying...then please consider joining us here in the Northern Neck to enjoy a world that includes properties on the Rappahannock and Potomac rivers as well as the Chesapeake Bay. (We have waterfront, waterview and water access properties as well as rural residences that take advantage of large expanses of open land). So if you are interested in selling or buying in our four counties (Essex county too) please take advantage of this site. As with all websites, full MLS information is available here, but whether we act as listing agents or buyers agents, remember we can provide you with the best of service.

There are a lot of options of property type in this area. Subdivisions offer amenities, while other properties provide extra privacy for someone escaping the city and searching for a really rural experience. We have agents who can personally take you through the process with great professionalism.

Click on the search button to embark on a search for your Northern Neck of Virginia retreat or waterfront home--perhaps newly built home or an historic older home.(The Northern Neck has a very large number of historic homes of great quality.)

Keep in mind that all property in the search can be shown by any Realtor, working with an experienced professional will make your time spent more informative and effective. Work with a small firm that prides itself on service, knowledge and going the extra mile. Call us!!

River & Rural Realty's broker (Kathryn Murray) moved here from two major metropolitan areas and understands what it takes to transition to this quieter part of the world. We all have a lot of local perspective and experience, so call on us for assistance. (As you'll hear said "we know the 'Neck." And we do.) There are a set of reviews about her, as well as more on her background on the other buttons to the left. Those reviews are through a third party....no one was asked to do anything other than review....

(These photos were all taken within walking distance of where broker, Kathryn Murray lives...and takes lots of photos. She is represented at the Rappahannock Art League in Kilmarnock as well as with the Artists' Alliance at JarrettThor Gallery in Colonial Beach.)

   Please click the contact button or call 804-450-4442 to get started today.
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