What Is It Like Living in Regency at Chancellorsville, Spotsylvania VA?
A gated luxury active adult community where Toll Brothers craftsmanship, resort-caliber amenities - including indoor and outdoor pools, a tavern, and a putting green - and a historic location along Route 3 create one of Spotsylvania County's most distinguished 55+ addresses. New construction homes from the low $900Ks.
What Makes Regency at Chancellorsville Stand Out
Regency at Chancellorsville is not just another 55+ community - it is a gated Toll Brothers enclave where luxury construction, resort-caliber amenities, and a spectacular historic setting converge in one of Spotsylvania County's most sought-after active adult addresses. With approximately 225 homes on beautifully landscaped grounds, Regency offers an elevated alternative to larger, more crowded 55+ communities: a neighborhood where quality takes precedence over quantity, and where the details - 10-foot ceilings, 8-foot exterior doors, gourmet kitchens - signal a level of craftsmanship that discerning buyers recognize immediately.
Every home in Regency at Chancellorsville was designed from the ground up for the 55+ lifestyle: single-level living, open-concept layouts, primary suites on the main level, and premium finishes that make everyday life feel luxurious. Standard features include fireplaces, two-car garages, and 2-inch by 6-inch exterior walls for superior insulation and energy efficiency. The Toll Brothers Design Studio allows buyers to personalize every surface, fixture, and finish - so your home reflects your taste, not a builder's default selections. The HOA handles exterior maintenance, landscaping, and snow removal - which means genuine lock-and-leave freedom. Travel for the winter. Spend the summer with grandchildren. Come home to a property that looks as pristine as the day you left.
Home prices at Regency at Chancellorsville start from the low $900,000s and can exceed $1.3 million, depending on the floor plan, homesite, and level of customization. For buyers coming from Northern Virginia - where luxury new construction often starts well above $1.2M - Regency delivers a compelling value proposition: Toll Brothers quality, gated privacy, resort amenities, and a historic location at a meaningfully lower price per square foot. For active adults who want to downsize without downgrading - trading a large family home in Fairfax or Arlington for a luxury single-level home in a gated 55+ community, with substantial equity left over - Regency at Chancellorsville is one of the smartest moves in the Fredericksburg region.
Regency at Chancellorsville at a Glance
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Toll Brothers Takes the Helm - The Evolution of a Premier 55+ Address
The land that became Regency at Chancellorsville began its journey as a residential concept in the early 2000s, with the first homes taking shape around 2004. But it was Toll Brothers - America's premier luxury home builder - who stepped in to elevate the community to the standard it holds today. Toll Brothers brought their hallmark craftsmanship, premium materials, and the backing of a nationally recognized brand known for building some of the finest homes in the country. Under Toll Brothers' stewardship, Regency at Chancellorsville was reimagined as a gated luxury 55+ enclave with approximately 225 homes, each one built to standards that discerning buyers - many coming from custom homes in Northern Virginia - would find worthy of their next chapter.
The location was no accident. Nestled along Route 3 (Plank Road) between Fredericksburg and the Chancellorsville Battlefield, Regency occupies a stretch of Virginia landscape steeped in American history. The Chancellorsville Battlefield - site of one of the Civil War's most consequential engagements - is minutes away, offering walking trails, interpretive programs, and a connection to the past that few communities can claim. The community's name itself is a nod to this heritage, and for residents who appreciate living in a place where history surrounds them - not as a museum piece, but as part of the everyday landscape - Regency at Chancellorsville offers a rare and meaningful backdrop for the retirement years.
Today, Regency at Chancellorsville continues to grow under Toll Brothers' direction, with new construction homes offering the latest in luxury design, energy efficiency, and personalization through the Toll Brothers Design Studio. For active adults who want a brand-new home - not a resale, not a dated floor plan - in a gated community with resort amenities and a historic setting, Regency at Chancellorsville represents one of the most compelling opportunities in the Fredericksburg region.
This Is Your Reward - Resort Living in a Gated Active Adult Community
Life at Regency at Chancellorsville is built around a simple but powerful idea: you've earned this. The career has been rewarding. The family home served its purpose. Now every day belongs to you - and the community around you is filled with people at exactly the same stage, who have worked just as hard, and who are ready to enjoy the reward. From morning workouts in the state-of-the-art fitness center to afternoon rounds on the putting green, from evening social hours in the tavern room to weekend gatherings around the outdoor fireplace - every day at Regency offers something to look forward to.
The age-restricted, gated environment is what makes Regency fundamentally different from a traditional luxury subdivision. When every neighbor is 55+, the entire social fabric aligns. Conversations at the indoor pool become standing coffee dates. Bocce ball matches turn into dinner invitations. The Regency Club - with its 5,000 square feet of dedicated social space - is the heartbeat of the community, hosting everything from fitness classes and cooking demonstrations in the multi-purpose room to happy hours and game nights in the tavern. This isn't a subdivision where retirees happen to live side by side; it's a community purpose-built for the active adult lifestyle - private, gated, and designed to ensure that making friends is as effortless as enjoying the amenities.
And then there's the freedom. The HOA covers exterior maintenance, landscaping, lawn care, and snow removal. Want to spend February in Arizona? Lock the door and go - the HOA will handle the snow. Planning a month-long cruise or an extended trip to visit grandchildren? The landscaping crew keeps your property looking sharp. Tired of weekends consumed by home maintenance? That's the whole point. Regency at Chancellorsville gives you back your time - time to travel, time to pursue hobbies, time to enjoy the company of friends who are as active, as interesting, and as ready for this chapter as you are.
Beyond the gates, Regency at Chancellorsville is positioned for convenience along Route 3, Fredericksburg's main commercial corridor. Harrison Crossing shopping center - with grocery stores, restaurants, and services - is approximately 5 minutes away. Downtown Fredericksburg, with its historic streets, riverfront dining, boutique shopping, and thriving arts scene, is about 10-15 minutes east. For visiting family, I-95 puts Northern Virginia, Richmond, and the D.C. metro area within easy reach. And for healthcare, Mary Washington Hospital and Spotsylvania Regional Medical Center are both within a 10-20 minute drive - the peace of mind that active adults deserve. Regency at Chancellorsville puts you at the center of convenience - close enough to everything, private enough to feel like a retreat.
Route 3 at Your Doorstep - Historic Setting, Modern Convenience
Regency at Chancellorsville occupies a strategically convenient location along Route 3 (Plank Road) in Spotsylvania County - the region's primary east-west commercial corridor. This means daily life is refreshingly straightforward: Harrison Crossing shopping center, with its grocery stores, restaurants, coffee shops, and essential services, is approximately 5 minutes away. The broader Route 3 corridor provides additional dining, big-box retail, pharmacies, and medical offices within a short drive. Downtown Fredericksburg - with its historic streets, riverfront, boutique shopping, museums, and one of Virginia's best small-city restaurant scenes - is about 10-15 minutes east. I-95 is accessible within minutes via Route 3, putting Northern Virginia, Richmond, and the entire East Coast within reach.
For active adults, the location checks every box. Mary Washington Hospital - a 451-bed regional medical center - is about 10-15 minutes away. Spotsylvania Regional Medical Center is approximately 15-20 minutes. Multiple multi-specialty medical practices, urgent care centers, and pharmacies line the Route 3 corridor, providing the healthcare access that 55+ homeowners prioritize. For travel, Ronald Reagan Washington National Airport (DCA) is about 55-65 minutes north via I-95, Richmond International Airport (RIC) is approximately 65 minutes south, and Dulles International Airport (IAD) is about 75-90 minutes northwest - giving residents multiple gateway options.
But what truly sets Regency at Chancellorsville's location apart is its proximity to the Chancellorsville Battlefield - just minutes away. The battlefield's network of walking trails, interpretive markers, and the Fredericksburg & Spotsylvania National Military Park's 8,000 acres of preserved landscape provide a remarkable extended backyard for the community. Residents can start their morning with a walk through one of America's most significant Civil War sites, and be back at the Regency Club in time for a fitness class or coffee with neighbors. For active adults who value both history and convenience - who want to live in a place with character, not just a zip code - Regency at Chancellorsville offers a location that few 55+ communities in Virginia can match.
Drive Times from Regency at Chancellorsville
*Approximate drive times; actual times vary by time of day and I-95 conditions.
What Homes Are Available at Regency at Chancellorsville
Regency at Chancellorsville offers luxury single-level single-family homes built to Toll Brothers' exacting standards. New construction homes start from the low $900,000s and can exceed $1.3 million, depending on the floor plan, homesite, structural options, and Design Studio selections. Available floor plans - including the Bedford, Finley, Fitzhugh, Lee, Newbury, and Harrison - offer a range of layouts to suit different lifestyles: some emphasize expansive great rooms and gourmet kitchens for entertaining, while others prioritize private primary suite retreats, flexible spaces for hobbies or guests, and seamless indoor-outdoor living. Every home is designed for single-level living, eliminating stairs entirely.
The Toll Brothers standard at Regency includes features that signal luxury from the moment you walk through the door: 10-foot ceilings that create an airy, expansive sense of space; 8-foot exterior doors that make a grand first impression; 2-inch by 6-inch exterior walls for superior insulation, energy efficiency, and sound dampening; main-level primary suites with spacious walk-in closets and spa-inspired en-suite bathrooms; gourmet kitchens with premium cabinetry, quartz or granite countertops, and high-end appliances; fireplaces as focal points in the great room; and two-car garages with ample storage. Through the Toll Brothers Design Studio, buyers can personalize nearly every surface - flooring, cabinetry, countertops, lighting, plumbing fixtures, hardware, and more - creating a home that reflects their taste, not a builder's default palette.
For 55+ buyers coming from Northern Virginia - downsizing from a family home in Fairfax, Arlington, or Alexandria - Regency at Chancellorsville offers a rare opportunity: trade a larger, older home with stairs, maintenance demands, and rooms you rarely use for a brand-new luxury single-level home in a gated community with resort amenities - and bank substantial equity in the process. At Northern Virginia prices, a comparable luxury new-construction home with these finishes and amenities would start well above $1.2M. At Regency, you get Toll Brothers quality, more home, gated privacy, and a historic setting - at a meaningfully lower price per square foot. That's not just a lifestyle upgrade; it's a smart financial move.
The Regency Club - A 5,000-Square-Foot Clubhouse That Rivals a Country Club
The Regency Club is the social and recreational centerpiece of Regency at Chancellorsville - a 5,000-square-foot facility designed to rival the amenities of a private country club. At its heart is the indoor swimming pool, offering year-round lap swimming, aqua fitness classes, and casual recreation regardless of the weather. Adjacent, the outdoor pool features a spacious deck with lounge chairs and umbrellas - the social hub of summer, where afternoons stretch lazily and neighbors become friends. The state-of-the-art fitness center with locker rooms provides cardio and strength-training equipment for residents who prioritize health and wellness.
Beyond fitness, the Regency Club is designed for connection and entertainment. The tavern room with its full bar is where residents gather for happy hours, game nights, and casual socializing - a neighborhood pub within your own gated community. The billiards area hosts friendly competition. The multi-purpose room with its demonstration kitchen hosts cooking classes, holiday parties, club meetings, and community celebrations. The outdoor patio with a fireplace provides a four-season gathering space - cozy in winter, breezy in summer - for evening socials under the stars. It's rare to find a 55+ community where you can swim laps indoors in January, meet friends for a drink at the tavern in the evening, and host a dinner party in the multi-purpose room - all without leaving the gates. Regency at Chancellorsville makes that daily reality.
Step outside and the resort lifestyle extends further. Bocce ball courts and a putting green offer low-impact recreation and friendly competition. Miles of paved walking and biking trails wind through the community and connect to the surrounding landscape - including the Chancellorsville Battlefield trails just minutes away. The social calendar is rich with fitness classes, book clubs, travel groups, wine tastings, holiday celebrations, and interest-based clubs that make it easy for new residents to plug into community life from day one. In a community of 225 homes, you're not a face in a crowd of 800. At Regency, you're a neighbor - and the amenities are designed to make sure you feel that way.
Regency Club Amenities
- Indoor swimming pool - year-round use
- Outdoor resort-style pool with lounge deck
- State-of-the-art fitness center with locker rooms
- Tavern room with full bar
- Billiards area
- Multi-purpose room with demonstration kitchen
- Outdoor patio with fireplace
Outdoor & Social
- Bocce ball courts
- Putting green
- Paved walking and biking trails
- Fitness classes & wellness programs
- Social clubs - book, travel, wine, cards
- Holiday parties & community celebrations
- Cooking classes & demonstration kitchen events
Peace of Mind - Quality Healthcare Within Minutes
For 55+ homeowners, proximity to quality healthcare isn't a luxury - it's a priority. Regency at Chancellorsville is exceptionally well-positioned: Mary Washington Hospital, a 451-bed regional medical center and the hub of the Mary Washington Healthcare system, is approximately 10-15 minutes away in Fredericksburg. This full-service hospital provides comprehensive care including a Level II trauma center, cardiac care, orthopedics, oncology, women's health, and rehabilitation services. Spotsylvania Regional Medical Center - offering emergency services, inpatient care, surgical services, and a range of specialty programs - is about 15-20 minutes away.
Beyond the hospitals, the Route 3 corridor is lined with multi-specialty medical practices, urgent care centers, diagnostic facilities, and pharmacies - meaning routine appointments, prescription refills, and specialist visits are all within a short, easy drive. Harrison Crossing shopping center, approximately 5 minutes from the community, includes pharmacies and walk-in clinics for everyday healthcare needs. For residents who may need highly specialized care, INOVA Fairfax Hospital and the medical centers of Northern Virginia are approximately 55-70 minutes north, and VCU Medical Center in Richmond is about 60-70 minutes south - both world-class academic medical centers accessible via I-95.
This healthcare accessibility is one of the quiet strengths of Regency at Chancellorsville. It's the kind of thing you hope you never need - but knowing Mary Washington Hospital is 10-15 minutes away and Spotsylvania Regional Medical Center is 15-20 minutes provides genuine peace of mind. For active adults planning their next chapter, that proximity matters - and Regency at Chancellorsville delivers.
Route 3 at Your Doorstep - Restaurants, Shopping, and Everyday Convenience
One of Regency at Chancellorsville's greatest practical advantages is its location along Route 3, Fredericksburg's main commercial corridor. Harrison Crossing shopping center - approximately 5 minutes from the community - provides grocery stores, restaurants, coffee shops, and essential services for daily errands. The broader Route 3 corridor offers additional dining, big-box retail, specialty shops, and services within a short drive. Central Park - one of the region's largest shopping and entertainment destinations with department stores, a movie theater, and Fun Land family entertainment center - is about 10-15 minutes east.
Downtown Fredericksburg - about 10-15 minutes east - offers a completely different experience: historic streets lined with independent boutiques, art galleries, antique shops, and an impressive restaurant scene ranging from casual cafés to upscale chef-driven establishments. The Fredericksburg Farmers Market and seasonal events like First Friday art walks and the Fredericksburg Agricultural Fair add cultural richness to everyday life. And when you want a bigger-city experience, Northern Virginia's Tysons Corner and Washington, D.C.'s Georgetown are about an hour north - accessible for a day trip when the mood strikes. Regency at Chancellorsville puts you at the center of convenience - close enough to everything, private enough to feel like a retreat.
Understanding the Regency at Chancellorsville HOA - Luxury Living Without the Upkeep
The HOA at Regency at Chancellorsville is one of the community's greatest assets - particularly for 55+ homeowners who have spent decades maintaining a traditional single-family home and are ready to hand over the lawnmower and the snow shovel. With monthly dues of approximately $305, the HOA covers exterior home maintenance, landscaping, lawn care, snow removal, and the upkeep of all community amenities - including the Regency Club, indoor and outdoor pools, fitness center, tavern room, bocce ball courts, putting green, walking trails, and common areas. It's the kind of comprehensive coverage that turns homeownership from a chore list into a lifestyle.
For active adults, this HOA coverage translates directly into freedom. Want to spend January in Arizona or Florida? Lock the door and go - the HOA will handle the snow removal and keep your property looking maintained. Planning a summer-long road trip to visit grandchildren across the country? The landscaping crew will keep your yard in shape. Ready to trade weekends spent on home maintenance for weekends spent at the pool, on the putting green, or exploring downtown Fredericksburg? That's the entire point. Regency at Chancellorsville gives you back your time - and that may be the most valuable amenity of all.
The HOA also manages the community's social programming, events, and club coordination, ensuring that the active adult lifestyle the community promises is actually delivered day in and day out. It enforces community standards that preserve property values and maintain the neighborhood's resort-quality appearance. For homeowners who've watched neighborhoods decline when maintenance standards slip, a strong, well-run HOA - particularly one backed by a builder of Toll Brothers' stature - is a significant asset.
For the most current HOA dues, governing documents, and coverage specifics for any Regency at Chancellorsville property - including new construction homes with their initial HOA structure - reach out to Barbara Jennings. HOA details can vary by section and home type, and having accurate, current figures before making a purchase decision is essential.
HOA fee amounts and coverage details are subject to change and can vary by property and section within the community. Always verify current HOA documents before making a purchase decision.
"Regency at Chancellorsville is where my most discerning buyers land when they want luxury without compromise - Toll Brothers quality, gated privacy, and amenities that rival a country club. The indoor pool alone is a game-changer for year-round living."
- Barbara Jennings, REALTOR®
"For my clients downsizing from a $1.3M home in Fairfax or Arlington, Regency offers something remarkable - a brand-new Toll Brothers home with more livable space, a gated community, resort amenities, and substantial equity left over. It's not just a lifestyle upgrade; it's a smart financial decision."
- Barbara Jennings, REALTOR®
"The 55+ market in Spotsylvania County has strong options, but Regency is in a class by itself for buyers who want new construction luxury, gated privacy, and an amenity package that includes an indoor pool and tavern. These homes hold their value because the community delivers on its promise."
- Barbara Jennings, REALTOR®
Barbara Jennings - Your Trusted Advisor for Regency at Chancellorsville
I'm Barbara Jennings, a real estate advisor with eXp Realty, and I've been helping families buy and sell homes across Fredericksburg, Spotsylvania County, and Northern Virginia for over 20 years. Regency at Chancellorsville is a community I know well - from the floor plans and the Toll Brothers Design Studio process to the HOA structure, the resale trends, and what buyers from Northern Virginia need to know before they make the move. Buying in a Toll Brothers community is not the same as buying a standard resale home - the options, the structural choices, the lot premiums, and the Design Studio process all require an advisor who has been through it before and can protect your interests at every step.
When you're buying at Regency at Chancellorsville, you need a real estate consultant who understands not just the community, but the entire context: which floor plans hold their value best, how to evaluate lot premiums versus resale potential, what Design Studio upgrades are worth the investment and which ones aren't, and how Regency compares to other 55+ communities in the Fredericksburg region. I'll help you navigate the Toll Brothers purchase process - from selecting the right homesite to negotiating structural options to making Design Studio selections that balance personal taste with long-term value. Builders' sales representatives work for the builder. I work for you.
And when you're selling a home at Regency at Chancellorsville, my proven 100-Point Marketing Plan and advanced AI-driven strategies are designed to position your luxury property in front of qualified buyers - including the Northern Virginia downsizers who are actively searching the Spotsylvania County market for exactly this kind of community. Whether you're buying new construction at Regency, selling an existing Regency home, or exploring whether this community is the right fit for your next chapter - you deserve a trusted advisor who knows Regency at Chancellorsville as well as you'll know your own street.
Questions About Living at Regency at Chancellorsville
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Seller's Guide to Regency at Chancellorsville
Selling in Regency at Chancellorsville means marketing a gated Toll Brothers 55+ community of about 225 luxury single-level homes, priced from the low $900Ks to $1.3M+. The 5,000 square foot Regency Club, the builder's construction standards, and the HOA-covered maintenance are the features that anchor the sale.
What buyers look for in Regency at Chancellorsville
The features that bring buyers to Regency at Chancellorsville are the same ones that help your home show well. A few facts about this community that matter to buyers:
- A gated 55+ community by Toll Brothers with about 225 luxury single-level homes.
- Homes are priced from the low $900Ks to $1.3M+, with new construction.
- The 5,000 square foot Regency Club includes indoor and outdoor pools, fitness, a tavern room, billiards, bocce, a putting green, and walking trails.
- The HOA, about $305 per month, covers exterior maintenance, landscaping, snow removal, and amenities.
Pricing strategy and market timing
Buyers compare every home in this community at its price point, so the number you start with sets the tone for the whole sale. Your agent will build a pricing strategy from recently sold homes like yours, the homes currently competing with yours, and today's market conditions, then price to attract the strongest pool of buyers from day one.
The right time to list depends on your situation: your timeline, your next move, and your family's calendar. A local listing agent can help you weigh those factors and pick a launch date that fits you, not the other way around.
Curb appeal and first impressions
Most buyers find their next home online, so professional photography and an inviting entry matter from the first click. On the outside, tidy landscaping, a freshly swept porch, and clean windows set a positive tone. Inside, decluttering, letting in natural light, and making each room feel open and neutral help buyers picture themselves at home. Small touches like these, done before the first showing, pay off in how quickly your home sells and how strong the offers are.
Disclosures, documents, and working with a listing agent
Selling a home in Virginia means completing your seller disclosures about known material facts, and gathering any HOA or association documents, recent improvements, and warranties that apply to the property. Complete, honest disclosure protects you and keeps the transaction moving smoothly to closing.
A listing agent handles the heavy lifting: pricing research, MLS marketing, professional photos and tours, showings, offer review, negotiations, and the paperwork through closing. Barbara Jennings pairs a proven 100-point marketing plan with AI-driven digital strategy to get your home in front of the right buyers, and she keeps you informed at every step.
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Want to know what your home in Regency at Chancellorsville could sell for today? Barbara can pull the current numbers and walk you through a selling plan.
Equal Housing Opportunity. Equal Housing Opportunity. We are committed to compliance with all federal, state, and local fair housing laws. We do not discriminate against any person because of race, color, religion, sex, national origin, familial status, disability, or any other protected class. Each office is independently owned and operated. Information deemed reliable but not guaranteed. Not responsible for typographical errors. Square footage is approximate and should be independently verified. All listing information is provided by Bright MLS and should be verified by the user.
Buyer's Guide to Regency at Chancellorsville
Buying in Regency at Chancellorsville means a gated Toll Brothers 55+ community with a 5,000 square foot clubhouse and luxury single-level homes. Here is what to know.
What to know before you buy in Regency at Chancellorsville
- A gated 55+ community by Toll Brothers with about 225 homes, from the low $900Ks to $1.3M+.
- The 5,000 square foot Regency Club features indoor and outdoor pools, fitness, billiards, bocce, a putting green, and trails.
- The HOA of about $305 per month covers exterior maintenance, landscaping, snow removal, and amenities.
- The community is off Route 3 near Chancellorsville Battlefield, about 10 to 15 minutes from Fredericksburg.
Remember that prices, property types, commute times, and school assignments vary by exact address, so verify the details for each home you consider. A buyer's agent who knows this market can pull current listings, compare sold data, and keep you grounded as you narrow your search.
Your buying process, step by step
- 1 Get pre-approved
Talk to a lender before you shop so you know your budget, including property taxes, insurance, any HOA or association fees, and closing costs.
- 2 Build your list
Write down what matters most: property type, size, lot, commute, and the features you cannot live without.
- 3 Tour homes in Regency at Chancellorsville
Visit homes in person and on video. Compare how each one lines up with your list before you get serious.
- 4 Make your offer
Your agent prepares a competitive offer based on recent sales, then negotiates price, terms, and timelines with the seller's agent.
- 5 Inspect, appraise, and finance
Order a home inspection, review the seller's disclosures, and finalize your loan so there are no surprises at closing.
- 6 Close and move in
Do a final walk-through, sign the closing documents, and collect your keys.
What is the age requirement?
What does the HOA fee include?
What are the homes like?
How is the location?
Thinking about a home in Regency at Chancellorsville? Barbara helps buyers across this region find the right home at the right price. Call or book a time to talk about your goals.
Equal Housing Opportunity. Equal Housing Opportunity. We are committed to compliance with all federal, state, and local fair housing laws. We do not discriminate against any person because of race, color, religion, sex, national origin, familial status, disability, or any other protected class. Each office is independently owned and operated. Information deemed reliable but not guaranteed. Not responsible for typographical errors. Square footage is approximate and should be independently verified. All listing information is provided by Bright MLS and should be verified by the user.
Spotsylvania County, VA Real Estate: Current Market Data
Updated November 10, 2026Spotsylvania County prices remain firm as of November 10, 2026, with a September median of $467,000, up 1.8% year over year, but the pace has cooled: Redfin's three-month average puts homes at about 56 days on market, about 272 homes are under contract, and listing inventory is up sharply in the county's main ZIPs. Buyers have more time to compare, while sellers should price against the latest closed sales and market hard in the first weeks.
Area-level data for Spotsylvania County, refreshed November 10, 2026. Redfin's median for all home types is $467,000 over the three months ending September 2026, up 1.8% year over year, with homes selling after about 56 days versus 43 a year earlier and a September sale-to-list ratio of 99.3%, down 0.058 points year over year; Redfin currently counts about 272 pending listings at a median list price of about $535,000, and McEnearney lists about 501 properties for sale countywide. FAAR's most recent official county report, March 2026, shows a $475,000 median, up 0.5% year over year, with 162 closed sales, up 13.3%, and a January median days on market of 37, up 8 days from a year earlier, while FAAR's regional September data put the area at roughly 3.4 months of supply. The latest FRED days-on-market reading, July 2026, is a 34.5-day median, Zillow shows homes in the 22565 area going pending in about 34 days, and Resideline's October 3, 2026 update puts the six-month median at $485,000 across 328 tracked closings with a 22-day median time to contract. The median listing price was $549,900 in September (Realtor.com via FRED), and Realtor.com ZIP-level data shows inventory climbing sharply year over year: 22551 from 326 to 470 homes for sale and 22553 from 241 to 307. 30-year fixed mortgage rate 7.18% (Freddie Mac, week ending November 5, 2026), down 0.06 points for its third straight weekly decline after a 7.40% early-October peak.
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