By John Womeldorf, a.k.a. Mr. Williamsburg

Let’s clear up a common misconception: just because there are more homes on the market doesn’t mean you can afford to wait.

Yes, inventory has increased. Yes, buyers have more choices than they did a year or two ago. But if a well-priced, move-in-ready home in a good neighborhood hits the market tomorrow, there’s a good chance it will be under contract within 72 hours.

And if you think it’s the perfect home for you? There’s a strong chance someone else thinks so too.

What I’m Seeing in the Trenches

Over the last few weeks, I’ve worked with buyers and sellers on both sides of this equation. Some listings—especially the ones that are dated or overpriced—are sitting for 30 to 60 days without much activity.

But the moment a home comes on the market that checks the right boxes—updated kitchen, great location, priced realistically—it’s gone in a flash. I’ve seen multiple offers come in within hours of a listing going live, and buyers getting aggressive to win bidding wars on standout homes.

This is a market where preparation and decisiveness make all the difference.

The Numbers (From the Virginia REALTORS® April 2025 Report)

This Isn’t a Buyer’s Market—It’s a Balanced Market

Buyers: You have more homes to look at and a bit more time to think—but not when it comes to the good ones. If a home feels like a great fit for you, chances are it feels like the right fit for someone else too.

Don’t wait. Don’t “sleep on it.” If it’s a move-in-ready home in the $400K–$700K range, in a desirable neighborhood like Ford’s Colony, Kingsmill, or New Town, it’s going to move quickly.

Sellers: You can’t just slap a number on your home and expect it to sell overnight—but if you price it right and prepare it well, the buyers are there, and they’re serious.

Inventory Is Up—But So Is Buyer Savviness

• New Listings are up 33%, and Months of Supply is at its highest level in years.
• This means more choices for buyers—but also more competition for sellers.

In today’s market, homes that are priced well and shine online will win. Homes that aren’t? They risk sitting and becoming “stale”—even when the overall market is active.

Neighborhood Spotlight: April 2025 at a Glance

Note: Williamsburg City’s low sales numbers often reflect smaller inventory, not lack of interest.

Here’s My Advice

Buyers:
If a home checks your boxes, be ready to act. We’re no longer in the panic-driven market of 2021, but the good homes still go fast. Get pre-approved, have your agent (hopefully me!) on standby, and be ready to tour immediately.

Sellers:
It’s not 2022, but it’s still a great time to sell if your home is show-ready. Today’s buyers are discerning—but they’re also motivated.

Want the Full Report?

This market update is based on the April 2025 WAAR Market Indicators Report, compiled by Virginia REALTORS®. If you love digging into data, trends, and graphs, I’d be happy to send you the full report. Just drop me a line.

Meet Your Local Guide: Mr. Williamsburg

I’ve helped hundreds of families find their way to (and from) Williamsburg over the past 20+ years. Whether you’re buying your first home, relocating for work, or downsizing into something easier to manage, I bring local insight, straight talk, and smart strategy to every transaction.

Although my home base is Williamsburg, I help clients all across the region—from Richmond to Virginia Beach, including the Northern Neck. Our company has offices in:

• Richmond
• Kilmarnock (serving the Northern Neck)
• Williamsburg
• Newport News
• Virginia Beach

So no matter where your next move takes you, I’ve got the reach and resources to help.

• Ready to find out what your home is worth? Click here
• Want to see how I tell the story behind every home I list? Take a look
• Need to chat? Call or text me at 757-254-8136 or email John@MrWilliamsburg.com

Thanks for reading—and remember: don’t blink if the right house comes along.

Warmly,
John Womeldorf
A.K.A. Mr. Williamsburg