Staged 2 Sell Virginia

Coming Soon - Fawncrest Estates

Sun, 31 Aug 2025 03:08:03 GMT

The Newest Development from Lennar.

Coming Soon: Fawncrest Estates by Lennar

I’m excited to share that Lennar is bringing a brand-new subdivision, Fawncrest Estates, to James City County right off Jolly Pond Road! This community is designed for those who want a little more room to spread out, with each homesite sitting on a full acre lot .

Homes will start in the upper $600s , with five beautiful floor plans to choose from:

The Lexington – Starting at $687,990 | 3 bedrooms • 2 bathrooms • 1,810 sq. ft.
The Chesapeake – Starting at $718,990 | 3 bedrooms • 2 bathrooms • 1,821 sq. ft.
The Innisbrook – Starting at $755,990 | 4 bedrooms • 2.5 bathrooms • 2,753 sq. ft.
The Southport – Starting at $773,990 | 4 bedrooms • 3.5 bathrooms • 2,988 sq. ft.
The Harlow II – Starting at $808,990 | 4 bedrooms • 2.5 bathrooms • 3,093 sq. ft.

If you’d like to be one of the first to learn more—or want to schedule a tour as soon as homes become available— reach out to me today. I’d love to help you secure your spot in this highly anticipated community!

#Lennar #FawncrestEstates #NewDevelopment #JamesCityCounty #Williamsburg #NewSubDivision

Safer School Zones Coming To James City County

Tue, 12 Aug 2025 16:39:36 GMT

School Zone Speed Photo Enforced

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Elevate 28 & the rising Kindergartners.

Thu, 22 May 2025 18:16:44 GMT

Do you have a rising kindergartner in the Williamsburg/James City County area? Here's what you should know:

Big Changes for Kindergarteners at Laurel Lane, D.J. Montague & Norge Elementary in 2025–2026

Do you have a rising kindergartener who will be attending Laurel Lane, D.J. Montague, or Norge Elementary for the 2025–2026 school year? If so, there’s an important update you’ll want to know about.

On May 6th , the WJCC School Board announced a new kindergarten transition program, Elevate 28, aimed at better supporting students as they step into a structured school environment for the very first time. The program is designed to ensure that every child is placed in the classroom that best fits their individual needs and learning style. This new program will be tested at the pilot schools Laurel Lane, D.J. Montague & Norge.

Why the Change?

The current system for gathering information about incoming kindergarteners hasn’t been as effective as hoped. It often fails to match students with the right teacher or environment, which has sometimes led to increased behavioral issues and teacher burnout.

This new model is a proactive approach. It focuses on understanding each child as an individual , allowing educators to create more balanced classrooms and ultimately, better support student success from day one.

What to Expect

Here’s how the new transition program will work:

August 21 – Elementary Open House
First 6 days of school – These will be full "Student Experience Days" , where all kindergarteners will attend school as usual. During this time, teachers will observe student behavior, learning styles, social interactions, and more. Instruction will focus on foundational skills, routines, and early learning activities.
September 5 & 6 – These will be student holidays (no school for kindergarteners). These two days are designated for staff to:
Review student observations
Collaborate with other educators
Coordinate support services if needed
Finalize classroom placements

One key change to be aware of: your child will not be assigned a permanent classroom teacher until after the planning days are complete . While that may feel different than in past years, the goal is to ensure that every student is placed in the learning environment where they’re most likely to thrive.

Where to Learn More

You can hear the full discussion from the May 6th WJCC School Board meeting by watching the recorded video. The conversation about the new kindergarten model begins at around the 51-minute mark and continues through 1 hour and 22 minutes .

�� Watch the full meeting here

This innovative approach reflects a strong commitment to setting students up for success from the very beginning of their educational journey. Stay tuned for more updates as the school year approaches!

Oceans & Ale Moving July 2025

Wed, 21 May 2025 15:00:57 GMT

The Amazing Oceans & Ale have outgrown their space!

Ocean's & Ale is Moving to a New Home!

After 15 amazing years at the Williamsburg Premium Outlets, Ocean’s & Ale is closing its doors this June—but don’t worry, they’re not going far! The beloved local favorite is relocating to a much larger spot at 4700 Monticello Avenue in Monticello Marketplace, right where Ruby Tuesdays used to be.

Known for its vibrant atmosphere and often-packed dining room, Ocean’s & Ale has outgrown its original location. The new space will give them the room they need to serve even more of their famous fish & chips, ice-cold beers, and laid-back good vibes.

Mark your calendars: their last day open at the current location is June 14th , and they’re going out in style with a live performance by Snackbar Jones at 8:00 PM . It’s the perfect time to stop by, grab your favorites, and toast to new beginnings.

Ocean’s & Ale will reopen at their new location this July , so while we’ll miss them for a few short weeks, the wait will be well worth it.

Stay tuned, stay hungry, and get ready for a bigger and better Ocean’s & Ale experience!

#FishAndChips #ColdBeer #OceansAndAle

Renting, Mortgage Rates & 3 Year Averages

Mon, 12 May 2025 01:46:43 GMT

Are you still waiting for rates to drop?

So have you been saying to yourself for years "I am going to wait until the interest rates drop.". Well about 5 years later - here you are still renting. Meanwhile your rent goes up to cover your landlord's mortgage. OR have you been saying "I'd love to get a rental property, but it may not be worth it." Well look at these stats - get someone to cover the mortgage for you & you could end up with a home paid off entirely by renters! For the last 3 years the average mortgage rate is in the mid 6's. Meanwhile rent went up soo much - it was like you had your interest rate tripled! The average rent went up $800 in 3 years. That is $266.67 a year raise. While mortgage rates have stayed basically the same. If you want to look into obtaining a rental property OR buying a home & not renting - let's talk and get a gameplan together. Your gameplan could be now or in the future. But it is never too soon to have the conversation. And if you are military - let's talk about how the military could basically give you a free home! #LetsTalk #MortgageRates #StayInformed

Williamsburg Premium Outlets

Sun, 11 May 2025 01:24:23 GMT

What Is New At The Williamsburg Premium Outlets?

New Spaces Coming to Williamsburg Premium Outlets – And a Few Farewells Too

Big changes are happening at Williamsburg Premium Outlets! According to WYDaily, shoppers can look forward to a fresh lineup of new stores opening soon. While it’s always exciting to welcome new places, the outlet center will also be saying goodbye to a longtime favorite.

Say Hello To:

Yankee Candle - now coming back to the Richmond Road area. It will be located near The Fragrance Outlet and Dooney & Bourke stores.
Williamsburg Vintique Bazaar - from artwork to furniture & rare finds, this curated collection can be found close to Brighton and True Religion Outlet.
Tabitha Sewer - A real incredible sewing teacher brings her studio of crafts & sewing near Nautica and Banana Republic Factory Store.
The NES Family Entertainment Venue - will be an indoor space for casual dining & Games open to the public or for private events. You can find this location close to Ben & Jerry’s and JD Sports.

Stores Recently Opened:

Bricks & Minifigs: This amazing Lego store lets you buy, sell & trade Legos! They are now booking for birthday parties. Located next to Build-A-Bear Workshop.
The Pampered Bath - Offering natural & vegan self-care products. This spot will be located near the Vans Outlet and Vineyard Vines.

Say Farewell To:

Oceans & Ale - Say goodbye to the current location near Miyaki. Oceans & Ale will be growing into a larger space located at the old Ruby Tuesdays in Monticello Marketplace.

For more information visit: Williamsburg Premium Outlets Announces New Stores Opening This May | Williamsburg Yorktown Daily

Spring Lawn Tips

Fri, 04 Apr 2025 19:29:22 GMT

Check out these Spring Lawn Tips by SS&T Yard Services

Join us for some spring lawn maintenance tips from John & Tiffany Dixon of SS&T Yard Services. Check out my favorite landscapers taking time out of his busy day. He told me these are not your normal spring lawn tips & he was right! I learned something new today. Thank you again John & Tiffany SS&T Yard Services #SpringLawnTips #HelpfulTips #MakingYourNextMoveMagical #SSTYardServices #EnsuringSeniorCitizens #HeToldMeToFertilizeWhen #LearningNewTips #WilliamsburgVA #WilliamsburgVARealEstate

Watch the full video here: https://youtu.be/rgVVnC94sqE

Tabitha's Top Vendor's List

Mon, 18 Nov 2024 20:16:43 GMT

I get asked all the time "Who Do You Recommend?" Well, here are a few of my Top Vendors!

My Marketing Strategy

Thu, 03 Oct 2024 16:13:01 GMT

I Make Selling Your Home A Breeze With My Marketing Strategies

BEFORE Your Home Goes on the Market

I hire a home inspector to provide an inspection to you at no charge. This gives us a jump on any potential issues & give buyer's piece of mind. One way we don't let surprises ruin the transaction.
I can hire an appraiser to provide an appraisal on your home, at no cost to you. This will give us an idea on what type of offers will be ideal for you & help with pricing strategy.
I can provide a professional stager to give you a consultation at no cost to you. If you decide staging will be beneficial you can set up a contract with the stager. 9 times out of 10 staging will help sell your home faster & for more.
Next, I hire a professional photographer to provide photos & a virtual walkthrough of your home - again at no extra cost to you!
I then provide feature sheets or brochures of your home for buyers to take when they come for a tour.

When Your Home Goes on the Market

I am a part of 3 different Multiple Listing Services & will market your home on ALL 3, to reach more targeted buyers.
Your home will be fed to popular websites such as Zillow, Realtor & Homes.com
I then post your home for sale on all of my social media platforms.
I am a member of a global network called Leading Real Estate Companies of the World. Your home will be listed on their platforms to reach potential buyers in thousands of countries.
Your home will be listed in the Liz Moore digital magazines & sent to potential buyers.
I will design a personal website for your home.
A sign will be installed (if allowed by community) with a sign-ryder that says for sale & has your home's personal website attached.
A 'Just Listed' email will go out to all the agents in my network along with my sphere.
Postcards will be mailed out to the area letting your neighbors know your home is for sale. A lot of times if people love living in the area, they may know friends or family who would love to as well.
If desired your home will be opened to multiple agents to view or a public open house can be held.
Weekly updates will be sent with statistics & plans for the week.
If your home falls in the luxury market then your home will be listed in Luxury Portfolio International as well as separate luxury branding & marketing will take place.

I would love to make an appointment to go over what I do for every home I list, as well as what I will do for your particular property! Let's get together soon!

Update Now, Pay Later

Wed, 21 Aug 2024 16:26:01 GMT

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Paint Colors of 2024

Wed, 21 Aug 2024 16:21:25 GMT

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Surprises Can Be Great - Except In Real Estate.

Wed, 21 Aug 2024 15:43:36 GMT

Eliminate the surprises. Reduce the stress. by Liz Moore & Associates.

Surprises can be great, but not when you are buying or selling real estate. We heard story after story about unforeseen expenses, delays, and the stress of having to make major decisions under pressure. So, we pioneered a solution that reorganizes the process, saving both money and time for our clients, by ordering for our sellers, at our expense , an up-front market evaluation by an licensed appraiser and a home inspection by an independent home inspector...all before your home is officially placed on the market. Our objective is to uncover any major repair issues before your home goes on the market, giving you an opportunity to either make repairs up front, or to disclose the conditions to prospective buyers. By hiring a certified appraiser before the marketing period begins, we are aware of any potential valuation and condition issues prior to deciding on what other terms of the sale you will agree to. All of this is done in advance, allowing everyone involved ample time to complete the real estate transaction without the pressure of last minute expenses and reactive decisions. Repairs can be completed properly, with sufficient time to select the best contractor for the job.

5 Reasons You Should Stage Your Virgina Listings

Fri, 19 Jul 2024 16:06:00 GMT

When it comes to making your real estate listings stand out, home staging can be your most powerful marketing tool. It’s because home staging dramatically impacts the value and appeal of a property that you should stage your Virginia listings. The benefits for realtors who want to maximize the appeal and value of their listings are undeniable – especially in a competitive market like Hampton Roads or Virginia Beach. As we often tell our realtor partners, staging can make all the difference in how quickly a home sells and the price it commands. Staged homes are not only more attractive, but they also help home buyers better visualize themselves living in the home, which, in turn, leads to quicker sales and higher offers.

Here are five compelling reasons why realtors should prioritize staging their listings:

First Impressions Matter

In real estate, first impressions can make or break a deal. Buyers decide if a home is right for them within just 7 seconds. A well-staged home creates a welcoming and inviting atmosphere. This, in turn, helps buyers feel at home while they envision themselves living there. In contrast, a vacant or non-staged home can leave a negative impression, making it harder for buyers to connect with the space and making the property harder to sell. According to RESA, staged homes statistically sell over 60% faster than unstaged properties. This statistic is another reason to ensure your property creates a positive first impression with prospective buyers.

Speed up Sales

Often times Agents will list a home without staging, to see if they can sell it without staging, and see if they can get an acceptable offer. For example, a home we staged in Yorktown was listed vacant for 4 months, no offers came in. This strategy always backfires. Then after price cuts, and paying carrying costs, they decide to stage. Once we finished staging, it was under contract in 4 days! So much money and time could have been saved, if it had gone on the market wasted, and then deciding to stage when it initially went on the market.

Staging vacant homes can significantly speed up the sales process. As we noted above, staged homes sell quicker than unstaged properties. Often, we see agents listing homes without staging, hoping to sell them quickly. Staging from the start can save time, avoid the costs associated with price reductions, and have the property sit on the market indefinitely.

Highlight Key Features

Professional home staging focuses buyers’ attention on the most desirable assets of the home. It also helps the Agent redirect attention away from other less desirable features. Staging often turns a negative into a positive. One of our staged homes was initially vacant, then we staged it, and one of the buyers came back to look at it after we staged it…and THEN put an offer on it and bought it!

One of the key reasons we recommend staging is because of how effectively it highlights the key selling features and areas in a property. Professional staging highlights a home’s best features while minimizing any flaws. This approach helps buyers focus on the positives and transform perceived negatives into appealing elements or spaces. For instance, one of our recently staged homes that initially struggled to attract offers saw renewed buyer interest after our team staged it, ultimately leading to a successful sale. Our staging helped transform some really awkward areas into spaces that buyers loved.

Capture Attention Online

In today’s digital age, the first showings for a property happen online. It’s a fact that listings with high-quality photos attract more views and showings. Staged homes stand out with beautifully decorated spaces that complement the home’s style and showcase the function of each room. According to the NAR , 83% of buyers say photos are the most important factor when they’re choosing homes and properties to visit. Staging your listings helps you generate more online interest, translating into more showings and overall buyer interest.

Top Producers know that in a sea of real estate listings, the home with the best photos online will attract the most-in person showings. In fact, 83% of buyers say photos are the #1 reason when picking homes to tour. Professional home staging are experts in getting online browsers to stop and scroll with their eye-catching design elements.

Stage Your Virginia Listings to Maximize Profits

Most sellers see a return on investment of over 400% when they invest in staging. Home staging statistics show that staged homes are more likely to command a higher price and sell faster, adding to the sellers’ pockets and the Realtor’s reputation. The power of staging is a win-win for all parties in the selling process.

Investing in staging is a smart move if you want to generate more buyer interest, quicker sales, and higher sale prices . In 2024, our staged properties typically went under contract in less than a week. They generated offers at or above their list prices. According to national stats, home sellers who stage their properties often see a return on investment of over 400% from staging alone.

That’s why we can confidently say that staged homes in Hampton Roads not only sell for more money but also enhance the realtor’s reputation for delivering outstanding results. This win-win scenario benefits sellers, buyers, and realtors alike.

If you want to learn more about how to stage your Virginia listings, check out our blog or learn about our services here.

The post 5 Reasons You Should Stage Your Virgina Listings appeared first on Staged 2 Sell Virginia .

Features that buyers have come to expect

duda@secondgen.com — Thu, 28 Mar 2024 13:38:08 GMT

There are many features that buyer's are looking for when they are searching for their new home. But here are just a few:

~ Location will probably always be the number 1 feature a buyer is looking for.

~ Exterior features - I have had client's come to a property & based on the outside appearance decide they do not want to go any further. OR I have seen some listings overlooked because they lacked curb appeal.

~ Updated fixtures - updating lights, door handles, hinges & cabinet handles can be an inexpensive way to give a space a little bit more detail. Choosing a great lighting piece can also help transform a room!

~ Fresh paint - Something about that new paint smell or maybe the feeling of cleanliness. It can really change the entire attitude of a room or even make it feel brighter and cleaner.

~ Updated Appliances - Every buyer now seems to have expectations that they are going to find a home with shiny newer and updated appliances.

~ Staged Homes - Sometimes buyer's have a hard time invisioning space or how their items might fit into a space. Or you could have extra spaces that a new buyer may not know what to do with. Having your home staged could help you sell for more & faster!

Fast, Easy, Affordable Updates to Refresh Your Bathroom

Thu, 20 May 2021 13:29:00 GMT

Are you ready for a new look in your bathroom? If your basics (tub, toilet, sink, floor) are functionable, often we can get a new updated, fresh look quickly and within a very reasonable budget by making a few fast and easy updates:

Let’s start with Color

Creating a new color palette for your bathroom can be the easiest way to give your space a drastic new look. Using the 60, 30, 10 rule, you can create a color scheme to match the mood you are looking to feel when entering.

For more energetic and happy bathrooms, consider using brighter and contrasting fun colors. Go the extreme, using the fun color for the 60 percent, (Painting walls, doors, trim, and even ceilings can make a room feel fresh) or the 10 percent to give it the most punch.

For a relaxing and calming feel, consider a monochromatic scheme, in shades. Your 10 percent accent color being white or an equal calming neutral.

Paint alone can make your bathroom feel new, however, a few more touches can help…

Change up the fixtures

Changing taps, and light fixtures, although a little heavier on the pocketbook, can add a new texture to your bathroom. Think of them as “added detail” that gives your new look a finished feel.

Again, depending on the mood, and color scheme, choose your fixtures wisely. Chrome and steel can often make a room feel cold and stark. But also a great contrast if the mood you want it “alive and energetic”. Metallic tones like brass and copper can create a warmer tone. Fantastic for the spa and elegant bathroom.

Changing out towel bars, door handles, and frames for artwork can be an impactful change within a small budget.

The Textures
Check the fabrics in the room. Changing shower curtains, window treatments, bathmats, and your guest towels can also give you a refreshing look!

Add some Technology to create a more modern updated feel:

Demisting or LED mirrors, charging and USB ports and automatic soap and hand-dispensers, are some of the popular upgrades for 2021.

With these suggestions comes a reminder that you can save costly mistakes with a plan prior to starting your bathroom upgrade. Yes, these are small affordable changes, but they can quickly become expensive if they need to be redone because the color palette wasn’t quite right, or the wrong fixtures were chosen.

If you are ready to give your bathroom a room makeover, consider calling us first. We can help you with a DIY plan or have us plan and execute making the whole process very painless. Call (757) 344-5322 to book a decorating consultation today!

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Staged2Sell is a Hampton Roads Home Staging company. They offer staging and decorating from Newport News, Poquoson, Yorktown, Williamsburg, Smithfield, Suffolk, Portsmouth, Chesapeake, Norfolk, Virginia Beach since 2005. They elevate homes from ordinary to extraordinary with their beautifully designed spaces to emotionally. Connect buyers within the first 7 seconds of the showing. They make sure your home has exactly what it needs to enchant buyers, inspire multiple offers, and sell fast for the absolute top price! Staged2Sell has staged over 4000 homes and has helped homeowners throughout Hampton Roads get the best return on their biggest investment.

The post Fast, Easy, Affordable Updates to Refresh Your Bathroom appeared first on Staged 2 Sell Virginia .