If you’re thinking about moving closer to DC but are tired of Northern Virginia sticker shock, let me introduce you to Fredericksburg — and no, I don’t mean “the city” by itself, but the whole corridor that includes Stafford and Spotsylvania counties. I’m Chris Colgan with eXp Realty, and I’ve been in the trenches showing homes, walking neighborhoods, and watching this region transform. From a $10 billion data-center boom to a commuter rail that’s back in a big way, Fredericksburg gives you major job access without the Nova prices. Here’s everything you need to know if you’re considering the move.
Why Fredericksburg? The headline: value plus access
Let’s be blunt — housing in Northern Virginia is expensive. Fredericksburg gives you an alternative: central Virginia price points with real access to the DC job market. It’s about 48 miles from Washington, D.C., close enough to commute and far enough to get more house for your money. That trade-off is why people are flocking here: affordability, new construction options, and growing transit options make it a sweet spot for families and professionals.
Fredericksburg
Big tech money and a changing economy
One of the biggest stories right now is the development momentum. A technology overlay district approved in early 2025 — including roughly a 250-acre site near Celebrate Virginia — is poised to draw major data center investment. Partnerships like Silver Companies and Stack Infrastructure could produce as many as 8–12 data centers on that site, representing up to $10 billion in development. That’s not just a headline: the project could bring millions in annual tax revenue and push well-paying tech and infrastructure jobs into the region. Dominion Energy is already lining up power agreements, and land deals earlier in 2024 signaled real seriousness from developers.
What that means for you: more local job opportunities, increased demand for rental and for-sale housing, and longer-term upside on home values as the area becomes a regional tech and data hub.
Neighborhoods and lifestyle — small-town charm with modern energy
Old Town Fredericksburg is the heart that makes the whole area feel livable. Picture 18th- and 19th-century architecture, boutiques, antique shops, art galleries, and truly local restaurants — not just chains. Some must-visit spots: Brock’s Riverside Grill for a nice dinner, Capital Ale House for nightlife, and a growing brewery scene (Red Dragon, Six Beers and a Goat, and others) that gives the weekend vibe real energy.
Riverfront Park — a roughly $5 million investment — hosts concerts, markets, and family-friendly events right along the Rappahannock, and the walkable downtown area makes it easy to live without relying on your car for every errand. You’ll also find carriage rides, ghost tours, farmers markets and that small-town community feel that people move here for.
Commuting and transportation — real options beyond I‑95 traffic
If commuting matters to you, Fredericksburg is set up better than you might expect. The Virginia Railway Express (VRE) Fredericksburg line has seen rising ridership — it was around 7,700 daily riders in April 2024 and climbed to about 8,000 by early 2025 — as more agencies bring employees back to offices in DC and Northern Virginia. VRE expansions and system planning out to 2050 aim to add capacity and routes that will continue to support commuters.
Amtrak’s Northeast Regional service also runs through Fredericksburg, giving you access to the broader East Coast rail network. That means, if you want to skip I‑95, the train is a real, walk-to-the-station, practical option. Union Station access and direct rail connections to Quantico, Alexandria, and DC make it possible to live car-light and still get where you need to go.
Schools and higher education
For families, the area offers strong K–12 options and higher education nearby. The University of Mary Washington — a top-ranked public liberal arts university — sits minutes from downtown on a scenic campus and has been expanding its academic footprint, including new health- and professional-program plans that add to the community’s intellectual capital.
Public schools in the region have solid pockets of excellence; elementary schools like Chancellor in Spotsylvania draw high marks, and the overall value proposition — good schools with more affordable housing — is a huge attractor for families.
Sports, culture, and a surprisingly deep talent pipeline
You may be surprised by the pipeline of athletic and entertainment talent coming out of the area. Fredericksburg and the surrounding counties have produced NFL players and pro athletes, and Hollywood talent like Danny McBride traces roots back to Courtland High School in Fredericksburg. That mix of sports, arts, and cultural identity gives the region a real personality — it’s not just bedroom communities.
Housing market snapshot — affordability now, upside later
Housing here gives you options you won’t typically get in Nova. Median home prices in 2025 have been in the $440k–$490k range, and Fredericksburg hit a record median of roughly $489,000 in May 2025. Yes, prices are rising — but when you compare that to Fairfax, Loudoun, or Prince William, you’re still getting more home for your money. Inventory has opened up compared to past years; at the end of June there were about 1,190 homes for sale — roughly 36% more than the previous year’s 877 — and many homes have been on the market longer, giving buyers negotiating power right now.
New construction is active, too: builders like D.R. Horton have been busy, and you can still find homes on larger lots and newer neighborhoods that weren’t available a decade ago. Days on market in the region range from the mid-20s to high-30s, so while homes move faster than some national markets, you won’t see the same hyper-competitive bidding wars that used to force buyers to waive inspections.
Who should consider moving here
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Commuters who want rail access to DC without Nova prices.
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Families seeking strong schools and a community-oriented downtown.
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Buyers who want newer construction or larger lots for their budget.
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Investors looking for rental demand and long-term appreciation tied to data center and infrastructure growth.
Tips for buyers — how to win without overpaying
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Get pre-approved and work with an agent who knows the Fredericksburg corridor. Timing and neighborhood selection matter.
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Use the current inventory: inspections, radon tests, septic/well checks, and financing contingencies are negotiable again. Don’t feel forced to waive protections.
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Consider proximity to the VRE station if commuting is a priority — walkable neighborhoods near Union Station or nearby park-and-ride lots make life easier.
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Look at newer construction communities if you want lower maintenance and modern floor plans; older homes near downtown offer charm but may need more updates.
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Factor in long-term plans: tech projects, infrastructure upgrades, and population growth will push demand over time, so think 5–10 year horizon for appreciation.
What I love personally (and why I keep showing people this area)
I’ve sold and toured homes across the region, and what gets me excited about Fredericksburg is the mix: you can have a riverfront dinner one night, hop a train to DC the next morning, and still afford a yard where your kids — or your dog — can run. Old Town’s character, the growing restaurant and brewery scene, and the walkability around the train station give this place a personality you don’t get in every suburb.
There’s also a real community feel with events, minor-league baseball at the ballpark area, and neighborhoods like Embrey Mill and Leeland Station that are specifically built with families and commuters in mind. The overlay of affordability, transit, and the incoming tech economy is why I think this window of opportunity won’t stay open forever.
Ready to look?
If you want to explore Fredericksburg — neighborhoods, commute times, and homes that match your budget — I’d love to help. Email me at info@colganteam.com or text/call 571-437-7575. I show homes across the corridor and can set you up with listings that match exactly what you want.
Let’s find the right place for you in Fredericksburg — before everyone else figures out this secret.
— Chris Colgan, eXp Realty info@colganteam.com | 571-437-7575
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