Fredericksburg Living
Fredericksburg sits 48 miles south of DC where tech giants are spending $10 billion on data centers near Celebrate Virginia South. Home prices hit a record $489,900 in May 2025, but you're still paying 20-30% less than Prince William County. If you want Central Virginia prices with Northern Virginia VRE access and University of Mary Washington ranked #9 nationally, Fredericksburg's legit worth looking at before this window closes.
Speaker: Chris Colgan • Date: November 21, 2025
"Today we are diving into a city where tech giants are spending $10 billion, where local high schools are turning out NFL stars, Hollywood actors, and the housing market is on fire. And nope, it's not in Northern Virginia."
Overview
"Today we are diving into a city where tech giants are spending $10 billion, where local high schools are turning out NFL stars, Hollywood actors, and the housing market is on fire. And nope, it's not in Northern Virginia." (0:00)
"Fredericksburg proves you don't have to pay NOVA prices to get NOVA jobs and access. Just 48 miles from Washington DC, this booming corridor gives you the best of both worlds. Central Virginia prices with serious Northern Virginia connections." (0:14)
"By the end of this video, you'll see why this window won't stay open long. What's happening here right now is next level." (0:28)
Key Takeaways
- "Technology overlay district was approved back in February 2025 with 250 acre site near Celebrate Virginia South designed for data center infrastructure." (1:01)
- "Silver companies and stack infrastructure partnership could be $10 billion worth of development. 8 to 12 data centers are actually planned." (1:20)
- "Estimated to bring 60 million in tax revenue annually to the Fredericksburg area once it is fully built." (1:34)
- "You can find a single family home for $300,000 and then a mansion on the water for $2 or $3 million." (2:32)
- "Home prices are going to be about 20 to 30% less than Prince William County, but you will still get modern homes with that VRE access." (3:17)
- "The medium home price goes anywhere from 440 to $490. It hit a record high of $489,900 in May of 2025." (10:52)
- "There were only 1,190 homes for sale at the end of June. That's almost 36% more though than the previous year of 877." (13:13)
Unique Facts & Stats
- "The biggest driver behind all the growth, a tech wave that's bringing in billions into Fredericksburg fast. What used to be a quiet historic town is now becoming a major tech hub." (0:43)
- "Silver companies to spend about 15 million on 126 acres in late 2024, signaling real momentum for the project." (1:54)
- "Fredericksburg isn't just Fredericksburg city. It's the anchor of the fastest growing metro that includes Stafford and Spotsylvania counties." (2:42)
- "I95 exits at Route 17 and 610 are exploding with retail restaurants and new communities." (2:54)
- "They're home to the Fredericksburg Nationals or the FredNats, the minor league affiliate of the Washington Nationals." (3:29)
- "Howard Stern went to radio school in Fredericksburg back in the day." (4:25)
- "Danny McBride … was born and raised in Fredericksburg, attended Courtland High School … known for hit shows like Eastbound and Down, Vice Principles, and the HBO's Righteous Gemstones." (4:34)
- "EJ Jenkins … started at Chandler High School before joining the Philadelphia Eagles. Scored his first touchdown in January 2025 and helped the Eagles win the Super Bowl." (5:21)
- "Jermon Bushrod from nearby King George as well, became a Pro Bowl offensive tackle and Super Bowl champion." (5:35)
- "University of Mary Washington … Ranked number nine nationally among public art colleges. 3600 students across a scenic 234 acre campus just minutes from downtown." (7:19)
- "Chantra Elementary is number one in Spotsylvania County with an A+ rating on niche.com." (7:47)
- "The Fredericksburg line had 7,759 riders a day in April of 2024. In February of 2025, the daily average was 8,000 riders. But last year in February of 2024, that number was only 6,800." (8:18)
- "Planning District 16 includes Fredericksburg and nearby counties. It's the fastest growing region in Virginia, up 6.5% since 2020, added 24,000 new people since the 2020 census." (11:50)
Neighborhoods, Amenities & Lifestyle
"Fredericksburg City is absolutely amazing … you can find a single family home for $300,000 and then a mansion on the water for $2 or $3 million." (2:32)
"You've got the northern Fredericksburg Stafford boom going on. I95 exits at Route 17 and 610 are exploding with retail restaurants and new communities … You've got Embry Mill, Liberty Knolles, and Leland Station are popular for DC and Quantico commuters." (2:54)
"The ballpark area near Virginia Celebrate South has become a social hub with breweries, apartments, and concerts. And I think there's like all kinds of grocery stores over there that you can walk to. And you've got the little convention center there as well." (3:50)
"If you've ever been to downtown Fredericksburg, this is where the city truly shines. So you have the 18th and 19th century architecture filled with boutiques, antique shops, and art galleries." (5:59)
"Locals absolutely love the food here. It's really cool. It's not chain restaurants. It's a lot of local dining like Brock's Riverside Grill is a great place for dinner. Lofi Burger and Lounge. And then the Capitol Air House bringing modern nightife to the historic core. There's a really cool place there. I can't think of it, but it's got a rooftop bar that I've been to a few times." (6:12)
"You've got Riverfront Park, a $5 million park along the Rappahannock River, perfect for summer concerts, markets, and events. And it's familyfriendly and walkable from the train station." (6:30)
"The weekend vibe, you've got the brewery scene with Thriving with Red Dragon Brewery and six beers and a goat, farmers markets, carriage rides, and goes towards make downtown feel alive year round." (6:40)
"Probably the best thing I would say about downtown Fredericksburg or Oldtown Fredericksburg is going to be the VR station that is right in downtown. They have direct rail access to Quantico, Alexandria, and Washington's Union Station. Commuters can live in walkable neighborhoods and skip I95 altogether, which is a dream, right? Cuz who loves driving on I95?" (6:54)
"Embry Mill is a beautiful neighborhood. So I remember I was out there one time for an event and there was a Publix there and then the nice park area. I know that's technically Stafford, but there was like all kinds of kids at the food truck. I really enjoy that neighborhood a lot and it's a lot more affordable than what you would get in like Ashburn for sure." (10:10)
Pricing & Housing Types
- "You can find a single family home for $300,000 and then a mansion on the water for $2 or $3 million." (2:32)
- "Home prices are going to be about 20 to 30% less than Prince William County, but you will still get modern homes with that VRE access that I absolutely love." (3:17)
- "Medium home prices range between $440 and 4.90 and then larger lots and newer construction and lower property taxes than what you're going to get in a Fairfax Lowdown or Prince William." (4:04)
- "The medium home price goes anywhere from 440 to $490. It hit a record high of $489,900 in May of 2025. That's the highest price ever recorded." (10:52)
- "In June of this year and July of this year of 2025, median home prices were 440 to 480. Year-over-year, price growth was 1% to 10% depending on what type of house. Homes stay on the market for about 24 to 39 days." (11:22)
Commuting & Connectivity
"Just 48 miles from Washington DC … this booming corridor gives you the best of both worlds. Central Virginia prices with serious Northern Virginia connections." (0:14)
"This corridor is actually going to link directly between Stafford County and all the growth that you're seeing on I 95. And more Northern Virginia commuters are actually moving here to save money and still access tech, defense, and federal jobs." (2:01)
"They have direct rail access to Quantico, Alexandria, and Washington's Union Station. Commuters can live in walkable neighborhoods and skip I95 altogether, which is a dream, right? Cuz who loves driving on I95?" (6:54)
"The Fredericksburg line had 7,759 riders a day in April of 2024. In February of 2025, the daily average was 8,000 riders. But last year in February of 2024, that number was only 6,800. So, you can tell our work from home has really increased that by what 1,200 new riders. And listen, that's a huge jump from last year." (8:18)
"The federal work to home work rules are pushing these numbers up. Agencies have been calling workers back to DC and NOVA offices and that makes commuter rail a must-have." (8:40)
"Fredericksburg is in a great spot. We're just 48 mi south of Washington DC, 53 mi north of Richmond. That makes it a perfect for getting around. It's a strong choice for commuters. You can get to top job centers but pay way less for a house for sure." (9:53)
Schools
"You have the University of Mary Washington and I think they just announced they're going to be building the first doctor or whatever it would be called doctor's school uh physician school there at Mary Washington and the Northern Virginia area. But that's a top ranked liberal arts university. Ranked number nine nationally among public art colleges. 3600 students across a scenic 234 acre campus just minutes from downtown. Known for its strong business, education, and political science programs." (7:19)
"Local school quality, Chantra Elementary is number one in Spotsylvania County with an A+ rating on niche.com. And families are drawn here for stability, affordability, and of course, the academic excellence." (7:47)
Fredericksburg, VA Real Estate Tour FAQs
What types of homes can you find in Fredericksburg?
"It's weird, too, right? Cuz you can find a single family home for $300,000 and then a mansion on the water for $2 or $3 million." (2:32) Fredericksburg has insane variety. "You've got the 18th and 19th century architecture filled with boutiques, antique shops, and art galleries." (6:05) In Northern Stafford, "Embry Mill is a beautiful neighborhood … there was a Publix there and then the nice park area." (10:10) You've got everything from historic downtown homes to brand new construction on acre lots near I-95.
How much does it cost to buy a home in Fredericksburg?
"The medium home price goes anywhere from 440 to $490. It hit a record high of $489,900 in May of 2025. That's the highest price ever recorded." (10:52) "Year-over-year, price growth was 1% to 10% depending on what type of house. Homes stay on the market for about 24 to 39 days." (11:29) "Home prices are going to be about 20 to 30% less than Prince William County, but you will still get modern homes with that VRE access that I absolutely love." (3:17) The affordability compared to Northern Virginia is legitimately crazy.
What schools serve Fredericksburg?
"You have the University of Mary Washington … That's a top ranked liberal arts university. Ranked number nine nationally among public art colleges. 3600 students across a scenic 234 acre campus just minutes from downtown." (7:19) "I think they just announced they're going to be building the first doctor or whatever it would be called doctor's school uh physician school there at Mary Washington and the Northern Virginia area." (7:21) "Chantra Elementary is number one in Spotsylvania County with an A+ rating on niche.com." (7:47) Schools here are way better than people expect.
How long is the commute to D.C. or Northern Virginia job centers?
"Just 48 miles from Washington DC … 53 miles north of Richmond. That makes it a perfect for getting around." (9:53) "The Fredericksburg line had 7,759 riders a day in April of 2024. In February of 2025, the daily average was 8,000 riders. But last year in February of 2024, that number was only 6,800." (8:18) "Commuters can live in walkable neighborhoods and skip I95 altogether, which is a dream, right? Cuz who loves driving on I95?" (7:04) The VRE ridership jump shows return-to-office is real and people need that rail access.
What's happening with the $10 billion tech investment?
"Let's talk about this technology overlay district. It was approved back in February 2025 with 250 acre site near Celebrate Virginia South designed for data center infrastructure." (1:01) "Silver companies and stack infrastructure partnership could be $10 billion worth of development. 8 to 12 data centers are actually planned and it's one of the largest projects actually in the Commonwealth of Virginia's history." (1:20) "Estimated to bring 60 million in tax revenue annually to the Fredericksburg area once it is fully built. Dominion Energy is already working on supply agreements for the power." (1:34) This is absolutely next level.
Is Fredericksburg good for families?
"Families are drawn here for stability, affordability, and of course, the academic excellence." (7:53) "You've got Riverfront Park, a $5 million park along the Rappahannock River, perfect for summer concerts, markets, and events. And it's familyfriendly and walkable from the train station." (6:30) "They're home to the Fredericksburg Nationals or the FredNats, the minor league affiliate of the Washington Nationals … the ballpark area near Virginia Celebrate South has become a social hub with breweries, apartments, and concerts." (3:29) Schools are strong, prices are way better than NOVA, and there's tons to do.
What's downtown Fredericksburg like?
"If you've ever been to downtown Fredericksburg, this is where the city truly shines. So you have the 18th and 19th century architecture filled with boutiques, antique shops, and art galleries." (5:59) "Locals absolutely love the food here. It's really cool. It's not chain restaurants. It's a lot of local dining like Brock's Riverside Grill is a great place for dinner. Lofi Burger and Lounge. And then the Capitol Air House bringing modern nightife to the historic core. There's a really cool place there. I can't think of it, but it's got a rooftop bar that I've been to a few times." (6:12) "The weekend vibe, you've got the brewery scene with Thriving with Red Dragon Brewery and six beers and a goat." (6:40) It's legitimately charming.
What areas should I consider in Fredericksburg?
"You've got the northern Fredericksburg Stafford boom going on. I95 exits at Route 17 and 610 are exploding with retail restaurants and new communities." (2:54) "You've got Embry Mill, Liberty Knolles, and Leland Station are popular for DC and Quantico commuters." (3:12) "Embry Mill is a beautiful neighborhood. So I remember I was out there one time for an event and there was a Publix there and then the nice park area … there was like all kinds of kids at the food truck. I really enjoy that neighborhood a lot." (10:10) Northern Stafford is where a lot of the growth is happening right now.
Is now a good time to buy in Fredericksburg?
"Right now it's a buyer market with a lot more options. I'm seeing people be able to get home inspections, ask for repairs, radon tests, well and septic if it needs that, financing contingencies, all kinds of different things that you had to wave in a hot market." (12:59) "There were only 1,190 homes for sale at the end of June. That's almost 36% more though than the previous year of 877. This is most of the inventory that we have seen since 2020." (13:13) "A great chance to buy before the tech growth really kicks in." (13:29) The window won't stay open long with $10 billion coming in.
How does Fredericksburg compare to Northern Virginia?
"Just 48 miles from Washington DC … Fredericksburg proves you don't have to pay NOVA prices to get NOVA jobs and access." (0:14) "Medium household income is 85,000. Average household income is around 117,000. Fredericksburg is becoming a tech and commuter hub for central Virginia and it has great access in Northern Virginia." (13:46) "Planning District 16 includes Fredericksburg and nearby counties. It's the fastest growing region in Virginia, up 6.5% since 2020, added 24,000 new people since the 2020 census." (11:50) You're getting way more for your money and the growth is real.
About Chris Colgan
I'm Chris Colgan, a top-producing Realtor with the Chris Colgan Team at EXP Realty. I've lived in Northern Virginia my whole life, grew up in Prince William County and watched Fredericksburg transform from a quiet historic town into one of Virginia's fastest-growing regions. I was actually the bat boy for the Prince William Cannons before they moved to Fredericksburg and became the FredNats. I almost got hit in the head with a baseball, maybe I did, that's why I talk so fast. My wife and I love coming down to Old Town Fredericksburg for dinner, the river, the train, the charm, the history, it's one of my favorite spots in Virginia. Most of my clients find me through YouTube, and I help families navigate everything from VRE commutes to finding the right neighborhood whether you're looking at Northern Stafford, downtown Fredericksburg, or anywhere in between.
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