NEW KENT COUNTY | CHARLES CITY COUNTY | WILLIAMSBURG | JAMES CITY COUNTY | YORKTOWN | YORK COUNTY | VIRGINIA

September 2025 Surges Bring Bigger Opportunities for Sellers (and Clarity for Buyers) - By Tia Stanley - RE/MAX CAPITAL

If you’ve been waiting for a moment to make a confident real estate move September 2025 delivered a clear signal. Sales accelerated, prices climbed, and listing activity expanded—giving sellers fresh leverage and buyers more homes to choose from.

Quick Snapshot (September 2025)

Closed Sales: 290 (↑ 19.3% YoY; +47 sales)

Pending Sales: 287 (↑ 21.1% YoY; +50 pendings)

Median Sales Price: $490,495 (↑ 18.2% YoY; +$75,495)

Active Listings (End of Month): 960 (↑ 50.9% YoY; +324 listings)

Where Sales Popped (and Where They Paused)

James City County: +27 closed sales (↑ 25.5%) — a strong continuation of buyer demand and seller confidence.

York County: +11 closed sales (↑ 14.1%) — steady, healthy growth.

New Kent County: +8 closed sales (↑ 21.6%) — momentum is building with buyers chasing quality and space.

Charles City County: down 2 closed sales (↓ 50.0%) — a small market where a handful of transactions swing the percentages.

Gloucester County: (↑ 40.0%) +16 closed sales than 2024.

Why it matters: Double-digit regional growth signals that well-priced, well-prepared homes are still moving fast—especially in the core hubs of James City and York.

Pipeline Strength: Pending Sales Kept Climbing

Regionwide pendings: 287 (↑ 21.1%)

Leaders: James City County (+27 pendings) and York County (+17 pendings)

Easing: New Kent (-3 pendings) and Charles City (-1 pending)

Translation: Buyers are still writing offers heading into fall. Expect October/November closings to reflect this strong pipeline—particularly in James City and York.

Prices Surged—Here’s the Story Behind the Jump

Regional Median Price: $490,495 (↑ 18.2% | +$75,495 YoY)

New Kent County: median up $105,000 (↑ 28.0%)

Charles City County: median up $100,000 (↑ 35.4%)

Gloucester County: median up $52,800 (↑ 15.0%)

Context you can use: These big year-over-year gains reflect a mix of tight-but-improving supply, strong demand for move-in-ready homes, and an uptick in higher-spec properties trading this month. If you’re comparing year-over-year, remember that shifting price mix (more renovated, new construction, or larger homes closing) can amplify median moves.

Inventory Rebuilt—Finally, More to Choose From

Active Listings (EOM): 960 (↑ 50.9% | +324 listings)

Big movers: 

James City County: +151 listings (↑ 53.2%)

New Kent County: +68 listings (↑ 57.1%) (Includes New Construction/To Be Built Homes)

What this means: Buyers get options (and negotiating power on terms), while sellers benefit from stronger overall demand—provided they price strategically and present their homes at the top of the category.

What Sellers Should Do Right Now

Price to the moment, not yesterday. With prices up and inventory higher, the “sweet spot” is tight. A precise pricing strategy maximizes showings and protects your net.

Win the scroll, win the showing. Today’s buyers shop online first. Staging “for the camera,” premium photography, and compelling listing copy are non-negotiable.

Leverage timing. With pendings up, serious buyers are out there. Coordinate launch windows (pre-marketing + coming-soon buzz) to capture peak attention in week one.

Negotiate with clarity. More listings = more choices for buyers, which can shift concessions and closing timelines. Line up your strategy before the first offer hits.

Curious what today’s value range looks like for your home in Williamsburg, James City County, York County, New Kent, or Charles City? I’ll prepare a data-driven pricing brief tailored to your property and micro-neighborhood.

Smart Moves for Buyers

Get truly ready. Pair a rock-solid pre-approval with clear budget guardrails—so you can move fast when the right home pops.

Use the inventory. More listings mean better fit and sometimes better terms—inspection flexibility, closing dates, and seller credits are all back on the table (case-by-case).

Zoom in on value. With median price up, we’ll target properties with untapped potential or favorable days-on-market so you don’t overpay for hype.

Bottom Line: September 2025 gave the WAAR market a double-dose of momentum: more sales, more pendings, higher prices, and a much deeper pool of listings. If you’re selling, this is your moment to launch with a professional plan. If you’re buying, selection has improved—smart preparation will pay off.

Thinking about a move? Let’s map your strategy.

Tia Stanley, RE/MAX CAPITAL

Serving Williamsburg, James City County, York County, New Kent, Charles City, and  Gloucester County

📱 757-243-3245 | 🌐 tiastanley.com

Want a county-specific micro-report for your neighborhood or subdivision (Brickshire, The Colonies, Oakmont, Creekside, Kingsmill, Ford’s Colony, Colonial Heritage, etc.)? I’ll send one tailored to your address.

Source: Virginia REALTORS®, data accessed October 15, 2025