by Tom Smith, River Bay Realty
A strong nor'easter offshore pushed water levels up across the lower Potomac, Chesapeake Bay, and Rappahannock this past week. Tidal flooding stretched into Reedville, Windmill Point, Kilmarnock, Belle Isle, Colonial Beach, and the shorelines around Urbanna. Elevated water levels also stained...
By Tom Smith, River Bay Realty at Coldwell Banker Elite
Award-Winning Real Estate Specialist and Lifelong Area Resident
Seven Lakes in Stafford, Virginia, remains one of the county's most desirable gated communities. Known for its large wooded lots, private lakes, and peaceful rural feel, it blends space and privacy with easy access to commuter routes and shopping.
This month's market report highlights current home trends, average sale prices, and how Seven Lakes compares with the broader Stafford County market.
| Category | Seven Lakes | Stafford County Overall |
|---|---|---|
| Median Sold Price | $875,000 | $585,000 |
| Average Days on Market | 21 Days | 29 Days |
| List-to-Sale Ratio | 99.1% | 98.2% |
| Active Listings | 6 Homes | 312 Homes |
| Pending Sales | 2 Homes | 97 Homes |
Homes in Seven Lakes continue to sell quickly and at strong prices. Inventory remains tight, and well-presented properties attract multiple offers within the first few weeks.
Seven Lakes – Median Price vs Stafford County Average
(Insert your chart image or embed code here.)
Example Data for Chart:
Seven Lakes Median Price: $875,000
Stafford County Median Price: $585,000
This chart shows how Seven Lakes consistently outperforms the Stafford County average by a wide margin. Home values here have risen approximately 6.5% year-over-year, reflecting steady demand and limited new construction inside the community.
Residents of Seven Lakes enjoy:
Gated access and private security for peace of mind.
Multiple stocked lakes for fishing and kayaking.
Walking and horse trails throughout the wooded property.
Community pavilion for social gatherings.
Large estate lots averaging 3–10 acres.
The quiet setting and natural beauty appeal to professionals, families, and retirees who value privacy without being far from I-95, Quantico, or downtown Fredericksburg.
Experts project steady appreciation through the next year. Buyers relocating from Northern Virginia continue to target Seven Lakes for its space and custom-built homes. Sellers benefit from strong buyer demand and low supply, making now an excellent time to list.
I'm Tom Smith, Broker and Owner of River Bay Realty at Coldwell Banker Elite. I've lived in this area my entire life and have helped families buy and sell homes across Stafford County for over 22 years.
If you're ready to discuss your home's value or want to explore Seven Lakes listings, contact me today for a private consultation.
Call or Text: 804-513-9179
www.RiverBayRealty.com
The final week of September is bringing the first true hints of fall fishing across the Potomac, Chesapeake Bay, and Rappahannock systems. Water temperatures have dipped into the upper 60s in the mornings, triggering stronger feeding windows and tighter schooling behavior. Bait—especially peanut bunker and mullet—is pouring into creeks and river mouths, and the predator fish are close behind.
Stripers are officially in fall mode. They're stacking around bridge pilings, channel edges, and current breaks. Topwater plugs at first light are drawing explosive strikes in 3–5 feet.
White perch are still plentiful along marsh banks and docks—best bet for easy action.
Blue catfish are firing up in deeper holes, especially during outgoing tides.
Tom's Tip: Cast parallel to structure instead of directly at it. Stripers love intercept angles.
Spanish mackerel are nearly gone, but a few late-season schools are still hitting fast-trolled spoons.
Bluefish remain aggressive, often blitzing bait pods mid-Bay when birds give them away.
Red drum activity is on the rise, especially around shoals during tide swings.
Cobia season is tapering, but one or two late bruisers are still being landed near Windmill Point on live eels.
Best Pattern Right Now: Watch the birds. If they're diving, something worthwhile is beneath them.
Speckled trout fishing is hitting prime time. Grass beds and oyster bars are producing at dawn on popping corks, shrimp-pattern plastics, and light jigs.
Puppy drum are feeding shallow, especially in knee-deep water along marsh edges.
Croaker are thinning, but spot and catfish continue to provide steady dinner fare.
Tom's Tip: Work popping cork rigs loudly—trout are feeding aggressively now and will chase sound.
| Factor | Current Trend |
|---|---|
| Water Temp | High 60s to low 70s |
| Tides | Slightly above average |
| Water Clarity | Improving steadily |
| Best Bite | Sunrise & last 2 hrs of moving tide |
This is the transitional week—the last of summer species, the start of fall dominance. October will bring even better striper and trout fishing, so now is the time to scout creeks, mark productive structure, and fine-tune gear.
⚓ If you're ready to live this lifestyle every day instead of just visiting it on weekends, I'd love to show you what's available on the river or Bay.
Tom Smith – River Bay Realty | Coldwell Banker Elite
Fredericksburg • Northern Neck • Chesapeake Waterfront Property
Mid-September is giving anglers a solid mix of summer holdovers and the first signs of fall patterns. Water temperatures are dropping slowly, and bait is stacking up along ledges, grass beds, and near creek mouths. A touch of stained water remains from earlier high tides, but clarity is improving in most areas.
Carter's Creek in Irvington, VA is one of the most sought-after waterfront destinations in the Northern Neck. Known for its deep water access, luxury estates, and close connection to the Rappahannock River and Chesapeake Bay, Carter's Creek draws buyers looking for both weekend retreats and full-time waterfront living. Many properties feature private docks, expan...