Fredericksburg, VA Info Needed (Richmond, McLean: budget, income, rent)

[janny]

There's a possibility my husband will be transferred to his company's McLean, VA location. It's my understanding that the McLean area is quite expensive, so we would most likely center our home search around the Fredericksburg area instead.

I have tons of questions. Anyone who has the patience to answer all of these, thank you in advance:

1) Is there direct train service either via Amtrak or otherwise from Fredericksburg to McLean? If not, what is the potential commute time during rush hour?

2) We would like to purchase a 4-BR house with at least 1/4 acre and with some mature trees (we live in new construction right now and have absolutely no trees!!) The standard safe, family-friendly neighborhood applies of course, although we don't feel we have to live in a subdivision to be happy. We have a 3-yr-old son with special needs, so good schools are essential. Recommendations for neighborhoods/areas that offer homes that are $350K or less?

3)I am an elementary school teacher, so I would be looking to work in a decent district, preferably close to home (i.e. w/in a half-hour's drive). Recommendations? If I could bring my son with me to the same school, great! Just in case---are there many Catholic schools in the area?

4)Income tax rate in VA?

5)Property tax rate in Fredericksburg (or the county---not sure how it works there)?

6)Names of utility providers - electric, cable?

7)Do houses in the area typically come with basements? We would love a house w/a basement and where we live now they are quite uncommon.

8)Local amenities--what are they like? Any recommended neighborhoods that come with a community pool? Or is there a public pool close-by (i.e. within 20-25 mins)? What's the library system like? Any Catholic churches close-by? Where's the closest mall? Which grocery chains are available? Abundance of convenience stores in the area? What is the park system like?

9) What can families with very young children do for fun and recreation? Closest zoo, pumpkin picking, etc?

10)Is there a farmer's market close by (the type where several different vendors sell produce and such)?

11) How much snow do you typically get?

Thanks a bunch!!

[5stones]

A HELL of a commute.

it's a bit over an hour without rush hour traffic. with traffic I'd say 2 hours on a good morning and about 2.5 hours in the evening. (McLean esp around Tysons can get very conjested, just going through a few lights can take 20-30minutes)
It's almost 60 miles away. I-95 is a horrible mess to drive on during the commute (and even weekends)

NO Trains,metro etc...into McLean.
you may be able to take the VRE to springfiled then a bus to Mclean etc... but OMG that would be a real hassel etc... or different busses from Frederickburg but I don't know of any of them.

LOOK in Loudoun county or PWC still long commute but an hour is better than 2-3 hours.

We did the Leesburg to Mclean commute for 2 years... on a very bad day it was just over an hour, it usually avg an hour.

2) We would like to purchase a 4-BR house with at least 1/4 acre and with some mature trees (we live in new construction right now and have absolutely no trees!!) The standard safe, family-friendly neighborhood applies of course, although we don't feel we have to live in a subdivision to be happy. We have a 3-yr-old son with special needs, so good schools are essential. Recommendations for neighborhoods/areas that offer homes that are $350K or less?

That will be hard to come by..for 350k for a 4 bedroom on 1/4 acre etc...maybe Lakeridge in PWC (but again that would be a bad commute)
But for 3 bedroom in the Leesburg area you can probably find one. OR a TH in a nice community In the Sterling area etc....

7)Do houses in the area typically come with basements? We would love a house w/a basement and where we live now they are quite uncommon.

yes most do...TH are usually 3 stories etc...
Good schools are to be found ALL around the NOVA area.

You may find as many people have that you have to give up the bigger house for the better commute. Right now you have only 1 small child even if you have another a 3 bedroom house closer in would give you more family time etc...

I would also suggest RENTING... until you are more familiar with the area..then you can drive out to Fredericksburg an see if you wnat that as a daily commute etc... rent a place in Vienna/falls church for a year...save up more for a downpayment etc... your son won't be going into school for a couple of years and the market is still in a downturn You have time to research etc...before you buy.

[janny]

Thanks so much for your honesty and detail! Do appreciate it!! I will also research Leesburg. Which county is that in?

[5stones]

Leesburg is in Loudoun county.
look also in Sterling, there are some very nice areas in Cascades and Lowes Island (your budget is more in TH territory though) but it would be about a 40minute commute into Mclean.
Ashburn would also be a place to look...more $$$ than Leesburg though.

This area is expensive...but it has corrected itself ALOT 2.5 years ago you couldn't get a nice TH in the area for under 500k. so it's ALOT better.

[VRE332]

Originally Posted by 5stones

Leesburg is in Loudoun county.
look also in Sterling, there are some very nice areas in Cascades and Lowes Island (your budget is more in TH territory though) but it would be about a 40minute commute into Mclean.
Ashburn would also be a place to look...more $$$ than Leesburg though.

This area is expensive...but it has corrected itself ALOT 2.5 years ago you couldn't get a nice TH in the area for under 500k. so it's ALOT better.

Why Leesburg? There is only 1 bus line into the City. Try Manassas or areas near there, particularly Gainesville/Haymarket because of the accessibility to the VRE trains that will get you into DC.

[5stones]

Why Leesburg? There is only 1 bus line into the City. Try Manassas or areas near there, particularly Gainesville/Haymarket because of the accessibility to the VRE trains that will get you into DC.

Why Leesburg? I lived there and know the commute. I also gave Ashburn and Sterling. I also said to look into PWC, but I do not know how the commute time runs into Mclean from Gainsville etc...

I give advice on what I know and try to help...sure Manassas has cheaper houses, but I don't know schools or commute time...
I am only 1 voice, the more people who offer ideas for the OP the better...

The VRE WON'T help as the job is in MCLEAN not DC.

[tamitrail]

I think you should definitely move and rent until you scope out the area. If you buy a house and you are not happy with the commute or anything else, you will not be able to do anything about it with the market being so bad.

[jsantesteban]

we, too are moving to fredericksburg from phx next month. will probably rent til we get our bearings. wondering what neighborhoods are "good", vs "bad"...ideally we like older houses, not newer ones, but do need a good neighborhood with a high school nearby..our kids are 14 and 4 months...will be working in stafford..does anyone have any info on the housing sitch? anything appreciated, thanks!!

[EricD]

Originally Posted by janny

There's a possibility my husband will be transferred to his company's McLean, VA location. It's my understanding that the McLean area is quite expensive, so we would most likely center our home search around the Fredericksburg area instead.

I have tons of questions. Anyone who has the patience to answer all of these, thank you in advance:

Well, I'm only replying because you asked nicely in a DM...

uggg, so many questions!

1) Is there direct train service either via Amtrak or otherwise from Fredericksburg to McLean?

No. You "Could" take the train to the metro, then the metro to the west falls church stop, then take a bus...

If not, what is the potential commute time during rush hour?

Forever. I'd guestimate around an hour and a half in the morning, and maybe 2 hours to 2.5 hours on an average evening commute. It could be more or less, depending on what time you're driving and traffic.

2) We would like to purchase a 4-BR house with at least 1/4 acre and with some mature trees (we live in new construction right now and have absolutely no trees!!) The standard safe, family-friendly neighborhood applies of course, although we don't feel we have to live in a subdivision to be happy. We have a 3-yr-old son with special needs, so good schools are essential. Recommendations for neighborhoods/areas that offer homes that are $350K or less?

Anywhere in the City of Fredericksburg, Spotsylvania county, or Stafford county should work for what you're looking for. If your husband is going to be driving to McLean, he might stay more sane if you live as far north as you can afford. Look in Stafford, but if there's nothing there you like, work your way down to Spotsylvania.

3)I am an elementary school teacher, so I would be looking to work in a decent district, preferably close to home (i.e. w/in a half-hour's drive). Recommendations? If I could bring my son with me to the same school, great! Just in case---are there many Catholic schools in the area?

The whole area has good schools. (You shouldn't have a hard time finding a job) Fredericksburg Academy is the main private school and Fredericksburg Christian is the big christian school. Both are actually in Spotsylvania county.

4)Income tax rate in VA?

Not sure, sorry. I'm sure Google could find the answer. :P

5)Property tax rate in Fredericksburg (or the county---not sure how it works there)?

Generally the area has been staying below $1 per $100 in value. Each county and the city are different.

6)Names of utility providers - electric, cable?

Dominion Virginia Power and Comcast Cable. The counties generally probvide the water service.

7)Do houses in the area typically come with basements? We would love a house w/a basement and where we live now they are quite uncommon.

I'd guess that maybe 50% of the homes here have basements. It shouldn't be hard for you to find a good home with a basement.

8)Local amenities--what are they like? Any recommended neighborhoods that come with a community pool? Or is there a public pool close-by (i.e. within 20-25 mins)?

A lot of the larger communities have pools, and there are county pools open during the summer. There will be a large indoor water park built in Fredericksburg soon, and the YMCA has a water park in their southern stafford location. Kings Dominion (Theme park) is about 20 minutes away and has a huge waterpark with two wave pools.

What's the library system like?

It's pretty good. The main building is big, and in downtown Fredericksburg. There are others all over, and they have a very good variety of books. (If one location doesn't have what you're looking for, it's bound to be in the system somewhere)

Any Catholic churches close-by?

I know there's St. Mary's in the city of Fredericksburg, St. Patricks in northern Spotsy... there's another in central spotsy, and I'm sure there are a few in Stafford, but I'm not as familiar with up that way.

Where's the closest mall?

Spotsylvania Town Center is by far the closest. Also, a lot of people shop accross the street from the mall, in 'Central Park' which is a huge big-box store center. (HUGE) Potomac Mills mall is to the north, which is a large outlet-mall, and the Virginia Center Commons is just south of Ashland.

Which grocery chains are available?

Food Lion, Bloom, and Bottom Dollar are all owned by the same company, and operate stores all around the Fredericksburg area. Bloom is like their higher end, with Bottom Dollar obviously being the lower-end store. There is a Ukrops, which is a nice chain based out of Richmond. There is a Shoppers in Central Park, and a few Giants around (Washington DC based). In the back of Central Park they are starting to build a Wegman's! I think I've hit most all of the stores.

Abundance of convenience stores in the area?

Lots of 7-Elevens and Wawa's around. You won't have to go far to get a cold drink in the summer, or your morning cup of coffee.

What is the park system like?

Pretty good. Some of the parks aren't kept up as great as they should be... but that's more of a matter of them needing to cut the grass more and stuff... not trash or anything. My fav. park is Alum Springs in Fredericksburg. You'll have to go visit, and go on one of the walking trails along the stream!

9) What can families with very young children do for fun and recreation? Closest zoo, pumpkin picking, etc?

There's all the places in DC... national zoo, the cathedral and gardens, all the museums and such... In Fredericksburg you can pick pumpkins at Belvidere Plantation (sp?), and there are others in the area. There's always Kings Dominion like I said earlier. There are tons of festivals, and things to do on the weekends.

10)Is there a farmer's market close by (the type where several different vendors sell produce and such)?

There is a farmer's market in Downtown Fredericksburg, and it has spread to include one or two commuter parking lots on the weekend.

11) How much snow do you typically get?

Not enough! We'll get maybe 2 or 3 storms that actually leave more than an inch, and even then it's usually gone by the next day. Most storms only leave about an inch or so, then it melts as soon as the sun hits it. We have been over-due for a big snow storm though... but this January we actually had it hit 80 degrees one day! so the weather here is very wacky.

Thanks a bunch!!

You owe me! haha

[janny]

Thank you so much, Eric! Look at it this way, you may point all future questions about Fredericksburg to this thread. This should about cover them.