Summer isn’t just peak vacation season—it’s also one of the most active times of year for homebuyers, especially families with school-aged children. If you’re considering a move and want to settle into a new home before the first school bell rings, now’s the time to act. Here’s what you need to know about buying a home before the school year begins—and why working with a knowledgeable real estate agent makes all the difference.
Why Timing Matters
Buying a home is always a big decision but if you’re working around a school calendar, timing can be crucial. A summer move offers:
A Fresh Start: Starting the new year in your new home allows you to settle in and start getting to know your surroundings, establishing routines, and feeling at home in the community
More Flexibility: Moving while school is out minimizes disruptions to your family’s schedule.
More Inventory: Summer tends to bring more listings to the market, giving you a wider selection of homes and neighborhoods to choose from.
But there’s a flip side: the summer market can move quickly. Homes sell fast, and competition can be strong—especially in areas with top-rated schools.
The Homebuying Timeline (And Why You Should Start Now)
If your goal is to be in your new home before school starts, timing is key. Here’s a general timeline to keep in mind:
Home Search & Offer: 2–4 weeks (sometimes longer depending on your market)
Under Contract to Close: 30–45 days
Move-In & Settle: 1–2 weeks
That means the clock is ticking. The earlier you get started, the better your chances of finding the right home, negotiating favorable terms, and moving in without last-minute stress.
What to Look For in a “School-Year-Ready” Home
When your timeline is tight, focusing your search can make the process more efficient. Prioritize homes that:
Are located in your preferred school district
Have minimal required repairs or updates
Are move-in ready with quick possession available
Offer features that support your lifestyle (home office, fenced yard, proximity to parks or childcare)
A seasoned buyer’s agent can help you identify listings that check all the boxes and fit your timeline.
Why You Need a Buyer’s Agent Right Now
In a fast-moving market, having a professional buyer’s agent on your side isn’t just helpful—it’s essential.
An experienced agent will:
Help you navigate the process from pre-approval to closing
Alert you to new listings as soon as they hit the market
Craft strong, competitive offers
Coordinate inspections, timelines, and logistics
Negotiate with your best interest in mind
When time is of the essence, expert guidance can save you from delays, costly mistakes, or losing out on a great home.
Ready to Make Your Move?
If you’re hoping to be in your new home before the school year begins, let’s make it happen. Whether you’re relocating, upsizing, or just starting your homeownership journey, a trusted local real estate professional can help you navigate every step with confidence.
Reach out today to connect with a buyer’s agent who understands the market, your timeline, and your goals—and can help turn your summer plans into a smooth, successful move.
3713 Lakeview Pkwy: Offered at $393,900 Now Under Contract!
Welcome to this beautiful stone-front rambler featuring 3 bedrooms, 2 full bathrooms, and an oversized two-car garage. The split-bedroom floor plan not only offers functionality but also adds privacy, making it ideal for families or guests. The open concept layout is perfect for everyday living, and hardwood floors run throughout the main living areas and the spacious primary suite. The primary offers private access to the back deck, a spa-like bathroom, and three closets, including two walk-ins for ample storage. The vaulted ceilings and cozy stone fireplace in the living room create a warm and inviting atmosphere for relaxing or gathering with loved ones. A solar tube light brightens the dining area with natural light, and the screened porch and backyard are perfect for BBQs, entertaining, or enjoying quiet outdoor moments. Extensive landscaping, an aggregate driveway, and a short drive to Pleasant Grove Beach round out the features that make this home truly special.
1411 Lakeview Pkwy: Offered at $1,325,000- Under Contract
Exceptional Lakefront Living at 1411 Lakeview Parkway, Lake of the Woods. This beautifully renovated 4-bedroom, 4.5-bath lakefront home is situated on a sunny, flat lot in one of the most sought-after coves in Lake of the Woods. With approximately 3,603 sq ft of living space. This property stands out for its quality craftsmanship, thoughtful design, and unbeatable location. Fully renovated in 2013 by local master carpenters, this home features top-tier materials throughout, including Hardie plank siding, solid oak flooring with a rich walnut stain, Brazilian Ipe hardwood decking and premium Kolbe and Marvin windows. The gourmet kitchen includes granite countertops, a large island with an induction cooktop, a spacious pantry with a second refrigerator, and custom-built-ins—all open to the dining and living areas with tall ceilings and a wood-burning bluestone fireplace. Also on the main level, a sunroom, powder room, and mudroom. The primary suite offers a luxurious retreat with a walk-in closet, cedar closet, window seat with storage, a private balcony, a spa-style bath with green marble finishes, twin sinks, and a bidet. Upstairs, three additional bedrooms and two full baths—including a second ensuite—offer plenty of room for family and guests. The finished basement includes a laundry room with cabinetry, a full bath, and ample storage. Outside, enjoy peaceful lake views from the wide covered porch with ceiling fans and recessed lighting or head to the private dock, equipped with electricity, lighting, and a water pump for the in-ground sprinkler system. The garage features doors on both the driveway and lakeside for easy access to the water, and includes an overhead storage loft and an outdoor shower. Lake of the Woods is a private, gated community with 24/7 security and resort-style amenities: two lakes, two pools, a golf course, a clubhouse, an equestrian center, a fitness center, sports courts, playgrounds, trails, and more—all just 70 minutes from the DC beltway. Sellers are open to negotiating the sale of the home fully furnished, with only a few exclusions. 1411 Lakeview Parkway isn’t just a home—it’s a lifestyle. Schedule your private tour today!
2036 Coast Guard Drive, Stafford, VA.
Perched proudly on a hill like a king’s castle, this raised ranch offers charm, space, and convenience. Step onto the inviting front deck and enter a warm, welcoming home where hardwood floors and vaulted ceilings create an airy, open feel throughout the main living area. With 3 bedrooms and 3 full bathrooms, this home also includes a 4th bedroom located on the lower level, currently used as a complete in-law suite with its own private entrance through the garage. The layout is ideal for multi-generational living, guests, or extra rental potential. Out back, you’ll find a second spacious deck—perfect for relaxing or entertaining—overlooking a fully fenced yard where kids and pets can play safely. Two sheds offer plenty of additional storage, and the private backyard provides a peaceful retreat. Let’s not forget a dedicated boat parking pad. Located in the amenity-rich Aquia Harbour, you’ll enjoy privacy, comfort, and convenience—just bring your boat and get ready for lake life! Aquia Harbour, just 45 miles south of Washington D.C., 15 miles north of Fredericksburg, and 70 miles from Richmond, you’ll enjoy convenient access to shopping, dining, medical facilities, and more. Aquia Creek winds through the community, offering a year-round navigable waterway that leads to the Potomac River and the Chesapeake Bay. Come experience the perfect blend of privacy, comfort, and community living!
130 Brooke Village Drive: Offered at $585,500_ Under Contract
This stunning Colonial, built in 2019, offers 4 bedrooms, 3.5 bathrooms, and a spacious two-car garage. Meticulously maintained, this home still shows like brand new—you wouldn’t know the difference! Step onto the inviting front porch and feel the excitement build. Inside, you’ll be greeted by gorgeous luxury vinyl plank flooring, tall ceilings, and recessed lighting that creates an airy, modern vibe throughout. The open floor plan is ideal for everyday living and entertaining. The living room, just off the eat-in kitchen, is perfect for cozy nights in with your favorite shows. A separate formal dining room offers a private space for hosting holiday meals and special occasions. Upstairs, you’ll find four comfortable bedrooms, two full bathrooms, and a conveniently located laundry room. The lower level features an expansive rec room ready for your personal touch, a full bathroom, a utility room, and ample storage space. The backyard is a true gem—fully fenced for peace of mind and recently upgraded with a brand new deck and stamped concrete patio. It’s the ultimate setup for gatherings, BBQs, and playtime for kids and pets alike. Located just minutes from Leeland Station VRE and close to shopping, this home also offers easy commutes to Quantico (36 mins), Dahlgren (35 mins), Richmond, and Washington, D.C. (about 1 hour each way).
100 Washington Street: Offered at $1,155,000
Escape to this luxurious 5-bedroom, 4.5-bathroom waterfront home, nestled in a tranquil deep-water cove. With a perfect blend of elegance and comfort, this residence promises a life of luxury, breathtaking views, and endless lake fun in a deep water cove. Upon entering, the main level welcomes you with a grand living room, featuring hardwood floors, a cozy fireplace, coffered ceiling, and custom built-ins—all framed by million-dollar lake views. The gourmet kitchen is an entertainer’s dream, complete with a breakfast nook, a breakfast bar for additional seating, and a dining room that opens up to a screened porch, seamlessly extending your entertaining space to the outdoors. The main-level primary bedroom is a private retreat of its own, offering direct access to the deck, a spa-like bathroom perfect for soaking away the day’s stress, and a spacious walk-in closet. Upstairs, you’ll find a versatile loft area perfect for an office or flex room, along with a large storage closet. The second primary bedroom on this level boasts an ensuite bath, a coved ceiling, skylights, and a private balcony with spectacular lake views. Completing the upper level are two additional guest bedrooms and a shared guest bath. The lower level offers a massive family rec room with another fireplace for those cozy nights in, as well as an optional fifth bedroom or home office with outside access. The full bath and enclosed patio provide additional comfort and convenience, while the expansive storage area with built-in shelving keeps everything neatly organized. Outdoor living is where this home truly shines. From the expansive decks to the enclosed patios, every corner of this home is designed to maximize the stunning long views of the lake. Whether you’re enjoying a morning coffee on the balcony, hosting family and friends on the screened porch, or simply taking in the beauty of the deep-water cove, there’s always an opportunity to soak in the serene views. Imagine days spent on the lake—boating, fishing, or swimming—and nights spent entertaining, with the glistening lake as your backdrop. This stunning waterfront retreat truly has it all—a luxury lifestyle, a prime location for fun and relaxation, and views that make every day feel like a getaway. Come experience the best of lake living, all in one place, with plenty of room for family and friends.
2101 Highcourt Lane #103, Herndon, VA
Welcome to the highly sought-after Worldgate Condominium! This well-maintained 2-bedroom, 2-bathroom condo offers a perfect blend of style and comfort, featuring granite countertops, beautiful cherry hardwood flooring, and a cozy gas fireplace—ideal for relaxing or entertaining. Enjoy ground-level convenience, a spacious and open floor plan with abundant natural light, a modern kitchen with sleek finishes, and well-appointed bedrooms for ultimate privacy. The primary suite boasts an ensuite bath and two closets, while the spacious second bedroom offers flexibility as a guest room or home office. Located in the heart of Herndon, this community provides many amenities including a pool, fitness center, clubhouse, and walking trails. Conveniently situated just minutes from the Silver Line Metro, Dulles Airport, major commuter routes, shopping, dining, and entertainment, this home is perfect for commuters and city lovers alike.
Whether you’re looking for homes for sale in Lake of the Woods, VA, or property in Virginia, we are your Real Estate Advisors for Stafford, Fredericksburg, Spotsylvania, Locust Grove, Central Virginia, and Greater Virginia. Thinking of selling? In any market condition, “What is my home worth?” is the #1 question asked by homeowners. If you wish to sell your home, it needs to be sold for top dollar and in a timely manner. Pricing your home accurately, one of our expert advisors will partner with you to make the selling process so much easier. Get started today by calling us at (540) 388-2541 or contacting Pat Licata. To view available Lake of the Woods properties, please visit our site. To view available properties in Northern and Central Virginia, visit our website at licatagroup.com.
Welcome to this like-new, beautifully maintained one-level rambler offering the perfect blend of comfort, style, and functionality. This 3-bedroom, 2-bath home features a desirable split floor plan for added privacy, with gleaming hardwood floors throughout the main living areas. You’ll love the open-concept layout with soaring vaulted ceilings and a cozy gas fireplace—perfect for gathering with family or friends on chilly evenings or relaxing with a good book. The upgraded kitchen is both stylish and functional, ideal for everyday meals or entertaining guests. Enjoy the peaceful screened porch for your morning coffee or evening wind-down. The oversized garage has been sealed with a premium coating for a clean, durable finish. Additional highlights include a whole-house water filtration system and a sizable encapsulated crawl space for extra storage and peace of mind. This move-in-ready gem is waiting for you—schedule your private tour today! Nestled in a private, secure, gated community, Lake of the Woods is a paradise of possibilities. With two lakes, a golf course, an equestrian center, fire and rescue services, and even a church within its bounds, this community offers a diverse range of activities. From boating, water skiing, kayaking, and golfing to the simple joy of soaking in mesmerizing views from the clubhouse, deck, yard, or beaches, there’s something for everyone. Engage your interests by joining over 60 clubs and organizations, or perhaps indulge in a game of bridge or contribute your talents as a volunteer. Lake of the Woods truly caters to your lifestyle. Located in Orange County, enjoy the added advantage of low real estate taxes. With home prices spanning from $200,000+ to over $2,000,000, Lake of the Woods is the ideal haven for both full-time residents and weekenders. Don’t just take my word for it – come and see for yourself! Allow me to guide you through a tour of Lake of the Woods, showcasing the very essence of what makes this community so special. Experience firsthand the captivating charm of Lake of the Woods!
Whether you’re looking for homes for sale in Lake of the Woods, VA, or property in Virginia, we are your Real Estate Advisors for Stafford, Fredericksburg, Spotsylvania, Locust Grove, Central Virginia, and Greater Virginia. Thinking of selling? In any market condition, “What is my home worth?” is the #1 question asked by homeowners. If you wish to sell your home, it needs to be sold for top dollar and in a timely manner. Pricing your home accurately, one of our expert advisors will partner with you to make the selling process so much easier. Get started today by calling us at (540) 388-2541 or contacting Pat Licata. To view available Lake of the Woods properties, please visit our site. To view available properties in Northern and Central Virginia, visit our website at licatagroup.com.
Welcome to this unique, all-brick 2-story home offering timeless charm and thoughtful design throughout! Boasting 4 bedrooms, 3 full bathrooms, and a spacious 2-car garage, this property is full of delightful surprises. A horseshoe driveway and additional side drive provide ample parking—ideal for guests, boats, trailers, and more. The home’s exterior is equally impressive, featuring a professionally landscaped yard adorned with mature hardwood trees. An integrated sprinkler system ensures the greenery remains vibrant, while strategically placed outdoor lighting enhances both ambiance and security. The expansive deck offers a perfect setting for relaxation or entertaining, allowing you to unwind with your favorite beverage after a long day. Step inside to a welcoming foyer, perfect for greeting family and friends. Straight ahead, you’ll find a chef’s dream kitchen, complete with upgraded countertops, a stylish backsplash, and generous cabinet and counter space. The open dining area housing a built-in china cabinet flows seamlessly into the great room, where a stunning stone, wood-burning fireplace creates a warm and inviting atmosphere for cozy evenings, holiday gatherings, or casual entertaining. Down the hall, three well-appointed bedrooms and two full bathrooms offer comfort and convenience. The lower level offers even more flexibility with an open rec room, laundry area, fourth bedroom, and a full bath—perfect for guests, multi-generational living, or a private retreat. Nestled in a private, secure, gated community, Lake of the Woods is a paradise of possibilities. With two lakes, a golf course, an equestrian center, fire and rescue services, and even a church within its bounds, this community offers a diverse range of activities. From boating, water skiing, kayaking, and golfing to the simple joy of soaking in mesmerizing views from the clubhouse, deck, yard, or beaches, there’s something for everyone. Engage your interests by joining over 60 clubs and organizations, or perhaps indulge in a game of bridge or contribute your talents as a volunteer. Lake of the Woods truly caters to your lifestyle. Located in Orange County, enjoy the added advantage of low real estate taxes. With home prices spanning from $200,000+ to over $2,000,000, Lake of the Woods is the ideal haven for both full-time residents and weekenders. Don’t just take my word for it – come and see for yourself! Allow me to guide you through a tour of Lake of the Woods, showcasing the very essence of what makes this community so special. Experience firsthand the captivating charm of Lake of the Woods!
Whether you’re looking for homes for sale in Lake of the Woods, VA, or property in Virginia, we are your Real Estate Advisors for Stafford, Fredericksburg, Spotsylvania, Locust Grove, Central Virginia, and Greater Virginia. Thinking of selling? In any market condition, “What is my home worth?” is the #1 question asked by homeowners. If you wish to sell your home, it needs to be sold for top dollar and in a timely manner. Pricing your home accurately, one of our expert advisors will partner with you to make the selling process so much easier. Get started today by calling us at (540) 388-2541 or contacting Pat Licata. To view available Lake of the Woods properties, please visit our site. To view available properties in Northern and Central Virginia, visit our website at licatagroup.com.
Your dream lakefront lifestyle awaits in this stunning 4-bedroom, 3-bath contemporary home with a 3-car garage featuring space upstairs for future expansion, all located in amenity-filled Lake of the Woods! With captivating views and an inviting lake house feel, this home is perfect for making lasting memories with family and friends. Spend your days relaxing on the expansive dock, floating on a raft, or cruising the lake on your favorite watercraft. Two screened-in areas and generous decking provide ideal spaces for outdoor entertaining or quiet moments with nature. When summer fun winds down, the oversized detached garage easily accommodates your boat or lake gear. Step inside to find hardwood floors, soaring beamed ceilings, and a floor-to-ceiling stone fireplace that creates a warm and welcoming ambiance. The abundance of windows brings the beauty of the outdoors in, enhancing the open and airy layout. This is the lake home you’ve been waiting for! Nestled in a private, secure, gated community, Lake of the Woods is a paradise of possibilities. With two lakes, a golf course, an equestrian center, fire and rescue services, and even a church within its bounds, this community offers a diverse range of activities. From boating, water skiing, kayaking, and golfing to the simple joy of soaking in mesmerizing views from the clubhouse, deck, yard, or beaches, there’s something for everyone. Engage your interests by joining over 60 clubs and organizations, or perhaps indulge in a game of bridge or contribute your talents as a volunteer. Lake of the Woods truly caters to your lifestyle. Located in Orange County, enjoy the added advantage of low real estate taxes. With home prices spanning from $300,000+ to $2,000,000+, Lake of the Woods is the ideal haven for both full-time residents and weekenders. Don’t just take my word for it – come and see for yourself! Allow me to guide you through a tour of Lake of the Woods, showcasing the very essence of what makes this community so special. Experience firsthand the captivating charm of Lake of the Woods!
Whether you’re looking for homes for sale in Lake of the Woods, VA, or property in Virginia, we are your Real Estate Advisors for Stafford, Fredericksburg, Spotsylvania, Locust Grove, Central Virginia, and Greater Virginia. Thinking of selling? In any market condition, “What is my home worth?” is the #1 question asked by homeowners. If you wish to sell your home, it needs to be sold for top dollar and in a timely manner. Pricing your home accurately, one of our expert advisors will partner with you to make the selling process so much easier. Get started today by calling us at (540) 388-2541 or contacting Pat Licata. To view available Lake of the Woods properties, please visit our site. To view available properties in Northern and Central Virginia, visit our website at licatagroup.com.
Welcome to this spacious and beautifully designed rambler offering over 2,000 square feet of one-level living and well-sited on the lot to provide privacy. Featuring 3 bedrooms, 2 bathrooms, and a 2-car garage, this thoughtfully laid-out home boasts a desirable split bedroom floor plan for added privacy. Step inside to an open concept layout with hardwood floors throughout the main living areas and soaring vaulted ceilings accented by skylights that fill the space with natural light. A cozy fireplace anchors the living room, creating the perfect ambiance for relaxing evenings. The kitchen is a chef’s dream with ample cabinetry, generous counter space, and a breakfast bar for casual meals or entertaining. Enjoy meals in the dining area off the kitchen while taking in views of the beautifully manicured courtyard through expansive windows. From here, step outside to a screened porch and deck that seamlessly connect to the courtyard, creating one perfect space to entertain guests, unwind, and enjoy the outdoors. The primary suite is your private retreat, complete with access to the screened porch and a spa-like bathroom designed for relaxation. Two additional bedrooms and a guest bath are located on the opposite side of the home, providing comfort and privacy for family or visitors. A generous office and a spacious laundry room complete the interior. The oversized garage offers built-in shelving and a sealed, painted floor for added durability and storage. From inside to out, this home offers the perfect blend of comfort, function, and style—all centered around a courtyard oasis designed for connection and entertaining. Nestled in a private, secure, gated community, Lake of the Woods is a paradise of possibilities. With two lakes, a golf course, an equestrian center, fire and rescue services, and even a church within its bounds, this community offers a diverse range of activities. From boating, water skiing, kayaking, and golfing to the simple joy of soaking in mesmerizing views from the clubhouse, deck, yard, or beaches, there’s something for everyone. Engage your interests by joining over 60 clubs and organizations, or perhaps indulge in a game of bridge or contribute your talents as a volunteer. Lake of the Woods truly caters to your lifestyle. Located in Orange County, enjoy the added advantage of low real estate taxes. With home prices spanning from $200,000+ to over $2,000,000, Lake of the Woods is the ideal haven for both full-time residents and weekenders. Don’t just take my word for it – come and see for yourself! Allow me to guide you through a tour of Lake of the Woods, showcasing the very essence of what makes this community so special. Experience firsthand the captivating charm of Lake of the Woods!
Whether you’re looking for homes for sale in Lake of the Woods, VA, or property in Virginia, we are your Real Estate Advisors for Stafford, Fredericksburg, Spotsylvania, Locust Grove, Central Virginia, and Greater Virginia. Thinking of selling? In any market condition, “What is my home worth?” is the #1 question asked by homeowners. If you wish to sell your home, it needs to be sold for top dollar and in a timely manner. Pricing your home accurately, one of our expert advisors will partner with you to make the selling process so much easier. Get started today by calling us at (540) 388-2541 or contacting Pat Licata. To view available Lake of the Woods properties, please visit our site. To view available properties in Northern and Central Virginia, visit our website at licatagroup.com.
Welcome to 89 Cindys Way, Front Royal! Located in the beautiful foothills of the Blue Ridge Mountains, and only minutes from the picturesque Shenandoah River, but still within an hour’s drive of Northern Virginia, this home has something to offer everyone. Professional photos and more information coming soon. Roof replaced June 2024 (10 yr warranty), new siding and gutters installed September 2024, new well pump, pressure tank and gages installed January 2020, built in microwave new 2019, new “smart” window A/C units (2) installed May 2024, new kitchen tile installed 2025, LVP flooring throughout rest of home installed approx 2021. The hot tub and water softener system convey, but they are not currently hooked up/ in use. High speed internet is available. Home being sold As-Is for the seller’s convenience.
Welcome to this beautiful, like-new 3-bedroom, 2-bath home featuring a desirable split-bedroom floor plan that offers privacy and comfort. Situated on a landscaped lot, the curb appeal is just the beginning. As you step through the expansive foyer, you’re greeted by gleaming hardwood floors that flow throughout the main living areas, enhancing the open and airy feel of the home. The open kitchen is a chef’s dream, complete with granite countertops, stainless steel appliances, ample cabinet storage, and generous counter space—perfect for everyday living and entertaining. The spacious living area boasts vaulted ceilings and a cozy gas fireplace, ideal for relaxing evenings. Retreat to the serene primary suite, which features vaulted ceilings, a large walk-in closet, and a spa-like ensuite bath designed to help you unwind and wash the day’s stress away. Step out onto the screened porch and enjoy your morning coffee or evening breeze in comfort. Additional highlights include a two-car garage and a thoughtfully designed layout that combines functionality with style. This home truly checks all the boxes!
Whether you’re looking for homes for sale in Lake of the Woods, VA, or property in Virginia, we are your Real Estate Advisors for Stafford, Fredericksburg, Spotsylvania, Locust Grove, Central Virginia, and Greater Virginia. Thinking of selling? In any market condition, “What is my home worth?” is the #1 question asked by homeowners. If you wish to sell your home, it needs to be sold for top dollar and in a timely manner. Pricing your home accurately, one of our expert advisors will partner with you to make the selling process so much easier. Get started today by calling us at (540) 388-2541 or contacting Pat Licata. To view available Lake of the Woods properties, please visit our site. To view available properties in Northern and Central Virginia, visit our website at licatagroup.com.
Summer is one of the most active times of year for real estate—and if you’re thinking about selling your home, this season offers prime opportunities to attract motivated buyers. But competition can be fierce, which means making your home stand out is key. Whether you’re preparing to list or already on the market, this summer seller’s checklist will help you maximize your home’s appeal and get the best possible offer.
1. Boost Your Curb Appeal
First impressions matter—and your home’s exterior is the first thing buyers will see, whether they’re scrolling online or driving by.
Mow and edge the lawn regularly
Add fresh mulch to flower beds
Plant colorful, seasonal flowers in planters or along walkways
Pressure wash siding, walkways, and the driveway
Paint or touch up the front door for a clean, welcoming look
Tip: A pop of color on the front door or fresh house numbers can instantly elevate your exterior.
2. Let the Sunshine In
Summer is all about natural light—so let it flood your interior spaces.
Open all curtains and blinds for showings and listing photos
Clean windows inside and out to remove pollen and dust
Replace heavy or dark curtains with sheer, breezy alternatives
Turn on lights in shaded rooms to keep the home feeling bright and airy
Tip: Mirrors can help reflect natural light and make smaller rooms feel more spacious.
3. Keep It Cool (Literally and Aesthetically)
Buyers are sensitive to comfort—especially when temperatures rise.
Make sure your A/C is working efficiently and set to a comfortable temp during showings
Use light, neutral colors in your décor to evoke a fresh, cool feeling
Remove heavy rugs or throws that feel too warm for the season
Offer a cool beverage station (like bottled water or lemonade) during open houses
Tip: A clean, cool-smelling home is always more inviting—skip the heavy candles and go for citrus or linen scents.
4. Create Summer-Ready Outdoor Spaces
Buyers love imagining how they’ll live in a home—and in summer, that often means entertaining or relaxing outdoors.
Stage patios, decks, or balconies with clean furniture and inviting cushions
Add string lights or lanterns for ambiance
Highlight grills, fire pits, or pools as bonus features
Remove clutter or unused items (kids’ toys, yard tools, etc.) from view
Tip: Even a small front porch can become a selling point with a café table or a couple of rocking chairs.
5. Stay Show-Ready and Low-Maintenance
With more daylight hours and buyer activity, you may get last-minute showing requests—be prepared.
Establish a quick daily cleaning routine to keep surfaces tidy
Contain clutter in baskets or bins that can be tucked away easily
Set out fresh flowers or a bowl of seasonal fruit for a simple touch
Secure pets and manage odors with regular cleaning
Tip: Summer storms can pop up fast—have a plan to quickly dry off entryways and wipe down windows.
Ready to List This Summer?
Selling your home in summer can be rewarding—but to get top dollar, presentation matters. If you’re ready to take the next step, a trusted local real estate expert can guide you through pricing, staging, marketing, and negotiations with confidence.
Let’s make your home shine this summer. Reach out today to get started!
This updated bungalow in the heart of Orange County is full of charm and character! The moment you step inside, you’ll fall in love with its fun, inviting vibe. From the shining original hardwood floors to newly added woodwork and fresh paint, this cottage will steal your heart! The full restoration of this home includes all of the updates, while maintaining the historic character of this “downtown” home! Conveniently located across from the OCHS activity field, you can enjoy all of the games and festivities with friends and family from the comfort of your roomy front porch! In addition, the large side yard has endless potential for picnicking or just relaxing! Full renovation list in agent remarks, including new HVAC and gutters! Near shops and dining, this home is the perfect mix of comfort and personality. Come see it for yourself—your next chapter starts here!
Whether you’re looking for homes for sale in Lake of the Woods, V,A or property in Virginia, we are your Real Estate Advisors for Stafford, Fredericksburg, Spotsylvania, Locust Grove, Central Virginia, and Greater Virginia. Thinking of selling? In any market condition, “What is my home worth?” is the #1 question asked by homeowners. If you wish to sell your home, it needs to be sold for top dollar and in a timely manner. Pricing your home accurately, one of our expert advisors will partner with you to make the selling process so much easier. Get started today by calling us at (540) 388-2541 or contacting Pat Licata. To view available Lake of the Woods properties, please visit our site. To view available properties in Northern and Central Virginia, visit our website at licatagroup.com.
