Right now, there may not be a better place than Orange County to seek refuge from the 2020 storm.  It is close to major cities but offers plenty of elbow room.  This puts the county’s 343 square miles precisely in the sweet spot for commuters or for staying in reach of big-city attractions.

But Orange County has plenty to offer on its own.  Residents and visitors enjoy historic and natural amenities.  Presidential and Revolutionary War sites, lakes and rivers, and area viniculture grace the hills sloping towards the foothills of the Blue Ridge. And small-town life offers its own  appeal.

Whether your preference is the open countryside, small towns, or a planned community, you’ll find it all in Orange County, with affordability and a low tax environment thrown in as a bonus.

Great for Commuters

Anyone looking at a regional map could have predicted the growing popularity of Orange County.  Throw in a pandemic and the demand only accelerates. 

With quick access to I-95 on the east and U.S. Route 15 dissecting the county north to south through the town of Orange, driving in any direction is convenient.  Just 15 miles from Fredericksburg, about 70 miles to Richmond or Washington, and even fewer to Charlottesville, there are lots of options for air travel too.

Besides travel hubs, those cities are also significant employment centers.  According to John Licata, REALTOR® and Managing Partner with Licata Group Real Estate Advisors, “The Greater Washington area economic engine is driving a lot of the demand for real estate in Orange County.”

Amazon has hired 1000 employees for its nearby Arlington, VA headquarters and is expected to reach 25,000 employees this decade.  With an average pay of $150,000, some of those new employees will decide to commute from Orange County.  For people who don’t have to go into the office every day, commuting is an even easier choice.  Overall, the pandemic has made Orange County more attractive to people working in larger cities outside of the county.

But it’s not just Amazon or Washington.  The Veteran’s Administration plans to build an outpatient hospital in Fredericksburg, bringing even more new employees to the area looking for housing.  Orange County will be a compelling choice.

Proximity to Fredericksburg, Richmond, Washington, and Charlottesville also makes for an easy drive to take advantage of restaurants, shopping, medical centers, and cultural events.

Orange Character

But don’t underestimate what Orange County offers in its own rights.  Yes, its surrounded by larger cities, but the county’s small towns and rural hillsides are the real hidden gems.

The most well-known is Montpelier, the home of President James Madison.  Curators recently improved the experience to recount the story of slaves that worked on the estate with the award-winning “The Mere Distinction of Colour” exhibition.  The site provides not only a reminder of our history, but beautiful grounds and trails to enjoy.

Lesser known historic sites abound in Orange County.  Who knew that General Stonewall Jackson’s amputated left arm is buried in Locust Grove?  The Exchange Hotel and Civil War Museum in Gordonsville once served 70,000 Union and Confederate soldiers and still stands today.  Much more Civil War history can be found at Ellwood Manor, the Wilderness Battlefield, and sites throughout the county.

In the town of Orange, the Courthouse was built in 1859 and Train Depot in 1910.  This commercial district at the intersection of U.S. Route 15 and State Route 20 showcases more than a century of architectural styles, from the 1830’s to the 1940’s.  This parallels Orange’s development from a courthouse town, to a train hub, to a modern town accommodating the automobile.  The whole area is designated a national historic district, with similar treasures in Gordonsville. 

Today, residents and visitors delight in the small-town atmosphere and unique shops and restaurants that line the sidewalks in Orange and Gordonsville.  You won’t find many of the big boxes here and you won’t miss them.  Instead, handmade, vintage, and one-of-a-kind products fill boutiques, galleries, and markets.   From art, antiques, and architectural treasures (and that’s just the A’s), these  small businesses deal in extraordinary finds.

Dana Amos, REALTOR® with RE/MAX Realty Specialists, says “Orange County offers a little bit of everything.  And on top of that, we have great wineries.”  In fact, there are seven wineries and three breweries gracing the county’s hillsides.

The granddaddy of the wineries is Barboursville Vineyards with the Barbour Mansion, built in Jeffersonian times, and its preserved ruins on grounds.  The adjacent Palladio Restaurant is part of the estate and together are a destination for those who appreciate fine wine and dining experiences.

To help uncover some of Orange County’s best kept secrets, Rose Deal, with Orange County Economic Development, recommends checking out the Visitor Center in the historic Train Depot in Downtown Orange.  During the holidays is an especially enchanting time to visit.  But if you can’t get there in person, go online to visitorangevirginia.com.

Real Estate Market

Besides location and the rich amenities available, two things that are missing in Orange County are high costs and high taxes. 

Compared with surrounding counties, Orange County has one of the lowest real estate tax rates at $0.61 per $100,000 of assessed value.  This, alone, makes it attractive to potential buyers from other areas.  Factor in more affordable homes as compared to nearby urban areas and there are compelling financial incentives making Orange County the right place to buy.

As is true in most areas of Central Virginia, current inventory for home sales is low.  And what is on the market is getting bought up quickly.  Licata has been in the real estate business for nine years.  “For most of those years, it took about 100 days to sell a house in Orange County.  This year it has dropped to 30 days, and for the last two months, homes have sold in an average of two weeks.  That’s the kind of dramatic shift we are seeing and it’s due to three things: supply, demand, and lifestyle.”

“Supply and demand are self-explanatory.  It’s the lifestyle issue that’s the most intriguing part of the equation.  A young family just getting started doesn’t have to be a double income family here. Someone can stay home and take care of the kids.  A single mom that is a teacher can own a house here that might cost her $500,000 in one of the nearby cities.  People coming from more expensive places can’t believe what they have found in Orange County.”

Amos sees the same thing.  “A lot of my clients are moving here from larger cities outside the area and from Northern Virginia.  Different reasons are driving the moves, but almost all find a more favorable financial environment here.  Whether they are buying their first home, cashing out of higher priced homes elsewhere, or buying a second home, the numbers work here in Orange County, whereas it might not be feasible somewhere else.”

And they are finding the kind of life they want.  “There are different pockets and levels of population density throughout the county,” says Amos.  “If someone wants to be in a rural setting, they can buy enough acres to be isolated.  For small towns, you can’t beat Gordonsville and Orange.  More people live in Locust Grove and Lake of the Woods in northeastern Orange County.  People are building new homes throughout the county, but new residential developments are concentrated in our northeastern corner.”

Lake of the Woods

State Route 3 slices through the northeast corner of Orange County connecting I-95 to U.S. Route 29 in Culpeper.  Lake of the Woods, a private gated community and the largest population center in Orange County is along Route 3, halfway between Culpeper and Fredericksburg.  The lake isn’t the only draw, but it is a big attraction.  The Main Lake covers 500 acres, has two marinas and eight beaches.  Motorized boats and paddlers are both welcome.  It is dotted with pleasure boats, water skiing, and sailboats all summer long.  Fishermen also enjoy the 24-acre Keaton’s Lake. 

Lake of the Woods has 4260 lots, 850 of them waterfront, and is the largest planned recreational community in Virginia.  In addition to the lake, residents enjoy a swimming pool, tennis and pickleball, a fitness center and clubhouse, an equestrian center, and an 18-hole PGA golf course.  The community also has a campground with sites for RVs, trailers, and tent camping.  Campers must be guests of community members and may stay for up to 15 days.  One resident describes Lake of the Woods as “a country club without the country club atmosphere.”

There are still some vacant lots available for new construction, but not many.  To say that lots and homes at Lake of the Woods are in demand, is an understatement.  Licata reports, “Of the 360 homes listed at Lake of the Woods in 2019, 270 of them sold.  There have been 287 listings thus far in 2020, and 283 of them have sold.  In the past two months, everything listed sold for more than the asking price.”

“This year we are seeing people who really value getting away for the weekend.  Many of them have lost other vacation opportunities due to travel restrictions, and Lake of the Woods is a great Plan B.  I had a client from Cleveland, fly into look at properties in Culpeper and ended up here.  People are looking to get out of town, to get out of cities.  This pandemic has created the perfect storm and Orange County is benefitting from it, particularly Lake of the Woods.”

As expected, the market is responding to that demand.  Ryan Homes is building a new townhouse community at Lake of the Woods.  Add another 323 lots at Twin Lakes, a new 55+ community currently under construction by developer A & K Development. Both new projects will bring some relief to a very tight real estate market and provide additional options to people who want to take advantage of all that Orange County has to offer.

Positive Outlook

For the near future, buyers can expect inventory to remain low in Orange County and should be ready to act when a listing meets their needs. 

Amos says, “Our best chance for a major boost in our for-sale inventory is when these new developments become available.  In the meantime, the few existing homes on the market are moving very quickly.  So, if you’re using financing, get pre-approved and work with a REALTOR® that knows the area well.  It’s just that people aren’t leaving.  Why would they?  Orange County is a great place to live.”

There is no better time to explore Orange County as the best place to seek refuge from what 2020 has brought.  And once 2021 rolls around, you’ll still be glad you did.

This article was first published in the Charlottesville Area Association of Realtors Real Estate Weekly on 12/16/2020.