About
Michael Freeman on the Jamestown Corridor
The Jamestown area is one of the places Michael Freeman's practice is built on. He has worked Williamsburg and James City County since 2002, often with buyers coming in from Northern Virginia and New York who want history, space and a slower pace.
One of two core markets
The Jamestown area of Williamsburg is one of the two markets where Michael's business is most concentrated.
Principal Broker
He founded and leads Legacy Builders Realty Group from its office on Fountain Way in Newport News.
Historic homes, explained
Many homes he represents carry period details and preservation rules, and he explains the upkeep before the offer.
SRES and MRP
His Seniors Real Estate Specialist and Military Relocation Professional designations cover two of the area's busiest kinds of moves.
This Area
Understanding Williamsburg, Virginia
Williamsburg is two places sharing one name. The independent city, under nine square miles, holds the 301-acre Historic Area, William & Mary and Merchants Square, along with tight preservation rules and a 62-cent tax rate. Around it, James City County spreads across more than 140 square miles of river frontage, woods and master-planned communities such as Kingsmill, Ford's Colony, Governor's Land and Stonehouse, with an 80-cent rate and a growth boundary that has shaped development since 1975. A Williamsburg mailing address can fall in the city, the county or York County, and that decides the tax bill, the school division and whether a short-term rental is allowed. Prices in the core ZIPs run well above those in Newport News, tourism and the College keep a steady rental base, and buyers from the Washington area keep demand coming. Reading the jurisdiction first is how a purchase here goes right.
“Three centuries of history sit on these streets, and Michael Freeman makes sure the next owner knows exactly what comes with the address.”
Market Snapshot
Williamsburg by the Numbers
These figures are for ZIP 23185, the core of the Williamsburg area. The 23188 side of James City County runs slightly higher on price per square foot.
Source: Redfin, ZIP 23185, September 2026. Figures shift month to month; Michael can pull current numbers for a specific neighborhood.
Local Insights
100 Facts About Williamsburg and James City County
Every item below names a real place, rule or sourced number. Choose a category to expand it.
Market Fundamentals
- In ZIP 23185, which takes in Kingsmill, the Jamestown Road corridor and the city core, the median sale price was $470,862 in September 2026, down 12.0% from a year earlier (Redfin).
- 23185 homes sold in a median of 30 days in September 2026, faster than the 35 days of a year before (Redfin).
- The 23185 sale-to-list ratio was 98.7% in September 2026, and about 17% of homes sold above asking (Redfin).
- In 23188, which covers Ford's Colony, Greensprings and the Longhill Road side of James City County, the median sale price was $474,860 in September 2026, down 3.1% year over year (Redfin).
- 244 homes sold in 23188 in September 2026, up 15.5% year over year, and Redfin rates it "Very Competitive" with a Compete Score of 71.
- The median price per square foot was $220 in 23185 and $234 in 23188 in September 2026, both up from a year earlier (Redfin).
- In Toano's 23168, the median sale price was $462,910 in August 2026, and homes took a median of 66 days to sell, the slowest of the three ZIPs (Redfin).
- Inside the city limits, the median sale price was $374,752 in August 2026 on just 61 sales, a small sample that swings month to month (Redfin).
- The median value of owner-occupied homes is $428,100 in the City of Williamsburg and $447,200 in James City County (ACS 2020-2024).
- Median monthly owner costs with a mortgage run $1,701 in the city and $2,179 in James City County (ACS 2020-2024).
- The City of Williamsburg real estate tax rate is $0.62 per $100 of assessed value, billed June 1 and December 1.
- James City County cut its real estate rate from 83 to 80 cents per $100 in the FY2027 budget, adding a two-cent credit (James City County; WYDaily).
- Redfin search data for spring 2026 shows the Washington, DC area as the largest source of buyers looking at Williamsburg, followed by New York and Chicago.
History & Heritage
- English settlers founded Middle Plantation in 1632, and in 1699 the colonial capital moved there from Jamestown and the town was renamed for King William III.
- Williamsburg served as the capital of Virginia from 1699 until 1780, when the government moved to Richmond at Governor Thomas Jefferson's urging.
- Jamestown, founded May 13, 1607, was the first permanent English settlement in North America (National Park Service).
- The College of William & Mary was chartered on February 8, 1693, and its Wren Building, begun in 1695, is the oldest academic building still standing in the United States.
- Phi Beta Kappa was founded at William & Mary in 1776.
- The Colonial Williamsburg restoration began in 1926 with W.A.R. Goodwin and John D. Rockefeller Jr., starting with the purchase of the Ludwell-Paradise House.
- About 500 buildings were restored or reconstructed in the 301-acre Historic Area, 88 of them original, and the district became a National Historic Landmark in 1960.
- The Governor's Palace was begun in 1706, housed Patrick Henry and Thomas Jefferson, burned in 1781 and was reconstructed in the early 1930s.
- The Declaration of Independence was read publicly in Williamsburg on July 25, 1776.
- Williamsburg separated from James City County as an independent city in 1884 and remains the county seat.
- Carter's Grove, completed in 1755 for Carter Burwell, stands on land that also held Wolstenholme Towne, a settlement largely destroyed in 1622.
- Kingsmill takes its name from Richard Kingsmill's early land grant; Lewis Burwell III built the 1,400-acre Kingsmill Plantation in the 1730s.
Environmental & Geographic
- Williamsburg sits on a ridge between the James and York Rivers, partly bounded by Queen's Creek and College Creek, at about 49 feet of elevation.
- The city covers just 8.94 square miles of land, while James City County covers 142.30 square miles (Census, 2020).
- First Street data reported by Redfin rates flood risk in 23185 as Moderate, with about 9% of properties likely to be severely affected over 30 years, versus about 2% in 23188.
- Wind is the wider exposure: First Street rates 99% of properties in 23188 and 23168 at major risk of a severe wind event over 30 years, mostly from hurricanes.
- Lake Matoaka was created around 1700 by damming College Creek, and College Woods beside it is the largest continuous forest in the city.
- Waller Mill Park covers 2,705 acres around a 360-acre lake, with fishing, boat rentals, disc golf and a dog park (City of Williamsburg).
- Freedom Park covers 600 forested acres with more than 20 miles of mountain bike trails and the Williamsburg Botanical Garden (James City County).
- York River State Park covers 2,954 acres with more than 40 miles of trails, and its Taskinas Creek watershed is part of a national estuarine research reserve.
- Chickahominy Riverfront Park covers 140 acres on John Tyler Highway, with campsites, a boat ramp and a fishing pier.
- Walkers Dam on the Chickahominy River created the 1,200-acre Chickahominy Lake in 1943.
Lifestyle & Culture
- Merchants Square, begun in 1927, is one of the first planned shopping districts in the country, with more than 40 shops and restaurants along Duke of Gloucester Street.
- Duke of Gloucester Street is closed to motor traffic during the day, which shapes how the Historic Area works for residents.
- The Kimball Theatre in Merchants Square opened in 1933 and reopened under Colonial Williamsburg in November 2023.
- Busch Gardens Williamsburg opened in 1975 on 422 acres in James City County and has 11 roller coasters.
- Water Country USA opened in 1984 in York County with 17 water rides.
- The Virginia Capital Trail starts at Jamestown Settlement and runs about 52 miles to Richmond (Wikipedia; the county lists 55).
- Kingsmill Resort has three 18-hole courses, and its River Course has hosted 38 PGA and LPGA tour events.
- The Golden Horseshoe Golf Club opened in 1963 and offers 45 holes, including Robert Trent Jones Sr.'s Gold Course.
- Williamsburg National Golf Club on Centerville Road has 36 holes, the Jamestown and Yorktown courses.
- The Williamsburg Winery at Wessex Hundred is Virginia's largest winery, producing about 65,000 cases a year.
- The Art Museums of Colonial Williamsburg completed a $41.7 million, 65,000-square-foot expansion in 2020.
- Colonial Williamsburg's Grand Illumination holiday tradition dates to 1935.
Infrastructure & Access
- I-64 serves the area through Exits 227 (Toano), 231 (Croaker Road), 234 (Lightfoot), 238 (Colonial Williamsburg), 242 (Route 199) and 243 (Busch Gardens).
- Route 199 loops about 14 miles around the city's west and south sides through James City and York counties.
- Williamsburg sits about 45 miles southeast of Richmond and about 37 miles northwest of Norfolk.
- The free Jamestown-Scotland Ferry crosses the James River to Surry County in about 15 minutes, 24 hours a day, and has run since 1925.
- The Williamsburg Transportation Center has Amtrak Northeast Regional trains to Richmond, Washington, New York and Boston.
- Williamsburg Area Transit Authority runs 12 fixed routes across the city, James City County and part of York County.
- Newport News/Williamsburg International Airport is about 20 minutes away, and Richmond and Norfolk airports are within about 45 minutes.
- The mean commute is 19.5 minutes for city residents and 26.6 minutes in James City County (ACS 2020-2024).
- The Colonial Parkway runs 23 miles from Jamestown to Yorktown and passes under Colonial Williamsburg in a tunnel.
Schools & Education
- Williamsburg-James City County Public Schools serves both the city and the county, with about 11,400 students in 2023-24.
- WJCC runs 16 schools: 9 elementary, 4 middle and 3 high schools.
- The three WJCC high schools are Jamestown, Lafayette and Warhill, which opened in 2007.
- WJCC middle schools are Berkeley, James Blair, Toano and Lois S. Hornsby.
- Bruton High School on East Rochambeau Drive belongs to the York County School Division, which serves part of the Williamsburg mailing area. Michael verifies the division for every address.
- Kingsmill addresses are assigned to James River Elementary, Berkeley Middle and Jamestown High, while Greensprings Plantation is assigned to Matoaka Elementary, Lois Hornsby Middle and Jamestown High.
- William & Mary enrolled 9,818 students in fall 2024 on a campus of about 1,200 acres.
- Virginia Peninsula Community College's Historic Triangle Campus is on Opportunity Way, and the college runs a trades center in Toano.
- Williamsburg Regional Library has a downtown branch on Scotland Street and a James City County branch on Croaker Road.
Land, Development & Zoning
- James City County's Primary Service Area, in every comprehensive plan since 1975, steers growth to land with public water and sewer.
- About 87% of homes in James City County sit inside the Primary Service Area, and about 12% are in Rural Lands (county land use chapter).
- Stonehouse holds more than half of the county's roughly 4,800 approved but unbuilt units in large master-planned communities.
- New Town grew from a 1995 design competition, with its first homes started in 2002 on former farmland, and is approved for more than one million square feet of commercial space.
- Kingsmill on the James covers about 2,900 acres with roughly 2,350 homes and lots and three miles of river frontage, developed by Busch Properties from the early 1970s.
- Ford's Colony, formed in 1983, covers about 3,200 gated acres off Longhill Road with more than 2,500 homes and three golf courses.
- Governor's Land at Two Rivers covers 1,432 acres where the James and Chickahominy meet, with a Tom Fazio course and a 100-slip marina.
- Williamsburg's Architectural Review Board must approve exterior changes, new buildings and signs in the city's preservation and corridor protection districts.
- Short-term rentals inside the city are limited to one room in an owner-occupied home, with a special exception and a 104-night annual cap.
- In James City County, whole-house tourist home rentals are allowed by right in some districts, need a special use permit in others, and are barred in R-1, R-6 and PUD zones.
Demographics
- The City of Williamsburg had an estimated 15,861 residents in July 2025, and James City County had 83,326 (Census).
- There are about 5,020 households in the city and 31,990 in James City County (ACS 2020-2024).
- Median household income is $75,604 in the city and $109,985 in James City County (ACS 2020-2024).
- About 45.8% of city adults and 51.0% of county adults hold a bachelor's degree or higher (ACS 2020-2024).
- Broadband reaches 92.1% of city households and 95.2% of county households (ACS 2020-2024).
- Population density is about 1,726 people per square mile in the city and 550 in James City County (2020).
Investment & Value
- About 53.2% of city homes and 76.7% of James City County homes are owner-occupied, so the city carries a much larger rental share, tied to William & Mary (ACS 2020-2024).
- Median gross rent is $1,407 in the city and $1,552 in James City County (ACS 2020-2024).
- Tourism supported about 6,000 jobs in the city in 2018, and the Historic Triangle draws more than four million visitors a year.
- The Colonial Williamsburg Historic Area drew about 533,700 visitors in 2019.
- Busch Entertainment, the school division, the county and Anheuser-Busch are among James City County's largest employers (Virginia Works, Q3 2025).
- William & Mary employs more than 2,300 people, and the Colonial Williamsburg Foundation is the city's second-largest employer.
- Sentara Williamsburg Regional Medical Center, a 145-bed hospital, opened in 2006 just over the line in York County.
- James City County adds a 6% admissions tax on theme parks and movie theaters starting January 1, 2027.
- The Ford's Colony median sale price was $772,127 in August 2026, up 5.8% year over year (Redfin).
Hyper-Local Detail
- Kingsmill Road and the Tazewell's Way streets inside Kingsmill carry the 23185 ZIP.
- Jamestown Road crosses the dam at Lake Matoaka on its way from the College toward Jamestown, and its addresses are in 23185.
- Greensprings Plantation, about 375 acres beside Williamsburg National Golf Club, has about 176 homes built mostly from 1996 to 2000, with addresses in 23188.
- Seasons Trace, off Longhill Road beside Lafayette High and Warhill District Park, has about 471 detached homes and townhomes built from 1979 on.
- Powhatan Secondary addresses carry the 23188 ZIP.
- Governor's Land at Two Rivers is in ZIP 23185 at the confluence of the James and Chickahominy.
- Toano grew up around Burnt Ordinary, an 18th-century tavern, and the C&O railway arrived in 1881.
- Reflections at Stonehouse in Toano is assigned to Stonehouse Elementary, Toano Middle and Warhill High.
- Merchants Square's address is 134 North Henry Street, with five public parking lots and decks.
- Matthew Whaley Elementary, Berkeley Middle and James Blair Middle sit inside the city limits.
Why Michael
Why Michael Freeman for Williamsburg
City or county, decoded
Tax rate, school division, short-term rental rules and review boards all change at the city line. He maps them for each address.
Golf, gates and HOAs
Kingsmill, Ford's Colony and Governor's Land each run on their own rules and dues. He reads the documents with you.
Protective by training
Years as a police officer in New York City and Norfolk taught him to spot what others walk past during a showing.
Since 2002
About 500 closings across Hampton Roads, and a client relationship that keeps going after the keys change hands.
FAQ
What Williamsburg Buyers and Sellers Ask
Does Michael Freeman work in both Williamsburg and James City County?
Yes. The Jamestown area of Williamsburg is one of the two core markets of Michael's practice, and he works across 23185, 23188 and Toano's 23168, including Kingsmill, Ford's Colony, Governor's Land and Greensprings.
How do property taxes compare between the city and James City County?
The City of Williamsburg rate is $0.62 per $100 of assessed value. James City County lowered its rate to 80 cents per $100 for FY2027. On a $450,000 assessment that is about $2,790 a year in the city and $3,600 in the county, so the jurisdiction line matters.
Which school division serves a Williamsburg address?
Most addresses are in Williamsburg-James City County Public Schools, but part of the Williamsburg mailing area belongs to the York County School Division. Michael confirms the division and assigned schools for each address before an offer.
Can I rent out a Williamsburg home short term?
It depends on where it sits. Inside the city, short-term rentals are limited to one room in an owner-occupied home with a special exception and a 104-night cap. James City County allows whole-house rentals in some zoning districts and bars them in R-1, R-6 and PUD zones.
What does the Architectural Review Board review?
In the city's preservation and corridor protection districts, the Architectural Review Board must approve exterior changes, new buildings and signs. Interiors are not reviewed. Michael flags affected properties early so buyers can plan renovations.
Is Williamsburg a good fit for someone relocating from Northern Virginia or DC?
Many buyers come from there: Redfin search data shows the Washington area as the top source of Williamsburg home searches. Michael helps relocating buyers compare commutes, tax rates and HOA costs across the city and county, and can run much of the search remotely.
Go Deeper in the Authority Center
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