If you’ve been following homes for sale around Lake Anna, Bumpass, Mineral, Louisa County, or Spotsylvania County, you’ve probably noticed that the market feels different today. The post-COVID frenzy is long gone, and we’re finally settling into what looks like a normal lake market again. But the question I hear the most is always the same:
“How long are homes taking to sell at Lake Anna right now?”
To answer that honestly, we have to look deeper than one chart or one statistic. Days on Market (DOM) can tell the story or completely distort it, depending on whether you look at the average or the median — and at Lake Anna, that difference matters more than most people realize.
Here’s the combined Average DOM chart for September through November for 2023, 2024, and 2025:
At first glance, you see big swings. November 2023 shoots up over 150 days, 2024 stabilizes, and 2025 clusters around the eighty-day mark. But this is where a lot of sellers get confused. Average DOM can be pulled in any direction by only a few listings.
• One overpriced waterfront house sitting for 200+ days
• A couple of quick sales under 30 days
• Limited inventory in Bumpass, Mineral, or the private side
• Seasonal slowdown around Louisa and Spotsylvania sides of the lake
All of these skew the average dramatically.
That’s why we also track Median DOM, which shows a more accurate picture of what most sellers actually experience. Median means the middle — not the fastest sale and not the slowest one, but the realistic expectation for a well-priced, well-presented home.
Here is the combined Median DOM chart for the same period:
Now the picture becomes clear:
2023: Most homes sold between twenty and forty days
2024: A stable market with similar results
2025: Buyers slowed, stretching the median from thirty to more than ninety days
This tells us something important. The market hasn’t collapsed. It’s shifted into a place where buyers are more selective and pricing is more critical than ever. That’s something we see every week working across Lake Anna’s public and private sides.
Why This Matters for Lake Anna Homeowners Considering Selling
If you rely only on the average DOM, you might think homes are sitting forever. If you rely only on median DOM, you might assume everything sells quickly. The truth is somewhere in between:
Well-priced homes still move at a normal pace. Overpriced homes sit — long enough to distort the entire market’s numbers.
This is exactly why The M Group Real Estate delivers different results. We track lake-specific data daily, not quarterly. We know how pricing behaves in:
• Waterfront vs water-access homes
• Public side vs private side
• Louisa County vs Spotsylvania County
• Smaller inland communities like Bumpass, Mineral, and Partlow
• Neighborhoods with boat slips versus Dominion-regulated shoreline
• Homes with unpermitted additions, septic limits, or STR restrictions
When it comes to DOM, one wrong pricing decision turns your home into the outlier that makes the charts look “off.” One correct pricing move puts you right in line with the median — the group of sellers who find buyers efficiently and without stress.
The Bottom Line: Pricing Your Lake Anna Home Correctly Is Everything
The biggest mistake sellers make today is assuming that listing high leaves room to negotiate. At Lake Anna, that strategy almost guarantees you become the slow-moving listing that inflates the averages and misses the real buyer activity.
Your best strategy is simple:
Price strategically from day one, present the home professionally, and understand how your property fits into the true median DOM for your part of the lake.
This is exactly what we do for our clients.
If you want to know where your home sits in today’s numbers — or how to position it to sell smoothly in 2025, reach out. We will run the data for your price point, your side of the lake, and your unique property.
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BLOG By Lake Anna Real Estate Agents Melanie Lucero & Michael Boyce
A Data-Backed Breakdown by The M Group Real Estate | Real Broker, LLC
The M Group Real Estate | Real Broker, LLC
Lake Anna’s top-rated real estate team, serving Louisa, Spotsylvania, Mineral, Bumpass, and the entire Lake Anna region.
Michael Boyce phone number is 540-870-0437. His email is [email protected]
