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$786,000
RARE INCOME-USE RESIDENTIAL ESTATE — 12616 Trench Hill Lane, Fredericksburg VA 22407 (Spotsylvania County). Trench Hill Estates Lot 1. About 6.86 acres of high-ground, flood-free land (FEMA Zone X — outside the 100-year AND 500-year floodplain) with a custom brick rancher/rambler and a documented Spotsylvania County path to add a Bed and Breakfast Level II of up to 20 guest rooms. ZONING UPSIDE (THE DEAL): Spotsylvania County Planning & Zoning has confirmed in writing that a Bed and Breakfast Level II is an allowable special-use path on this property after the owner files for — and the Board of Supervisors grants — a Special Use Permit (SUP). County code defines Bed and Breakfast II as an owner-occupied lodging use of more than 5 and up to 20 guest rooms, private or shared baths, stays not exceeding 30 days, with meals offered to lodging guests (not the general public). That is the legal framework for a 20-unit / 20-bath B&B Level II compound. Process: Pre-Application meeting, community meeting per County guidelines, SUP application, generalized development plan, Health Department septic review, then Planning Commission / Board of Supervisors. Approval is not automatic and is subject to County conditions. EXISTING HOME (kept as owner/manager residence): Custom-built 2003 brick rancher with circular-arch entry windows. Sponsor listing: about 6,376 SF under roof (main level 2,584 SF with 20-ft vaulted timber-beam living room, 2-inch bull-nosed white oak floors, 5 bedrooms / 4 baths, enclosed rear solarium, main-level accessibility/ramp features). Attached 3-car garage plus basement garage. Large existing parking court. Gravity septic and drainfield already in place on the southeast high ground; new 20-key load would require a separately engineered drainfield/reserve (lot has acreage and topography to support it). SITE: Two public 50-ft rights-of-way (Trench Hill Lane + Towering Oak Rd). Mature hardwood canopy. Country feel with 200-ft tree buffer, yet only about 3.2 miles / 3–5 minutes to Central Park, Spotsylvania Towne Centre, and Spotsylvania Mall (1.88+ million SF retail hub at 98% occupancy). I-95 / Route 3 access. Adjacent recreational amenity at Cannon Ridge. Civil War-era Rappahannock terrain nearby. River Protection Overlay awareness required. INVESTMENT THESIS: Buy as a primary residence on a conventional, VA, USDA, FHA, or low-down 95/5–97/3 loan, live in the existing home, then pursue the SUP for a separate free-standing 20-key B&B II on the unused northwest acreage (existing house stays untouched). Regional hospitality comps (Fredericksburg STR): 65.1% occupancy, ADR about $122/night, RevPAR about $80; local hotel quotes often $90–$150/night. Three conceptual build tracks from investor memorandum: value-engineered $1.9M all-in, realistic middle $2.7M (recommended), luxury boutique $9.6M. Figures are sponsor projections, not guarantees. KEYWORDS / SEARCH: 12616 Trench Hill Lane Fredericksburg VA 22407; Spotsylvania County Planning and Zoning; Bed and Breakfast Level II; B&B II; Special Use Permit SUP; 20 unit 20 bathroom inn; owner occupied lodging; income property; short stay 30 day lodging; FEMA Zone X flood free; 6.86 acre estate; Central Park Spotsylvania Towne Centre; I-95 Route 3; Trench Hill Estates Lot 1; high ground septic; investment residence with commercial upside; hospitality development site; private equity boutique inn; construction to permanent financing. Buyer / lender to independently verify acreage, finished SF (tax card vs. listing), zoning district, overlay rules, septic capacity, parking, and all SUP / Health Department requirements. Not currently operating as a hotel. No warranty of SUP approval, occupancy, ADR, or returns.

12616 Trench Hill Ln, Fredericksburg

Listing courtesy of Samson Properties. Contact: 7033788810
$786,000
5 Beds ⋅ 4 Baths
THE CANNON RIDGE GOLF COURSE "MARRIAGE": ELITE VIEWS & PROXIMITYThis massive 6.86 estate-size plat of land is directly married to the historic and legendary Cannon Ridge Golf Course, offering an irreplaceable backdrop that instantly elevates the property's prestige.BREATHTAKING, PROTECTED PANORAMAS: This luxurious property enjoys direct, premium views of the sweeping fairways, mature trees, rolling valleys, and scenic vistas of the Cannon Ridge Golf Course. This guarantees that no residential developers can encroach on your backyard, preserving your panoramic privacy forever. This includes additional bonus protection from the Spotsylvania County Government protected woodland and the River Protection Overlay District.AWARD-WINNING HERITAGE FULL-TIME AMENITY: Designed by legendary former PGA Tour Commissioner Deane Beman and renowned architect Bobby Weed, Cannon Ridge is deeply celebrated as an 18-hole, par-71/72 masterpiece. It has historically been ranked as one of the most beautifully challenging public courses in the State of Virginia.HISTORIC CIVIL WAR TERRAIN: The course sprawls across 200–240 acres of rolling countryside along the shores of the Rappahannock River. It is set entirely on a historic Civil War battle site, with authentic cannon emplacements accenting the layout—a phenomenal storytelling element for a future Bed & Breakfast.PREMIUM VISUAL AMENITIES: The Cannon Ridge Golf Course features gorgeous architecture that seamlessly wanders through dense woodlands, dramatic bluffs, deep ravines, and scenic wetlands. It features over 100 pristine white sand bunkers and premium L93 Bentgrass greens, giving your purchase of 12616 Trench Hill Lane and its massive property the ambiance of a world-class country resort right in your backyard. The Ultimate Master Investor Upside Cash Flowing Business Angle: Legally Allowable Bed & Breakfast Level II by Spotsy Gov. For investors or buyers seeking a lucrative live-and-work from home, cash-flowing asset, this property is now your Golden Ticket. Investor Proforma Upside with the legal right for Massive Additional Guest Capacity: Per Spotsylvania County regulations, a Bed and Breakfast Level II designation allows the operator to host anywhere from 5 to 20 guest rooms, in a completely separate, legal build-out from the main house. This now seriously transcends a casual "homestay" and opens the door to a highly profitable boutique hospitality business, generating daily cash flow from short term tenants who can stay up to 30 days per patron. Built-In Commercial Infrastructure: Level II allows for on-site accessory buildings to house guests and permits serving meals to lodging patrons and their private guests. With 13 parking spaces already on-site, the property effortlessly meets the county's strict 1-space-per-guest-room requirement. Not to mention the ability to expand parking to 50 Spaces+ or more on this very large 6.86 ACRE LOT. Turnkey Special Use Permit Advantage: Because the lot size and structure meet the foundational legal definitions for a Level II establishment, a buyer can confidently apply for a Special Use Permit to unlock an upscale lodging, retreat, or event venue.

12616 Trench Hill Ln, Fredericksburg

Listing courtesy of Samson Properties. Contact: 7033788810