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$774,900

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:

$774,900

THE LAST HOME YOU WILL EVER WANT TO BUY! Planning retirement, LOVE FREE GOLF in your backyard? Do You absolutely Refuse to have an HOA? Are You a Historical Buff, love historical sites and must have history right outside your door? Well then its time to Make your last stand here! 2026 Fully Renovated, 6,376 Total Square Foot, 3 CAR GARAGE, NO-HOA custom built home like a fortress! Side by side to a Top 100 in the World Ranked legendary Cannon Ridge Golf Course! Which is also Ranked #2 in the whole entire state of Virginia! NO HOA. FREE GOLF, No monthly or annual dues, no special assessments, no architectural review board, and no HOA violation letters ever. No HOA resale packet when you buy or sell. Park your big beautiful boat, RV, or trailer on your massive driveway. CANNON RIDGE Disc FREE GOLF, DIRECTLY NEXT DOOR. 6309 Cannon Ridge Court, is your next door neighbor. U-Disc 2026 World's Best ranks it #2) in Virginia, #56) in the Whole entire United States, and #83) in the World, rated 4.7 from more than 1,700 player ratings. Championship 18 holes: a wooded, technical front nine with elevation, open holes on the back, and a pond in play. Players check in with the course owner before a round. SERIOUS MAJOR HISTORY IN THE BACK YARD. Interpretive signs on the course mark 1863 Confederate earthworks and a wartime ice-house pit, on a street named Trench Hill Lane. Fredericksburg, Chancellorsville, Salem Church on Route 3, the Wilderness, and Spotsylvania Court House are the battlefields around this address, part of Fredericksburg and Spotsylvania National Military Park. LOCATION. Seconds from Route 3 corridor, close to every single kind of shopping and dining you could ever want or need. Only minutes away from I-95 north toward Northern Virginia and Washington, D.C., or south toward Richmond. VRE commuter rail on the Fredericksburg Line. Historic downtown Fredericksburg and the Epic Rappahannock River for the weekends. DO YOU WANT A ROCK SOLID CUSTOM BUILT HOME? Fully renovated in 2026 by a Pro Class-A licensed general contractor. REALTORS: please download the unbranded Cannon Ridge disc golf next door neighbor property marketing package from the MLS documents and 2 to 1 Buydown Loan Program package. No easement, membership, or deeded right is included. Rankings are 2026 UDisc figures and can change. ATTENTION REALTORS and BUYERS: The Seller is offering a TWO YEAR HOME WARRANTY and also 2-1 Temporary Buydown for qualified buyers. A 2-1 buydown temporarily reduces the mortgage note rate by a FULL 2% during the first year and than an ADDITIONAL FULL 1% during the second year, with payments returning to the full mortgage note rate % beginning in year number three. Buyer must qualify at the note rate. CASH-FLOW UPSIDE NEAR SPOTSYLVANIA TOWNE CENTRE. 6.86 of high-ground acres in FEMA Zone X, outside the 100-year and 500-year floodplain, never worry of flooding prime land. Only 3.2 miles, roughly 3 to 5 minutes, from Spotsylvania Towne Centre, the Mall, and The Heart and Soul of Central Park Entertainment, Shopping and Dining. Hotel comps run about 65 percent occupancy, nightly quotes often $90 to $150. Planning and Zoning confirms a Bed and Breakfast Level II is an allowable special-use path after the owner files and the Board grants a Special Use Permit. Code: owner-occupied lodging, more than 5 and up to 20 guest rooms, private or shared baths, stays of 30 days or less, meals for lodging guests only. Brand New 20-key building would be free-standing. New drain-field required. Approval is not automatic. Buy NO MONEY DOWN VA, USDA, FHA, or low-down conventional, live in the home, then pursue the SUP. Not a hotel today. No warranty of approval.

5 Beds ⋅ 4 Baths

12616 Trench Hill Ln, Fredericksburg

Listing courtesy of Samson Properties. Contact: