703-963-7407 SonjaAdams@kw.com
Loudoun County, VA Events – Week of Nov 1st – 7, 2019

Loudoun County, VA Events – Week of Nov 1st – 7, 2019

Fall finally feels like it is here after the Halloween rain storms brought in colder weather.  We can now finally pull out the sweaters and turtlenecks after having a really warm October with several t-shirt, shorts and flip flop days.

Starting off in November, we have a few fun things to add to the calendar.  In addition to the events below, be sure to follow us on our Facebook page, 365 Things to do in Loudoun County, where you will find fun things posted daily.  If you know of an event or have an event you would like to see featured, please email us at SonjaAdams@kw.com.  Would be happy to help you get the word out!

Wrapping up Halloween this weekend are two fun events.  Loudoun’s Largest Halloween Party is on Nov 2nd at the National Conference Center.  For more details check out Loudoun’s Largest Halloween Party on Facebook.   And what better way to say goodbye to Halloween than Great Country Farm’s annual Pumpkin Chunkin?  Smash a few pumpkins and then head up the mountain to either the Bluemont Vineyard or Dirt Farm Brewing.. if you go to Dirt Farm, check out their new paved road!  Huge progress over there!  For more info on the Pumpkin Chunkin, head over to the Great Country Farms event page


Night at the Library

Tonight is the Night at the Library.  Kind of reminds me of the movie, Night at the Museum.. is that the name of that movie where the museum comes alive?  If not, leave a comment below to remind me of the name!  This event will take you through some of the unusual collections and a sneak peak at the Museum’s art storage collection and the rare book room.  Enjoy an evening of surprises to include antique dog collars, Paul Mellon’s riding boots and the weird world of four footed beasts and books in the vaults of the Library.

          Hungry for some Oysters?  Head on over to Creek’s Edge Winery!

     If you aren’t an oyster fan, but like seafood, Dirt Farm Brewery is hosting

the Second Annual Low Country Boil + Spill The Tea Beer Release!


For more events for this upcoming week, be sure to head over to 

      365 Things to do in Loudoun County!

Planning Ahead?  Here are a couple events coming up!


The Christmas Shop at the Middleburg Community Center 

Revamp your Seasonal Home Decor @ Bear Chase Brewing


If you’d like to be on a weekly newsletter with the latest events, email SonjaAdams@kw.com.  And don’t forget to like our facebook page Look at Loudoun for the latest local real estate news and info or 365 Things to do in Loudoun County for more events on a daily basis!




Single Family Homes in Loudoun County – East Vs West

Single Family Homes in Loudoun County – East Vs West

Some people who live in Loudoun County, VA might say that Eastern Loudoun is a completely different lifestyle experience than Western Loudoun.  It could be true, but there are definitely perks to either location.

In Eastern Loudoun, you will find more planned communities with HOA’s (homeowner’s associations), community pools, conveniences such as shopping centers and grocery stores close by.  Western Loudoun has historically been known as more rural but the landscape has changed dramatically over the years  as development has sprung and taken away large parcels of open land.  The number of communities has increased, however, its my opinion that the same kind of planning that was done in Eastern Loudoun to accomodate walking trails or an overall plan for a neighborhood has not been done to the same extent in Western Loudoun.  I think its in part to the resistance of development to the west.  Western Loudoun is working hard to maintain the small town feel and retain their open space.  Shopping is a little further away for the big box stores but there are plenty of options when you go into one of the towns.  Purcellville has 2 grocery stores and has several places to eat and its definitely a family friendly town.

Below are links to single family homes in the $450,000 to $700,000 range in both Eastern Loudoun and Western Loudoun County, VA.  This might give you some flavor for the differences in living in different parts of the county.  Overall, I’d say you will still get bigger lots in Western Loudoun vs Eastern Loudoun and there is still some feel of small town living the further west you go.

Check it out for yourself and leave a comment as to which you prefer and why!  Would love to hear your opinion!

Eastern Loudoun County Single Family Homes between $450-700,000

Western Loudoun County Single Family Homes between $450-700,000

If you or someone you know are thinking of buying or selling a home, call Sonja Adams at 703-963-7407 or email Sonja at SonjaAdams@kw.com


2019 Loudoun County Monthly Sales Statistics

2019 Loudoun County Monthly Sales Statistics

2019 Loudoun County Monthly Sales Statistics


While Loudoun County, VA homes for sale inventory continues to hover near historical lows, the decline in year-over-year number of active listings was notably smaller than in previous months.  Active listings from May 2018 to May 2019 declined by 5.7% which was the smallest year-over-year decline since June 2015.  June 2015 was also the month/year that the cycle of inventory tightening began.

The notable small decline in active listings was primarily the result of an increase in active condo listings.  The number of active condo listings in Loudoun County has increased by 16.8% year-over-year while the number of townhome and single family home listings actually declined during the same period.

Tight inventory was the most probable underlying cause of the decrease of new pending sales to 2.1% from the same month in the prior year.

The good news is that through May, 2019, the homes on the market commanded nearly full asking price.  The median days on market decreased from 35 days in May 2018 to just 13 days in May 2019.  That said, we did see some softening and longer days on market in the upper price ranges this summer.  Stats for June have not been released yet and will be interesting to see.

Check out the table below for 2019 Loudoun County Monthly Sales Statistics.


2019 Loudoun County Monthly Sales Statistics
Month Residential Units Sold Average Sales Price Median Price Average Days on Market Active Listings New Listings This Month New Pendings This Month Average S/P as a Percentage of L/P
January 286 $536,909 $495,000 67 727 477 403 98.4%
February 292 $517,858 $468,750 80 787 678 506 98.6%
March 509 $526,471 $471,000 53 861 908 734 98.9%
April 562 $531,283 $505,000 35 970 979 793 99.1%
May 742 $528,837 $499,000 30 1,145 1,081 802 99.5%
Metropolitan Regional Information Systems, Inc.   ::    Last Updated on 6/6/19
Note that the methodology for calculating Days-On-Market (DOM) changed and was not available for October 2018. The numbers used since November 2018 have been restated according to the new methodology. The DOM data is not comparable to data issued before November 2018.


If you or someone you know has a question about something real estate related, contact Sonja Adams at SonjaAdams@kw.com

Sneak Peak!  3.5 Acre Home in Round Hill, VA

Sneak Peak! 3.5 Acre Home in Round Hill, VA

🔥🔥🔥Coming Soon!!!🔥🔥🔥


Impeccably maintained and updated 4 bedroom, 3.5 bathroom home in the Hamlets of Blue Ridge, Round Hill, VA.🏘🏘 Fabulous outdoor living 🌲🌲 Additional 24×24 finished workshop with 100 amp electrical service! 🏡  Gourmet kitchen with granite and stainless steel appliances opens to family room with a large bumpout and eat in kitchen area.  All of the bathrooms are updated and the entire home has upgraded light fixtures and plumbing fixtures.  Spacious low maintenance trex deck and concrete patio are great for entertaining!  50 year transferrable roof warranty to!  This home is ready to be loved by its next owners – Move right in! 


Private tucked away community, lovely 3.5 acre lot, close to town and easy commuting!🚗🚙🚗



Contact Sonja Adams with Keller Williams Realty today to set up a private showing – 703-963-7407 or SonjaAdams@kw.com
Charming Old Schoolhouse Converted to Stone Cottage – Under Contract!

Charming Old Schoolhouse Converted to Stone Cottage – Under Contract!

This charming stone cottage in Bluemont, Virginia is truly magical.  Charm exudes from every nook and cranny from this former schoolhouse.  The outdoor living is fabulous and offers you relaxing evenings by a fire pit watching the firefly show or a weekend filled with hiking out the back of the property to a stunning waterfall!  Another hiking option is to walk down the quiet country road to the Appalachian Trailhead where you can go either north or south and hike for miles.  Close by Bears Den offers amazing sunsets over Clarke County and also close by is the new Brewery Bears Chase which offers views to the east of Loudoun County.

If you are interested in chickens or already have chickens, their predator proof coop and run is amazing!  There are actually two coops and two runs.  The larger of the coops allows you to walk inside for easy care.  I love that the chickens have their very own rocks inside to hang out on and have such a large area to live in.  Free ranging during the day allows the chickens access to the spring nearby as well.

I think the home speaks for itself in the pictures below.  Stone inside and out provides such charm!  Under contract in 7 days!  I think you will understand why when you see the pictures!


If you’d like to find a charming full time home, second home or potential Air BNB, contact Sonja Adams at 703-963-7407 or SonjaAdams@kw.com



4th of July Fireworks in Loudoun County, VA

4th of July Fireworks in Loudoun County, VA

July is upon us!  If you are wondering where to go to watch Fireworks, here is a complete list.  You can even watch fireworks this year on multiple days as many places are celebrating on the 3rd or over the weekend!


  • 7/03/2019 – 9:15 p.m., South Riding Community, 43237 Golf View Drive, Chantilly
  • 7/03/2019 – 9:30 p.m., Waterford Citizen Association, 40266 Water Street, Waterford
  • 7/03/2019 – 9:30 p.m., Lovettsville Community, 57 East Broadway, Lovettsville
  • 7/04/2019 – 9:30 p.m., Franklin Park, 17501 Franklin Park Drive, Purcellville
  • 7/04/2019 – 9:00 p.m., Lansdowne Resort, 44055 Woodbridge Parkway, Leesburg
  • 7/04/2019 – 9:15 p.m., Trump National Golf, 20391 Lowes Island Blvd, Sterling (Private Show)
  • 7/04/2019 – 9:30 p.m., Ida Lee, 60 Ida Lee Drive, Leesburg
  • 7/04/2019 – 9:00 p.m., Creighton Farms, 22050 Creighton Farms Drive, Aldie (Private Show)
  • 7/04/2019 – 9:20 p.m., Middleburg Community, 500 North Penddleton Street, Middleburg
  • 7/05/2019 – 9:30 p.m., Ashburn Village HOA, 44078 Cheltenham Circle, Ashburn
  • 7/06/2019 – 9:00 p.m., Lansdowne Resort, 44055 Woodbridge Parkway, Leesburg
  • 7/06/2019 – 9:15 p.m., Greene Mill Preserve HOA, 41192 Black Branch Parkway, Leesburg (Private Show)

If you plan to do your own fireworks this year, check out the allowable and approved fireworks list, here. 

For approved fireworks stands, check out the locations here

Be safe if you are doing your own fireworks and if you can let your neighbors know you are lighting fireworks, I’m sure they would appreciate it.  Many animals are afraid and giving the neighbors some notice so they can appropriately care  for their pets.

Enjoy yourself and Have a Happy 4th of July!!


15 Things to Do on Mother’s Day

15 Things to Do on Mother’s Day

As a daughter, I’ve always tried to come up with something to do for my mom that she would enjoy.  Somehow though with all the spring activities, this day creeps up to me and then I’m found to be scrambling for ideas.  If you are still looking for some things to do, check out this list and hopefully it will help you give your wife or mom a lovely day.

A trip to a winery is always a great treat.  Here are a few of our favorites:

  1.  Breaux Vineyards is hosting “Moms and Macaroons on Sunday.  Wine pairings with 4 different macaroons are held hourly. https://www.breauxvineyards.com/events/moms-and-macarons/
  2. Enjoy a garden party at the Stables in Bluemont Vineyard.  Make your own flower bouquet from Firefly Flower Farm and if the weather holds up you can play lawn games     like corn hole or jenga.  https://www.bluemontvineyard.com/events-calendar/mothers-day-stable-bluemont-vineyard
  3. MomosaBar for Mother’s Day at Greenhill Winery and Vineyards  https://www.facebook.com/events/828010690899597/
  4. Treat mom to a private photo shoot at Winery 32!

If your mom is a beer drinker, here are a couple options:

5.  Your mom might enjoy the views at Harpers Ferry Brewing on Sunday.  Not only do you have great river views but their singer on Mothers Day, Mark Cullinane isn’t so bad to look at either!  https://www.facebook.com/pg/HarpersFerryBrewing/events/?ref=page_internal

6.  Dirt Farm is always a favorite too and this weekend they have their Strawberry Wheat Release that sounds  yummy!! http://dirtfarmbrewing.com

7. Celebrate Mom at Old 690 Brewery! Homegrown Foodies Food Truck will be here serving up their farm to table creations from Noon – 5:00 PM.  https://www.facebook.com/events/325252414857892/

Brunch, Lunch or Dinner!

8.  The restaurant at Patowmack Farm is always a favorite, but you need to make reservations as they may be booked.  For a farm fresh dining experience, this will sure to be a big hit.  https://www.patowmackfarm.com/

9. Another pick could be the Grandale Vintners Table on Harpers Ferry Road.  Enjoy a stress free day drinking wine slushies and eating tasty food from the Grill at 868!  Bring the kids and dogs as well!  https://www.grandalerestaurant.com/events/

10.  For an award winning romantic country inn with phenomenal views, the Goodstone Inn in Middleburg is a winner.  Brunch requires reservations but dinner does not.  http://www.goodstone.com/

11.  Lansdowne Resort  https://www.lansdowneresort.com/events/mothers-day?utm_source=VisitLoudoun&utm_medium=Event&utm_campaign=MothersDay&utm_content=Event

12. Tuscarora Mill is one of my personal favorites – you probably need a reservation to get a table though  www.tuskies.com

13.  Magnolia’s at the Mill is also an excellent choice  https://www.magnoliasmill.com/

14. The Conche is now serving brunc

15.  And lastly another favorite is the Blue Ridge Grill

Hope this helps! 



Horse Farms for Sale in Loudoun County Under $1,000,000

Horse Farms for Sale in Loudoun County Under $1,000,000

Horse Farms in the $1,000,000 and above price range are slim, but the farms under $1,000,000 is not much better with only 17 farms on the market.  I’ve selected the farms where you could bring horses home quickly in Loudoun.  There are several that are going quickly so if you see any that interest you, call Sonja Adams with Keller Williams at 703-963-7407 or SonjaAdams@kw.com to set up your private showing today! 

Click here for the current list and contact Sonja today to get the latest status on farms available in Loudoun.  The spring market is here and things are moving if they are priced right and set up for horses as well as are in good condition (or priced appropriately).  If you don’t see your dream farm here, let Sonja Adams know so she can search through her realtor connections and private placement farms.

Sonja Adams    SonjaAdams@KW.com   703-963-7407

Keller Williams Realty, 50 Catoctin Cir. NE #101, Leesburg, VA 20176

Horse Farms for Sale in Loudoun County $1,000,000 to $2,000,000

Horse Farms for Sale in Loudoun County $1,000,000 to $2,000,000

Turnkey Horse Farms in Loudoun are hard to find.  I’ve compiled a list of farms that are ready for you and your horses in the $1,000,000 to $2,000,000 range.  There are only 13 available.  If you want to see any of these properties or have any questions, please reach out to Sonja Adams with Keller Williams at 703-963-7407 or SonjaAdams@kw.com.  Sonja may know of properties not listed that might suit your needs so reach out today.

For a complete list of horse properties between 1 million and 2 million dollars in Loudoun County, VA click here 

Spring market is here! Don’t miss out on your dream farm. Call Sonja Adams today to schedule a viewing of one of these properties. Sonja Adams, Realtor 703-963-7407 or SonjaAdams@kw.com.⁣ ⁣

Sonja Adams

Keller Williams Realty

50 Catoctin Cir., NE #101

Leesburg, VA 20176

Sonjaadams@KW.com or 703-963-7407

#horsefarmsforsale #loudounhorsefarms #loudounrealestate #middleburgva #loudouncounty #loveloudoun #virginiahorsefarms

38996 Old Stage Place, Waterford, VA 20197 – Stunning Home for Sale

38996 Old Stage Place, Waterford, VA 20197 – Stunning Home for Sale

Look at Loudoun is proud to present 38996 Old Stage Place, Waterford, VA 20197 for sale.  This exquisite home has all of the modern luxuries with a private country setting.  This 3 acre property is fully fenced for dogs or horses, boasts a 3 car garage with premium flooring, a gourmet kitchen with attached sunroom, 2 story great room and high speed internet for your home office.  Upstairs are 4 bedrooms, each with a bathroom attached.  The master bedroom is an impressive suite with a luxury dressing room and 2 walk-in closets as well as a luxury bathroom.  The basement is fully finished with a fitness area, recreation area, full bathroom, ample storage and an awesome media room with custom trimwork.

Let’s tour this fabulous property video filmed at our Open House.

Let’s head upstairs now!

Ok, now we will check out the fully finished basement!

I hope you enjoyed the video tour of this fantastic home.  Please make sure to schedule a showing so you can see it in person and also check out the fully fenced yard which has space for horses or your pets and the views!

Call Sonja Adams with Keller Williams Realty at 703-963-7407 or email me at SonjaAdams@kw.com for more information or to schedule a private viewing!