12616 TRENCH HILL LN Fredericksburg, VA 22407
6.86 Acres Lot
UPDATED:
Key Details
Property Type Commercial
Sub Type Mixed Use
Listing Status Active
Purchase Type For Sale
Subdivision Trench Hill Estates
MLS Listing ID VASP2046172
Year Built 2002
Annual Tax Amount $5,588
Tax Year 2026
Lot Size 6.860 Acres
Acres 6.86
Property Sub-Type Mixed Use
Source BRIGHT
Property Description
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.
Location
State VA
County Spotsylvania
Zoning R1
Interior
Hot Water Electric
Heating Energy Star Heating System, Heat Pump(s)
Cooling Ceiling Fan(s), Central A/C
Flooring Carpet, Ceramic Tile, Hardwood, Laminate Plank, Luxury Vinyl Plank, Wood
Heat Source Electric
Exterior
Parking Features Basement Garage, Garage - Side Entry, Garage Door Opener, Underground, Built In, Covered Parking
Garage Spaces 14.0
Water Access N
View Garden/Lawn, Golf Course, Limited, Scenic Vista, Trees/Woods, Valley
Street Surface Black Top,Paved,US Highway/Interstate
Accessibility 2+ Access Exits, Doors - Lever Handle(s), Entry Slope <1', Grab Bars Mod, Level Entry - Main, Mobility Improvements, No Stairs, Other Bath Mod, Ramp - Main Level, Wheelchair Mod
Road Frontage City/County, State
Attached Garage 3
Total Parking Spaces 14
Garage Y
Building
Lot Description Adjoins - Public Land, Backs - Parkland, Backs to Trees, Front Yard, Landscaping, Premium, Private, Rear Yard, Road Frontage, Rural, Trees/Wooded, Unrestricted, Year Round Access
Foundation Slab
Sewer On Site Septic
Water Public
New Construction N
Schools
School District Spotsylvania County Public Schools
Others
Pets Allowed Y
Tax ID 12-19-1-
Ownership Fee Simple
Security Features Carbon Monoxide Detector(s),Fire Detection System,Main Entrance Lock,Smoke Detector
Acceptable Financing Cash, Conventional, FHA, Rural Development, USDA, VA, VHDA
Listing Terms Cash, Conventional, FHA, Rural Development, USDA, VA, VHDA
Financing Cash,Conventional,FHA,Rural Development,USDA,VA,VHDA
Special Listing Condition Standard
Pets Allowed No Pet Restrictions
Virtual Tour https://www.youtube.com/embed/YeFxOtusQ00
Nearby School & Business