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12616 Trench Hill Lane Fredericksburg, VA $ 774,900
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12616 Trench Hill Lane
$ 774,900
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12616 Trench Hill Lane

Fredericksburg, VA, 22407
$ 774,900
Bedrooms-- Baths-- Sq 2,584

Monthly Estimate*

$ 5,352

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Commercial Property for sale in Fredericksburg, VA

for $774,900. This 2,584 square foot building was built in 2002 on a lot size of 6.86.

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 / 35 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 95/597/3 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.

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Commercial Active

Price

$ 774,900

Property Type

Commercial

Taxes

$ 5,588

Style

Bed and Breakfast

Lot Size

6.86

Year Built

2002

Town/City

Fredericksburg

County/Region

Spotsylvania

MLS | Web ID

VASP2046172
Features
Interior
Heating Fuel Electric
Flooring Carpet Ceramic Tile Hardwood Laminate Plank Luxury Vinyl Plank Wood
Hot Water Electric
Heating Y/N Y
Central Air Y/N Y
Total Restrooms 4
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General
Sewer On Site Septic
Heating Energy Star Heating System Heat Pump(s)
Cooling Ceiling Fan(s) Central A/C
Possession Settlement
Roof Asphalt Pitched Shingle
Zoning R1
Security Features Carbon Monoxide Detector(s) Fire Detection System Main Entrance Lock Smoke Detector
Construction Materials Brick Combination Concrete Composition CPVC/PVC Frame Mixed Plumbing Stone Tile Vinyl Siding Other
Year Built 2002
Electric 120/240V 200+ Amp Service
View Garden/Lawn Golf Course Limited Scenic Vista Trees/Woods Valley
Topography HILLS and VALLEYS
Property Subtype Mixed Use
Tax Year 2026
Ownership Fee Simple
Cool Fuel Electric
Business Type Bed and Breakfast
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
County SPOTSYLVANIA
New Construction N
Property Type Commercial Sale
Subdivision Name TRENCH HILL ESTATES
Possible Use Bed & Breakfast Driving Range Golf Course Hotel/Motel Parking Special Purpose
Water Access Y/N N
Status ACTIVE
Directions Interstate 95 to Exit 130. Route 3 west 1 mile to a right turn on Single Oak Road. Proceed 1 mile to a Right turn on Trench Hill Lane. Home on the left OR See GPS
City FREDERICKSBURG
Disclosures Prop Disclosure
Lot Size Units Square Feet
Lot Size Square Feet 298822.00
Tax Annual Amount 5588.0
Property Condition Excellent
Price Per Sq Ft Total AG 121.53
Acceptable Financing Cash Conventional FHA Rural Development USDA VA VHDA
Historic Y/N Y
Vacation Rental Y/N N
Virtual Tour https://www.youtube.com/embed/YeFxOtusQ00
Location Type Rural
Standard Status Active
Year Built Source Estimated
Legal Subdivision TRENCH HILL ESTATES
Tax Lot 1
Association Recreation Fee N
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Exterior
Parking Features Asphalt Driveway Paved Driveway Paved Parking Private Secure Parking
Lot Features Adjoins - Public Land Backs - Parkland Backs to Trees Front Yard Landscaping Premium Private Rear Yard Road Frontage Rural Trees/Wooded Unrestricted Year Round Access
Water Source Public
Garage Features Basement Garage Garage - Side Entry Garage Door Opener Underground Built In Covered Parking
Type of Parking Attached Garage Driveway On Street Parking Lot Private Garage Other
Foundation Details Permanent Block Concrete Perimeter Slab Other
Water View Y/N N
Building Area Total 6376.00
Lot Size Acres 6.86
Road Surface Type Black Top Paved US Highway/Interstate
Lot Size Source Estimated
Waterfront Y/N N
Door Features Double Entry French Insulated Six Panel Storm
Soil Types Clay Gravel Mixed Unknown
Road Responsibility City/County State
Land Assessed Value 237400.00
Navigable Water Y/N N
Water Oriented Y/N N
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Internal Only
Street Number 1 12616
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* Excluded Features
List By
Samson Properties

Broker

agentnate@gmail.com

Email

Affordability Calculator

$5,818
Per Month
92%
8%
0%
Monthly Principal & Interest
$5,352
Monthly Property Taxes
$466
Monthly Home Insurance
--
Default based on a 30-year fixed rate of 7.375% with 20% down. The estimated payment is offered for convenience and is not an offer of credit. Due to market fluctuations, interest rates are subject to change at any time and without notice. Your individual rate may vary. Rates may differ for FHA, VA or jumbo loans.
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Nearby
2136830 Elementary School
2137124 Middle School
Unknown High School High School
See complete school information
Pricing History
Date Price Price Change Description
10/2/2026 $774,900 -1.41% Price Down
9/25/2026 $786,000 -1.63% Price Down
9/22/2026 $799,000 Listed Price

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12616 Trench Hill Lane, Fredericksburg, VA, 22407 is a Commercial Property for sale at $774,900 with 2,584 sqft and a lot size of 6.86. 12616 Trench Hill Lane was built in 2002. The property's zip code is 22407 which is in Fredericksburg, VA

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