12616 TRENCH HILL LN, Fredericksburg, VA 22407

Property Description

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.

Listing Status:

Active

Data Last Updated:

October 5, 2026 at 12:18AM

Listing Office:

Samson Properties : 7033788810

Listing Agent:

Nathan E Coryell : 7037321941

MLS ID:

VASP2046172

Interior

• Flooring: CarpetCeramic tileHardwoodLaminate plankLuxury vinyl plankWood
• A/C: Ceiling Fan(s)Central A/C
• Heating: Energy Star Heating SystemHeat Pump(s)Electric
• Disability Feature: 2+ Access ExitsDoors - Lever Handle(s)Entry Slope <1'Grab Bars ModLevel Entry - MainMobility ImprovementsNo StairsOther Bath ModRamp - Main LevelWheelchair Mod

Exterior

• Parking: Asphalt DrivewayPaved DrivewayPaved ParkingPrivateSecure Parking

Construction

• Roofing: AsphaltPitchedShingle
• General: BrickCombinationConcreteCompositionCPVC/PVCFrameMixed PlumbingStoneTileVinyl SidingOtherPermanentBlockConcrete PerimeterSlabOther

Location

• Originating MLS: BRIGHT_MAIN
• School District: SPOTSYLVANIA COUNTY PUBLIC SCHOOLS
• County: SPOTSYLVANIA-VA

Lot

• Zoning: R112-19-1-
• View: Garden/LawnGolf CourseLimitedScenic VistaTrees/WoodsValley

Utilities

• Utilities: 120240 v200 amp service
• Water: Public
• Sewer: On Site Septic

Financial

• Source: BRIGHT_MAIN