Washington Avenue & UMW is the uphill, west side of Downtown Fredericksburg: Washington Avenue's turn-of-the-century houses, the grid of streets beside the University of Mary Washington, and Kenmore and Hanover Heights below Marye's Heights. The City assessor files its 454 homes under four neighborhoods, with 2025 median assessments from $502,250 to $820,050.
Only 4 of those homes sit in the local historic district and none in a FEMA flood zone. Washington Avenue is on the National Register of Historic Places, which on its own brings no local design review.
Sources: City of Fredericksburg assessor (2025 assessment, homes inside Planning Area 7, checked 16 October 2026); Virginia DHR, Washington Avenue Historic District (111-5262), listed 2002; City of Fredericksburg, Historic District.
These are the streets around the University of Mary Washington. The University of Mary Washington's campus borders East of UMW, the grid of 223 homes between the campus and Washington Avenue, the most in this part of Downtown. City zoning limits a house to three unrelated people, which caps how many students can share one. Here is what sits close by.
Sources: City of Fredericksburg, zoning FAQ (October 2026); City of Fredericksburg, Parks; National Park Service, visitor centers; Virginia DHR, Washington Avenue Historic District (111-5262); City of Fredericksburg assessor (2025).
Four: The Avenue, Kenmore, East of UMW and Hanover Heights. The Avenue, along Washington Avenue, has the highest 2025 median assessment of Downtown's 14 neighborhoods, $820,050; East of UMW has the most homes, 223. Pick one on the map or the list.
Washington Ave, Cornell, Mary Ball
Washington Avenue, listed on the National Register in 2002 for its turn-of-the-century Queen Anne and Colonial Revival houses. The highest median of the 14 neighborhoods. The middle half of its homes are assessed between $500K and $1.03M.
Franklin, Sunken Rd, Littlepage
Franklin Street and Sunken Road on the slope west of Washington Avenue. The middle half of its homes are assessed between $471K and $657K.
Littlepage, Sylvania, Cornell, Mortimer
The grid of streets between the university and Washington Avenue. The most homes of any neighborhood here. The middle half of its homes are assessed between $359K and $673K.
Marye, Brompton, Hanover
Marye and Brompton Streets off upper Hanover, below Marye's Heights. The middle half of its homes are assessed between $429K and $598K.
Sources: City of Fredericksburg assessor (2025 assessment, checked 16 October 2026); Virginia DHR survey of the Fredericksburg Historic District (2008). Assessed value is the City's tax value, not a sale price.
The Avenue, along Washington Avenue, has the highest 2025 median assessment in Downtown Fredericksburg, $820,050, but only 50 homes. East of UMW has the most, 223, at $502,250, the lowest of the four. Kenmore, at $531,350, and Hanover Heights, at $512,600, sit in between. None has a home in a flood zone.
| Neighborhood | Homes | Median assessed, 2025 | Historic district | Flood zone | Median soldMLS | Price per sq ftMLS | Days on marketMLS | For sale nowMLS |
|---|---|---|---|---|---|---|---|---|
| The Avenue | 50 | $820,050 | 4 of 50 | 0 of 50 | — | — | — | — |
| Kenmore | 54 | $531,350 | 0 of 54 | 0 of 54 | — | — | — | — |
| East of UMW | 223 | $502,250 | 0 of 223 | 0 of 223 | — | — | — | — |
| Hanover Heights | 127 | $512,600 | 0 of 127 | 0 of 127 | — | — | — | — |
Grey columns fill in from MLS sales data.
Source: City of Fredericksburg assessor (2025 assessment; homes are the assessor's Single Family Urban parcels inside Planning Area 7; checked 16 October 2026). Assessed value is the City's tax value, not a sale price.
A mix of turn-of-the-century houses and later townhomes. Washington Avenue was listed on the National Register in 2002 for its Queen Anne and Colonial Revival houses, and its 2025 median assessment, $820,050, is the highest of Downtown's 14 neighborhoods. The streets beside campus are a denser grid of houses, and Kenmore Townhomes, Kenmore Clusters and College Hall add townhomes and condos.
The City's public records don't list the year each house was built. Most homes built before 1978 come with a federal lead-paint disclosure at sale.
Sources: Virginia DHR, Washington Avenue Historic District (111-5262); City of Fredericksburg assessor (2025); U.S. EPA, lead disclosure.
Yes, three: Kenmore Townhomes and Kenmore Clusters on Kenmore Avenue, and College Hall on Grove Avenue. Kenmore Clusters has the lowest 2025 median assessment of any Downtown Fredericksburg community, $318,350, and Kenmore Townhomes listed a $175 monthly HOA fee in April 2026.
Kenmore Ave
10 homes · median assessed $452,450
HOA $175/mo (Apr 2026 listing)
For sale now: with MLS
Grove Ave
14 homes · median assessed $388,400
HOA fee not public
For sale now: with MLS
Kenmore Ave
22 homes · median assessed $318,350
HOA fee not public
For sale now: with MLS
Sources: City of Fredericksburg assessor (2025 assessment); 1306 Kenmore Ave #4 listing (April 2026).
Until sales data is added here, the best public guide is the City's 2025 assessment: a median of $523,000 across the Washington Avenue & UMW area's 454 homes, from $502,250 in East of UMW to $820,050 in The Avenue. Assessed value is the City's tax value, not a sale price.
Sold prices by neighborhood will also fill the grey columns in the comparisons above and below.
Estimate a monthly payment on the front page →
Sources: City of Fredericksburg assessor (2025 assessment, homes inside Planning Area 7, checked 16 October 2026).
Washington Avenue & UMW is nearly as big as the Historic Core, with 454 homes, but almost free of its rules and risks: 4 homes in the local historic district and none in a flood zone. Its 2025 median assessment, $523,000, is close to the Historic Core's $526,500.
| Part of Downtown | Homes | Median assessed, 2025 | Historic district | Flood zone | Median soldMLS | Price per sq ftMLS | Days on marketMLS | For sale nowMLS |
|---|---|---|---|---|---|---|---|---|
| The Historic Core | 460 | $526,500 | 389 of 460 | 81 of 460 | — | — | — | — |
| The North End | 348 | $547,950 | 88 of 348 | 0 of 348 | — | — | — | — |
| Washington Avenue & UMW | 454 | $523,000 | 4 of 454 | 0 of 454 | — | — | — | — |
| Lafayette Boulevard | 366 | $484,200 | 0 of 366 | 1 of 366 | — | — | — | — |
Grey columns fill in from MLS sales data.
See all 14 Downtown neighborhoods compared →
Source: City of Fredericksburg assessor (2025 assessment, homes in each part's named neighborhoods, not counting condo communities; checked 16 October 2026). The four-part grouping is this guide's.
The trade is distance and a university next door. These streets sit up the hill from the river and the shops on Caroline Street, and the blocks beside campus share space with the University of Mary Washington, where City zoning allows no more than three unrelated people per house. In return, only 4 of 454 homes face historic-district review and none sits in a flood zone.
Sources: City of Fredericksburg assessor (2025); City of Fredericksburg, zoning FAQ (October 2026).
Sources: City of Fredericksburg assessor (2025); Virginia DHR, Washington Avenue Historic District (111-5262); City of Fredericksburg, Historic District; City of Fredericksburg, zoning FAQ (October 2026).
The 1728 town grid and the streets that grew off it along the river.
Charles, Prince Edward and Winchester Streets north of Amelia, toward the canal.
South of the tracks along Lafayette Boulevard toward the battlefield.
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