Strip centers · Virginia

Greenbrier Shopping Center

Imported, unreviewedRedevelopedRetrofit proposedFredericksburg, VA

Proposed 173-unit townhome conversion (NVR, Inc.) with 2024 permits for 37 units; zoning approved 2017; housing market demand strong. · summary, model-written

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Site profile4 elements · what this retrofit is built with · tap a chip for the evidence

Finance and pipeline

Retrofit in the pipeline

This site: …proposed newtypes-extraction · all sites with this

Place

Shrinking county

This site: -0.3% census-acs · all sites with this

Strategy

Redeveloped

This site: 173 townhomes record · all sites with this

New use

Housing

This site: 173 townhomes newtypes-extraction · all sites with this

All elements and lists · Trends

Now

Status	Retrofit proposednewtypes-extraction reported
Strategy	Redevelopment, proposedWikipedia no source
New uses	housingWikipedia no source
What is there now	173 townhomesnewtypes-extraction reported
Retrofit year	2017newtypes-extraction reported
Redeveloper	NVR, Inc., the parent company of Ryan Homesnewtypes-extraction reported

Planning

Zoning change	from Commercial Shopping Center to Commercial Highwaynewtypes-extraction reported
Entitlement year	2017Wikipedia no source

Site context

Housing permits, Fredericksburg(Independent Cit (VA), 2024	0 units in 5+ unit buildings, 0 in 2–4, 37 single-family; 2023: 0 in 5+Census BPS
Other atlas sites nearby	1 within 10 km, 1 within 25 km: Eagle Village Shopping Center (0.0 km)computed
Retail trade in the county, 2025 (BLS QCEW)	3,364 jobs in 234 establishments; average annual pay $36,622; employment location quotient 1.36; employment -1.2% on the yearBLS QCEW 2025, NAICS 44-45, private
Jobs located in the tract, 2022	3,811 jobs; 223 in retail trade, 962 in accommodation and food (workplace blocks summed to tract 51630000100)Census LEHD LODES8 WAC 2022
Upward mobility (Opportunity Atlas, 2010 tract)	children of low-income (25th percentile) families reached the 42th income percentile as adults; 3.2% incarcerated at the 2010 count (126 children in the sample); born 1978–83, measured 2014–15Opportunity Insights
Food access (USDA FARA 2019, 2010 tract)	not a low-access tract at 1 mile; 6% of residents more than 1 mile from a supermarket; poverty rate 9.8%; median family income $130,000; 141 SNAP householdsUSDA ERS
Schools	Fredericksburg City Public Schools (PK-12); 1 public school within 1 mile: Walker-Grant Early Childhood CenterNCES EDGE
Elevation	39 ft above sea level at the site pointUSGS 3DEP
Storm events in the county, 2016-2025	22 county-logged events: 14 thunderstorm wind, 7 flood, 1 hail; $2,090,500 property damage reported; forecast-zone events (most flood, winter and heat) not countedNOAA Storm Events
Homes for sale in ZIP 22401, 2026-09	median list price $584,950 (-7.0% on the year); 73 active listings; median 54 days on market; 26% with a price cutRealtor.com Research
Retail trade in the county, 2012 to 2023	246 establishments (-2%); 4,024 jobs (-3%)Census CBP
Housing market in the county	typical home value $467,891 (+2% 1 yr, +18% 5 yr); typical rent $1,933/mo (+5% 1 yr), 2026-09Zillow Research
Traffic on the busiest road within 600 m (2024)	13,154 vehicles a day on 1 (minor arterial, 2 lanes); 142 trucks; 39 counted segmentsFHWA HPMS

Summary, model-written

Greenbrier Shopping Center (Fredericksburg, VA) is proposed for redevelopment into 173 townhomes, per NVR, Inc. (Ryan Homes parent). Zoning changed from Commercial Shopping Center to Commercial Highway in 2017. Permits show 37 units approved in 2024 (total value $11.3M), with 82 units in 2023. Events confirm 2017 rezoning and 2024 pre-application for townhomes. Status remains 'proposed' despite active permitting.

Why. Zoning entitlements secured in 2017; developer active since 2017; housing market shows strong demand (ZORI $1,933/month, 24% 5-year growth).

Where it stands. In progress: 2024 permits for 37 units, but full 173-unit project not yet built. Only one peer within 10km (Eagle Village Shopping Center, also proposed).

For a planner

Zoning change approved 2017
Traffic: minor arterial (13,154 ADT, 2 lanes)
Housing market data available (ZHVI $468k, ZORI $1,933)

For a developer

NVR, Inc. holds development rights
173-unit housing target aligns with local market
Peer cluster limited to 1 nearby project

What we do not know yet

Full project completion timeline unknown
173-unit target vs. 37 units permitted in 2024 not reconciled
No current construction status beyond 2024 permits

Generated by qwen3-30b-a3b-64k:latest on Dell 5820 RTX 3090 (Ollama, qwen3-30b-a3b) from the fields, parcels, deals and context layers on this page, with no outside knowledge. It is regenerated when the record changes and has not been checked by a person. How it is made.

Similar sites

Eagle Village Shopping Center, Fredericksburg, VA · Strip centers · same strategy: redevelop; also in VA; 0 km away
Courthouse Plaza Shopping Center, Fairfax City, VA · Strip centers · same strategy: redevelop; also in VA
Prosperity Business Campus, Merrifield, VA · Office parks · same strategy: redevelop; also in VA
Former Signature at West Neck Golf Course, Virginia Beach, VA · Golf courses · same strategy: redevelop; also in VA

Elsewhere on the web

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Multifamily screen

already in play: under construction, approved, or sold to a developer with housing plans
median rent $1,521
housing in the record

Inputs: record fields (size, status) and county Census ACS 2018–2023 figures (growth, rent). How the points work. Not a recommendation.

History and original facts

County	Fredericksburg city
Census division	5 · South Atlantic
Notes	Draft from fxbgadvance.com, model-extracted, unreviewed: Proposed construction of 173 townhomes at a former shopping center that was rezoned in 2017.

Not yet recorded: acres, GLA, year opened, original developer. Know it? Tell us.

Timeline

2017 Land rezoned
2017 Retrofit: redevelop
2024 Pre-application for 173 townhomes reviewed

Sources

City Planning Commission to Consider Eagle Village Rezoning
3 quoted sentences
Greenbrier Shopping Center
This land was rezoned from Commercial Shopping Center to Commercial Highway in 2017, when the Area 3 plan was approved.
In November, the planning department’s technical review committee reviewed a pre-application from NVR, Inc., the parent company of Ryan Homes, which proposed to construct 173 townhomes at the Greenbrier Shopping Center.

Cite

Retrofit Atlas (2026). "Greenbrier Shopping Center, Fredericksburg, VA." Record n-52c5bc7b31, imported, unreviewed. Built on the public Retrofitting Suburbia map (Dunham-Jones and Williamson) and the sources listed. https://retrofitatlas.org/strips/va/fredericksburg-greenbrier-shopping-center/ (accessed 2026-10-21).

BibTeX

@misc{retrofitatlas_fredericksburggreenbriershoppingcenter,
  title = {Greenbrier Shopping Center, Fredericksburg, VA},
  author = {{Retrofit Atlas}},
  howpublished = {\url{https://retrofitatlas.org/strips/va/fredericksburg-greenbrier-shopping-center/}},
  year = {2026},
  note = {Record n-52c5bc7b31, release 2026-10-21, tier: draft. Built on the Retrofitting Suburbia map (Dunham-Jones and Williamson) and the sources listed on the record. Accessed 2026-10-21}
}

How to cite, versioning

Link back

Paste on a project page: <a href="https://retrofitatlas.org/strips/va/fredericksburg-greenbrier-shopping-center/">Greenbrier Shopping Center on Retrofit Atlas</a>