Testimonials

Partnering with Kaitlyn Johnson to acquire Zion Moon Ranch on Moon Road in Rappahannock County, Virginia, turned our family’s vision into a living legacy. As soon as we outlined our plan for a regenerative family farm—lush pastures, diverse livestock, and a homestead steeped in nature—Kaitlyn responded with remarkable intuition and drive. She unearthed properties that matched our ideals, revealed off-market treasures, and shepherded us through every phase with skill, patience, and an infectious commitment to rural dreams.

Thanks to Kaitlyn’s market mastery and relentless support, we now own this extraordinary land where our first step is learning its rhythms through regenerative forestry practices—nurturing the soil, restoring native trees, and building resilience for generations ahead. We’re thrilled to till, tend, and thrive at Zion Moon Ranch. For a realtor who fights for your land’s full potential, Kaitlyn Johnson is unparalleled—enthusiastically endorsed!

We had the pleasure of working with Ashleigh as our Realtor, and I can’t recommend her highly enough!  From start to finish, Ashleigh was professional, attentive, and incredibly knowledgeable about the housing market.  She took the time to understand our needs, whether it was finding the perfect home within our budget but that checked off all the necessary “boxes” or navigating the complexities of the buying and selling process.  Her communication was prompt and clear, always keeping us informed and confident in every decision.  Ashleigh’s negotiations skills were top-notch, securing us a fantastic deal not only on the house we bought in Boston, VA but selling our home in Springfield, VA.  Her warm, approachable demeanor made the entire experience stress-free and enjoyable.  If you’re looking for a dedicated, trustworthy and results-driven realtor, Ashleigh is the ONE!  And because she was so wonderful to work with, she’s become a life-long friend.

We had the pleasure of working with Ashleigh as our Realtor, and I can’t recommend her highly enough!  From start to finish, Ashleigh was professional, attentive, and incredibly knowledgeable about the housing market.  She took the time to understand our needs, whether it was finding the perfect home within our budget but that checked off all the necessary “boxes” or navigating the complexities of the buying and selling process.  Her communication was prompt and clear, always keeping us informed and confident in every decision.  Ashleigh’s negotiations skills were top-notch, securing us a fantastic deal not only on the house we bought in Boston, VA but selling our home in Springfield, VA.  Her warm, approachable demeanor made the entire experience stress-free and enjoyable.  If you’re looking for a dedicated, trustworthy and results-driven realtor, Ashleigh is the ONE!  And because she was so wonderful to work with, she’s become a life-long friend.

I recently partnered with Tanya Paull to sell a property I’ve lived in for nearly thirty years in the Jenkins Hollow area near Sperryville. She exhibited the utmost professionalism and was a pleasure to work with. Every aspect felt seamless and ended in a sale despite the somewhat cool and unsure atmosphere we are currently in. I’m happy to recommend her and would utilize her again were I to have another move.

A great real estate agent! Made the process of selling the house seamless and stress free. Very knowledgeable and was able to answer any questions I had. Very much recommended.

Kaitlyn made buying our first home such an easy and stress-free experience. She was so kind, patient, and always knew what to look for or point out that we never would have thought of on our own. She explained everything in a way that made sense, and we always felt like she had our best interest at heart.

What really stood out was how she made us feel like true homeowners from the very beginning—not just like people buying a house, but like we were stepping into something special. She celebrated with us through the whole process, which made it feel exciting instead of overwhelming.

We’re so thankful we had Kaitlyn by our side. She didn’t just help us find a house, she helped us feel at home.

Tanya is a master of the craft. Her real estate jujitsu landed us our dream home! 5 Stars!

I highly recommend Emily Harris as a real estate agent.

Emily helped me think clearly about a property I had considered selling for a year. She kept me informed about changing market conditions and pricing, suggesting that if I was ready to sell, putting the property on the market would meet more favorable conditions than in the recent past. I was able to sell the property within a few days. Emily answered all my questions, researched any issues she was unsure of, liaised with the buyers’ agent and closing attorney to ensure a smooth process and closing. She was knowledgeable about zoning, land use and conservation; extremely conscientious; and followed through on anything that needed follow-through, including a post-closing matter.

Throughout, I felt helped and supported without being pressured, and was delighted (but not really surprised) when the transaction closed on time.

Kaitlyn Johnson recently helped me purchase a home when I was living 3,000 miles away.  She did a great job. She emailed me videos of two houses I was interested, wrote up a contract and made several trips back to the house to check on things before closing.

After closing, she referred me to a group of men who helped unload a large trailer of furniture. And possibly the most helpful thing she did was refer me to a great handyman/woman team who have been working on painting, electrical, and various handyman projects for me since closing.

Kaitlyn was easy to get hold of, was responsive to my needs and made a difficult move and transition across the country as easy as possible. I have no problem recommending her wholeheartedly.

I was very happy to work with the Cheri Woodard Team. Kaitlyn was quick to response with the details and progress of the sale. I appreciate her understanding of the situation and ability to close the deal quickly! The closing was painless and the whole process took 5 weeks!

We can’t thank Ashleigh Cannon of Cheri Woodard Realty enough for the excellent care and effort she recently put into helping us sell our Castle Spring property!  A huge and overwhelming project with plenty of bumps along the way was met at every step with “we’ve got this!”.  Her knowledge, professionalism and people skills made this a pleasant experience for all, buyer and seller alike.  And her use of innovative marketing – arial drone, square footage calculations, etc… Highly recommend Ashleigh Cannon to help you will all your real estate needs!

Selecting Adam as my real estate agent was the key ingredient to how efficient and successful my buying and selling experience transpired. From day one, Adam took a professional approach as well as a personal interest to ensure my intended goals were realized. Adam’s experience, as well as his deeply rooted knowledge of the area, proved to be invaluable. He helped me find the perfect property while guiding me through the entire process as well as helping to prepare my home for the market, which went under contract in just a matter of days. Working with Adam was like working with a trusted friend. I highly recommend Adam to anyone who would want to experience a professional and seamless real estate transaction experience!

Adam was GREAT! We had never bought land before, and Adam was able to explain the minutiae of county zoning regulations, land use, and a plethora of other considerations. The transaction went smoothly, and Adam was like a knowledgeable friend the whole way through!

Thank you for going the extra mile on this sale.

Jim and I thought Cheri and Adam were wonderful and could easily write more than a few sentences. Indeed it would take pages to explain on the work you did to get out place on the market.  Obviously the preparation was key as our home sold immediately. 

They provided excellent advice and service, going far beyond the routine.   They were especially valuable in preparing our home for the market, so that it sold amazingly quickly, with no complications.    

You are amazing and we want everyone to know that. 

Her knowledge of the area and the market was invaluable. We finally found a property we liked, but it was overpriced given its condition. Emily suggested a price and a negotiating strategy and after some back and forth we were under contract at our target price. The sellers didn’t make things easy and attempted to renegotiate even though we were under contract. Emily helped us think through our options and we always felt confident we were getting solid and well-informed advice. Despite the delays, Emily helped us persevere and we were finally able to close on our dream property. Thanks, Emily!

Tanya was patient and supportive throughout our home search, taking the time to understand our needs and never rushing the process! As first-time homebuyers, we had a lot of questions, and she always offered clear, thoughtful advice that helped us feel confident every step of the way. Her expertise and dedication made the experience smooth and enjoyable. Thank you for helping us to find our first home Tanya! 

We were very grateful to have met Tanya during our real estate search in Rappahannock County. She helped us navigate our path to purchasing land with sensible advice, readily available support and in-depth knowledge. Throughout the process, Tanya exemplified professionalism with a personal touch. While she brought a high level of expertise and attention to detail during all aspects of our land buying process, what we valued most was her strong work ethic, honesty and kindness. We felt like she truly had our best interest at heart.

We can highly recommend Cheri Woodard Realty in Sperryville, VA for buying or selling your property.  We have had opportunities to utilize their expertise on two occasions. We have found both Cheri Woodard and Adam Beroza to be knowledgeable, efficient, responsive, and very pleasant.  Thank you both, as well as your entire team.

Ashleigh Cannon is Rappahannock through and through, so we knew she was the best person to list our property at 6 Hope Hill Road in Castleton, Virginia. Not only was Ashleigh our neighbor in Castleton, but she has been a trusted family friend for years. Our girls played on the same basketball and softball teams, while also being a part of the same girl scout troop and cheerleading squad. We spent a lot of time with the Cannon family over the years that we resided in Rappahannock County.

Not only is Ashleigh a fantastic realtor that will work diligently to get your home sold, but she cares about her clients like they are family, because in many cases she sees them as an extension of her own family. You can always count on Ashleigh to fight for you, especially when the chips are down and there are hurdles everywhere. That is when Ashleigh is at her best. She never gives up fighting for her clients!

We absolutely made the right choice to list our home with Ashleigh Cannon. You will not find a better realtor or person to help you with your real-estate needs.

Selling a home is a big undertaking, and I’m so grateful to have had Cheri Woodard and Kaitlyn Johnson by my side throughout the process. Their dedication, knowledge, and willingness to go above and beyond made all the difference. They were always available to answer questions, provide guidance, and ensure everything moved forward as smoothly as possible. I recommend Cheri and Kaitlyn to anyone looking for a reliable and hardworking team!

Emily Harris was a steady hand as we sold our home on the main street in Sperryville. She was responsive, reassuring and made it easy on us throughout the journey. We benefited from her expertise as to how to present the house to maximize its market appeal, when to hold back and when to move forward.   We highly recommend working with Emily.  

We received incredible support and guidance from Cheri and Kaitlyn (and a lot of just plain hard work) before, during and after the recent sale of our house. With careful advance planning and their diligence in seeing the transaction through, our property was sold and went to settlement less than three months from the time it was listed. Before this we had not realized the value of an experienced and hard-working real estate team. We do now.

With the recent sale of our parents’ estate, Ashleigh of Cheri Woodard Realty was professional and a pleasure to work with.  She went the extra mile for us and the buyers and handled everything that needed to be done.  The process was quick and painless, and she made a potentially difficult sale easy.

Kaitlyn was an absolute pleasure to work with, and I highly recommend her.  She is extremely knowledgeable about the local market, and she truly listened to the home and property characteristics that were important to our family.  She was warm, approachable, and an excellent and timely communicator.  The entire search and buying process ran extremely smoothly, thanks to her professionalism.  Most of all, I appreciated her patience with our search; we never felt pressured or hurried to make any big decisions.  Any potential buyer or seller would be lucky to work with her!

Working with Adam was a dream! He knows Rappahannock better than anyone else and went above and beyond in every way. We are grateful!

Our decision to sell our house came suddenly because my family and our biotech company required me to be in Frederick, Maryland, full-time.  We have known Emily and Cheri since we moved to Rappahannock, and we knew that there was only one person and one real estate agency that we would trust to help us sell our house. Our personal connection with Emily made the process even easier. We wanted to sell our home fast and wanted it to be in the hands of someone who would love it, and Rappahannock, like we do.  This was the fastest and easiest real estate transaction I have ever completed.  When we surprised Emily by walking into the agency on a Saturday morning and telling her we needed to sell and move fast, she immediately started the ball rolling.  I cannot recommend Emily enough!  Emily, Adam, and the team at Cheri Woodard took care of everything while we were driving back and forth from Frederick to Rappahannock every couple of days!

Thank You, Emily!

Working with Ashleigh made our real estate journey in Rappahannock truly remarkable. Her deep local knowledge and innovative approach were key in helping us secure and keep four lots together, allowing us to put down roots in this beautiful area. Ashleigh provided professional advice every step of the way, always thinking outside the box to address any challenges we faced. Thanks to her expertise and dedication, we now have new projects we cannot wait to start! We couldn’t be happier with the experience and highly recommend Ashleigh to anyone looking to make a move in Rappahannock!

I listed may country home in October 2023.  With only 5 showings in three months I switched to Cherri Woodard Realty with Adam.  The showings immediately increased to 2 or 3 per month.  The location of my house and the high interest rate discouraged most buyers but late in the process a motivated buyer appeared and Adam successfully closed the deal.  He had a steady hand on the wheel and was attentive to me as seller.  I would recommend the realty and Adam for any rural property.

I recently had the pleasure of working with Kaitlyn Johnson as my real estate agent, and I cannot recommend her highly enough! From our very first meeting, Kaitlyn’s professionalism and dedication were evident. She took the time to understand my needs and preferences, making me feel confident that I was in capable hands. Kaitlyn’s expertise in the local market was invaluable. She provided me with detailed insights into various neighborhoods, helping me find the perfect home that met all my criteria. Her communication skills are top-notch; she was always available to answer my questions and kept me informed throughout the entire buying process. What truly set Kaitlyn apart was her commitment to ensuring I felt comfortable and informed at every stage. She guided me through negotiations with skill and tenacity, ultimately securing a fantastic deal on my new home. Her attention to detail and unwavering support made what could have been a stressful experience into a smooth and enjoyable journey. If you’re looking for a dedicated, knowledgeable, and personable real estate agent, look no further than Kaitlyn Johnson. She made my home-buying experience a dream come true, and I’m beyond grateful for her assistance! Thank you, Kaitlyn!

As the owners of Belle Meade Farm and Bed and Breakfast in Sperryville, we can confidently say that Cheri Woodard and her remarkable team are the best in the area. After 30 years of running our B&B, summer camp, and school, we knew Cheri was the only real estate agent we  wanted to work with when it came time to sell.

Cheri was incredibly responsive, thoughtful, and proactive, anticipating our needs at every step of the process. Her availability and expertise made our transition seamless and positive. We highly recommend Cheri Woodard Realty to anyone looking to buy or sell in this area!

We had worked with Cheri Woodard Realty on the purchase of our current home and were very impressed with their service and attention to detail. On this purchase, we worked with Emily Harris. We can wholeheartedly say Emily was wonderful to work with and we unreservedly recommend her.  This move was a big leap for us, and our process was warp speed. From the first viewing to closing took five and a half weeks. Emily drove this process on our behalf with impressive attention to detail, dispensing sage advice and moral support at every step.  Emily is forthright and fun to work with. One of her most impressive qualities is how responsive she is to every text, email, and call, not just reactively but proactively keeping us ahead of the game and the competition, always with good grace. We felt we were in good hands and were glad it was Emily who handed us the keys to our dream home.

Thank you Cheri & Adam for everything you have done to help us get to this milestone.  Since we lovingly built our Liberty Lane home some years ago deciding to sell it  was a big deal to us and we chose Cheri Woodard Realty as the premier Seller’s Agent in the area. There were many steps to get to the finish line but you were there for us every inch of the way.  We highly recommend Cheri  Woodard Realty  as the best in the area.

We highly recommend Ashleigh Cannon, who was our real estate agent for our recent home purchase.  She met with us numerous times, kept us informed, and provided answers to all of our questions expeditiously.  She worked closely with the listing agent and obtained information from the previous owner that was needed.  Her professionalism, dedication, and all out hard work, with which she handled this transaction, certainly made it very smooth for us.

Thank you for handling my private land acquisition in a time sensitive and professional manner. Ashleigh was able to Get It Done!

I can’t say enough about my satisfying experience working with Tanya to find my perfect home! I’ve been searching for a property with a nice view-only in Rappahanock county for more than five years. It was Tanya who found the home of my dreams! Thank you for all your help and hard work and most of all, patience! The amount of countless hours spent is so appreciated and worth the wait.
Thank you!

If you could see our smiling faces, as we have received from the attorney’s office, the beautiful check for a wonderful sales amount, for the 5 acres we had owned for 50 years in Woodville, Virginia.  We had felt that being just acreage, a realty office 15+ miles away, wouldn’t have the time or real interest in getting it sold, as would a closer realty office–and that was correct.  A neighbor to our acreage, informed us that the Cheri Woodward Realty Office was in Sperryville, and that has turned out to be just perfect!

From our very beginning contacts, you were right on the details of getting the several issues worked through very efficiently.  Including lining up at our request, a licensed surveyor to clarify and specify the parameters. etc., of the land.  Cheri, we have been amazed at your expertise and dedication in working with us to get ready for its listing in MLS, etc.  And then a fine and ready buyer became interested and followed through in a short time, to the closing.

We just couldn’t be more pleased, Cheri, with your expertise, advice, and handling of this sale and so quickly.  Thank you again for your efficient work for us.  It is greatly appreciated.

Ashleigh is a very thorough, thoughtful professional who guided me expertly through all of the steps from listing through closing and who then kept making sure the transition was going smoothly. Her attitude was consistently one of “can do” and her positive energy was infectious. Ashleigh never failed to follow up or follow-through on anything she said she would do, but consistently went beyond my expectations. Ashleigh developed a marketing strategy for the sale of my property and executed it flawlessly. Ashleigh worked tirelessly on my behalf to ensure all the provisions of the sales contract were met in a timely manner and answered any and all questions immediately. Ashleigh’s advice and counsel were top notch and I recommend her without hesitation.

My husband and I were out of town for part of the time between contract offer and settlement. Somehow Tanya made everything work, going the extra mile and representing our interests with the inspector, contractors, and others. Throughout, Tanya was a pleasure to deal with, being consistently cheerful, thorough, tactful, patient, kind, and knowledgeable. We highly recommend Tanya and will call on her again for future transactions.

Adam was an outstanding broker for the purchase of my property in Rappahannock County. After we first met, I could tell he was trustworthy and wanted to help. He went beyond just being a broker and treated me like an old friend, giving me recommendations for the experts and professionals I needed along the way. True to his word, that the relationship doesn’t end at the closing, Adam followed up after the closing with suggestions for events, restaurants, farm stands and cultural attractions. Though I am new to the area, Adam helped me to feel welcomed and part of the community. I cannot recommend Adam highly enough. You’ll be glad you choose him.

We are eternally grateful to Emily and the staff at Cheri Woodard Realty for their expert assistance and guidance in connection with the sale of our family home in Rappahannock County. This was a very stressful time for us, and Emily paved the way throughout the process with her quick turnaround to all of our questions and concerns – her professionalism and kind manner made the overall experience stress-free. We just cannot thank her enough and highly recommend her!

My husband and I would highly recommend Tanya Paull of Cheri Woodard Realty. She was always pleasant, professional and presented herself and her office well. Tanya worked for our best interest and always kept us well informed. Her recommendations and her knowledge of the area were also very helpful. I would not hesitate to use her again.

I’m very pleased Tanya was my agent for buying a sought after house in Castleton against strong competition.   She guided me through the winning offer and was responsive and knowledgeable answering all my many questions. She’s calm and professional, listens well, and is very attentive to her client needs.  I really appreciated how she walked me through the buying process from contract to closing. She was super helpful. I’m a very happy client!!

Our experience with Ashleigh as our real estate agent was nothing short of phenomenal. From the moment we met her, her energy, enthusiasm, and positive attitude were infectious. She came into our initial meeting with such a go-getter spirit that we knew instantly she was the right choice for selling our home.
Ashleigh’s responsiveness and promptness stood out immediately. She was always available to answer our questions and guide us through the process, making what could have been a stressful experience feel seamless and straightforward.
When it came to listing our house, Ashleigh took charge and handled everything with unmatched professionalism. Her proactive approach and dedication were evident as she had our house sold within mere days! It was clear she put in a tremendous amount of effort behind the scenes, and it paid off faster than we could have imagined.
But what truly set Ashleigh apart was her willingness to go above and beyond for us. Her efforts didn’t just stop at the sale; she ensured every aspect of the transaction was in our best interest, providing us with peace of mind throughout.
In summary, working with Ashleigh was an absolute delight. Her exceptional service, coupled with her positive and energetic approach, made our house-selling experience incredibly smooth and successful. I would recommend her without hesitation to anyone looking to sell their home efficiently and for the best value. Ashleigh isn’t just a real estate agent; she’s a game changer in the industry.

We can’t thank Ashleigh enough for all her hard work and dedication in selling our home and helping us find a new home to keep our family in beautiful Rappahannock county. From the moment we met her, we knew we were in good hands. Ashleigh’s knowledge of the market and her attention to detail were truly impressive. She took the time to understand our needs and worked tirelessly to ensure that our home sold quickly and for a great price. Ashleigh’s professionalism, positivity, and unwavering support made the entire process smooth and stress-free. We highly recommend Ashleigh to anyone looking for a dedicated and knowledgeable realtor.

I highly recommend Kaitlyn Johnson. Her exceptional communication skills kept us informed every step of the way, ensuring a smooth home buying process. Kaitlyn’s hard work and proactive approach truly set her apart, making our experience positive and stress-free.

I have been told I am a difficult person to work with.  I can’t thank Cheri Woodard enough for her patience and understanding as my Seller’s agent on the sale of Estes Manor. She steered me through many obstacles and helped me to keep my cool. Thanks to Cheri and her great team.