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About Us

Local Expertise, Professional Results

Our Vision "We are Better Together", We collaborate with our clients individually using a strategic & objective approach with current legislative changes and advocate for our client's behalf, of their right to own, use and transfer real property through these annual legislative changes, and the Virginia Residential Landlord Tenant Act. We offer these benefits through industry involvement and staying up to date on educational participation, with a strategic and leadership experiences are always our main focus. As a result, our business success is primarily a 99% client base referral, as the knowledge and experience gain by our Landlords, Sellers, Buyers are left at a higher standard.

BANKS Property Management & Sales are also an Accredited Proprietary Real Estate School with the Department of Professional & Occupational Regulations "DPOR" & Approved continuing education Property Management Classes, as well as affiliated with Moseley School of Real Estate to teach Virginia Pre-licensing Salesperson Courses & Virginia Broker licensing courses. We have earned a reputation in the real estate community through an honest and personalized approach to my clients, and peers, while, developing strategic goals and objectives using education as the forefront to making a difference to the community, the ethical way.

We are prepared to work with you, while understanding your individual situation. We know that every property is unique and has differing needs. We achieve the market presence by providing superior quality Real Estate Sales and Property Management Leasing services to generate long lasting relationships and repeat clientele surrounding the below counties:

  • Caroline
  • Culpeper
  • Orange
  • Fredericksburg
  • Fauquier
  • Fairfax/Fairfax City
  • Falls Church City
  • Manassas City
  • Manassas Park City
  • Prince William County
  • Stafford
  • Spotsylvania
  • Warrenton

Our goals are to provide you with the highest level of service and meet your real estate needs. We dedicate ourselves by staying up-to-date on the education to offer all our clients, the best approach and practices regarding residential properties and effective property management. We stand by the standards set forth in the Virginia Residential Landlord Tenant Act, (VRLTA) while holding positions within local ®Chapters. We do this in order to develop and maintain a mutual Landlord-Tenant Relationship from a Landlord, Owner, and Investor of rental properties perspective. While holding positions within local ®Chapters.

We treat your property like it is our own. We do this so we can relieve you of your worries as we handle all issues quickly and efficiently. We are known to have a trusted name in the property management industry. We offer unparalleled customer service by using effective communications, maintaining a mutual relationship between all parties, provide honest answers, having a strategic approach to unwelcome situations, provide liaison services for landlord tenancy situations, advise all parties of ongoing updates on legislative changes, provide mentoring, we get involved with civic and community outreach programs, and modern technology while working with you and your property.

What Our Clients Are Saying!


Thank you for allowing us the opportunity to provide with our core beliefs and values to work with you and your property, BANKS PROPERTY MANAGEMENT & SALES offers the finest professional Property Management, Leasing and Sales services with the highest possible standards of the industry; while establishing our office as the premier Specialist in Property Management, Leasing, and Sales. We have maintained our reputation in the region.

Our office has two full time Real Estate Brokers. As well as directed by a full time Certified Property Manager® “CPM®” who specializes in all aspects of Professional Property Management, & Leasing Services. Our office serves as the liaison BETWEEN Landlords and Tenants in accordance with continuing education and training of the Virginia Residential Landlord Tenant Act “VRLTA”. This is accomplished with the utmost care, honesty, fairness, guidance, and due diligence to all.

We align our services to fit your individual needs, from full service Property Management & leasing services, to just finding a tenant, to sales and assisting buyers, throughout Fredericksburg, Spotsylvania, Stafford, King George, Caroline, Prince William, & Northern Virginia areas, We achieve the market presence by providing superior quality services to generate long lasting relationships and repeat clientele.

Our personal involvement permits realistic commitments to our clients, and tenants resulting in a well maintained property, lower vacancies, long-term tenants and extremely satisfied property owners. The world of Real Estate & Property Management is ever evolving. Each year, new laws that govern our industry are enacted. The key to our successful management practices is the understanding of legislative guidelines, preventative maintenance, and maintaining excellent tenant –landlord relationships. Our savvy and effective approach is a key component in turning your valuable asset into a profitable investment. We can handle all your real estate needs!

We have serve countless military, government and civilian personnel and their families; when it is time to move in and out of the area onto their new assignments. We understand the time crunch and stress many renters, buyers and sellers faced with and we will work hard to relieve the stress. With an extensive understanding of relocation, we understand the process of transitioning between duty stations and are happy to assist with the finding renters, working with purchasers, sellers & limited service as well as full service Leasing, Property Management & Sales.

Want To Learn More? Want more information about our Property Management Services? Just fill out the CONTACT US form or call 540-372-7272 for quotes on leasing and managing your property.

We are aware that the number one question is “what are our management fees? Or fees” for our services, our fees are very reasonable. Let us show you there is a difference!

At Banks Property Management & Sales, we take our responsibility of managing your property seriously.

Very Best Regards,
Merlyn & Nguyen Banks

Property Sales & Services:

We are specialized in the sale of Single Family Homes, Investment Properties, Townhomes, and Condominiums. Also, we work with many First-Time Buyers to help ease the stress of the home buying! And don’t worry if your home is under duress and requires a Short Sales Specialist to properly handle the sale of your home. We can help and service homes in the following areas:

Real Estate Sales

  • Caroline
  • King George
  • Orange
  • Stafford
  • Spotsylvania
  • City of Fredericksburg
  • Warrenton
  • Fauquier
  • Culpeper
  • Fairfax/Fairfax City
  • Falls Church City
  • Prince William
  • Manassas City/Manassas Park City

We conduct the following to ensure the sale of your home:

  • CMA Report: A Comparative Market Analysis report will be completed to determine the Fair Market Value of your home. This will allow you to understand, along with a Seller's Estimated Net Proceeds Worksheet, what your bottom line cost will be with the sale of your home.
  • Property Marketing: For new Acquisitions, before marketing your home, we will to conduct a site inspection to determine if the property is in "market ready" condition and make recommendations if needed. Then we will complete a Property Evaluation to prepare the property For Sale and Presentation.
  • Listing Broker Agreement: We will review the Exclusive Right To Sell Listing Agreement and explain your duties and obligations under that agreement. We need to have that agreement executed prior to listing your home for sale so we can best service your real estate needs.
  • Property Photos: We include in our advertisements, high quality interior and exterior photographic images of the property along with an attractive description of amenities, features and seller objectives. We upload only Up-To-Date marketing photographs into the listings. Also, we coordinate all the showings of the property and provide the seller(s) with all agent showings and feedback.
  • Internet Advertising/Marketing: Our firm covers the cost of Advertising and will offer marketing strategies to employ various property exposures by using the Metropolitan Regional Information Services (MRIS) & the Multiple Listing Services. (MLS) Our company website filters the marketing of the properties into various other websites such as: homesdatabase.com, homes.com, Realtor.com, Yahoo.com, Google.com, Zillow.com, Trulia.com, Apartments.com, Oodle.com, hotpads.com, and hometownrent.com.
  • Communication: We will facilitate all communications with you, the Buyer, the Lender, Home Inspector, Radon Tester, Well/Septic, Termite, Settlement Company, etc. This will ensure everybody involved in this real estate transaction will have the same level of expectation and desired results.
  • Market Timing: Timing will depend on the property condition as well as the asking sales price. Generally, the sale price can be set competitively higher during the peak summer market due to the real estate demand.
  • Lockbox/Sign: We will place a lockbox on your property at the front of your door so the house is easily accessible by agents. A lockbox is generally placed on the door knob and has a key inside it. This will not affect your opening and closing the door. Only realtors/agents have access to this lockbox by electronic key control which records the agent's name, Broker Company and contact information. Also, we will install our company sign in the front yard.
  • Utilities: It is necessary to keep all the utilities connected during the marketing period. This will keep the water pipes from freezing and causing damage to a vacant property. Also, this will provide a warm and inviting atmosphere for all prospects.
  • Exterior Care: Curb appeal is very important for the sale of your home. Grass, bushes, shrubs and trees should be cut and pruned to maintain the proper appearance of the property.
  • Interior Care: The interior of your home should look, feel, and smell clean. This is the perfect time to remove unused items and de-clutter rooms to give the house a "lite" feeling.
  • Contracts/Negotiations: We will review all presented contract offers, explain the terms/conditions, and negotiate all the terms for the best return.
  • Settlement Date: We will Coordinate and Schedule the Settlement proceedings. Attend the settlement to ensure all the paperwork is accurate and correct. This step will conclude your home selling process. You Have Just Sold Your Home!

For "First Time" Home Buyers or Veteran Buyers we do the following to ensure a successful and stress free Real Estate Transaction during your purchase experience: We service the below counties

Real Estate Purchases

  • Caroline
  • King George
  • Orange
  • Stafford
  • Spotsylvania
  • City of Fredericksburg
  • Warrenton
  • Fauquier
  • Culpeper
  • Fairfax/Fairfax City
  • Falls Church City
  • Prince William
  • Manassas City/Manassas Park City
  • Free Buyer's Consultation: We will discuss and review your area of interest and find a home suitable for your lifestyle. We will setup search guidelines/parameters and send email alerts of available new home listings.
  • Mortgage Lender: We direct you to a Lender to discuss and review your eligibility to purchase a home. This process is very important because it determines how much you can afford and where you will eventually buy a home!
  • Buyer Broker Agreement: We will review the Exclusive Right To Represent Buyer Agreement and explain your duties and obligations under that agreement. We would like to have that agreement executed prior to property showing and contract writing. This will ensure our best services toward fulfilling your real estate needs.
  • House Shopping: We will schedule property viewings, based from a list of homes that meets your buying interest. From there, you will have the opportunity to explore each home and evaluate your interest.
  • Sales Value: We will compare a market analysis based on: Property Value, Current Market Conditions, & Area/Location to ensure you are getting a great purchase value!
  • Contract Presentation: We will Write Review, Present, & negotiate your Contract Offer to the seller and keep you posted with any Counter Offer.
  • Communication: We will facilitate all communications with you, the Seller, the Lender, Home Inspector, Radon Tester, Well/Septic, Termite, Settlement Company, etc.
  • Home Inspection/Radon Testing: We will Coordinate and Schedule the Home Inspection and Radon Testing. We will negotiate any further issues or concerns resulting from the Home Inspection & Radon Testing.
  • Final Walk through Inspection: We will complete a Final Walk Through of the Property prior to settlement to ensure the satisfactory condition of the property and to make sure Home Inspection and other items have been completed as expected.
  • Settlement Date: We will Coordinate and Schedule the Settlement proceedings. Attend the settlement to ensure all the paperwork is accurate and correct. This process will conclude your home buying experience. Welcome to New Home Ownership!

Client Testimonies

5 star This year has been crazy at my property...a toilet, the dishwasher, the hot water tank, and a sewer backup all needed replacing/repair within 2 month's time. I do not know what I'd have done without Merlyn and her team. They stayed on top of everything, scheduled emergency services, repair men, and kept the tenant (and me) from losing it. You don't know how valuable good property management is until shit hits the fan. Merlyn and her team have proven to be up to any task.

- Joel Jowers

5 star Thank you so much for all of your help with our rentals and then the purchase of our house! You all were amazing to work with and we are so thankful!

- Lauren Esposito Seeling

5 star I have known Merlyn and Nguyen for over 6 years and can vouch for their integrity, honesty, and work ethic. They are professional and take great pride in their business.

- Josh Young

5 star We enjoy working with Banks Property Management because they CARE about our family!! We are not just another tenant.

- Kristin Wohlrab Schalk

5 star BANKS Property Management and Sales is a great company to work with. We highly recommend them.

- David G Bridges

5 star Straightforward and professional is the highest compliment I can give.

- Jonathan Stevens

5 star It was a pleasure to work with BANKS Property Management and Sales. They managed a rental property for us and then subsequently listed and sold the property for us. From the first meeting and throughout my time with them, they were very professional. They always kept me informed with just the right amount of information. I never had an issue wondering what was going on. They are also perfectly balanced between taking care of the tenant and taking care of the owner. I would gladly do business with them again and highly recommend them if you are looking for a property manager to take care of your investment property.

- Jason Grabowski

5 star I have known Merlyn and her team for thirteen years...I haven't made the plunge to purchase a home as of yet. It is BANKS that I will use when I do.

I have had the great pleasure of seeing her rise from the sidelines. Watching her as she took the steps going from a Company to her/their own Company. Watching as she grew into a fantabulas Realtor. The .Professionalism and The Care the Compassion shown to her/their owners, and tenants none can compare.

- Patricia A Kangas

5 star I cannot say enough about BANKS Property Management and Sales. They are who you want to hire when you cannot personally attend to your property. They had my best interest in mind and followed through every step of the way and beyond. I am sure everyone has heard of the phrase "if you wants things done the right way, do it yourself." But in this case TRUST that BANKS Property Management and Sales can do it better because will have your best interest in mind backed by their professional knowledge. I have often asked them to expand into my current state to help me buy a house (lol). Awesome people...

- Rui Grabowski

5 star My business relationship with Merlyn has spanned over 10 years. Over the years, I've found Merlyn to be knowledgeable, diligent, pleasant, realistic, reliable, honest, and extremely hard working. The quality of service she provides to her tenants and owners is truly 5 star. Thank you Merlyn and Banks Property Management.

- Mike & Satig Palian

When you've had the worst, you appreciate the best...

I found Banks Property Management after I was fed up with the service and communication I was receiving from my previous property manager. I put in a google search, saw their website, looked at Merlyn's picture and said that she has to know what she is doing. After one phone call, I admit I was a little intimidated, but I had so many different things going on and tenants that were on the verge of moving out. I signed a contract (knowing that it couldn't get worse) on day one and by the end of day 2, BPM had cleared the air with my tenants, addressed work that needed to be done and turned a horrendous situation into a pleasant experience.

If you haven't experience anything other than BPM, trust me they are the Bentley of this industry. Why pay for the "Daewoo" in customer service just to save a few bucks, when you can obtain the professional, punctual, attentive, knowledgeable and spectacular service of the best in the industry. BPM not only proves they are the best in the industry, but on every call (whether about the property or just catching up) they will make you appreciate them as individuals. I love this staff so much I not only trust them with my property, but also my life. Save yourself the headaches and start off with the right foot in your journey for a real estate professional!!!

- D. Johnson/Owner


Words cannot express how appreciative and grateful my husband and I are for the superior customer service and dedication that you offered during the short sale of our home!! Your hard work and determination made what could have been, an extremely difficult situation a "breeze". Please know that we are constantly sharing our testimony with others who may have real estate needs in hopes that they would seek your services.

You and your beautiful wife are certainly a "Power House" team in the Real Estate Arena. Your wife's property management skills on our rental properties compliment your sales expertise to the fullness!! Keep up the good work!! You were/are truly a blessing to us!

- Louis & Cheryl/Owner

Merlyn and her team have been managing my property for over three years now. I have been extremely happy with their service. I am a member of the armed services, and have deployed to Iraq multiple times in the past few years. I would have never been able to solve the problems that invariably come up while out of the country. Further, I live in Hawaii. As one may imagine, managing a property from 5000 miles away is almost as hard as from Iraq. I visited my property last year after having a tenant evicted for non-payment.

Merlyn took care of all legal actions and collected all monies owed. Further, when I inspected the property, it looked as good if not better than when I left it in her hands. She has constantly met my expectations, and are one-hundred percent willing to work around any issues that come up.

All of my concerns are answered within a day or two at most. Open lines of communication, honest managers, and prompt attention to problems are what keep me using her and her team for my property management needs.

- Joe/Owner

Merlyn Banks is an extremely professional and knowledgeable Realtor. After interviewing several property managers and realtors we were extremely impressed with her follow through and attention to detail; she clearly stood out from her peers in the greater Fredericksburg area.

We have also been impressed with her command and knowledge of real estate standards, regulations and laws as well as her ability to interact with contractors and tenants on our behalf. Always maintaining a professional demeanor, she effectively manages our property, representing our equities as well as the interests of our tenant.

- Brian/Owner

I have entrusted my property management needs with Merlyn M. Banks for over 5 years now. She has provided full and professional services to meet my needs since being introduced to me by another Company. It is without reservation that I state that Mrs. Banks has proved to be a very capable property manager who consistently works to meet my expectations.

Banks Property Management provides an entire package for homeowner rental needs. The homeowner can choose the level of involvement that he or she desires. In my case being an owner of (2) businesses, I require a service that affords "no involvement" by me at any time. This is what Banks Property Management has delivered for me. From reviewing similar properties, find the current monthly value, to personally inspecting repair to the property.

Mrs. Banks and her company "Banks Property Management" have proven to be a company that I can trust and for this reason is that I am pleased to provide this letter of recommendation concerning her property management services.

Thank you very much for your wonderful services,
- K.M/Owner

My family and I rented from Merlyn Banks for the last three years. She has been wonderful to work with! Merlyn and her team are always friendly and helpful. Any time there was an issue with the house Merlyn was there to make sure things was fixed quickly and correctly. They helped us feel right at home while we were there.

Thanks for everything!
- The Jacobs Family/Tenants

BANKS PROPERTY MANAGEMENT is a very professional organization that understands the needs of relocation to the Fredericksburg area and the needs of their clients that have special needs. When looking for a place to rent / buy in the Fredericksburg area I ran into problems finding a place to live that would accept a single guy with three dogs.

Merlyn went out of her way to find me a place and she has also been ready to assist others that I have referred to her.

- Mr. Shuck/Tenant

Expert handling of my Property in Fredericksburg

Merlyn, I cannot express in words how grateful I am that you and your Team staff handled the unfortunate events surrounding the abandonment of my Property by the lesser; you were beyond professional in arranging for the many repairs and replacements needed to restore my property, which amounted to thousands of dollars. I am a real estate attorney and I have never experienced such commitment to the immediate needs of the client as you and you has displayed over the five years now, and during this recent situation.

Wish I could use you in Georgia for some property.

- Andrew/Owner

Merlyn Banks and her Property Management Office, located in Fredericksburg, Virginia has been our property management company of choice for the past five years.

The properties have had consistently high quality tenants and no problems due to the thorough screening that is done for prospective tenants prior to signing the contract. Their Management team has provided a variety of property management activities for our five properties located in the Colonial Beach area.

Here is a unusual situation BANKS Property Management handled for one of our properties:

  • Flood and rainwater intrusion into one of our water front properties -- the team responded with helping the tenant in relocating, mitigating the water damage, and having the promises remodeled as a result of the water intrusion.

The percentage of good tenants has been in the A+ The tenants report they are really happy with the property and the way the properties are managed, well maintained, and rents all paid on time. The team expertly provides comprehensive monthly and end-year reports for each property. The peace of mind in knowing that if you do have a problem; Merlyn Banks Property Manager and her team is very quickly on the situation and will respond with professionalism. Thank you for the opportunity to share with you our experiences with this extraordinary team of professionals. We would bring our rental properties to Merlyn Banks and her Property Management anytime, in fact, we do!

- The Nottingham's/Owners

I am pleased to recommend Merlyn Banks of BANKS PROPERTY MANAGEMENT to become one of the leaders in the Realtor/Property Management field. What initiated as my colleague association with her in 2005 in Stafford & Fredericksburg has developed into a continued professional relationship and friendship.

Merlyn has always demonstrated leadership qualities in her personal integrity and knowledge of her profession as a property manager and Realtor. She has proven her desire to maintain the most current knowledge of property management and real estate through her many courses and affiliations, to include her consistent Virginia law classes on property management (VRLTA), and by her overall involvement and commitment to IREM.

As for my observations of Merlyn's interaction with her clients and customers, she has always placed her clients' needs first. Through the years, she has always amazed me with her personal knowledge of "who" the Landlord is and "who" the Tenant is through meeting and/or interviewing them during the property management agreement or application process respectively (Note: Landlord and Tenant refer to single or plural for purposes of this letter). She has made it her "M-O" to personally meet all her client(s), face-to-face whenever possible. As for the properties, she makes a thorough inspection report to include multiple, detailed photos before and after a Tenant occupancy/vacancy. Furthermore, she has also developed professional relationships with reputable and reliable contractors to provide and reasonable "repair" services for the landlords and tenants during times of need. By doing so, she has proven to service her clients and customers, both the landlords and tenants, by acting as a full-time (& beyond!) representative of their property management and rental needs.

In Conclusion, I have full confidence that Merlyn Banks will be an asset to VAR Leadership Academy and as a leader to all of us who own, or represent owners, of rental properties. In addition to my example stated above, she has over the years "mentored" me when I had questions or issues on my own rental properties. Merlyn's experience, knowledge, and dedication to the real estate profession, and her personal sincerity and integrity to all those she encounters are genuine. In the twenty-one years that I have owned rental properties, Merlyn has certainly impressed me with being among the best property managers that I have ever encountered in the property management field because she truly cares about the people, their properties, and/or their temporary "homes".

Mrs. Delozier/VA Licensed Real Estate Agent

I have known and worked with Merlyn for almost 9 years. As her customer, I have found Merlyn to –

  • be efficient in that she simplifies work when appropriate
  • be respectful of my requirements and works to meet them fully
  • be creative with suggestions that save time and effort
  • show initiative by offering options for us property owners
  • Have character. By this I mean, she initiates actions that benefit us property owners, keeps her word, and works well with colleagues. In essence, she is the example of what leadership means.

- Ms. Carr/Owner