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About us
Amanda King is a licensed Virginia real estate agent who stopped selling houses in order to do something more useful: connect people at Smith Mountain Lake with the agent who is actually right for them.
Why this exists
Because we watched too many people get stuck.
The pattern is always the same. Someone falls for the lake on a summer weekend, calls the first agent whose sign they saw, and starts looking. Three weeks in, they realize their agent has never dealt with a dock permit, doesn't know why one cove goes shallow in September, and hasn't mentioned that the county line changes whether they can rent the place out.
And then they stay with them anyway — because it feels rude to leave, or complicated, or too late.
That's a bad outcome for the buyer, and honestly a bad outcome for the agent too. There is almost always someone at this lake who would have been a great fit. The two just never found each other.
This is a matchmaking service for that problem. Nothing more complicated than that.
What we believe
Our four rules
Free means free
You are never charged, never invoiced, and never asked for a card. Not for the call, not for the introduction, not at closing. We're paid by the receiving agent's brokerage out of a commission that already existed.
One or two names, not twenty
A list of twenty agents is just the original problem with extra homework. We introduce you to the people we actually believe fit, and we tell you why.
Your information stays here
We don't sell leads. We don't sell your details to a network. We don't run you through an automated drip campaign. One human reads what you wrote and replies.
We'll tell you when to wait
Sometimes the right answer is rent for a season, or wait six months, or look at a different part of the lake. We'd rather say that than earn a fee on a decision you regret.
How we're licensed and paid
Move to Smith Mountain Lake is run by Amanda King, an active licensed real estate salesperson in the Commonwealth of Virginia — license #0225273624 — affiliated with Wainwright Referrals Inc.
That brokerage name matters more than it looks — it is a referral-only firm. It doesn't take listings and it doesn't represent buyers at the closing table. So when we say we don't sell houses, that isn't a promise we're asking you to take on trust — it's structurally how the license is held.
In Virginia, referral fees are paid broker-to-broker between licensees, which is precisely why a referral practice needs to be licensed at all. When an introduction we make results in a closed transaction, the receiving agent's brokerage pays a referral fee to ours, out of the commission they were already earning.
Nothing is added to your side of the settlement statement, and the arrangement is disclosed to everyone involved. We say all of this plainly because "free" deserves an explanation — you should always know how the person helping you gets paid.
Why we don't sell houses ourselves
Because we couldn't do this honestly if we did. The moment we have our own listings, every conversation has a thumb on the scale. Staying out of transactions is what lets us tell you that a different agent — one we make no more money from than any other — is the right person for you.
What we know about this lake
Twenty thousand six hundred acres. Over five hundred miles of shoreline. Three counties with genuinely different rules. Full pond at 795 feet, an 800-foot AEP contour, a 2003 line on dock grandfathering, and roughly 320-plus waterfront subdivisions between Bedford and Franklin counties.
We know which agents handle waterfront and which ones just say they do. We know who is good with condo boards, who understands land and perc tests, who actually returns calls in August, and who has the relationships to hear about a property before it lists.
That knowledge isn't worth anything sitting in our heads. It's worth something pointed at your situation.
Let's have a conversation.
No pitch, no pressure, no cost. Just twenty minutes to work out what you actually need and who at this lake is best placed to help.
- 100% free to you
- No obligation, ever
- One real conversation
- We never sell your info