Hi there! - Did it feel like January was 4 months long to you? Now that the snow has FINALLY melted, we can look forward to Super Bowl snacks, great commercials, a little football, groundhogs, and of course, chocolate! With February comes the hope of spring as well, and as you may have heard me say before, the market is still moving. If you're thinking of selling and you're impatient to get started, give me a call. You may not need to wait for spring to get on the market, but even if that's your plan, now is the time to start putting things in motion so you're ready! If you have questions about the market, don't hesitate to reach out. I'd love to set up a time for coffee, lunch, or just a chat! Today we're talking about: ✔️ 🛠️ February Home Maintenance ✔️ 🗓️ What's Happening Around RVA This Month? ✔️ 🍫 Easier Chocolate Mousse - Just in time for Valentine's Day 🛠️ February Home Maintenance I'm a big fan of staying on a maintenance schedule to not get overwhelmed or let things become a bigger issue. (Obviously, perhaps, since I share these lists every month.) I've been showing a LOT of homes lately, and I'm telling you, most of them could use a tube of caulk. February is a great time to check around tubs, showers, sinks, countertops, etc, and give that caulk a little refresh, whether you're selling or not! It's not that hard or time consuming, and trust me - it goes a looooong way towards making your home look clean and well maintained. Click HERE for your monthly maintenance list.  🗓️ What's Happening Around RVA This Month? Looking for fun things to do in Richmond this February? From local theatre plays and ballet performances to Galentine's day celebrations and pet expos, there’s something for everyone to enjoy in RVA this month! Click HERE for a list of events this month. 🍫 Easier Chocolate Mousse Valentine's Day is almost here! Whether you're planning a romantic dinner, a family evening, or just getting cozy solo with a blanket and a good rom com, nothing is synonymous with this holiday like chocolate, and nothing says holiday luxury like a classic, creamy Chocolate Mousse. This one is a little easier than Julia's, so if you've never tried a mousse, now's your opportunity! My recipe is HERE.                           Do you have home questions, need contractor referrals, or are you (or someone you know)                                   thinking of buying or selling a home in the Richmond area? Reach out! I'd love to help. In the meantime, follow me on social! Instagram | Facebook | TikTok ............. Did you miss last month's newsletter? Click HERE to see what you missed!

If these (hopefully) final days of winter and snow are keeping you more stuck inside, there are lots of things you can do get your house ready to sell if that's on the horizon for you! I'm including my checklist here, but a couple of other tips I have- Set a timer for each room. Do as much as you can in that time period with no distractions. (Reset if you need to, but setting a time limit really helps me focus better and that task doesn't yawn endlessly before me!) Do a "blue tape walkthrough" for your house- just like we do with new construction to note areas for the contractor to come back to. Better yet, have me (or a good friend with an eagle eye) do it. This will help you get your list together of projects to do before selling- things like that jiggly towel bar, the outlet that doesn't work, the paint and caulking touch ups... then call me for my vendor list, or reach out to the folks you've worked with before who can help you! Check out the downloadable checklist below and see what you can accomplish! Click HERE or the image above to download.

Although it's nonstop snowing as I type this, the spring market has already begun. Yes, rates are still not great, and there is still not a ton of inventory, but in any type of market, people are going to want to, and more than that, need to, move, and it looks like the times of fence sitting to see how rates are is really about over. So if you're buying or selling, here's some great info to know, as we are finishing up (I hope!) winter, and kicking off spring! Prices in the Metro Richmond area have dropped since the beginning of the year, a good bit, in fact. In December, our average sales price was $411,635, and for January, that average sales priced dropped to $394,900. New listings have spiked from December's 793, up to 1171 for January. By my calculations, as I assess February up until today (2/19) we have approximately 893 new to market listings for the month already, and we've got about 10 days to go. This is all good news for buyers getting into the market. More inventory means lower prices, and less competition, which is definitely welcome, when rates are where they are. Just as good news- while we are still seeing some competitive situations, there are generally fewer than there have been (think 4-10, rather than 20-40, in most cases) and we are once again seeing not only inspections, but it some cases, we're even some seller concessions at closing! What if you're selling? No bad news there either. As I mentioned before,  we are still seeing multiple offers in many cases. The median list to sale price ratio in January was still at 100%. The average was still a bit over that. Is that a guarantee? Of course not. What I can tell you is that the more you do to get your home ready to sell (fixing/repairing), cleaning, decluttering, landscaping, etc., the better off you will be when it comes to list. When it comes to pricing, and those little things that make your home stand out from the rest, they can make a huge difference in the speed of sale, and the number and quality of those offers. If you've got questions about selling your home or thinking of starting a home search, I'd love to talk to you!  

Click each event below for more information, for a full calendar of events click HERE. The Diary of Anne Frank Dirty Dancing in Concert Galentine's Day Market GardenInk Cinderella: Presented by the Richmond Ballet 24th Annual Pet Expo

*Easier* Chocolate Mousse 3 1/2 ounces dark chocolate (62% cacao is ideal) 1 tablespoon unsalted butter 2 large egg yolks 1 tablespoon white sugar 1/4 cup water 1 tiny pinch salt 1/2 cup chilled heavy whipping cream Directions Break up chocolate and set aside with butter. Add egg yolks, sugar, water, and salt to a metal mixing bowl. Cook, whisking, directly over medium-low heat until the mixture is thick, foamy, and hot to the touch (145 to 150 degrees F (63 to 65 degrees C)). (Yes, you put the bowl on the heat. You can use a saucepan, but it's so much easier to whisk in a bowl!) Once the yolk mixture is thick and hot, add chocolate and butter, and whisk until all the chocolate is melted. Let rest for a few minutes on the counter, whisking occasionally to further cool the mixture to just above or at room temperature. The chocolate mixture shouldn’t go into the whipped cream while still warm, but if cooled too long, the mixture may get too firm to fold in. Whisk cold cream until medium stiff peaks form. If cream is beaten too much, it will separate and the final texture will be grainy. Transfer about 1/3 of chocolate mixture into whipped cream, and fold with a spatula until almost incorporated. Gently fold in remaining chocolate, trying to keep as much air in the mixture as possible. Transfer into 4 serving dishes, wrap, and chill before serving, at least 1 hour. Serve with more whipped cream, shaved chocolate, berries, or whatever your heart desires!  

Happy New Year! 🎉 If buying or selling a home is on your 2025 goals list, you’re probably wondering: What’s happening in the Richmond real estate market? 🤔 Good news—Zillow and Realtor.com have named Richmond one of the fastest-growing and most competitive markets this year! But don’t panic! While competition is still strong, the market isn’t as extreme as during the pandemic. Home inspections are making a comeback, sellers are more open to negotiations, and multiple-offer situations are more manageable. In this video, I break down what’s really happening in the Richmond housing market—beyond the headlines—so you can make the right move with confidence! Whether you're buying, selling, or just planning, I’ve got you covered. 📲 Thinking about buying or selling? Let’s chat! Call, text, or email me, and let’s grab coffee to see if now is the right time for you.

It's January 2025. You're dreaming "This is the year I'm gonna make the move. This is the year that I'm gonna sell this starter home and get that dream home." Whatever it is, if you're thinking about selling your home, putting it on the market, making a move to somewhere else. Maybe you're thinking you need to wait until spring or don't know where to start. I'm here to break down the market for you as we head into 2025 so you can plan better and figure out how you're going to get your home to market. So first things first, I have mentioned in a previous video that both Realtor.com and Zillow just ranked Richmond and the Richmond area in the top 10 of the most competitive real estate markets for 2025. So if you're thinking of selling, that's fantastic news. That means there's more competition out there. There are more buyers. More people are going to be vying for your home. But, things have changed a little bit from the pandemic days of 25 buyers rushing to your house and buying anything even you know, "There's no roof. Who cares? We want it anyway." Those days are over. The best way to get your home in front of the most people who are going to actually want to buy it, and get those people taking out their proverbial pens and signing on the dotted line is to make sure your home is ready to go to market, that it's going to show best, that it's ready for prom, ready for prime time, whatever analogy you want to use, that that home is showing the best that it possibly can to those buyers the moment they walk in the door and the best time to do that, even if you're thinking of waiting to spring, is now. So whether you're in the Richmond area (I would love for you to call me) but whatever market you're in, call your local agent who is familiar with your neighborhood, your area, the sales in that neighborhood or area, and get them to come out, give you an idea of the things that you need to do to get your home on the market. A lot of the things that you need to do, you can really start doing now, so if you're thinking about putting your home on the market in March or April, you're going to have them all ready. All the little painting jobs, all the RE mulching, all of the checking to make sure all the light bulbs are the same so the light is consistent throughout the house. These little things matter, and they'll make a big difference when buyers come to take a look at your house, and trust me, if everybody falls in love with it, you will be one of those multiple-offer homes. And while you may not get $100,000 over asking price, you may get an offer that just perfectly meets the terms and the price that you want to achieve to get you where you want to go. So if you're thinking about selling, even if it's in the spring, summer, or fall, and you're in the Richmond metro area, give me a call now and we can start that process, so you know exactly what you need to do to be ready. Give me a call, send me a message, shoot me an email, and let's set up a time to chat. I look forward to talking to you.

For a printable checklist, click HERE.

Hi there! - Well, 2025 sure is hitting us from all sides, it seems. There is some good news on the market, though, if you're thinking of buying or selling. Things are definitely moving quickly as we head into 2025, despite the fact that rates are a still a little higher than any of us would like. Check the breakdown for more info, and of course, check with me if you want personalized info specific to you and your goals! Maybe let's look at January as a trial month, and get in a good groove for February! Today we're talking about: ✔️ 📋 Important Documents Everywhere? Free Downloadable Checklist ✔️ 📈  Market Update - New Year Edition ✔️ 🍻 Richmond, VA: A Beer Lover’s Paradise Since 1935 📋 Are Your Important Documents Everywhere? Here's a good way to stay organized, and have when you need in an emergency. The beginning of this year has been a little… (Fill in with your choice word) With everything going on in the world, it's a little hard not to be stressed sometimes. One of the ways I deal with this type of stress is always to just be a little more prepared. Having all of your important documents together and accessible is always important, even if you're having a terrific start to the year and you just want to get organized. Don't wait, and just do it- it will definitely help, and boy oh boy, does it make you feel organized! Download it HERE. 📈 What's the Market Doing? January has historically been a veeeery slow month, but for the past few years? Not so much. If you're thinking about selling, and thinking you'll need to wait for spring, you really don't, these days. If you're ready, the market is likely ready for you. Oh, and if you're buying, there's good news for you too. (Promise!) Click HERE for the full breakdown. 🍻 Richmond, VA: A Beer Lover’s Paradise Since 1935 Richmond, Virginia, is a city with a rich history and culture, and a particular point of pride for locals is its connection to the beer industry. In 1935, Richmond was chosen as the test market for the very first rollout of **canned beer** in the United States. The Gottfried Kruger company brought 2,000 cans of their fresh canned beer to the Richmond market to gauge consumer interest. The experiment was a resounding success!  Today, Richmond boasts over 40 breweries and offers a diverse range of beer consumption options, from cans and growlers to bottles and glasses. This love affair with beer is a testament to Richmond's pioneering spirit and its enduring appreciation for a refreshing brew.                           Do you have home questions, need contractor referrals, or are you (or someone you know)                                   thinking of buying or selling a home in the Richmond area? Reach out! I'd love to help. In the meantime, follow me on social! Instagram | Facebook | TikTok ............. Did you miss last month's newsletter? Click HERE to see what you missed!

January has historically been a veeeery slow month, but for the past few years? Not so much. If you're thinking about selling, and thinking you'll need to wait for spring, you really don't, these days. If you're ready, the market is likely ready for you. As you have probably seen me say before, a balanced market is about 6 months of inventory. That means if no other homes come on the market, it would take 6 months to sell through all of the homes on the market with the current population of buyers. It's been a minute since we've been there. We went as low as .7 months over the pandemic, but for the last couple of years, it's gone up a little, bit by bit. As we head into 2025, our market sits at still a pretty seller friendly 1.7 months. Pretty crazy for January. (And it used to be unheard of.) Anecdotally, over the past month (including the week of Christmas) had multiple clients in multiple offer situations, on both sides of the equation. You're probably thinking, "This same old song again? When will this ever change?" and you're not wrong. However, there are a couple of caveats to this sellers market, for those buying, AND yes, even for those selling. First of all, if you're selling- If you've been watching the market, or maybe watching your neighbors, you may want to price your home at the final sales price of the neighbor's home. But wait- as hard as it often is to believe, you will likely get more money at the end if you price it right at (or even just under) the price the market and the comparables show. This of course is a little bit less simple, and a little more nuanced, than that, but I cannot say enough how important pricing is. Over the past few months, the market has dipped just a bit for homes to sell right at 100% of the asking price. (On average.) Keep in mind that that 100% is an average, but that also, if the sales price is reduced, and the seller gets that price, it's still 100%. Get your house ready. I mean, really ready. That means declutter, make those small repairs you need, refresh lighting, paint, landscaping, etc, if you need to, and clean, clean, clean. (And clean some more!) While there are lots of homes selling quickly (with a median days on market of 17), and for multiple offers, even, generally speaking, these homes are usually the ones that are priced well, and show really well. If they're not both, they need to be really heavily one or the other. If you're buying: DON'T get discouraged before you start! (I mean, don't get discouraged after you start, either.) I really, truly believe that "the one" is yours in the right timing. In truth, I also believe that there is not usually just "one" out there for you. Get prepared and stay prepared. That means have a lender (preferably a local lender!) run all of the scenarios that might work for you- downpayment, closing costs, payment amount, and special programs. If you need a gift of funds and a gift letter, make sure you know how that works, and what the lender requires. Get a reapproval letter from them, and make sure that you'll be able to reach them if you need a last minute change that's property specific. Understand your responsibility in the "new world" of buyer agency- that means when you're working with a buyer's agent, you may be responsible for paying your agent's commission. In most cases, the seller expects to pay all or some of it (remember- most comparables still include some, often all, of both the buyer's agent commission as well as the listing agent commission). In the occasions that we cannot include it, we can often adjust the price accordingly. Every now and then, though, you the buyer may be expected to pay that out of pocket. Don't forget to factor that in. Once you know your numbers, start looking, and be reasonable when you write an offer. Get familiar with the market and the comparables, and listen to your agent! Unfortunately, it's still not the market to get a deal in, but that doesn't mean you have to waive everything and go crazy, either. Inspections are so back, and I'm so excited! There were definitely a few years there where we were seeing people waive inspections with regularity, and now, we are seeing more inspections, repairs, and credits for repairs again. We are still seeing multiple offers, but not in the insane numbers we were. That means you may still have to compete, but usually only against a few people- not 25. That means that while the offers may go over, they're probably not as crazy as they once were. Inventory is still low, but I'm seeing more hope out there for buyers than I have for a while. If you're curious about buying, call me. I'd love to help you determine if it's the right time for you. If you're thinking of selling,  don't think you have to wait until spring. The buyers are out there now, and if you need to do anything to your home to get it ready (and most people do) the time to get started on that is now!