Summertime is (almost) here, and that means it's time to get out and really do some projects. Maybe you don't love a home project, but you know you need to update something because you're planning to sell soon. Maybe you are just tired of the look, and want a little cosmetic refresh. Whatever your reasons are, here are a few "big wow" updates and projects that don't take forever, and definitely don't cost a fortune. 1. Paint your front door and refresh the hardware: This makes every list I do, for a reason. It's a huge bang for the buck, and the time it takes to do it. I wish I had time to list the homes I show that would be made immediately more appealing by a little front door makeover. It matters (even in this market!). Get some good cleaner, scrub the door down and let it dry. Remove the hardware, and clean behind that as well. Paint at least two thin coats (don't go too thick- you do NOT want drips!) Let dry well, and leave open as long as you can while drying. Attach new hardware and stand back and admire your handiwork. What color to paint? Well, according to Zillow, the top door colors that net the most money when selling are black, slate blue, and olive green. But if you're staying, just do something you love! 2. Refresh your deck or porch: Obviously those outdoor spaces are going to get a lot of use over the warmer months, so you're definitely going to get the value from taking a weekend to spruce up the porch, deck, or patio. Hire a power washing pro, or buy or rent a power washer of your own (seriously, one of the most gratifying projects you can do!), and get to cleaning. Check the wood to ensure it's in good condition, and once it's dry, give it all a nice coat of sealer- colored or clear. There are some great colors available now, so you don't need to use the old school redwood color, but give it at least one coat, and possible two. It will look great, and in most cases, it will not only prevent splinters, but make the whole thing last longer too! 3. Spruce up your landscaping; Whether you're a gardener or not, sprucing up your landscaping can help your curb appeal quite a lot, and often, provide some nice quiet time if you do it yourself. I'm really focused this year on only incorporating native plants in my landscaping, so I'm being more mindful of what I buy and where I buy them. If you're in Central Virginia/ Richmond area, check out Sneed's Nursery on Huguenot Road and check out the native section. Moulton Hot Natives is another resource, and often, there are plant sales as well. Focusing on these natives mean that our eco system lives to fight another day. The birds and the bees (not that kind- just the literal birds and bees) have plants that support them, rather than plants imported from all over the world that may not be as good for our climate or creatures. Remember, you don't have to do everything at once. a little at a time is 100% better than not doing it at all!  

I started cooking when I was 11 or 12, and never really stopped. When I was 22 (yes, 22) I bought a cafe/catering business in Carytown, inheriting lots of great recipes and adding many more. That's been many years ago, but I do have most of those recipes still, and I did a second "release" of my cookbook last Christmas. In it, there are many of those recipes from Gourmet Delights, including this chicken salad.  It was a huge hit then and is still a hit now. (We had one customer who would nearly buy it out once a month and loads of people for whom it was seriously a mainstay in their diets. My brother took this shot with the chicken salad and the cookbook (obviously he took some liberties with the recipe) and I thought this one would be a great one to share as we get into the warmer months.       Gourmet Delights Chicken Salad Servings: 4 Prep Time: 30 minutes 2 whole chicken breast halves, poached, cooled, and chopped coarsely 1/3 cup mayonnaise 1/3 cup sour cream 3 teaspoons lemon juice 1 teaspoon Jane's Crazy Mixed Up Salt dash of cayenne pepper 1 whole minced green onion 1/3 cup chopped celery Whisk together all ingredients except the chicken, green onion, and celery. Stir sauce, chicken, green onion, and celery together and chill until ready to serve. Modifications: Preparation: I love this with medium-sized cubes of chicken, but cut or shred the chicken to your liking. Additions: Halved grapes and crushed pecans Dried cranberries and slivered almonds Blueberries and blanched almonds Add fresh herbs- 2 TBS parsley and 1 TBS chopped tarragon add great flavor and freshness Get creative! Serving: Obviously makes a great sandwich, but terrific on a bed of lettuce, or old school in a hollowed out tomato. We also served this frequently as a melt, on a toasted croissant with a slice of melted cheddar. That was a big hit too! Enjoy!

Most seasons, I like to do a "Must Do" list of things that I want to make sure I do before the time slips by. Sometimes they're simple, and sometimes more elaborate, but I love them because they make me think about the things that I particularly love or look forward to about that season, and sometimes just the reminder makes me happy. Always, it pushes me to do a bit more than the everyday mundane that we often get stuck in. So, without further ado, here's my Spring/Early Summer list of things I am looking forward to doing in and around RVA! (In no particular order) 1 Friday Cheers kicks off this week- Nothing says Summer in RVA quite like it! 2 Have a picnic at Maymont- With your love, family, friends, or a great book 3 Visit the Sno Shack in Mechanicsville for a Tiger's Blood shave ice 4 Patio dinners! My faves- Can Can, The Daily, or East Coast Provisions 5 First Fridays in the Arts District 6 Head to Sneed's Nursery and pick up some native plants (and plant them!) 7 Take a drive to Topping for lunch on the water at Merroir. 8 GrowRVA South of the James Market at Forest Hill Park for produce (and treats) 9 Strawberry season at Agriberry Farms means Strawberry Shortcake! 10 Get out on the James on a warm day 11 Learn something new about Richmond 12 Fire up the grill and enjoy the patio at home Do you have a list like this? What is a must do you have for this spring?

Almost Classic, Customizable, Vinaigrette 1 cup oil (I usually use olive or avocado oil) 1/2 cup vinegar (your choice- red wine, apple cider, champagne, balsamic...) 1 tbs Dijon mustard 1 clove of garlic, finely minced or grated 1 tsp salt Fresh cracked black pepper to taste Put all ingredients in a container or jar and shake vigorously. (I have 2 Mason jars that I use and there is nearly always one on hand in the fridge.) I make a variation of this for every salad, with modifications. I don't add sugar, because I don't think it's necessary. (I always used to, then one day tried it without and didn't miss it at all.) Here are a few ideas to get you started... For Greek and Italian inspired flavors, add juice of a 1/2 lemon, 1 tbs of chopped fresh oregano or a tsp of dried For salads with fruit, add 2 tsp honey, apple cider vinegar, 1 tbs of chopped fresh mint (You can also use a bit of fresh squeezed orange juice, or add a few berries and blend in a blender for a real fruity punch.) For Mexican inspired salads, add the juice of a lime, 1 tbs of chopped cilantro (If you're feeling adventurous, you can add 1/4 tsp of cumin or chili powder- or both) There are a million ways to go with this, and as you get more comfortable with the ratios and the flavors, I bet you'll use it as much as I do. It's healthier, and much, much cheaper than those grocery store dressings.

Something about spring just inspires projects, for me at least. Whether you're selling or you just want to enjoy your home more, there are loads of low-cost home improvement projects that can provide a high return on investment. Here are my top 10 ways to add value to your home with a low investment and high return in Spring 2023. Add a Fresh Coat of Paint One of the easiest and most affordable ways to add value to your home is by painting the interior and/or exterior. A fresh coat of paint can instantly make your home look newer and more appealing to potential buyers. Upgrade Your Lighting Installing new light fixtures can make a big impact on the look and feel of your home. Consider replacing outdated fixtures with modern and energy-efficient options that can brighten up your space. Improve Your Landscaping A well-maintained lawn and garden can significantly improve your home's curb appeal. Consider adding some colorful flowers, planting new trees or shrubs, and trimming any overgrown bushes. Update Your Kitchen Hardware Upgrading your kitchen hardware, such as cabinet knobs and drawer pulls, can make your kitchen look newer and more modern. This is an affordable way to add value to your home without having to do a complete kitchen renovation. Add Some Outdoor Lighting Outdoor lighting can enhance the appearance of your home's exterior while also providing safety and security. Consider installing solar-powered pathway lights, string lights, or floodlights to illuminate your outdoor living spaces. Replace Your Front Door Replacing your front door with a new, energy-efficient one can make a big impact on your home's curb appeal. Choose a door that complements the style of your home and adds a pop of color to make it stand out. Add a Backsplash to Your Kitchen A stylish backsplash can transform the look of your kitchen without breaking the bank. Consider installing a tile or mosaic backsplash to add color and texture to your space. Upgrade Your Bathroom Fixtures Replacing old bathroom fixtures, such as faucets, showerheads, and towel racks, can give your bathroom a modern and updated look. This is an easy and affordable way to add value to your home. Clean and Organize Your Garage A clean and organized garage can make a big impact on potential buyers. Consider adding shelves or storage bins to keep your garage tidy and clutter-free. Replace Your Window Treatments Upgrading your window treatments can add a touch of style to your home while also improving energy efficiency. Consider replacing old curtains with blinds or shades that are both functional and stylish. By making small upgrades such as painting, upgrading lighting fixtures, and improving landscaping, you can make your home more attractive to potential buyers (or yourself!) without having to spend a lot of money.

Well, spring is in full swing now, and April showers may have brought flowers, but they certainly didn't bring lots of real estate inventory. Things are still moving quickly, so here's a bit of a recap: The average sales price for our entire MLS area was $402,414 in April. That's up from $403,244 last April, and a good jump from March of this year at $386,797. The price stability and increases really are largely due to the lack of supply in the market. Rates have certainly risen since last year, but for the most part, it hasn't pushed many people out of the market. Our inventory as April closed out stood at 1933 homes for sale, down from 2203 in March, and down from 2022 in April of last year. Supply is just not where we need it to be (frankly, in either rentals or sales) and the demand is definitely out there. As I've said before, the market is considered to be balanced at 6 months supply of inventory, and while we're definitely better than we have been (February '22 had us as low as .7 month), we are still only at 1.2 months. That means that if no other homes came on the market, it would take 1.2 months for the supply to be exhausted. That's not much. What does this all mean for you if you're looking to sell? What about buying? Is it just a crazy time to do that?? These questions are both so unique to your own situation, I always hesitate saying, "it's a great/bad time to sell/buy," to a degree, regardless of the market. What I can say, though, is that if you've been contemplating selling and you thought the market was going to drop as rates went up, that hasn't proven to be true. In most areas, we are still very decidedly in a seller's market, so no doubt that it's a good time to sell. If you're thinking of buying, and it's a great time for you otherwise- new job, lease is up, new baby, new job...whatever, it's not a terrible time to buy- prices do not have the same upward pressure that they had a year ago. Yes, we're seeing multiple offer scenarios, but not every house, not every time, and often not as insane as the offers were last spring. We are seeing more inspections, more appraisals, and a bit more negotiations on some homes. But, it's not the time to drag your feet if you're looking. It's a good time to really know what your negotiables and must haves are, and work with an agent with a solid grasp on the market (like me) that will tell you what they think will get the home you want, rather than just guessing. Keep in mind, too, that there is no perfect market. If rates are lower, prices will be higher, and vice versa. It's nearly impossible to time the market, too. So if it's a good time FOR YOU, it's probably a good time. If you have questions about buying or selling in this market, reach out. I'd love to talk to you and help you determine if it's a great time for YOU.

Don't get excited and think my family eats healthily at gatherings. This "salad" is definitely more of a dessert. The good things? It's not too sweet, and the addition of the pretzels absolutely add that bit of salty contrast that makes it the perfect "salad" (wink, wink) to serve alongside just about anything on your spring menu. We didn't create this recipe, by any means, but we definitely have taken it as our own. It was surely one of those dishes that my late Aunt Charlotte had on heavy rotation in spring. If it was fresh, light, and fruit filled, it made the cut. (Cool Whip or cream cheese was always a bonus, so this one became a standard and is still popular with all of us to this day. Strawberry Pretzel Salad  2 cups crushed thin salted pretzels (I love sticks for this) 3/4 cup butter, melted  3 tablespoons sugar  8 ounces cream cheese, softened  1 cup sugar  1 (8-ounce) container frozen whipped topping, thawed  1 (6-ounce) package strawberry Jello-O  2 cups boiling water  2 cups thinly sliced fresh strawberries Preheat oven to 400. In a medium bowl, mix together crushed pretzels, butter, and 3 tbs sugar. Press into a lightly greased 9X13-inch pan. Bake for 8 minutes and cool completely. Use an electric mixer to beat cream cheese and 1 cup sugar until smooth. Fold in whipped topping using a rubber spatula. Spread over cooled pretzel crust, making sure cream cheese mixture completely covers and seals in the crust. Refrigerate for at least 30 minutes or overnight. In a bowl, whisk together Jell-O and boiling water until Jell-O is completely dissolved. Add the strawberries. Refrigerate for 5 minutes and then pour on top of cream cheese layer. Refrigerate until firm.

Well, the spring weather may be popping its head up here and there, but the spring market is definitely here! If you're wondering what the market is doing here in the Richmond and surrounding areas, here's a little breakdown, piece by piece... Price- We're always hearing lots of talk about prices here, there, and everywhere. But what are prices in Central Virginia actually doing? The median home price in our entire MLS (which covers a fairly broad area) closed out at $344,900 for March '23, only a bit over $3000 higher than March of '22, and down from a high of $363,000 back in May and June of last year. The average home price was $383,036, and that's an even more narrow difference year over year. Inventory- So year over year, our prices have crept up just a bit, but maintained very well. If you're thinking, "why?? I thought the media kept saying the market was going to crash," the answer is fairly simply supply and demand. Last March, there were 2445 new listings that came on the market. This year? Only 1929. That means close to 1/3 fewer homes from which to choose, and the buying pool has not decreased by nearly that much. If you've been following real estate, or the overall economy, in the last few years, you likely know that there are simply not enough housing units (single family, condos, apartments...you name it.) to satisfy the need of people who need a home. By and large, that's because builders just stopped building, went out of business, etc, during the mortgage crisis of 2007-'08. And while the buying and renting pool has continued to increase, they've simply never caught up. Also, over the past few years when rates have been between 2.5%-3.5%, nearly everyone refinanced or bought. Most of them are not likely to put their homes on the market if they don't need to. To go from 3% to 6% is just a jump a lot of people are not interested in making. Demand- There's no way at all for us to tell how many buyers are actually in the market, per listing, but we can tell that last year this time, the "average" home was getting 16 showings before it went under contract, and this year? That number has shrunk to only 12 showings this March. That seems to indicate that there is a greater demand in the market. Okay, so, prices are stable and rising in the area...what does that mean for you if you're buying or selling?  Well, if you're selling, that's a pretty easy answer. It's definitely a great time to sell. If you thought you missed the "hot" market of the last 2 years, you didn't. It's still a great time to get top dollar for your home. What has changed, though, is that in many ways, homes are costing buyers more, therefore, the buyers are not as keen to do as much as they may be in another market. In other words, making sure your home looks "ready for prime time" and is in great shape can make all the difference to get to that multiple offer situation that allows you to pick the best offer with the best terms for YOU. If you're buying? There are opportunities out there, but they are sort of few and far between. Be open to options that may not be "perfect perfect," but that allow you to add equity and value over time. Think ugly wallpaper, kitchen that needs some love, or functional bathrooms that need a makeover. Yes, those things will cost you money, but may put you in the position to have little to no competition (maybe even get a bit of a deal!), and recoup some great appreciation and possibly a better appraisal and refinance at a lower rate should rates go down later. If you're determined to buy that home that everyone wants, be prepared to compete. That means having all your proverbial ducks in a row- reapproval letter from a lender, contingency plans regarding inspection or possible repairs needed in the event you cannot have a full inspection, and the ability to be flexible on terms to appeal to some of the sellers' non monetary goals... Oh, and make sure you've got some extra intestinal fortitude, as it can be a real roller coaster ride. It is worth it in the end, though, to get a home you love! What questions about the market in your area or neighborhood can I answer for you?  

It's not only Spring, but Earth Month, and both of those are a great time to take a look at your home, your healthy home habits, and keeping it clean in a way that's not only good for your house, but your family, and the earth. Some of the small changes can have a huge impact if we all just pay a little bit of attention, and I've really tried to assess those "everyday" products over the last few years and make sure that if there is a better option, I'm using it. Here are some of my tips for "greening" your home. Switch out your toilet paper for a more sustainable option. I'm a HUGE fan of Who Gives a Crap. It's sustainably produced from bamboo, the rolls are wrapped in paper, not plastic, and they auto ship enough for months. It's great quality, cute looking, and never runs out! Lose the paper towels! I have definitely been guilty of paper towel overuse, but I've stopped the madness. Now, I have a basket of cloth napkins at the ready all the time, and cloth dish towels. We only use those, and have managed to cut out paper towels altogether. It took a bit to get in the habit, but now it's great! I love these from Dot and Army but you can also always find some on sale nearly anywhere! My new laundry favorites are the detergent sheets from Clean People. They are super low waste, as they have no added water, no big plastic jug, and no plastics that get into the groundwater like most commercial pods. Oh, and they do a great job and smell good too! For general cleaning and dishwasher, I'm a big fan of the entire line from Branch Basics. It lasts forever, works well, is low waste, and doesn't contain any of the harmful things that most cleaning products contain. Garbage bags drive me crazy. (I know, it's a problem.) But seriously, it doesn't matter how biodegradable your trash is if it's all sealed up in plastic for dozens of years. BagUps are biodegradable trash bags. Just as sturdy as plastic, and way more convenient (think Kleenex for your trash can.) If the product is not enough for you, they're Veteran owned, made in the US, and manufacturing is done by vets and disabled individuals. Recycle! ♻️  This one is pretty obvious, but lots of folks don't know exactly what can and cannot be recycled, and that can be an issue when it comes to the sorting. Here's WHAT to recycle in our area. What's better than recycling? Trying to avoid single use products, of course. Living Eco Inspired is a great local eco friendly shop that sells refillable personal and home products now. They're located in the Bon Air Shopping Center now! Turn down the heat! The EPA reports that turning the temperature on your hot water heater down to 120 degrees saves 6 to 10 percent each year on your hot water heating costs, and moving to a programmable thermostat that changes the temp in your home when you're not there or sleeping can save you 2% for ever degree of change. Sometimes it really is those little things that accumulate to make a big difference. If you have any things you do that I've not mentioned here, I'd love to hear them! Follow me on social this month for a giveaway of some of my favorites "green" products!!

So I have lots of clients, especially millennial clients, who frankly could live in a one-bedroom apartment for the rest of their lives and be totally fine with it. But the one thing that they're going to buy a house for... their dog. We are actually seeing more and more people buy homes for their dogs or their pets. So, if you're one of those people that is thinking, I want to buy a house, but it really has to be a good fit for my dog, here are some of the things that you want to think about. First of all, you want to make sure it has a yard, probably a fence. Fences are not cheap. So if you find a house that has already got a fence, that's definitely a win. Is it a walkable neighborhood? Is it somewhere that you're going to go out and take your little guy for a stroll in the evenings or before work? Do you feel comfortable doing that? Are there sidewalks? Is there a good shoulder that's going to give you a lot of space? Richmond is such a dog-friendly city. We've got lots of cool dog parks and cool places to go. You can bring your pet from breweries to dog parks and that's just a great way for you and your pet to meet new people and dogs. So if you're one of those people that is looking and really wants to be dog-centric in what you're looking for to call home, I'd love to help you. Maxwell can weigh in. He won't necessarily be at every show but he will give his opinion.