Spring Didn't Wait for Permission If you've been holding your breath waiting for the "official" spring market to arrive — it's here. In February. Again. I'm already seeing multiple offers come in on well-priced homes across the region, which, if you've been around this market for any length of time, you know is the signal. Not a signal. The signal. Buyers who've been quietly been paying attention, getting pre-approved, and watching since January are starting to move — and the ones who waited to "see how spring goes" are about to find themselves a few steps behind. So here's your non-panicky, no-spreadsheet-required update on where Greater Richmond actually stands right now. How the Market "Feels" Right Now Across the Region 1) Inventory is still tight — and that's keeping a floor under prices Across Richmond and the surrounding counties, we're still sitting well under the 5–6 months of supply that would indicate a balanced market. In most areas, we're closer to 2–3 months. In plain English: there are more buyers than there are good homes for them to buy, especially in the most in-demand pockets. That's why I'm not seeing prices "drop" in any meaningful, market-wide way. Are there price reductions? Yes. But that's almost always a specific house problem (overpriced, needs work, not marketed well) — not a "Richmond is softening" story. 2) Multiple offers are definitely here, and buyers are bringing their A game I'll tell you- multiple offers on great homes haven't really left our market since the pandemic. But over the last year or so, we've seen more situations where it's 3-5 offers and not 10-15.  Lately, though (in the past few weeks, particularly) I've been seeing more inspection waivers, more appraisal coverage, and more buyers willing to swing for the fences on what they offer. Well-priced, well-presented homes are attracting real competition — and buyers who come in unprepared are losing. The difference is that there's still room for strategy. Room for at least some due diligence. Room for actual conversations. That's healthy, and it's a better market for everyone even when it doesn't always feel like it in the moment. 3) Mortgage rates: still not the dramatic drop anyone was hoping for As of mid-February 2026, 30-year fixed rates are hovering in the low-to-mid 6% range. Could they drift lower through spring? Maybe a little. But I'll tell you what I tell every client who's building their whole plan around "waiting for rates to drop": life doesn't pause while you wait. Job changes, growing families, downsizing, the realization that you genuinely cannot share one bathroom for one more year — these things don't care what Freddie Mac is doing. And while you're waiting, prices quietly keep doing their thing. (and that's not going down.) A Quick "What's the Vibe?" by County (Because one data point doesn't tell the whole story) Richmond City — The neighborhoods are as competitive as ever at the entry and mid-range levels. The Fan, Museum District, Church Hill, Northside, Manchester — well-priced homes here move fast, and that's not changing this spring. Henrico — Still one of the most consistently active markets in the region. Close-in, strong schools, diverse price points. Move-in ready homes are going quickly, and I'd expect multiple offers to become even more common as we get deeper into spring. Chesterfield — Strong, steady demand, especially in the mid-range and new construction space. Buyers here tend to be more payment-sensitive (rates matter more when you're stretching for square footage), but good homes still move. Don't sleep on this one. Hanover — Loyal buyer base, limited inventory, and a market that rewards patience on the buyer side — until the right house hits, and then you have to MOVE. Homes with land and space continue to attract strong interest, and there is a lot of new development to appeal to those wanting a current look and feel. Goochland and Powhatan — These markets move at their own pace, which I respect. Fewer transactions, but real demand — especially at higher price points. Buyers out here tend to be more deliberate, but they're showing up and they're serious. The common thread across all of it: inventory is still the story. Supply hasn't caught up to demand, and it's not going to before spring. If You're Buying This Spring Your biggest advantage right now: strategy over speed Here's a real example of what I mean (names withheld because that's how I do it): I had buyers fall in love with a home and we knew going in it would be competitive. So before we wrote a single word of the offer, we got honest about their risk tolerance, what they needed to feel protected post-inspection, and what would make the offer clean and appealing without throwing all caution out the window. We didn't waive everything. We waived enough — enough to signal to the seller that we weren't going to come back with a mile-long repair list — while still protecting my buyers from anything major. They got the house. Not because the offer was the loudest. Because it was the most thoughtful. That's the 2026 playbook. A few practical things to know heading into spring: get pre-approved now, NOT when you find the house you want. Know your non-negotiables before you're emotionally attached to a specific property. And be realistic — a move-in ready home in a great neighborhood is going to see competition. Going in with a plan is the difference between getting the house and writing a sad "how did we lose again?" text to your agent at 9pm. (Not that I've received those. Okay, I have. It's fine. We regroup, and I really do believe that the right one is out there.) If You're Selling This Spring "Top dollar" is still very much available — it just has to be earned The homes that are sitting right now almost always fall into one of three categories: overpriced, under-prepared, or under-marketed. And buyers in 2026 are more selective than they were a couple of years ago — they'll pay for quality, but they're not overlooking obvious condition issues just because inventory is tight. What is working: homes that are priced correctly, show beautifully, and hit the market with real marketing behind them. And right now, listing before the full spring wave of inventory arrives means you're in front of a buyer pool that is hungry and has very few options. That's a great place to be. If you've been thinking about listing this spring — especially if you've been putting it off — I'd genuinely encourage you to have the conversation sooner rather than later. The window that's open right now, in February and early March, is one of the better ones, and being one of the early entrants can give that hungry market what it needs- good inventory! The Short Version Greater Richmond is doing what it does: holding steady, moving faster than the national headlines suggest, and rewarding the people who show up prepared. The national picture matters as context. But we're not Phoenix. We're not Austin. We're Richmond — and Richmond has its own rules. Whether you're buying, selling, or just keeping an eye on your biggest asset, I'm always happy to give you the "what does this mean for my situation" version. Just reach out.  804.690.8273 | [email protected] Email with your neighborhood (or target area), your price range, and your timeline, and I'll send you a quick, no-pressure snapshot of what's realistic, what's working, and what I'd tell you if you were my favorite client. (You all are. Don't fight about it.)

Valentine's Day (or any day!) Flourless Chocolate Cake Whether you have a gluten sensitivity, or you just want a super rich, decadent desert that feels better than "everyday," this one nails it every time. 8 oz.good quality dark chocolate, chopped 1/4 cup  unsalted butter 4 eggs, separated ¼ cup plus 1 Tbsp sugar Powdered sugar, for dusting 1 cup heavy cream, softly whipped, for serving Preheat oven to 350 degrees. Butter a 6 inch cake pan. Separate eggs, placing the yolks in a medium bowl, and the whites either in the bowl of a stand mixer fitted with the whisk attachment, or in another medium bowl. Set up a double boiler - place a heatproof bowl over a pot of simmering water, ensuring that the water does not touch the bottom of the bowl. Melt the chocolate and butter in the double boiler, stirring until melted and shiny. Remove from the heat. Place the yolks and ¼ cup of the sugar in a medium bowl. Whisk by hand until fluffy. Add the melted chocolate mixture to the yolks, and whisk well to incorporate. Whip the egg whites until foamy. Add remaining sugar, and continue to whip until soft peaks form. Carefully fold the egg whites into the chocolate and yolk mixture, taking care not to deflate the mixture too much. Fold until well combined. Scrape the mixture into the prepared tin. Bake for 25-30 minutes, or until set around the edges and still slightly soft in the middle. Cool for 20 minutes in the pan, then carefully turn out onto a wire rack and allow to cool completely. Dust with powdered sugar and serve with soft whipped cream (or ice cream, obviously!) A few tips- Use good chocolate! At least 70% cacao, and something you'd love to eat alone. It will definitely make a difference here. Serve it with whipped cream, vanilla ice cream, or any kind of ice cream your heart desires! Happy Valentine's Day!

If you know Richmond at all, you probably know we love a festival. A reason to get together. We adore a little “where are you, what are you doing, let's meet up?” (If there's a beer truck, and music, even better, but that's not what we're talking about here.) The Walk for Peace (in Richmond as I type, but they came into the area yesterday by way of Petersburg) felt like the opposite of that kind of energy—on purpose. A group of Venerable Buddhist monks (the Venerable Monks of the Dhammacetiya) came through Richmond, Virginia today as part of their Walk for Peace—a 120 day on-foot journey from Fort Worth, Texas to Washington, D.C.. But instead of bringing the usual “big event” vibe, they brought quiet. Purpose. Peace. This week’s Richmond highlight is… stillness. I got to see them yesterday in Chester, Virginia, and it was beautiful, quiet, lovely, and inspiring. It wasn’t performative. It wasn’t loud. It wasn’t trying to sell anyone on anything. It was simply a steady line of footsteps—and a crowd of all ages and all types who, for once, seemed perfectly willing to match that energy. In the frozen spot of winter we’re in right now, it felt unifying in a way that surprised me. They're headed out of Richmond tomorrow, and continue on their way to Washington, DC, where they'll arrive next week. The quote I keep replaying You know when a sentence lands so well that you think about it for days? This is the one that has really stuck with me (from their social media): “We walk not to bring you peace, but to remind you it never left—it's been there through every storm, every heartbreak, every lonely night, waiting with infinite patience for you to notice it again. May our footsteps help you turn inward and find it. And may that discovery be like sunrise after the longest night, dispelling shadows you thought were permanent and filling your whole being with radiant wellness, with comfort, with belonging.” That’s… a lot of truth in one breath. Powerful and beautiful. 3–5 practical ways to support the monks (and show up respectfully) 1) Donate financially (official options) The official “How to Support” page lists an online donation option (via Zeffy) and also a Zelle option. Zelle: [email protected] 2) Offer food support (if you’re local / coordinating a stop) They also have a specific food donation offer form and a coordinator phone number listed for food support. 3) Track where they are in real time Their official Live Map is updated periodically (they note roughly every 15–60 minutes). If you’re trying to catch a stop location rather than guessing along the route, this is the best way. 4) Follow itinerary updates Their Overview Map is updated once daily at night, and they point people to their official Facebook updates for the most current daily specifics. There are loads of videos, photos, and updates to be found there. Aloka, the "Peace Dog" even has his own social media. 5) A quick note on “how to be there” If you’re going out to watch or walk nearby: bring your calm. Give space. Let it be quiet. A few simple ways to “turn inward” and find the peace they’re pointing to Not as a fix, or a  life overhaul. Just small, practical ways to notice what’s already there, and let it center you in a world that is all too often completely chaotic: 1) The 60-second “return” Set a timer for one minute.Breathe in slowly. Breathe out slower.On each exhale, silently think: “Here.”That’s it. 2) One block, no phone Walk one block (or one minute inside your house if it’s too cold).Feel your feet. Notice sound. Notice light.If your mind spins, just come back to: step… step… step… 3) The “name three” reset When you feel edgy or overwhelmed, name: 3 things you can see 3 things you can hear 3 sensations you can feel It’s a fast way to come back into your body. 4) A tiny kindness (quietly) Hold a door. Send a “thinking of you” text. Tip a little extra if you can.Not for karma points, but just because it gently reorients you toward connection. What I’m taking with me We love a reason to get together. But there’s something about a community gathering around quiet—especially in winter—that feels like a different kind of medicine. A reminder that belonging can be simple. That comfort can be shared. That peace doesn’t have to be manufactured. Maybe it never left.Maybe it’s just been waiting—patiently—for us to notice again. We may not all be able to walk their walk, but hopefully we all learn a bit from it.

For a blank printable checklist, click HERE.

February in Richmond is packed with ways to get out, stay cozy, and enjoy everything RVA has to offer. From Valentine’s Day celebrations and Galentine’s markets to festivals, live music, family-friendly activities, and community events, something is happening almost every day of the month. Below, you’ll find a day-by-day guide to events in and around Richmond, VA for February 2026, making it easy to plan your weekends, or any day. Whether you’re looking for date-night ideas, things to do with friends or family, or local happenings to explore solo, this list has you covered. Sunday, February 1 🎨 Open Studio Sunday | RVA Community Makers – 1:00 PM–3:00 PM at VMFA Thursday, February 5 ❓ Trivia Night at Bingo (Scotts Addition) – 7:00 PM–9:00 PM 🎭 The Friendship & Music of Loretta Lynn & Patsy Cline – 7:00 PM. Friday, February 6 🖼 After 5 Fridays at VMFA – 6:00 PM–8:00 PM Galentine's Bloom Bar – 6:00 PM–8:00 PM Saturday, February 7 🍦 Ice Cream for Breakfast at Ruby Scoops – 8:00 AM–6:00 PM 🍦 National Ice Cream for Breakfast Day at Gelati Celesti – 9:00 AM–12:00 PM 🍽 Scotty’s Ultimate Galentine’s Brunch – 11:00 AM–3:00 PM ❤️ Richmond Chocolate, Wine & Whiskey Festival 2026 - 11:30 AM-9:00 PM 🎶 An Evening with Leslie and The Dots @ Black Iris Social Club – 8:00 PM 🎶 Candlelight: The Best of Bridgerton on Strings – 8:45 PM–10:00 PM 🐶 Beauty & the Beast Dog Show (Richmond Raceway Complex) – All day ❄️ Snowball Festival – 11:00 AM–4:00 PM 🔥🐴 ChinaFest: Year of the Fire Horse | Family Day - 10:00 AM-4:30 PM Sunday, February 8 💕 Lakeside Love Fest 2026 – 11:00 AM–3:00 PM at Lakeside Farmer’s Market Valentine's Day Market – 1:00 PM–5:00 PM Wednesday, February 11 🎷 Dominion Energy Jazz Café – 6:00 PM–8:00 PM at VMFA Thursday, February 12 🐶 Dog Kissing Booth at Richmond SPCA – 4:00 PM–7:00 PM 🖼 RVA Community Makers 2026 Unveiling at VMFA – 6:00 PM 💡 Laser Show: Prince @ Science Museum of Virginia – 6:30 PM & 8:15 PM ❓ Trivia Night at Bingo – 7:00 PM–9:00 PM Friday, February 13 🖼 After 5 Fridays at VMFA – 6:00 PM–8:00 PM 🎭 Dark Valentine’s Fantasy Ball: A Morbid Masquerade (21+) – 8:00 PM–1:00 AM Saturday, February 14 – Valentine’s Day 🎧 Silent Valentine Party – 7:00 PM–10:00 PM 🎶 My Funny Valentine: Scott Wichmann & Friends – 8:00 PM–10:00 PM 🍺 Pours & Pasties: Valentine’s Edition – 9:00 PM–11:00 PM 🦎 Richmond Reptile Expo – 9:00 AM (Richmond Raceway Complex) Comedy Show: LOLentine's – 8:00 PM–10:00 PM Sunday, February 15 💐 2026 Galentine’s Day Market at Hardywood – 12:00 PM–5:00 PM 🍻 Sips & Sweethearts @ Cirrus Vodka – 1:00 PM–4:00 PM 🎱 Bingo at Bingo – 3:00 PM–5:00 PM Wednesday, February 18 🎷 Dominion Energy Jazz Café – 6:00 PM–8:00 PM Thursday, February 19 ❓ Trivia Night at Bingo – 7:00 PM–9:00 PM Friday–Sunday, February 20–22 🌸 History Blooms @ Virginia Museum of History & Culture (Floral Exhibit) – Daily Saturday, February 21 🍻 Richmond Beer Fest – 12:00 PM–4:00 PM Saturday, February 28 🌍 World Wildlife Day & RVA Environmental Film Festival @ Maymont – 10:00 AM–4:00 PM ⭐ Ongoing/Running All Month 🎨 RVA Community Makers 2026 Art Installation – Feb 13 to Mar 29 at VMFA

If you’ve been following real estate headlines lately, you’ve probably seen Richmond named as one of the hottest housing markets in the country. On the surface, that sounds like great news—but if you live here, you may be wondering what that actually means for you. Is it a great time to sell? Is it harder than ever to buy? And do those national rankings really reflect what’s happening on the ground? Let’s take a closer look at what buyers and sellers are truly experiencing in the Richmond real estate market. What the Headlines Are Really Measuring Most national rankings look at big-picture metrics like affordability, job growth, population increases, and price trends. In many cases, Richmond does check those boxes. We’ve seen steady job growth, strong demand, and continued interest from buyers relocating from higher-cost areas. But those statistics don’t always capture what’s happening neighborhood by neighborhood—or even street by street. Are Homes Still Getting Multiple Offers? Yes—multiple offers are still happening in Richmond, even during the winter months. And when multiple offers are happening in the slower season, it’s a strong indicator that demand remains high. That said, not every home is receiving the same level of interest. The listings that tend to attract the most competition usually share a few things in common: They’re well maintained and move-in ready They’re priced appropriately They’re located in desirable neighborhoods Classic Richmond colonials, especially those with garages, fenced yards, and neighborhood amenities, continue to be among the strongest performers. Not All Homes Perform the Same in a Hot Market As you move away from the most desirable locations or home styles, competition tends to soften. Homes near busy roads, in less walkable areas, or needing significant updates may still sell—but often without the frenzy suggested by the headlines. This is why a blanket statement like “Richmond is hot” can be misleading. Who Benefits Most in a Hot Richmond Market? The biggest winners tend to be: Sellers with well-maintained, updated homes Sellers in strong neighborhoods Out-of-state buyers relocating from higher-priced markets Buyers coming from more expensive areas may find Richmond homes relatively affordable, even when local buyers feel priced out. That can give them an edge in competitive situations. Strategy Matters More Than Ever for Buyers In a competitive market, preparation is everything. Buyers who succeed typically: Have strong pre-approvals Understand their true budget Know where they can be flexible Work with an agent who understands local competition A clear strategy can be the difference between winning and losing a home you love. Sellers Still Need a Pricing Strategy A hot market doesn’t mean you can price your home however you want. Pricing correctly is still critical to generating interest and multiple offers. Homes that are overpriced often sit longer—even in strong markets. Having the right pricing and marketing strategy is just as important now as it is in slower markets. Headlines Don’t Replace Local Expertise Richmond may be a hot housing market, but that doesn’t mean every buyer is doomed—or every seller is guaranteed success. Results depend on location, condition, price range, and strategy. If you’re thinking about buying or selling in the Richmond area, the best first step is a conversation about your goals and your segment of the market. If you have questions or want help creating a strategy that fits your situation, I’d love to help. Reach out anytime to get started.

If you’re waiting for 2021 again—the “list it on Thursday, 47 offers by Sunday, and someone writes the seller a love sonnet” era—I don’t think that’s coming back. And honestly? That’s not bad news. What is happening as we begin 2026 is something I’ll call more normal: we still have strong demand in Richmond and the surrounding counties, but we also have more room for strategy, more room for due diligence, and (hallelujah) more room for real conversations. If you’re buying or selling in Richmond City, Henrico, Chesterfield, Hanover, or Powhatan, here’s the straightforward, non-panicky update. How the market “feels” right now (without drowning you in numbers) 1) Inventory is still tight, and that keeps a floor under prices Across the broader Central Virginia region, we’re still sitting at under ~2 months of supply for single-family homes. In plain English: there are not enough homes for all the people who want them, especially in the most popular pockets. That’s why I don’t see prices “dropping” in any meaningful way. Do we see some price reductions? Yes. But that’s usually a specific house problem, not a “Richmond is collapsing” problem. 2) Negotiations (and inspections) are back This is the biggest shift I’m seeing—and it’s healthy. Sellers aren’t automatically getting a blank check just for having a house, and buyers aren’t having to sign over their firstborn to get one (in most cases, at least). The data shows the pace has cooled from the peak frenzy—homes are taking a bit longer than “blink and it’s pending,” and sellers are, on average, not getting quite the same level of automatic over-asking behavior we saw when everything was a bidding war. 3) Mortgage rates: don’t build your whole plan around a big drop As of January 8, 2026, Freddie Mac’s weekly survey puts the average 30-year fixed mortgage rate at 6.16%. Could rates drift a bit? Sure. But I agree with your instinct: a dramatic drop isn’t likely soon enough to be the “wait it out” strategy—and in the meantime, life happens (job changes, kids, divorces, downsizing, “we cannot share one bathroom for one more day,” etc.). A quick “Richmond-area snapshot” by vibe (not a spreadsheet) City of Richmond and Henrico: Still highly competitive for homes that are priced right and show well. Zillow’s trend pages are still showing many areas going pending in around two weeks. Chesterfield and Hanover: Strong demand, lots of family/space-driven buyers, and good homes move quickly—again, especially when they’re well-prepped and priced correctly. Powhatan: More breathing room than some other core areas, but it’s definitely not sleepy—the data still shows a market where buyers and sellers both need a plan. Zooming out: Richmond is still getting national attention as a market to watch in 2026. If you’re buying in early 2026 The biggest advantage you have right now: strategy (not speed) Here’s a real (anonymous) example that’s exactly what I mean: I had buyers fall in love with a home and we knew it would be competitive. So before we even wrote the offer, we got super honest about: their risk tolerance what they needed to feel comfortable after a home inspection what would make the offer clean and easy for the seller without throwing caution to the wind We didn’t waive everything. We waived enough to show the seller we weren’t going to come back with a mile-long repair list—but we still protected the buyers from major issues. Result: they got the house because the offer was thoughtful, not just loud. That’s the 2026 playbook: a confident, clean offer that fits YOUR comfort level. I tell my buyer clients all the time- I’m not here to “sell you” a house. This is your journey and it needs to be on your timeline. My job is to help you: understand what’s realistic in the neighborhoods you like spot red flags (and help you avoid expensive regret) negotiate with a calm head when your emotions may be doing cartwheels If you're thinking of buying, I can run a quick “buyer reality check” for your target area: what’s actually moving, what’s sitting, and what winning offers are doing right now. Just reply to this email. If you’re selling in early 2026 “Top dollar” is still out there… it just has to be earned The homes that sit right now? They usually fall into one of three buckets: Overpriced Not “done” (or not presented well) Not marketed well (yes, marketing still matters—more than ever) And the data backs up the overall environment: inventory is still constrained regionally, and prices are generally holding up over the longer run—so buyers are out there. What’s changed is that buyers are more selective. They’ll pay for quality, but they’re less willing to “just accept” obvious condition issues at a premium price. My seller promise I’m not here to slap a sign in the yard and hope for the best. I’ll give you: a clear pricing strategy (with the “why,” not just the number) a prep plan that makes sense for your budget and timeline marketing that actually does the job (not just pretty photos) “Should we wait until rates drop?” My answer is still no. Rates are unlikely to drop enough soon to make a dramatic difference for most people—and while you’re waiting, prices can keep creeping up. This can all cause you to lose time you don’t get back, and end up paying more when you do buy. If you’re ready to buy or ready to sell, the better move is: let’s meet and build a strategy that fits your timeline, your comfort level, and your goals. (Not a generic one. Yours.) Freddie Mac’s current reading (6.16% as of January 8, 2026) is exactly why I’m focusing clients on strategy and terms—not fantasies about a quick return to 3%. Want the “what does this mean for my house?” version? Reply to this email (or call/text me) with one of these and I’ll send you a quick, no-pressure snapshot: Your neighborhood (or the one you want to buy in) Your price range (whether you're buying or selling) Your timeline (“this spring,” “sometime this year,” “ just curious”) I’ll tell you what’s realistic, what’s working, and what I’d do if you were my sibling/best friend/client-who-I-like-a-lot.

The 2026 Bingo Card Reset: A Fun New Year Goal Tracker That Actually Works If you love a New Year reset, but you’re not in the mood for intense resolutions and unrealistic pressure… I get it. Same. Would you rather have something that's simple, fun, and weirdly effective: the 2026 Bingo Card Reset. If you follow me on social, you probably saw I hosted my annual “Bingo Card” gathering a few nights ago. Most people only hear “bingo card” in the context of “Well, that was NOT on my bingo card.” (And honestly? I think we’ve all had enough of that lately.) But creating your own bingo card is the opposite energy. It’s a way to take a little control of what your year looks like—without feeling like you have a list of stressful to do's or strict resolutions. What is a Bingo Card Reset? A bingo card is just a goal-setting method (although even that sounds too serious) where you create a bingo-style grid (usually 5x5) and fill each square with something you want to do, finish, try, or experience in the year ahead. Think of it as a goal tracker that doesn’t feel like homework. Instead of one huge “resolution,” you have a grid of wins—some big, some small, some practical, some just-for-fun—and you get the satisfaction of checking them off as you go. Why the 2026 Bingo Card Reset works so well Here’s the magic: it turns vague goals into visible, doable action. A lot of people set New Year goals that sound like this: “I want to be healthier.” “I want to get organized.” “I want to travel more.” “I want to do more fun things.” All good goals! But they’re hard to measure, and easy to abandon when life gets busy. A 2026 bingo card goal tracker makes your goals specific: “Sign up for a 10K.” “Plan the trip.” “Clean out the attic.” (Ugh. Yes, that’s on mine.) “Host a dinner party.” “Take a weekend getaway.” “Try a new restaurant once a month.” And every time you check one off, you get that little hit of momentum: I’m doing the thing. What to put on your 2026 Bingo Card Your bingo card should feel like your life, not a productivity contest. I like a mix of: Fun goals (things you actually look forward to) Practical goals (the stuff Future You will thank you for) Challenge goals (the “I can’t believe I did that” moments) Easy wins (so you don’t have to wait six months to feel progress) Here are a few ideas to get you started: Fun goals Plan a weekend trip (even a simple one) Try a new restaurant once a month Host a dinner party or “bring a dish” night Take a day off just because Home & life goals Clean and organize the attic (deep sigh) Donate 5 bags of stuff you don’t use Finally schedule that home repair you’ve been ignoring Create a simple seasonal maintenance list Health & challenge goals Sign up for a 10K (or a half, or a marathon—go you) Walk 3 times a week for 8 weeks Try a new workout class Do something that scares you a little (the good kind of scary) How to make a Bingo Card goal tracker in 10 minutes You do not need Canva skills, fancy supplies, or a perfectly themed template. Draw a grid (5x5 is classic; 4x4 works if you want simpler). Fill each square with a 2026 goal, project, or experience you want. Mix big + small goals so you can build momentum quickly. Put it somewhere you’ll see it (fridge, planner, Notes app, bathroom mirror—wherever your life actually happens). Check things off like it’s your job. Pro tip: make one square a “free space” for something unexpected. Because life will still do what life does—this just helps you steer it. The point isn’t a perfect year The point is a year that feels more like yours, and less like you're just reacting to what happens. The 2026 Bingo Card Reset is my favorite New Year reset because it’s fun, visual, flexible—and it makes progress feel satisfying instead of stressful. Now if you need me, I’ll be over here pretending my attic doesn’t exist. Want to make your own Bingo Card? Download the card HERE!

  Richmond’s Zoning Code Refresh: What It Means for Your Neighborhood, Home Value, and Future Plans Over the next several years, many Richmond neighborhoods could change in ways that surprise longtime residents and homeowners. Streets that have traditionally been made up of single-family homes may soon be allowed to include additional housing types, more density, and different development options than they do today. These changes are part of Richmond’s zoning code refresh, a citywide update aimed at addressing housing demand, affordability, and evolving urban living preferences. While the phrase “code refresh” can sound vague or technical, the potential impact is very real—especially if you own property, are planning to buy, or are considering selling or investing in Richmond. Let’s break down what this zoning update is, why it’s happening, and what it could mean for you. What Is the Richmond Zoning Code Refresh? In plain English, the zoning code refresh is the city’s effort to update long-standing rules that govern how land can be used and what types of buildings can be constructed. Many of Richmond’s zoning regulations were created decades ago, during a time when housing needs, transportation patterns, and population growth looked very different. The refresh is designed to: Allow for more housing options Increase density in certain areas Support long-term housing affordability Encourage smarter, more efficient land use Rather than focusing on large apartment complexes alone, the city is exploring changes that would allow more “missing middle” housing—the types of homes that fall between single-family houses and large multifamily developments. Why Is Richmond Making These Changes Now? Richmond’s zoning update is part of a much larger conversation happening across cities nationwide. Housing demand has increased, affordability has become a major concern, and many communities are realizing that older zoning rules limit their ability to adapt. Several factors are driving the code refresh: Housing affordability pressures at both local and national levels Growing demand for smaller, more flexible housing options Increased interest in walkable, urban neighborhoods Changing household needs, including multigenerational living In short, the city is trying to balance growth with livability—while acknowledging that doing nothing isn’t a realistic option. What Types of Changes Could We See? While the exact details, timelines, and neighborhood-specific impacts are still being finalized, some common themes have emerged. More Duplexes, Triplexes, and Small Multifamily Homes Areas that have traditionally been zoned for single-family homes may eventually allow duplexes, triplexes, or small multifamily buildings. This doesn’t mean every street will suddenly change, but it does mean more flexibility in how land can be used. Expanded Use of ADUs (Accessory Dwelling Units) Accessory dwelling units—often called in-law suites, carriage houses, or garage apartments—are becoming more common nationwide. Richmond’s zoning refresh may allow more homeowners to add ADUs where they were previously prohibited. These can be used for: Multigenerational living Rental income Guest or home office space Reduced Parking Requirements One of the lesser-known but impactful changes being discussed involves parking. Historically, zoning codes required a specific number of parking spaces for new developments. Reducing or eliminating some of these requirements can: Free up land for housing Lower construction costs Encourage walkability and alternative transportation The Push and Pull: Density vs. Neighborhood Character One of the biggest tensions surrounding the zoning code refresh is the balance between increasing housing and preserving neighborhood character. On one hand, many residents support: More housing availability More affordability Increased walkability and local amenities On the other hand, there are real concerns about: Traffic and congestion Parking availability Loss of architectural charm or historic feel These concerns are valid, and the city is navigating a complex push-and-pull between growth and preservation. It’s unlikely that every neighborhood will be affected in the same way, but change in some form is almost certainly coming. What Buyers Should Consider If you’re thinking about buying a home in Richmond, zoning changes add an extra layer of research to the process. Beyond evaluating a neighborhood as it exists today, buyers should also consider: How zoning flexibility could impact the area in 5–10 years Whether increased density could affect traffic or parking Potential changes to nearby properties or vacant lots Understanding future possibilities can help buyers make more informed decisions and avoid surprises down the road. What This Means for Sellers For homeowners considering selling, the zoning code refresh could present opportunities. Increased zoning flexibility may: Expand the pool of potential buyers Attract investors or builders Increase a property’s development potential Sellers who understand their property’s current and future zoning may be able to position their home more strategically—especially if redevelopment or expansion becomes more viable. Opportunities for Investors Real estate investors are watching Richmond’s zoning changes closely. More flexible zoning can open the door to: Duplex or triplex conversions Small multifamily development ADU additions for rental income For investors, understanding what may be allowed in the future is just as important as what’s allowed today. What Homeowners Should Do Now Even if you’re not planning to buy or sell anytime soon, staying informed is critical. Homeowners should: Follow city planning updates Attend community meetings when possible Learn how zoning changes could affect their block Understand both risks and opportunities Change doesn’t happen overnight, but early awareness allows for better long-term planning. How I Can Help Zoning changes can feel overwhelming, especially when the details are still evolving. If you’re curious or concerned about how Richmond’s zoning code refresh could affect your neighborhood, property value, or future plans, I’m happy to help. I can share what information is currently available, help interpret how it may apply to your situation, and point you toward additional city resources when needed. Reach out anytime to start the conversation. If you’d like next: A shorter “owner-friendly” version of this post A seller-focused zoning blog A developer/investor breakdown Or an email newsletter version Just let me know 👌  

January cooking should be warm, cozy, and forgiving. This is the kind of meal that makes your house smell amazing and your brain feel like it has its life together- without creating a humongous mess and a sink full of regrets. Why you’ll love this recipe One pan Minimal chopping It works with whatever winter veg you’ve got (just chop things Leftovers are actually good Ingredients (serves 4-ish. This is totally flexible, so measure with your heart.) Bone-in, skin-on chicken thighs or breasts Baby potatoes (or chopped Yukon golds) Carrots Red onion Garlic (yes, a lot) Lemon (zest + juice) Olive oil Salt + pepper Italian seasoning or herbs de Provence Optional: a handful of kale added at the end How to make it Heat oven to 425. Toss chopped vegetables with olive oil, salt, pepper, and herbs. Spread on sheet pan. Make sure you chop vegetables approximately the same size. Nestle chicken into the veg. Pat chicken dry, season generously. Mix lemon juice + zest + minced garlic + olive oil. Drizzle over everything. Roast ~35–45 minutes until chicken is cooked through and veg is caramelized. Optional: toss kale onto the pan for the last 5 minutes. Finish with a squeeze of lemon. Serving ideas With crusty bread (the best) Over rice With a simple green salad This is my favorite kind of weeknight dinner: low effort, high reward, and it makes January feel like a cozy choice, not like you're just grinding through.