If I had a nickel for every time I saw a “small” maintenance issue turn into a huge seller problem later… I’d be writing this newsletter from my villa in the south of France. Here’s the truth: most home problems aren’t sudden. They’re slow. Quiet. Not a big deal. A little leak, a little humidity, a little neglected caulk… and then one day it’s a thing. January is actually a fantastic time for a home reset because: you’re indoors more (so you just notice more stuff) the weather exposes weak spots (drafts, leaks, gutters) you’re not juggling spring chaos yet Here are 9 smart moves that are practical, not precious. 1) Walk your house like a buyer Pretend you’re touring your own home. What do you notice first? What looks tired? What feels “off”? Make a quick list—this is gold later, whether you sell in 6 months or 6 years. (I use my iPhone Notes app for this, but use what works for you.) 2) Check for sneaky water Look under sinks, around toilets, in the water heater area, and at any spots where the ceiling looks “a little suspicious.” Water damage is one of the most expensive “surprise” repairs—and it often starts small. 3) Replace/clean filters (yes, again) HVAC filters are boring until they’re expensive. Put it on autopilot. Your system will run better, your air will be cleaner, and your future inspection report will be less dramatic. 4) Test safety basics Smoke detectors. CO detectors. Fire extinguisher. This takes ten minutes and can literally save lives. 5) Check your gutters + downspouts If water isn’t being pushed away from your home, it can lead to foundation issues, basement moisture, rot—the whole un-fun parade. Make sure downspouts direct water away (not into your flowerbeds like a tiny flood zone). 6) Seal the drafts you complain about every year If you say hear yourself saying, “this room is always cold,” that’s your sign. Add weatherstripping, check door sweeps, use caulk where needed. Comfort + efficiency + fewer utility surprises= worth the effort. 7) Look at your attic/basement like a detective You’re looking for: moisture weird smells signs of pests insulation gaps If something seems “off,” it’s worth checking now instead of discovering it mid-sale. 8) Make one small upgrade that you’ll feel immediately January upgrades should improve daily life. Think: better light bulbs, a new showerhead, cabinet pulls, a fresh coat of paint in a dark room. Small, satisfying wins can make a huge difference. 9) Start a home “paper trail” Keep receipts. Keep notes. Keep a simple list of improvements. When you sell, this helps justify value and builds buyer confidence. (Also: your future self will thank you.) Want the quick checklist version? I made it easy to print/save—because I know you’re not trying to make “home maintenance” your new hobby. And if you’re thinking about selling in 2026 (or even just curious), I’m always happy to do a low-pressure “here’s what I’d do first” walkthrough plan.

For a printable checklist, click HERE.

If January had a personality, it would probably be: quiet, slightly dramatic, and obsessed with fresh starts. Every year, January shows up with two competing vibes: “Let’s stay inside forever.” “Let’s change our entire life immediately.” I’m showing up here in 2026 with a third option: a soft reset. No need to restore full factory settings. I'm here for the simple, cozy, low-pressure ways to feel more grounded without turning your life into a spreadsheet (unless you’re into that… no judgment). Here are 12 analog-ish winter ideas in RVA that don’t require perfect weather, perfect energy, or a brand-new personality. 1) Take a “20-minute winter walk” Not a hike. Not a fitness quest. Just 20 minutes outside—your neighborhood, Libby Hill Park, a stroll somewhere pretty. Winter light is underrated, and so is fresh air that doesn’t feel like hot soup. 2) Do a “Carytown meander” with one rule: no rushing Go mid-morning or early afternoon, before parking is a nightmare. With a friend, or solo. Pop in and out of shops. Buy one small treat. Leave before it turns into a whole production. 3) Choose one museum afternoon Pick one museum, commit to wandering slowly, and let yourself be inspired by something that has nothing to do with your to-do list. Bonus points if you finish with coffee and a little people-watching. My recommendations? The Valentine for learning something new about Richmond, or the VMFA and check out Giants- the fantastic collection from Alicia Keys and Swizz Beatz. 4) Plan a “third place” date with yourself A third place is somewhere that isn’t home and isn’t work—where you can just... exist. Coffee shop, bookstore, cozy bar corner, library. Bring a book. Bring a notebook. Bring absolutely no expectation of productivity. (This is kind of what Silent Reading Party is to me- a way to just be. And a chance to read, with no distraction of phone calls, laundry, or things that need doing. It's also a great way to "ease in" to a solo date- everyone else is doing the same thing!) 5) Do a “phone in the bag” dinner Put your phone in your bag (or in the other room) for one meal. Light a candle if you want to be extra. It’s weirdly peaceful, and you can do it at home, or out- again, solo or with someone. 6) Make one reservation for February January can feel like a waiting room, and a cold one at that. Give yourself something to look forward to: a dinner, a show, a day trip. Future-you will be thrilled. 7) Pick one “winter comfort” ritual Tea at 3pm. A nightly stretch. A puzzle on the table. A playlist while you cook. The point isn’t perfection—it's repetition. 8) Do a Sunday reset that’s not a punishment (way better than Sunday Scaries) Just give it ten minutes: toss old flowers, wipe counters, start laundry, set out Monday clothes. Done. No all-day cleaning marathon required. 9) Go on a “library date” Yes, seriously. The library is the ultimate January vibe: quiet, cozy, and it makes you feel like you have your whole life together. Oh, and you might even learn something! 10) Try a new neighborhood walk Park somewhere you don’t usually park and take a 30-minute loop. You’ll notice details you’ve never seen. (And if you fall in love with an area… you know who to call!) 11) Make a “winter inside” bucket list (5 items max) Keep it tiny: one soup recipe one movie night one friend dinner one day trip one declutter project That’s it. January doesn’t have to be a self-improvement bootcamp. 12) Write down three things you want more of in 2026 Not goals. Just more of.More outside time. More dinner parties. More calm mornings. More saying “no” without guilt.This list becomes your compass for the year. Will you try any of these? Let me know if you do!

Are you thinking about setting your goals and making your plans for 2026, but you don't want to end up doing the same old thing you've done before? Download my quick debrief guide and make a change this year. These questions will change everything! 2025 DEBRIEF (7 Minutes to Clarity)

Buying a Home in Richmond VA in 2026 If you’re thinking about buying a home in Richmond VA in 2026, the best time to start planning is now—not months before you’re ready to move. Preparation is what separates confident buyers from stressed buyers when the right home hits the market. Even though it might feel early—especially during the busy holiday season—laying the groundwork now can save you stress, disappointment, and rushed decisions later. In this video, Richmond real estate expert Cindy Bennett shares a simple 30-day home buying plan designed to help buyers feel confident, informed, and ready when the right home comes along. Week One: Get Clear on Your Numbers The first step in preparing to buy a home in Richmond is understanding your real financial picture. This means more than just browsing online estimates or guessing what you might qualify for. A conversation with a trusted lender helps you focus on what truly matters: your monthly payment. Most buyers don’t buy based on price alone—they buy based on what fits comfortably into their monthly budget. During this first week, you’ll want to understand: Your estimated monthly payment Down payment requirements Closing costs How interest rates affect affordability Getting clarity early helps you avoid falling in love with homes that are outside your comfort zone or overlooking homes that are actually within reach. It also creates confidence, which is essential when the market moves quickly. Week Two: Narrow Down Richmond Neighborhoods Once you understand your budget, it’s time to focus on where you want to live. Richmond offers a wide variety of neighborhoods, each with its own personality, price points, and lifestyle benefits. During this phase, buyers should think beyond the house itself and focus on lifestyle priorities. Do you want to be able to walk to coffee shops or restaurants? Is commute time a major factor? Are parks, playgrounds, or schools important to your daily life? This is the week to: Identify a short list of neighborhoods Drive through them at different times of day Test your commute if possible Get a real feel for each area By doing this early, you’ll recognize a great opportunity when it appears and won’t hesitate because you’re unsure about the location. Week Three: Move From Pre-Qualification to Pre-Approval There’s a big difference between being pre-qualified and being pre-approved. In week three, the goal is to finalize a true pre-approval so you’re ready to act when the right home hits the market. A pre-approval shows sellers that you’re serious, prepared, and financially capable. It also gives you confidence knowing that when you make an offer, you can move forward without delays. This is also the time to create three essential lists: Must-haves Nice-to-haves Absolutely not These lists help narrow your search and keep emotions in check. At the same time, flexibility is important. Many buyers find that being open-minded leads them to a home that fits their needs even better than what they originally imagined. Week Four: Start Touring Homes and Refining the Plan By week four, the preparation work starts turning into action. This is when your agent helps match your wish list to actual inventory and sets up targeted searches based on your priorities. Online photos and listings are helpful, but nothing replaces walking through a home in person. Touring homes allows you to understand layouts, condition, and feel—things that don’t always come across online. During this stage, you’ll: Begin touring homes Refine your search criteria Adjust expectations if needed Gain confidence in recognizing the “right” home Even if you don’t buy immediately, this step prepares you mentally and emotionally so that when the perfect opportunity appears, you’re ready to move decisively. Why Starting Early Matters Starting your home-buying plan early gives you time, clarity, and confidence. It allows you to make thoughtful decisions instead of rushed ones and puts you in a strong position when competition increases. If 2026 is your year to buy a home in Richmond, now is the time to start the conversation. Putting a simple plan in place today can make the entire experience smoother, more enjoyable, and far more successful. 📍 Richmond, Virginia & surrounding areas📞 Ready to start your home-buying plan? Reach out today to schedule a conversation and take the first step toward your next home. 🎥 Check out my YouTube channel for more videos like this!

Should You Wait Until January to Buy a Home in Richmond, VA? If you’ve been thinking about buying a home in Richmond, Virginia, chances are you’ve heard the same advice over and over again: “Wait until after the holidays.”Wait until January.Wait until spring. While that advice sounds logical, it isn’t always accurate—and in some cases, waiting could actually cost you money. The reality is that buying a home during the holiday season in Richmond can offer unique advantages that many buyers overlook. Depending on your goals, timeline, and flexibility, November and December might be one of the smartest times to make a move. Let’s break down what holiday home buying really looks like in the Richmond market, the pros and cons, and how to decide what’s right for you. What the Richmond Real Estate Market Looks Like During the Holidays By mid-November and December, the market naturally slows down. Many sellers who don’t need to sell will pull their homes off the market and wait for the new year. That means inventory is typically lower than it is in spring or early summer. At first glance, that might sound like a bad thing—but it often works in a buyer’s favor. The homes that are on the market during the holidays are usually there for a reason. These sellers are often motivated. They aren’t just “testing” a price or seeing what happens. They’re ready to move, whether it’s due to a job change, relocation, financial reasons, or timing constraints. For buyers, that motivation can create opportunity. The Biggest Advantage: Less Competition One of the biggest challenges buyers face in Richmond during peak seasons is competition. Spring and early summer often bring bidding wars, multiple offers, waived contingencies, and fast decisions. During the holidays, many buyers step back to focus on travel, family, and year-end commitments. Fewer active buyers means: Less pressure to rush decisions Fewer competing offers More room to negotiate price, repairs, or closing terms If you’ve been frustrated by bidding wars or losing out to multiple-offer situations, the holiday season can feel like a breath of fresh air. Motivated Sellers Can Mean Better Deals Because holiday sellers are often serious about selling, they may be more open to negotiation. That doesn’t always mean huge price reductions, but it can mean flexibility in areas that matter just as much, such as: Closing cost assistance Repair credits or concessions Flexible closing timelines In some cases, homes that were overlooked earlier in the fall can suddenly become excellent opportunities. The home itself may be perfectly fine, but timing, market conditions, or buyer hesitation caused it to sit longer than expected. The same home listed at a different time of year might attract far more attention—and far less negotiating power for buyers. Locking in a Rate Before the New Year Another potential benefit of buying toward the end of the year is the ability to lock in your interest rate before new-year market volatility. Rates can shift as the calendar turns, and while no one can predict the future with certainty, buyers who start the process in November or December often enjoy the peace of mind that comes with having their financing locked down. Even if your home doesn’t close until early January, starting the process before the end of the year can reduce uncertainty and help you plan your budget more confidently. The Logistics: The Biggest Drawback of Holiday Buying Of course, buying a home during the holidays isn’t perfect. The biggest downside is logistics. Moving during cold weather, coordinating closings around holidays, and dealing with shorter daylight hours can make the process feel less convenient. Snow, ice, and winter weather can also complicate inspections, moving days, and timelines. For some buyers, these factors alone are reason enough to wait—and that’s completely valid. The key question is whether those inconveniences outweigh the financial and competitive advantages. Are There Benefits to Waiting Until the New Year? Waiting until January or spring does have its advantages. Inventory typically increases as more sellers list their homes, which can mean: More choices in location and home style New construction options coming online A wider range of price points However, more inventory usually brings more buyers—and with that comes increased competition. Depending on the area and price range, that competition can quickly drive prices up and reduce negotiating power. Additionally, changes in interest rates can impact monthly payments, sometimes offsetting any perceived benefit of waiting. Why Starting Now Still Helps—Even If You Don’t Buy Yet One of the biggest misconceptions is that you need to be ready to buy immediately to start the process. That’s simply not true. If you’re thinking about buying a home in Richmond in the next three to six months, starting now can be incredibly valuable. By talking with a lender and a local real estate professional, you can: Understand your true buying power Get comfortable with monthly payments Learn which neighborhoods fit your goals Identify deal-breakers early That way, if the right home comes along during the holidays, you’re prepared to act. And if it doesn’t, you’ll enter the spring market informed, confident, and ready—rather than scrambling to catch up. So, Should You Buy Before the Holidays or Wait? There’s no one-size-fits-all answer. Holiday home buying in Richmond can be a great option if you: Want less competition Are open to negotiating with motivated sellers Prefer a calmer buying experience Are financially prepared to move forward Waiting may make sense if: You need maximum inventory options Winter logistics are a deal-breaker Your timeline is more flexible The most important thing is having a clear plan—one based on your goals, not just common advice. Let’s Talk Through Your Options If you’re considering buying a home in the Richmond, VA area—whether that’s before the holidays, after the new year, or sometime next spring—I’d love to help you talk through your options. A simple conversation now can save you time, stress, and money later. Reach out anytime to get started. 👉 Watch above or click HERE to watch on YouTube 🗣️ Have questions or ready to talk? Send me a message.

Selling Your Home in Richmond, VA This December? Top 5 Tips for the Holidays Thinking about selling your home in Richmond, Virginia this December but worried it will sit on the market during the holidays? You’re not alone—but the truth is, serious buyers don’t take the holidays off. In fact, selling during the winter months can sometimes work to your advantage, especially in Richmond’s competitive real estate market. In this video, I share the top 5 tips for selling your home during December and the holiday season, including: 1️⃣ December buyers are more motivated – Serious buyers are actively looking, not waiting for spring.2️⃣ Less competition can help your home stand out – Fewer listings mean more visibility for your property.3️⃣ Holiday pricing strategies – Setting the right price is key to attracting motivated buyers.4️⃣ Staging and showing your home in winter – Make your home inviting without going overboard with holiday décor.5️⃣ Why waiting until after the holidays can cost you – Delaying your listing can mean missed opportunities and lost time. Whether you’re selling in the Fan District, Short Pump, or Midlothian, these tips are tailored for Richmond homeowners who want to sell quickly and confidently during the holidays. 📞 Ready to sell your Richmond home this winter? Contact me today to discuss your options and get a personalized home-selling strategy.

💬 FROM ME TO YOU… It's the holiday season, and if your calendar looks anything like mine, you're probably busy! This issue includes another opportunity to download the RVA Holiday Guide so you don't miss a thing, a little history of just why we are known for our tacky lights displays here in the RVA, and of course, an easy holiday friendly breakfast recipe for those hectic mornings! ❄️ RVA Holiday Guide The holiday season is officially here, and with it, loads of events, activities, popups, markets, and more, and you'll find them all here. It's also got a list of my favorite local shops for gifting. As always, I'm trying my best to focus any shopping on local spots rather than big box type stores. When you think about it, they really are the places that not only keep money in our community, but keep Richmond unique as well! Check them out, and if you have somewhere that you love that I haven't mentioned, let me know! Download the Guide 📍 RVA SPOTLIGHT  Richmond didn’t just throw a few extra strands of twinkle lights on the porch—we've built an entire identity around over-the-top Christmas displays. From Barry “Mad Dog” Gottlieb’s original “Highly Illuminated House Tour” to national headlines calling us the “capital of the lighting universe,” the Tacky Light Tour is one of the most delightfully Richmond traditions we have. In this Richmond Spotlight, I’m diving into how our city became famous for gloriously gaudy lights, what it reveals about our neighborhoods, and how your holiday style might actually help you choose where to live. If you’ve ever sat in December traffic on Wendhurst with a mug of cocoa and a car full of kids, this one’s for you! Read the Whole Post Here 🍴 What I'm Cooking Right Now Super Easy Crustless Quiche In this busy season, having a stash of great recipes that are not only delicious but also come together quickly can totally be your secret weapon. I love this crustless quiche for those mornings or brunches where you want something warm but don't have hours to cook. Get the Recipe Here!

Kaizen Season: Making January Feel Less Like a Sprint and More Like a Strategy There are two kinds of people in late December: the ones who are blissfully floating through the holidays like a marshmallow in hot cocoa… and the ones (hi, it’s me) who are already mentally color-coding January. If you’re reading this, I’m guessing you’ve at least considered buying a fresh planner, cracking open a new notebook, or creating “2026 Goals!!!” in your Notes app with the passion of a individual possessed. And I love that for us. But I also want to gently (lovingly) rescue you from the annual trap: big resolutions with zero plan. Because that is how we end up feeling like a failure by January 17th, clutching a sad salad, wondering why we don’t have a six-pack, a million dollars, and inner peace yet. This year, I’m doing it differently. My word for 2026 is Kaizen—and if that word hits your brain like a gentle gong, you’re not alone. What “Kaizen” means (and why it's my word for '26) Kaizen is a Japanese philosophy that roughly translates to “continuous improvement”—small, consistent changes that compound over time. Not dramatic overnight reinventions. Not “new year, new me” energy that burns out by MLK weekend. More like: tiny upgrades, done daily, that can quietly change everything. Think less “tear down the whole house,” more “paint one room, replace one light fixture, fix the squeaky door”… and suddenly you’re living in a totally different space. Kaizen is the antidote to all-or-nothing planning. And honestly? It’s the most sustainable thing I’ve found for real life—especially if you’re juggling work, family, a calendar that looks like Tetris, and a brain that occasionally forgets why it walked into the kitchen. The truth about planners: they don’t change your life—your systems do A beautiful planner is a tool. A really fun tool (I will never pretend I don’t love fresh paper- I'm an English major and a writer, after all). But the magic isn’t the planner itself—it’s what you do with it. If you want 2026 to feel calmer, clearer, and more intentional, the goal isn’t to “plan perfectly.” The goal is to build a planning rhythm you can actually maintain when even when (or especially when) life gets busy. Here’s what works for me: 1) Pick a planning home base (and stop “planner hopping”) If you’re using a paper planner, Google Calendar, a Notes app, sticky notes, and a whiteboard… you’re not disorganized—you’re just running a multi-platform operation with no air traffic control. Choose your “home base”: Paper planner (if writing helps you think and remember. They'll pry my paper planner from my cold, dead hands. Apps be dammed!) Digital calendar (if your life changes quickly and you need flexibility) Hybrid (calendar for appointments + planner/notebook for goals and weekly priorities) The key is consistency. One system you trust beats five systems you abandon. 2) Set goals that are measurable and attainable This is one of my non-negotiables: your goals should be measurable and attainable. Not because we’re playing small—but because clarity creates momentum. Instead of: “Get healthier.”Try: “Walk 30 minutes, 4 days a week” or “Strength train twice a week for 12 weeks.” Instead of: “Save money.”Try: “Automatically transfer $150 every pay day” or “Pay off $2,000 of debt by June 1.” A measurable goal gives you a finish line. An attainable goal gives you confidence. And confidence is rocket fuel. 3) Make a plan (because vibes are not a strategy) I love a good intention. But a resolution without a plan is basically a wish. So ask: How will I actually achieve this? What actions need to happen weekly? What needs to happen daily? What could derail me—and what’s my backup plan? If the plan feels too big, you don’t need more motivation. You need a smaller first step. My planning guidelines (or how I keep myself from overcomplicating everything) Here are the guidelines I’m using as I head into 2026: Goals should be measurable and attainable. Every goal needs a plan. (“I want X” is not enough—write the how.) Your habits must match your goals. If they don’t, the goal stays a Pinterest quote. Be willing to change habits on purpose. Not “when you feel like it.” On purpose. Time block your priorities. If it matters, it gets a time slot. Work in sprints (Pomodoro method). Focused effort beats endless overwhelm. Small improvements count. Kaizen isn’t flashy—it’s effective. Habit check: does your life support what you say you want? This part is simple, but it’s not always comfortable: If your goal is to read more, but your habit is scrolling until midnight…If your goal is to grow your business, but your habit is reacting all day instead of planning…If your goal is to feel calmer, but your habit is saying yes to everything… It’s not a character flaw. It’s just misalignment. Kaizen says: don’t shame yourself—adjust the system. One small change at a time. The two tools that make my life work: time blocking + Pomodoro Time blocking (my forever favorite) Time blocking is exactly what it sounds like: you assign tasks to specific blocks of time instead of hoping they happen “sometime.” It reduces decision fatigue, protects your priorities, and stops your day from getting hijacked by other people’s urgency. Pro tip: start with just three blocks: A focus block (deep work) An admin block (emails, calls, errands) A life block (movement, dinner, downtime—yes, it counts) Pomodoro method (for when your brain is doing backflips) Pomodoro is my go-to when I’m procrastinating, overwhelmed, or convinced I need “a whole day” to do something. It’s simple: Work 25 minutes Break 5 minutes Repeat 3–4 times, then take a longer break It turns big tasks into doable bites. And it helps you build consistency—which is basically Kaizen’s whole thing. New year planning prompts (steal these!) If you want a low-pressure way to plan, grab a drink, open a notebook, and answer a few of these: What worked really well for me this year—and why? What drained me the most—and what boundaries would help? What’s one area where I want to improve by 1% each week? What do I want more of in 2026? (energy, money, sleep, joy, adventure, calm, connection…) What do I want less of? (clutter, overspending, last-minute chaos, doom-scrolling…) What are my top 3 priorities for the first 90 days? What habit would make everything easier if I did it consistently? What would I do if I knew I couldn’t fail? What support do I need to ask for? How do I want to feel at the end of 2026? Choosing a word of the year (my favorite tradition) I always choose a word of the year. Past words have been Ease, Drive, Move, Flow, and Cultivate (my 2025 word). And now: Kaizen. A word of the year isn’t a goal—it’s a lens. It helps you make decisions. When you’re unsure what to do next, you ask: Does this align with my word? In 2026, Kaizen will keep me focused on progress over perfection, systems over motivation, and small steps that actually stick. The goal isn’t a perfect planner. It’s a better year. If you take nothing else from this: you don’t need a dramatic reinvention. You need a plan you can live with—one that matches your real life, your real schedule, and your real energy. Kaizen is permission to start small and stay steady. So yes, buy the planner. Light the candle. Make it cute.But then—pick one small change you can repeat. Put it on the calendar. Time block it. Work it in Pomodoros. Track it. Adjust it. Keep going. Small improvements add up. And that’s how we build a year, and a life, we’re proud of.

If Metro Richmond real estate were a holiday party, 2025 was the year we all stopped yelling over the music and actually had a conversation. Not a crash. Not a boom. Just a market that got a tiny bit more… human. This end-of-year recap pulls from Central Virginia Regional MLS data through November 2025 (current as of December 10, 2025), and it covers Richmond City, Henrico, Chesterfield, Hanover, and Powhatan. The quick Metro Richmond snapshot (through November 2025) Here’s the headline: prices held up, sales stayed steady-ish, and the pace cooled just a bit. Across the Richmond Metro (Richmond City + Chesterfield + Henrico + Hanover), year-to-date through November: Median sales price: $434,900 (+2.6% YoY) Closed sales: 9,522 (+1.1% YoY) New listings: 12,556 (+5.3% YoY) Days on market (until sale): 25 days (up from 23) Months of supply: ~1.6 (still tight- remember a balanced market is 6 months!) % of original list price received: 100.1% YTD (down from 101.1% last year— hello, negotiating power) And just to keep it honest: November itself did what November does—fewer new listings and fewer closings than earlier months, plus a slightly slower tempo. The Metro’s median for November 2025 came in at $424,725 (down 1.2% YoY), and days on market ticked up. cvmls-public.stats.showingtime.com Translation? If 2024 felt like “blink and the house is gone,” 2025 was more like: blink, take a breath, read the disclosures, then make a decision. County-by-county: the story behind the stats Chesterfield County Chesterfield stayed dependable—active, stable, and still competitive for well-priced homes. YTD median sales price: $440,000 (+3.3%) YTD closed sales: 3,905 (+0.5%) YTD new listings: 5,198 (+6.0%) Months of supply: ~1.7 What I’m seeing on the ground: strong demand for “move-in ready” homes, but buyers are less tolerant of mystery roofs and 2003 HVAC systems. (As they should be.) Henrico County Henrico continues to be the “where convenience meets value” darling—especially for buyers who want location, schools, and less driving. YTD median sales price: $410,000 (+1.2%) YTD closed sales: 2,561 (+4.5%) Months of supply: ~1.2 (tightest of the bunch) What this means: when supply is this thin, the best homes still move quickly. Not always with 14 offers, but quickly. Hanover County Hanover’s market stayed strong, but the headline here is “steady”—especially year-to-date pricing. YTD median sales price: $487,000 (-0.6%) YTD closed sales: 1,096 (+2.8%) Months of supply: ~1.8 cvmls-public.stats.showingtime.com My take: Hanover is still a premium market. The small dip YTD is more about mix of homes sold than anything dramatic. (A handful of different price points can swing Hanover stats faster than, say, Chesterfield.) Powhatan County Powhatan does what Powhatan does: fewer homes overall, bigger price swings month-to-month, and a persistent premium for land + privacy. YTD median sales price: $505,000 (+4.2%) YTD closed sales: 368 (+5.4%) Months of supply: ~2.4 (more breathing room than most) What I’m watching: as more buyers prioritize space, workshops, and room to roam, Powhatan continues to benefit—especially when rates dip and “stretch buyers” re-enter. Richmond City Richmond City remains its own beautiful, complicated creature. YTD median sales price: $428,750 (+7.5%) YTD closed sales: 1,960 (-2.9%) Months of supply: ~1.8 The City’s year-to-date price growth stands out. But zoom in and you’ll see the normal Richmond truth: one neighborhood can be a knife fight, another can be calm, and the gap between “updated and totally ready” vs. “needs everything” widened in 2025. Mortgage rates: the “co-star” of every 2025 decision If you bought or sold this year, you already know: mortgage rates were the mood lighting. As of December 11, 2025, Freddie Mac’s weekly survey has the average 30-year fixed rate at 6.22% (down from 6.60%a year earlier). That’s not 3% (which we're unlikely to ever see again), but it’s meaningful. And it’s part of why we saw buyers jump back in during moments when rates eased—even slightly. So what happens in 2026? Nobody has a crystal ball (if they do, please tell them to call me), but the major forecasters are leaning in the same direction: rates may drift lower, slowly, and the market could thaw. Fannie Mae’s ESR group (September 2025 outlook) forecasted mortgage rates ending 2026 around 5.9%. NAR’s research team has pointed to mortgage rates potentially dropping to around 6% in 2026, which they expect would bring more buyers back into the market. Even if we land in the “high 5s to low 6s,” that’s enough to change  that affordability math—and consumer confidence—without needing a dramatic shift. My 2026 Richmond-area predictions (the practical kind) Here’s what I think we’ll see as we move into 2026: More normal negotiations (but still not a buyer’s market).With list-to-sale ratios cooling from the peak intensity, buyers will keep asking for repairs, credits, and concessions—especially on homes that aren’t turnkey. Turnkey homes will stay competitive.Inventory is still tight in the Metro (about 1.6 months of supply YTD). When a home is priced right and shows well, it will absolutely still get attention. The “sweet spot” will win: updated, well-maintained, and realistically priced.The days of “it’ll sell no matter what” are mostly behind us. Condition and pricing strategy mattered more in late 2025, and that trend continues. Local policy + housing supply will be a bigger storyline.Richmond’s ongoing zoning conversation (including how duplexes/ADUs are handled) is one of the longer-term “supply levers” worth watching as we head into 2026. What this means for you (buyers + sellers) If you’re buying in 2026: you may get slightly better rate windows, more options than the past few years, and a little more room to negotiate—especially if you’re flexible on closing timelines or cosmetic updates. If you’re selling in 2026: the opportunity is still strong, but the winning formula is clear: pricing that matches today’s comps + a home that feels cared for (clean, bright, repaired, staged, marketed like we mean it). And if you’re somewhere in between—curious, but not ready—this is exactly the time to do a low-pressure strategy session. (A.k.a. “let’s look at the numbers and see what makes sense without spiraling.”)