What's going on in the market as the leaves start to fall? Anecdotally, we're definitely seeing things get just a bit slower. Listings are taking a little more time to sell, and there just aren't quite as many buyers (read:competition) out there. Homes are still selling for nearly 100% (and sometimes more than) asking price, though, so make sure you have all your data and a great agent on your team when you're ready to start looking or when you're thinking of selling. For more detailed info, see below, or as always, call me! Median List Price In September, the median list price for homes in the Richmond metro area stood at $429,970 — down ~2.8% year-over-year. This softening suggests that sellers are beginning to feel a little pressure as buyer expectations strengthen and interest rates shift. List to Sales Price Ratio Homes are still selling close to asking price, but with the exception of some areas and very specific (read: outstandingly prepared) homes, the sale-to-list price ratio is about 98.9%. That means that on average, homes sell for roughly 1.1% below their original asking price. This means pricing right is super important right now. Pay close attention to where the market is when you list, not where it was a few months ago. Mortgage Rates (Early October Snapshot) As of early October 2025: 30-year fixed: ~6.30% 15-year fixed: ~5.53% Rates are lower than they've been for a while, but still higher than a lot of people feel great about, they're still limiting what people are wanting to spend. (And if they're spending, they don't want a laundry list of "things to do.") Average Days on Market Properties in general are spending an average of 32 days on the market before going under contract. While that's not crazy slow, there’s still enough activity that pricing, presentation, and timing matter. What This Means for Sellers & Buyers For Sellers Price thoughtfully — going too high can scare off buyers in this environment. Presentation is essential. Professional staging, strong photography, and minimal negotiation buffers go a long way. Be ready for some pushback. Buyers will negotiate when they see room for it — be realistic about offers and requests for concessions (like closing costs and/or repair items.) For Buyers Offers just below asking may indeed cut it, but not on every house. You may be able to save a little, but you definitely still need a strategy. Watch new listings closely. Some homes are definitely sitting, but the right home in the right neighborhood may move fast. What’s Next? Watch These Metrics To stay ahead, keep an eye on: Inventory / New Listings — a jump here can shift leverage toward buyers. Days on Market — rising days on market often signals buyer fatigue, but with so much uncertainty, buyers are generally being more thoughtful and discriminating about what they buy. Interest Rate Movements — even small rate changes can influence purchase power and buyer urgency. Absorption Rate — how fast homes are moving relative to available inventory. As I always mention, a "balanced market" is 6 months of inventory. While October appears to be leaning a bit more toward sellers, the official numbers are still holding where we've been the past few months, at 2.10 months of inventory. Final Thoughts In September 2025, Richmond’s housing market remains relatively stable, though slightly softer compared to last year. Buyers and sellers alike should have realistic expectations, stay nimble, and work with knowledgeable agents (like me, obviously) who can read the subtle shifts. If you want more detailed information, as always, reach out to me and let's talk!

🧠 WHAT'S ACTUALLY HAPPENING IN THE RICHMOND MARKET RIGHT NOW? The Richmond real estate market is heading into Fall 2025 with steady prices, more inventory, and mortgage rates finally easing. From Henrico and Chesterfield to Hanover and Goochland, buyers and sellers alike are seeing a market that feels more balanced than in years past. HERE’s what you need to know before making your next move. 🍁 It's (almost) Fall, Y'all It may not be officially fall, but the early September weather is actually cooperating with us this year (so far, at least!) to make those pumpkin spice lattes not feel so out of place. Dare we say it's almost “sweater weather?” I always hate to see summer go, and I confess, I get a little anxious when the weather turns. That's why I always have a list of things to do and places to go that I love for fall. It just softens the change of seasons for me. So, in case you feel the same, maybe you're newer to town, or just in a rut, I've put together my Fall Guide to give you some ideas of things to do as the leaves start to change colors. Download it HERE, and let me know what you think! 📍 RVA SPOTLIGHT Shout out to the helpers and the animal lovers! I was out of town over the weekend, and got a call from the boarding place that my boy was unwell. Scrambled, made some calls, and my brother was an absolute superhero- getting Maxwell to the doctor and taking care of him until I got home. But wow. When these things happen at night, on a weekend, etc, it's hard to know where to go or what to do. VVC came highly recommended, and they deserve the recognition. We ended up at both the Midlothian and the Short Pump locations, and I can't say enough about the care, the people, and the facilities. Hopefully, you don't have a need for a pet ER anytime soon (or ever), but if you do, this is definitely one I recommend. (Short Pump is open 24 hours, too) 🍴 What I'm Cooking Right Now: Classic Make Ahead Chicken Tetrazzini Another great make-ahead meal that was a HUGE hit at Gourmet Delights. Just serve with a salad, some good crusty bread, and you're all set. Perfect for back to school and busy weeknights, but good enough to take someone if you're on a meal train. (Also, it's pretty popular with kids, even if they sometimes want to pick the mushrooms out!) Check out the recipe HERE. 💬 FROM ME TO YOU… Happy September! This is the first edition of the new newsletter format! Let me know what you think, and I'll send you a coffee on me! (email or text me) As summer fades and fall arrives, there's lots to do in and around RVA, and after late summer vacations, real estate (and life) is getting a little back to “normal." I'm excited for some fall fun, though, and my Fall Guide has some great suggestions, so make sure you download it!

5 Fall Weekend Escapes from Richmond That Are Just Far Enough to FEEL Like An Escape What I'm loving right now? A little fall getaway! Before things get holiday crazy, it's the perfect time to get out of town, relax, recharge, and check out somewhere you may have never been. I slipped down to Boone last weekend- to visit my son, but it was also so nice to just breathe some clean mountain air, enjoy the changing colors, and rest a bit before things really get busy with events and holidays. It was so nice, I thought I'd share some of my favorite getaways that are just far enough to feel like a real getaway, but close enough to do on a weekend from the Richmond area.  1. Boone, North Carolina (~5.5-6 hours) Highlights & Things to Do Dine at The Gamekeeper - A rare for me 10/10 dining experience. Absolutely fantastic food and service. Wild game, bold flavors, and a cozy, elevated mountain lodge ambiance. Reservations recommended. More info HERE Grandfather Mountain & Mile-High Swinging Bridge - Hike the trails, see wildlife habitats, and cross the bridge (if you're not afraid of heights) for amazing Blue Ridge Parkway- Boone is home to lots of great scenic overlooks, small spur hikes (Rough Ridge, Linn Cove Viaduct), and this is the perfect time of year for those sunset views. Mystery Hill & Wilderness Run Alpine Coaster - Mystery Hill offers “gravity-defying” illusions, and Wilderness Run, in Banner Elk, is an outdoor alpine coaster, if you're an adrenaline junkie like me. Stroll downtown Boone / sample local brews & galleries- Explore great independent shops, local art, and breweries (Appalachian Mountain Brewery is a favorite, and Lost Province is an awesome spot for great food and great beer.) Boone is probably my current favorite, because my son (always my favorite) lives there, but it's also just generally fantastic, with really laid back vibes. 2. New River Gorge, West Virginia (~4.5–5.5 hours) Highlights & Things to Do Bridge Walk (under the New River Gorge Bridge) - A guided catwalk experience under the bridge that gives stunning angles and daring views. (Another good one for the adrenaline rush lovers!) Hiking to overlooks -Trails like Endless Wall, Long Point, and Grandview offer fun hikes, and gorgeous panoramic canyon vistas. River adventures- There are options for all levels on the river, whether you want a chill float or a whitewater adventure. Drive Fayette Station Road & rim backroads- Explore lesser-traveled rim roads that hug the gorge’s edge. (Just keep your eyes on the road and your hands on the wheel!) Coal-town history & echoes of ghosts- Visit Thurmond (almost ghost-town status), old mining relics, and railway ruins for a real sense of the area's history. 3. Abingdon, Virginia (~3.5-4.5 hours) Highlights & Things to Do Virginia Creeper Trail -A 34.3-mile rail-to-trail route connecting Abingdon → Damascus → Whitetop. The section from Abingdon to Damascus is popular, mostly downhill, and scenic. This section was hit hard by Hurricane Helene, but has recently reopened, and these towns need your support. Catch a performance at Barter Theatre — A historic regional theatre with rotating shows, musicals, and local flavor. I saw a show here with my mom and brother a couple of years ago, and we all really enjoyed it! William King Museum of Art / Arts Depot — Regional art exhibits, sculpture gardens, and community arts. Historic downtown & walking tours — Brick streets, antique shops, café stops, and guided heritage walks. Ghost walks & storytelling — Local lore and wonderful stories abound; private or guided ghost tours with spooky tales of old homes and legends. 4. Wytheville, Virginia / Big Walker Lookout (~3–4 hours) Highlights & Things to Do Big Walker Lookout Tower & swinging bridge — Climb up, cross the bridge, soak in vistas, enjoy the store and occasional live music. Historic walking tour / architecture — Visit Trinkle Mansion, local churches, and charming historic districts. Edith Bolling Wilson Birthplace Museum — Explore the life of President Wilson’s second wife, born in Wytheville. Nature trails & nearby hikes — Look for trails around Crystal Springs, nearby parks, or dreamy, wooded escapes. Local festivals & sweet treats — The lookout site often features weekend music, artisans, and a classic country store with fudge and local goods. Check HERE for more info! 5. “Heart of Appalachia” Loop — Southwest Virginia (~4–6 hrs, flexible) Highlights & Things to Do Drive scenic backroads through the Heart of Appalachia region — Ridge-top roads, hidden turns, and no big crowds. Visit small towns: Norton, Pound, Damascus - Each town has its character: local cafés, craft shops, vintage finds. Hidden waterfalls & forest hikes - Seek out under-the-radar cascades off the beaten path. Music & artisan fairs along The Crooked Road — Indoor/outdoor performances, local mountain music, craft markets and good food. Farm stands & roadside dining gems - If you love country, Southern fare, let your hunger guide you. Small shops, produce stands, and family restaurants are a huge part of the adventure here, so make sure you stop along the way! (Robo's Drive In in Pound is a classic drive in like you don't see any more. Milkshakes, foot long chili dogs, and more. I've loved it since I was a little kid!)

Corn Soup This one is super easy, and more than just delicious. Perfect for cozy fall evenings, with some crusty bread, and maybe a salad. So good, and tastes like you spent longer than 30 minutes putting it together. (I won't tell!) 2 slices bacon, diced 1 whole onion, diced 1 can cream style corn 1 cup chicken broth 1 tablespoon cornstarch 2 tablespoons water 1 cup milk salt and pepper to taste Stir constarch in water and combine well. Saute bacon in medium saucepan. Add onion and cook 5 minutes. Add cream syle corn, broth, and cornstarch and water mixture. Simmer 10 minutes, then add milk, salt, and pepper. Do not boil. Serves 4.

What's Happening in RVA | August 2025 Armenian Food Festival OystoberFest Powhatan’s Festival of the Grape 2nd Street Festival Scotchtown’s Annual Fall Festival Richmond Folk Festival Richmond Oktoberfest Richmond Tattoo & Arts Convention Richmond Restaurant Week Scott’s Addition Pumpkin Festival Richmond Zombie Walk Lewis Ginter HarvestFest Click HERE to download a PDF version.

My Ultimate Chicken Noodle Soup Yield: 5 quarts, or about 10 to 12 meal-sized servings You’ll want about 4 to 4 1/2 hours to make this in one afternoon. Or, you can break it up over two days or cooking periods by making the broth either on the stove in 2 to 3 hours or in a slow-cooker for longer (such as while you’re at work), at which point you’ll need just an hour to finish the soup, making it weeknight accessible. If you’re a total heathen, as we sometimes are, you can use up to 12 ounces soup noodles here for recipe that will be almost more noodle than soup. But I recommend at least starting with the 9-ounce level before determining if overkill will be necessary. Broth 2 medium-large yellow onions, unpeeled, halved or 1 large onion plus 1 large leek, cleaned and cut lengthwise 2 garlic cloves, peeled and smashed a little 1 large carrot 1 large parnsip (optional) 1 celery rib 4 quarts water 4 pounds chicken bones (from about two carcasses leftover from a roast or rotisserie) or a combination of fresh chicken wings (my first choice), backs, necks or feet 1 tablespoon kosher salt 1/2 teaspoon dried thyme or 2 teaspoons chopped fresh 1/8 teaspoon red pepper flakes 1 tablespoon tomato paste 1 bay leaf To Finish 3 bone-in skin-on chicken breast halves 2 large carrots, peeled and diced or 1 large carrot and 1 large parsnip, diced 1 large leek, trimmed and sliced into 1/2-inch segments 1 to 2 celery ribs, chopped or diced 9 ounces thin egg noodles or soup noodles of your choice 2 tablespoons finely-chopped flat-leaf parsley Make the broth: [On the stove] Combine all ingredients in a large (6 to 8 quart) stock pot over high heat and bring to a boil. Once boiling, reduce to a gentle simmer, skim any unpleasant looking foam (“skim the scum” is kitchen parlance for this step, but I’m trying to be polite) and cover with a lid. Simmer for 2 1/2 hours. [In a slow-cooker] Combine all ingredients in a large (6 quart or larger) slow-cooker. Cook on LOW for 10 hours or HIGH for 5. Strain into a large pot (5.5 quarts or more) and let rest in the fridge until needed, or, if you’re finishing the soup right away, bring to a simmer on the stove. Cook the chicken: [Both methods] Add whole chicken breasts to simmering broth. Simmer for 20 minutes, until they’re cooked through, then strain broth [for stovetop method] or simply remove cooked chicken breasts [from the slow-cooker method] and set them aside. Taste broth, and adjust seasoning if needed. Finish the soup: Add diced vegetables to simmering broth on stove and cook for 5 minutes, until firm-tender. Add soup noodles and cook according to package instructions, usually 6 to 10 minutes. Meanwhile, once chicken breasts are cool enough to handle, remove skin and bones and shred or chop into small chunks. Return chicken to soup and simmer for 2 minutes, until heated through. Finish with parsley and serve to some very lucky people. To de-fat the broth: Once the broth portion is complete and the soup has settled a little, you can skim any fat that’s accumulated at the surface with a soup skimmer or spoon, to taste. If you’re going to chill the broth before finishing the soup another day, it’s easiest to take the fat off right before you use it; it will have solidified at the surface. P.S. Don’t toss it, please! It makes for wonderful matzo balls and fried latkes.

Hi there! - With the fall nearly here, our market has gotten a little easier for buyers, and ever so slightly less frenetic for everyone. Cooler temps and less humidity don't hurt either. That also means it's the perfect time for catching another show at the new Allianz Amphitheater, hitting the Folk Festival (October will be here before we know it!) or just getting outside and taking a hike around town or beyond. As always, if you've got questions, need referrals for contractors, etc, or just want to say “hi," reach out! I'd love to hear from you! August Market Recap If you've talked to me about real estate lately, you may have heard me say, “The market is weird right now,” but I also know that I've been saying that for years and years. Because in truth, the market is always changing, and if we're looking at the market now vs the last time we've talked, it may seem “weird.” For an actual breakdown, click HERE, or just reach out to me for a custom analysis of the parts of the market most important to you. ❤️ What I'm Loving Right Now I’ve been trying to keep my home minimal and meaningful, but there’s one exception I’ll always make: art.  I was in Carytown the other day, and stumbled upon a spot that completely stole my heart—Boon. It’s filled with original local art, vintage treasures, and collector pieces that made me want to spend the whole afternoon there. I’m still thinking about a few things I saw, and I’ll definitely be back. Have you been? Check out my full blog post on it HERE or click below to check out their website! Bertha’s Country Lane: Bringing the Boondocks to the Fan In July of 2022, long-time resident of the Fan, Bertha Burke, passed away at the age of 101. Bertha was one of Richmond’s local legends and left behind a legacy as wide as a country mile. While she grew up on a tobacco farm in Brunswick County, she moved to a rowhouse in the Fan after getting married. It likely goes without saying, but there was not a lot of space for planting downtown. That didn’t stop Bertha, though. She took the biggest piece of property she could find there, a 100-foot alley adjacent to her home, and turned it into her own little garden. She started by adding leftover gravel to the tire tracks in the alley and planted grass in between. She then got to work creating what would become ‘Bertha’s Country Lane’, which has a wonderful variety of flowers and bushes blooming, still to this day. In 2013, the Richmond City Council unanimously passed a city ordinance formally recognizing the alley as ‘Bertha’s Country Lane’, made official with a proper street sign and Fan Emblem. Since her passing, community members have continued to maintain and carry on her legacy.                           Do you have home questions, need contractor referrals, or are you (or someone you know)                                   thinking of buying or selling a home in the Richmond area? Reach out! I'd love to help. In the meantime, follow me on social! Instagram | Facebook | TikTok

The number one reason many home buyers experience buyer's remorse isn’t about the house itself—it’s about the location. 🏡 You can change paint colors, update finishes, or even add on, but you can’t move your home to a new neighborhood. That’s why it’s so important to think beyond the property and make sure the location fits your lifestyle, commute, and long-term plans. In this video, I’ll share why location tops the list when it comes to buying remorse, along with practical tips to help you avoid this common mistake as a homebuyer. As a local REALTOR® who works with buyers every day, I’ve seen firsthand how choosing the wrong location can lead to regret—and how the right neighborhood can make all the difference. If you’re a home buyer navigating the homebuying process, you don’t want to miss this insight. Understanding what causes buyer's remorse can help you make a confident, informed decision when purchasing your next home.

As much as I love clean lines, open space, and living with less, I’ll admit it: I have moments where I yearn for maximalism. The rich colors, layered textures, and curated chaos of art-filled walls always call to me. And while I try not to buy things I don’t need (TikTok shop… you’ve tested me more than once), there’s one exception I never feel guilty about: art. Recently, while on my way to one of my Carytown staples, Tokyo Market, I stumbled upon a spot that felt like it was made for this very minimalist-with-maximalist-dreams heart of mine: Boon. Why Boon is Worth a Stop in Carytown Boon isn’t brand new, but it was new to me—and what a find. This curated gallery and shop features: Original local art – supporting Richmond area artists in the most meaningful way. Collector pieces – unique works with stories behind them. Vintage finds – art that carries history and character. Walking in felt like stepping into a visual treasure chest. Every wall, corner, and vignette offered something to spark curiosity and joy. I could have spent the whole afternoon browsing, but real life called and I had to go. My Personal Art Rule A few years back, I made a decision: if I bring new art into my home, it has to be original or it has to spark serious joy. No filler prints, no “just because” purchases. And honestly? That rule has been the best way to curate a home that feels meaningful and intentional. Boon fits that philosophy perfectly. I’m still thinking about a few pieces I saw there (specifically an amazing, huge painting of birds on a metallic background by Edward Allen Gross) —and I know I’ll be back soon. Why It Matters Shopping local isn’t just about keeping dollars in Richmond (though that’s huge). It’s also about creating a home filled with things that matter—pieces that tell stories, honor creativity, and reflect this vibrant city we call home. So if you’re looking to add a little soul to your space, put Boon in Carytown on your list. Even if you’re not in the market to buy, it’s worth a visit for the inspiration alone.

If you’ve been watching the Richmond market, here’s the quick scoop: more homes are FINALLY hitting the market, prices are still edging up, and mortgage rates just dipped to their lowest point in nearly a year. Translation? In the Richmond area, it’s still a seller’s market, but buyers have a little more breathing room than they did this spring. The Big Picture More homes for sale: Listings are up compared to last year—especially condos and townhomes. That means more options for buyers. Prices are still rising (slowly): The median single-family home price is about $433,000, up 3% from last year. Homes are still moving fast: Most single-family homes sell in about 3 weeks, and sellers are still getting nearly full asking price. (And yes, we're still seeing multiple offer situations on occasion.) Rates are helping buyers: The average 30-year mortgage rate just dropped to 6.35%, giving buyers a little more affordability. What Buyers Should Know More choices: Inventory is improving, especially in townhomes and condos. (Hooray!) Better payments: Lower rates mean monthly payments are slightly easier to swallow than midsummer. Smart offers win: The best homes still draw competition—being prepared with financing and a solid strategy makes you stand out. What Sellers Should Know Price it right: Homes that hit the market at the correct price are selling quickly and close to asking. Prep matters more than ever: Clean, staged, and well-marketed homes get top dollar. Condo and townhome sellers: Expect a bit more competition—presentation and pricing are key. Quick Look by Area Richmond City: Median price of around $410,000, up ~8%. Most city neighborhoods are still strong. Henrico: Median $415,000, prices are nearly flat year-over-year. Updated homes in west end zip codes remain popular. Chesterfield: Median $430,000, up ~2%. Newer neighborhoods are steady and attract buyers for value. Hanover: Median price about $496,000, slightly down. Larger lots and unique properties are driving the market here. Bottom Line Buyers: You finally have a bit more room to negotiate and slightly better rates—let’s find you the right home before the holidays. Sellers: The market is still in your favor, but buyers are much more picky than they've been for the last few years. Pricing smart and prepping well are the difference between “Just Listed” and “Just Sold.” Thinking about making a move this fall? Let’s talk about your neighborhood and your goals—I’ll bring the data and a strategy to get you there.