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Somehow, it looks like the year has managed to get to the halfway mark, so it's an even better time than normal to check in and see what the real estate market in Richmond is doing. After the past few very unprecedented years, I know everyone was hoping that this would be a more normal year. Alas, circumstances had a different idea, and it's still a very unprecedented market. Last year, we heard lots of folks predicting a crash. Values would drop, and we'd maybe even have another situation on our hands that looked like '07 and '08. Yikes. That sure didn't happen. So where are we now, as we begin the second half of 2023, and more importantly, what does this mean for you? Some general statistics: The average sales price of homes in the Metro Richmond area was $470,585 in June. Average sales price in June of 2022 was $434,35, and in 2021, $376,599.Yes, contrary to a lot of the news predictions, prices are continuing to go up. But wait a minute! Why? There are a few reasons. We've been struggling with a nationwide housing shortage for a few years now. After the mortgage crisis of '07-'08, lots of builders stopped building, and between that lag in production and a whole new generation of homebuyers dropping into the market, the supply has just not come close to catching up to demand. To compound that already low inventory, rates have made the inventory issue much worse. According to Redfin, 60% of homeowners have been in their homes for less than 4 years, and nearly 92% of homeowners have mortgage rates below 6%. That means many of them are not ready to move at all, and even those who are are surely struggling with the idea of trading a 4.5% mortgage rate for one that's been hovering around 7% for a while now. None of that is particularly great news, if you're buying, I know. Inventory is tight, and rates are not particularly good. However, my thought is always that if it's otherwise the right time for you to make a move, some of those market conditions just have to be part of the equation, rather than the whole determining issue. Remember, rates will likely go down (depending on who you ask, probably sooner rather than later) and when they do, you can certainly refinance. Unfortunately, they're unlikely to go as low as pandemic levels, as that was likely (we hope!) a once in a lifetime anomaly in a number of ways. What we do know is that when rates go down, more buyers will enter the market, and that will make the competition tighter. All that to say, if you're buying, or wanting to buy, don't wait for some magical date where rates will go lower and prices will be better, because those things are very, very unlikely to ever happen at the same time. More likely- the longer you wait, they more likely prices are to continue to rise. Don't get in over your head- make sure you can afford the house that works for you at the rates as they are, and remember, whether you're a first time buyer or moving to a home that works better for you for whatever reason- it doesn't have to be the "forever home" that leaves you financially strapped every month.  But what if you're selling? It should be a snap, right? Just throw a sign in the yard! With 10 buyers for every home, that's a no brainer. Right? Yes. Well, kind of, and also no. In June, we dropped back down to 1 month of supply (a balanced market is 6 months), so it is undoubtedly a great time to sell. The demand is there, for sure. If it's been a while since you've sold a home, the market is different. Buyers are different. And, the amount of information buyers have access to is different. That means, yes, you can probably sell pretty much anything in this market, but for how much, and how long will it take (and at what cost?) Getting your home ready to sell matters in this market, if you want to get "top dollar." That means making necessary repairs, cleaning and decluttering, and in many cases, staging as well. Pricing the home well, and marketing it professionally also play a huge role in being able to get the most out of your equity. If you're thinking of selling, don't just "throw it on the market." Even in this market, you'll definitely find yourself in a much better position if you work with a professional who can help you maximize the value of your home.   Regardless of whether you're thinking of buying or selling, homes are indeed back to selling over the asking price in many cases (our average list to sale price percentage right now is 103.5%), and that means tougher competition for buyers, and better money and terms for the sellers. (And if you're both buyer and seller? Plan accordingly.)   Looking for more detailed info about your neighborhood, house, or an area you want to move? Give me a call! I'd love to help!      

If you know me, you probably know I'm a HUGE ice cream fan. Homemade, handmade, store bought, traditional flavors, soft serve, milkshakes... I love it all. BUT, there are a few places around town (or close) that in my opinion are just "must visits," and here they are: Ice Cream (Buckle up, this is not a short list!) DeLuca Gelato. At Gayton Crossing, in the West End (Is it a blessing or a curse that they are so close to my house?) This is our family champion for always amazing gelato. (And it's pretty much real deal gelato, so dense, creamy, and soft, but lower fat that American ice cream.) Our faves? Dark Chocolate Sorbet (packs a huge chocolate punch and no dairy), Banana Nutella (obviously), but really, they're all amazing. This is a small, family owned shop, and the people are amazing, too.  Gelati Celesti Multiple locations. This is one of RVA's longest running ice cream makers and shops. You'll also find their ice cream at many local restaurants. They use traditional Italian equipment and processes, and in my opinion, it's sort of a cross between true gelato and American ice cream. Loads of flavors, including seasonal flavors that rotate, but my favorite is 100% always "Just Ask." White Chocolate ice cream with Oreos and ribbons of peanut butter. Rich, luscious, and unlike anything else.  Scoop Strawberry Street in The Fan. Handmade ice cream, but make it gourmet. Scoop does a great job with traditional flavors, but their special flavors are what sets them apart. My favorite flavors here are definitely Croissants and Jam (sounds weird, maybe, but trust me), Creme Brûlée, and Roasted Strawberry. You can also get sundaes served on a warm blondie or brownie, custom ice cream sandwiches, and last but not least, and ice cream flight with 3 flavors of your choice with 3 cookie wedges. Perfect for sharing. (Or not.) Bev's Homemade Ice Cream & Cafe. Carytown. Bev's is a Carytown staple, and always hopping, especially if the weather is warm. Traditional flavors always, and rotating special flavors, plus sundaes and banana splits.  This summer (2023) they've even started renting carts for special events. My favorite here is the Raspberry Chip. (Reminds me of my half price lunch sundae when I worked at Friendly's in high school!) One Way Cream & Goodies  Jackson Ward. One Way Market is known for their international and unusual snacks, but the ice cream version might be even cooler. They can create your custom ice cream- cup, cone, or shake, infused with the ingredients you choose. Think Ukrop's Rainbow Cookies and Fruity Pebbles, Captain Crunch and Cheesecake...you get the idea. Or do you? It's definitely worth checking out when you want something different! Ruby Scoops. Brookland Park Boulevard. It wasn't by accident that Rabia Kamara won the Food Network Ben & Jerry's Clash of the Cones in 2021. With delicious signature flavors of sorbets and ice cream, rotating flavors, and a consistent menu of great dairy free flavors, there is really something for everyone. My favorites here are definitely the Black Sesame ice cream and the Guava Daiquiri sorbet.      Blue Cow Ice Cream Co. Village Shopping Center and Short Pump. Originally from Roanoke, Blue Cow made its way to RVA a couple of years ago, and has gained a foothold in the ice cream community. They've got some great classics, like their Double Fold Vanilla, but my favorites are definitely the Banana Puddin', the Birthday Cake, and their "Blue Cow Patty," with Butterfingers, Oreos, and dark chocolate chips in their Dark Chocolate Ice Cream. Don't forget to try some of their more unusual flavors, too, like Strawberry Balsamic and Goat Cheese with Blueberry Swirl. You won't regret it! Milkshakes Mabel's in Powhatan. The ORIGINAL Crazy Shakes. If you want to be wowed/bowled over/overwhelmed (or just the favorite parent/aunt/grandparent or whatever) head to Mabel's. My advice? Skip the regular food, and go straight to the shake. Can't make up your mind? They've got you covered, because you can even get a milkshake flight. Mabel's is also one of the few places you can get an actual sundae (and they have all kinds!) What a time to be alive! Coco & Hazel. With two locations, in Henrico and Bon Air, you're never too far from one of C & H's wild, wonderful, specialty shakes. Whether it's a birthday, a great day, or you're in your feelings over a bad day, they've definitely got something that will fit the bill.  This list wouldn't be complete without the honorable mention of Cook Out, the OG stop for the late night shake, the 40 flavors, the seasonal flavors, and just the overall ease of the drive through. Also, it's literally not summer in my book until I get a Watermelon Shake from Cook Out (only available in July and August- that's NOW, y'all!).      Not in Richmond, but definitely worth mentioning: If you ever find yourself driving up or down I95 near Fredericksburg, do yourself a favor and stop at Carl's Frozen Custard. My brother, who attended Mary Washington University (when it was The College of Mary Washington), turned me on to Carl's decades ago, and it's really hard to got past Fredericksburg without stopping. (In fact, we've all been known to take a cooler and bring a spare or two back to RVA.) All original equipment, the original signs, and just the delicious simplicity, take you back to way before my time! Frozen custard, made fresh every day. ALL CASH (but not a sock full of coins- Andy learned this the hard way!) Stand in the ever present line. It's worth it. My go to order? A Chocolate AND Strawberry Malt. Magical.   Happy National Ice Cream Month RVA!!  

Summer is here, and with it, so many great things to do around town (and just a bit outside of town)! Every season, I like to make a list of things that I want to do. Not because I have to, but because they are some of the things I particularly love. They're often simple, sometimes free, and they're just the things that make a season wonderful to ME. Do you do this? If not, I'd highly recommend it. It makes you a little more conscious of those simple things, and how they brighten your season. So without further ado, here's my list for Summer 2023, filled with some very RVA things to do... Support local at one of our amazing farmer's markets Take a stroll through Lewis Ginter Botanical Gardens Enjoy some quintessentially Richmond Pizza on the patio at Bottom's Up Rent a kayak or stand-up paddleboard at James River Outfitters and hit the river Take in a concert at Brown's Island Grab a coffee and pastry from Sub Rosa and head to Libby Hill Park to marvel over the view Play a round of mini golf at Patterson Golf Park Enjoy a late lunch and wine tasting at Upper Shirley (just a 30-minute drive) Carytown Watermelon Festival for food, music, fun, and watermelon Grab a Hanover tomato (or 2), some Duke's, and good bread, and have a tomato sandwich on the porch! What would you add?? Download a printable version HERE.

Summer is here, and that normally means a dip in activity for the real estate market, but over the last few years, "normally" is a term that we've all sort of tossed out the window. (I'm sure you know what I mean.) If you're wondering where we are in the Metro Richmond market, here's a little snapshot of what's going on right now, as we dive into summer... As of the end of May, the average home's sales price was $455,408. For a little perspective, that's up from $428,999 in April of this year, and $435,893 in May of 2022. This despite the fact that interest rates are up by over a full percentage point year over year, and of course, lots of predictions that home values would tank. Those predictions didn't amount to much, since the tight market of the last few years has, in fact, just gotten tighter. Why? There are a few reasons- we are in a legitimate housing shortage, as many builders either stopped or slowed building any type of housing units after the bust of '07-'08,  whole new buying pool has dropped into the market in the past few years, and with interest rates rising, there are loads of people sitting in their home with a 3% rate not even thinking about selling and having to buy at more than double that rate. Ugh. I know. Frustrating (to say the least) turn of events! That shortage of inventory means that while last year (2022) seemed like the craziest ever with homes selling on average at 107% of the asking price, we've only dropped down to 104% a year later, with much higher interest rates. The average days on market in the Metro Richmond market is only slightly higher than a year ago. In May '22, homes were on the market for 12 days, and now it's 17. But remember, that's the AVERAGE. The median is exactly the same, at 6 days. My thought, though, is that that is a muddy data point. Many homes lately are going on the market with delayed showings, often going on the market on Wednesday, with showings starting Thursday, and offers being reviewed on Monday or so (or some combination of similar days). In other words, "sold in one day!" is often not happening, as showings run for a set number of days, with a deadline for offers. What does all this mean for you? At the risk of repeating myself, if you're thinking of selling, it's still a great time. With so few homes on the market, your odds of selling very quickly are great. And while you'll definitely maximize what you get for your home if you do some work like staging, painting, and repairs, you'll likely still be able to sell easily even if you don't have the time or money to do those things. (So if you have a house you've been wanting to sell, but don't want to "put the work in" to get it done, NOW is a great time to put it on the market!) If you're looking to buy, this is a market where having a great buyer's agent can really put you ahead of the pack. There are lots of ways to "win" a home in a competitive situation without giving away all of your money and peace of mind, but it definitely takes planning and strategy right now. If you're thinking of buying or selling in this market (or anytime), I'd love to  help you get where you want to be. Let's talk!         *Information here is based on numbers from ShowingTime/Market Stats, and CVRMLS **Numbers are for the Metro Richmond area only

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

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

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

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

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

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