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We've all heard that old adage, cash is king many, many times. But what do you do if you're trying to buy a home in this market and you don't have a dump truck full of cash? Let's unpack that a little bit. Why is cash king anyway? Well, it's all about risk, right? The seller wants to make sure that what you offer them is what they're going to get at the end of the day, and it's guaranteed not going to have any unexpected loopholes throughout the transaction. There are some ways that we can make your noncash deal as competitive or close to a cash deal without you having to have piles and piles of cold hard cash. A few of those things that are going to help your noncash offer feel more like a cash offer to that seller are going to be waiving the inspection or making the inspection less of a question mark for them. Waiving the appraisal or making the appraisal less of a question mark for the seller. So that's coming up with a little bit of extra cash if the appraised price and the purchase price don't quite meet. And another is, and perhaps the most important make sure that you are well qualified with a local lender who might even talk to the listing agent to let them know how solid your offer and your qualifications are. If you have any more questions about writing the perfect offer in the seller's market, I'd love to talk to you. Give me a call, send me a message. Shoot me a DM and let's get started.

So you just saw that that house you offered on sold and it went for less than you offered, how the heck did that happen? Sometimes it's all about the money. And sometimes it's not having an agent that's going to do the research to make sure that your offer is best positioned to be appealing to that individual seller is going to make a huge difference in getting your offer accepted. Just like you may have an individual reason for buying a home, your family has grown, you're downsizing, you're moving to a new city, new job, things like that the seller is gonna have their own motivation as well. Knowing what those things are, are going to help you find that sweet spot that's going to dovetail your needs with theirs and get that winning offer. If you want to find out more ways to get your offer accepted in this market or get started on the process of buying a home give me a call send me a message I'd love to talk to you.

Uncommon mistakes that sellers make in literally every market. Be prepared for the photographer. Don't forget that the photographer is coming at 10 o'clock on Monday and leave your breakfast dishes all over and everything in the middle of the floor from your kid's projects the night before. Be prepared for showings. If you know the showing is scheduled for two o'clock in the afternoon, don't hop in the shower at 1:59. If your home is vacant, and you're letting a stranger stay in the spare bedroom, let your realtor know to let other agents know there's nothing that deters a buyer, like being scared out of their wits and breaking a toe on the way down the stairs. Remember, we are trying to get the buyers to visualize themselves in your home and have it be their home. So if grandma's in her bathrobe or the kids have made a huge mess, or you've got cars under tarps in the backyard, that's probably not what they're looking for. If you have any other questions, please reach out to me I'd love to talk to you

August Means Catching the Last Gasp of RVA Summer Here are a few of my favorites: Head to RVA Big Market Saturdays at Bryan Park from 8-1 and get allll the great produce. Make something you've never made, or just enjoy something simple like a tomato sandwich, before those Hanovers are gone! SuzySno is moving from Jackson Ward to the old Sweet 95 spot on Arthur Ashe Blvd. Opens in August, so go get you some! What says RVA as much as beer, cider, and music?? Head to Brown's Island on August 13th for the JamPacked Craft Beer and Music Festival.  Cool down with the family and learn about sharks (!) at the Science Museum of Virginia's Predator or Prey  Carytown Watermelon Festival is back (40 years!) on August 14, in Carytown, of course. Are you running out of things to do with the kids and it's just. too. hot? The Byrd has great family movies running all month. Click HERE for their schedule! Sunflowers and Sunsets? Yes please! Take a short ride to Burnside Farms and wander as the sun sets (and it's a little cooler, maybe) and enjoy their sunflower bounty. Tickets required. More info HERE

Hot Summer Market Update As summer draws to a close (how is that even possible?), our market in the Richmond area is still pretty hot! Here's a little break down of the late summer happenings. Stay tuned for fall and what's to come! So let's break it down! The average days on market as of July 22 is still 12, up just one day from last month, and the exact same as July of 2021. The "Month's Supply" right now is .9. That means that it would take 9/10 of a month to sell through all the homes currently on the market, if no others came on the market. A buyer's market is generally marked by a 6 month supply. While it may be taking things a bit longer to sell, and buyers have a bit more flexibility to ask for things like inspections, etc, that for a while there were hardly getting accepted, we are still very firmly in an inventory shortage and sellers' market in most of the Metro Richmond area. But how competitive is it really? Well, while the average percentage of sold price to list price has dropped to 104% in the Metro Richmond area, that is a bit deceptive. The median number is 102.6%. That means there are a good number of homes that are going well over that, keeping that average lower.   Cut to the chase- is it still a good time to buy? To sell? If you're buying- rates have definitely gone up from those all time lows, but pricing has, and continues to, become a bit more normal. So, if you look at it in the long term, prices are unlikely to go down (it's more than very doubtful we'll see anything here in the Richmond area that looks like a "crash") but you are less likely to be up against 20 other people on a home. That means you have more negotiating power, and probably won't have to bid up like a few months ago. If you're selling? Well, you may have missed the window of those crazy prices, no inspections, etc, but we are still in a very real inventory shortage, and there are still LOTS of buyers out there. That means you may have to put a little more effort in to getting it ready for market, but it is still a good time!    

How do you even go about picking the right Realtor? And is it even important? In the market that we're in right now, or really any market at all, having a good agent on your side on your team really is a crucial component of either selling or buying that house. You really want an agent that's going to be willing and able to have those hard conversations. So that means telling you that your offer may not win and helping you craft the offer that will. That means telling you that your cats smell a little bit more than you maybe think they do. That is telling you that you might need to move that old sofa out and have your home staged. So while we all like to hear what we like to hear, sometimes we need somebody to give us those hard questions hit us with those hard truths to get us where we want to go. Obviously, I'm going to tell you, I am the agent that's going to give you the hard truths, ask the hard questions, and tell you what you may not always want to hear. So if you're ready to have some of those hard conversations that are going to help you get where you want to be in your real estate goals. Give me a call. I'd love to talk to you!

It's National Ice Cream Day! I'm celebrating with some of my RVA ice cream (or ice cream like) favorites. I've always loved ice cream. I mean, what says celebration, and summer, as much as ice cream? Just like so many things, I have a hard time picking a favorite, because sometimes that favorite just depends on my mood. So, here are a few (well, more than a few, really) of my faves. I'd love to hear yours!   When it comes to gelato, our overall, hands down favorite is Deluca Gelato at Gayton Crossing. Their gelato really transports you to Italy, and never disappoints. They've got all the classics- from Stracciatella and Spumoni to loads of sorbets and seasonal flavors. My favorites? I always go for a combo of Banana Nutella and Chocolate Sorbet, but you really can't go wrong here. (It's also very close to home, which is definitely a blessing and a curse.) One of the longest running ice cream spots in Richmond is Gelati Celesti, and it's the OG for a reason. (When I had my cafe in the early '90's, in fact, I would not rest until I had a full scooping cabinet of their ice cream.) With multiple locations now, it's super easy to grab your favorite no matter where you are. My go to here is always "Just Ask," a delicious white chocolate ice cream with frozen peanut butter ribbons and Oreos. We have some seriously fantastic "newer" additions to the Richmond ice cream scene, and yes, I have favorites there too! Charm School Social Club on Broad Street (in the heart of the Arts District) has a great, slightly edgy/artsy vibe and fantastic ice cream and flavors. Anything is great, but whatever you choose, you must get the house made, toasted fluff on top. So damn good. For flavors here, my favorites are Fruity Pebbles or Cereal Milk (obviously I have a thing for cereal) or the Princess Cake. If you find yourself on Southside, Charm School's Study Hall is the place to stop by for some delicious soft serve. This walk up window has a more limited menu than their flagship, and soft serve only, with a rotating variety of flavors (and a killer Dole Whip!) If you're looking for vegan ice cream, both locations of Charm School have good options for you, too! Scoop is located in the Fan, tucked into a little spot on Strawberry Street (next to Idle Hands Bread Company, another favorite). They are a small batch creamery as well, offering unique flavors, brownie sundaes, ice cream flights (hello!) featuring three flavors, shakes, and custom ice cream sandwiches. My favorite flavor here was always Croissants & Jam, but that's no longer a signature flavor. (The nerve!) Now, it's a toss up between Banana Pudding (going away soon), Roasted Strawberry, and Brown Sugar Cookie Dough. You may recognize the name Ruby Scoops from the Food Network show featuring Ben & Jerry's. Yes, she won the Grand Prize (justifiably so!) Located on Brookland Park Boulevard in Richmond's North Side, here you'll find a rotating menu of unique flavors, from ice creams like Dulce de Leche and Black Sesame (my two favorites) to vegan flavors and sorbets. Westray's Finest on Lombardy St. went from truck to cafe this year, and they've got some seriously top tier, small batch handmade ice cream. My favorite there is Gold Rush (Sweet Cream base, Dark Chocolate Swirl, and Honeycomb Candy. Yes please!) Bruster's has always been a favorite, since there is a location near my parents' house and we'd go there on hot summer evenings when my son was little. A great place to walk up, get a delicious sundae or waffle cone, and have lots of variety in flavors. ( A few locations have a drive through, too!) If you're in the mood for something a little different than "just" ice cream (though none of the above are "just" ice cream!), here are a few of my other frozen favorites: Sno Shack in Mechanicsville is the most unassuming little shack (yep, the name is no exaggeration) smack in the middle of a parking lot in Mechanicsville. With dozens of flavors for sweet, fluffy shaved ice, it's a true, old school, summertime treat. (Oh, yeah, they close after Labor Day, too, so get it in the summer or wait till next year!) My recommendation here? Tiger's Blood, with a Volcano. (A yummy blob of ice cream in the center of the magical ice!) Another soft serve/custard option around town is JiJi's Frozen Custard. With delicious flavors that change periodically, and "Pundaes" to go with the event/season and the flavors, they always have something unique and tasty. They are a truck, so seldom in the same place at once, but follow them on social to know where they'll be. There are a few new(er) places on my list to check out too- Sweet Wynns is an ice cream workshop, giving you the opportunity to create your own handmade, custom flavor. How fun and delicious does that sound?? Graham's Ice Cream reopened in Mechanicsville a few months ago, with lots of fun flavors, sundaes, and shakes. The only other "must have" on my list (as of today- that's always subject to change!) is Carl's Frozen Custard in Fredericksburg. I got turned on to Carl's when my brother was at Mary Washington, and I've been a super fan ever since. Carl's is an institution, and in operation since 1947. Usually a line, always worth it, and 3 flavors- chocolate, vanilla, and strawberry. Why mess with perfection? My go to is a Chocolate Strawberry Malt (not on the menu, but they'll make it.) It's a must stop any time I'm going up I95, and I'll confess that on more than one occasion I've taken a cooler to buy a spare to have later.        

Is this house in a good area or a bad area? What do you think of this neighborhood? How are the schools? These are some of the questions that I get asked all the time. And I hate to tell you, I can't really answer them. Because of a little thing called fair housing, we really can't, as Realtors, tell you what's a good area and what's a bad area. One of the things that I can tell you just as a person and not as a realtor is, we all have a different perception of what that is to just like, my favorite pizza might not be your favorite pizza. Telling you what an area is or is not necessarily going to give you the data that you need. My goal is always to be the source of the source. So I can always provide you with enough information and reference sources to get you where you want to be. Whatever you're looking for in a neighborhood. Remember, what's good for you may not be good for someone else and vice versa. What I can do to help you when you're searching for a home is give you all the information and resources to help you make the best decision for you and your family. If you're thinking about looking for a home and you have questions about any part of the process, please reach out give me a call send me a message. I'd love to talk to you.

Well, mostly midsummer, at least. It's hard to turn on the news without some sort of daily update about the real estate market, but with so much click bait, so many opinions, and headlines crafted to grab your attention, what is the real story?? (And how much does the national news impact what's going on here in Central Virginia?) I'm here to break it down for you! What's Been Happening for a While? Well, it's no surprise that the real estate market has been going full steam for the last couple of years. The reasons for that are numerous. To name a few: The pandemic created different needs in the home- more work from home situations, more desire for home to be a "get away" when so many get aways were closed (think pools, putting greens, and more outdoor kitchens), and more people becoming something of digital nomads, with the ability to move anywhere. Interest rates dropped to historic lows, so money became so cheap to borrow, and that absolutely spurred the market, make home ownership more attainable for many. Millenials/older millennial buyers dropped into the market in force. Being the most populous generation, they made up 43% of the buyers out there in 2021 and those numbers continue to grow. The production of new housing units dropped after the mortgage crisis in '08, and the supply has diminished since. All of those factors created a serious supply and demand issue, where there were quite literally more buyers than homes. That's been going on for a couple of years now. What we're seeing now and how it's changed over the last few months.  Obviously, rates have risen quite a lot in the last few months, going from a low of 2.68% in December of 2020 to the current rate (as of July 2022) hovering around 5.5%. That has pushed some buyers out of the market completely, and more into different brackets of their price range. In our market, in Central Virginia and the Metro Richmond area, We're still seeing a good number of multiple offer situations. But, instead of 15 offers, we're seeing more 4 or 5 offer situations. Every home is not selling immediately. The homes that have don't have great curb appeal, show a lot of deferred maintenance, or are priced too ambitiously are not flying off the market like they were a few months ago. Buyers are able to be, and are being, a little more picky, and a little more cautious. Fewer buyers are waiving "all the things-" Inspections, appraisals, etc. More price reductions. Price reductions have tripled since early May. Those days of pricing homes by throwing a dart up high, and having offers that still exceed it, seem largely over. In most cases, at least. What is projected in the next few months/looking into next year? (And how will it all affect you if you're looking to buy or sell?) Despite some people's predictions of a housing market crash, that's VERY unlikely to happen here in the Richmond area. Demand is still high, and supply is still pretty low. While we may see a more "normal," market, it is doubtful that we'll shift completely from a seller's market to a buyer's market. It will likely just be more balanced. We're already seeing more home inspections and fewer high appraisal waivers, so if you've wanted to buy and those things have scared you, that window is opening just a bit. All of the experts do predict that rates will continue to rise over the next few months to a year, and that homes prices here will continue to go up (not at the same rate, but still, up) for the next few years, so if you're thinking of buying, don't wait for prices to go down. Buy when it's right for YOU. If you're thinking of selling, you may have missed *much* of the crazy peak of the seller's market, but with supply still low, it is still a good time to sell and leverage the equity you have in your home. Do you have more questions about the market? Follow me on social media and here for more market updates, or give me a call to give you a customized assessment of your unique situation.  

But wait a minute, if you're writing an offer, isn't it always about who is willing to pay the most money? In this crazy competitive market, we've been in now for a while. Sometimes it is. And sometimes it's not. Sometimes it's about those little individual things that make a difference to the seller. Here are a few things that I've seen recently. One, a seller that had 19 offers, the ones that they wanted to negotiate were the ones with no inspection, not because they thought there was going to be anything wrong with the house, but because they had small children. And the idea of not having to clean the house once more made a huge difference to them. When you're getting a mortgage on a home, you are going to have to have an appraisal, your lender is going to require one and if it doesn't appraise for the escalated value that that offer may have been, and you can't make up the difference in cash. You could be offering $10 million on a $300,000 house, but the lender is only going to give you $300,000. And sometimes people are just super emotional about their house. I've also seen situations where the people just knew that the buyer's love, love, loved everything that they had done, and that made a huge difference to them. They wanted someone to love the home as much as they did. Are you curious about more ways to be a lucrative buyer in this incredibly tough competitive market? I'd love to talk to you. Sit down and help make your homeownership dreams come true. Send me an email give me a call.