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The Best Gingersnaps Recipe These are my must make holiday cookies, and keep really well in a closed container for a few weeks (or so they say, I seldom have them last that long.) The dough freezes well, too, and they make great gifts or treats with coffee or tea. Gingersnaps 1 1/2 cups unsalted butter, softened 2 cups sugar 2 eggs 1/2 cup molasses 4 1/2 cups all purpose flour 3 teaspoons baking soda 2 teaspoons ground cinnamon 1 teaspoon ground cloves 1/2 teaspoon salt 1/2 teaspoon ground nutmeg Additional sugar. In a mixing bowl, cream butter and sugar. Add eggs, one at a time, beating well after each addition. Beat in molasses. Combine the flour, baking soda, cinnamon, ginger, cloves, salt, and nutmeg. Gradually add to creamed mixture. Refrigerate for 1 hour or until dough is easy to handle. Roll into 1 inch balls; roll in sugar. Place 2 inches apart on ungreased baking sheets and flatten slightly with a glass. Bake at 350 degrees for 8-12 minutes or until puffy and lightly browned. Cool for one minute before removing to wire racks. Yield: 11 dozen

Selling Your Home During the Holidays So you've been thinking about selling your home, but time got away from you, you've been busy, there was a lot to do (and forget about any updates or repairs that required building materials this year), and now it's the holiday season. You may as well just wait, right? Not so fast! While generally it is true that the market slows a bit during the winter and around the holidays, this market is different. Yes, I know I sound like a broken record, but just stick with me, and I'll explain. Benefits to Selling During the Holiday Season There are a few benefits of selling around the holidays, in any year, and in any market. First and foremost, there is just not as much competition. While you may not have a flood of showings, you can rest assured that those buyers looking around the holidays are actually looking to buy, and not just curious neighbors or folks out for a walk. But this year? Well, it's all that and then some. As I've mentioned before, this market is not a bubble (like the one back in '07-'09), but really is driven by a housing inventory shortage coupled with interest rates lower than we've seen in years. That means we've not really seen any of the normal drops in the market over the last year. In fact, the days on the market for our entire MLS area is still hovering right around 7 days. (That's the average, too, not the median.) Additionally, we're still at only 1.1 months inventory throughout our MLS area. That's still a long way from a balanced market (6-7 months of inventory). Even though it's a seller's market, there are still some special ways to prepare when you're selling in the holiday season. Top Tips to Sell Your Home During the Holidays Focus on your curb appeal! It matters more now than ever, when things tend to be a little more brown, gray, and the light is not as warm. Clean, clean, clean! Clean those windows, the entry area, and yes, even the trim. Add a fresh, new door mat, maybe a wreath, and a couple of containers with something evergreen. Tone down the outdoor holiday decor, if over the top is your style. Don't go totally Clark Griswold on the house if you want buyers to actually see the house, and not be distracted by the decorations. (I literally cannot stress this enough.) Use a Realtor® to list your home. (I know, sounds biased, but it really does make a difference.) Let's amend that to, "Use a Realtor® who works with a great professional photographer." Having professional photos is a non negotiable these days. I don't care how good your phone camera is. Pro photos will show your house off better. Every single time. Knowing your "perfect buyer." Your agent will know not only "who" your target buyer is, but how to reach them. Especially this time of year, when inclement and chilly weather is the norm, having an agent who will do a video, multiple photos, floorplans, or the like definitely makes it easier for buyers to know whether it's a favorite or a maybe before they even ring the door plan. Go easy on the indoor decor too. The line between great decor and too much is not actually that fine. Think more "warm and cozy holiday cheer" and less "where are we going to put our 900 piece Santa collection." (Pro tip- keep those in the box so they're ready to go to your new home.) Make sure it's easy to move around, and doesn't look cluttered. Got loads of wrapped presents? Keep those to a minimum, too, and if you've got the hottest video game console to be wrapped, just tuck it in a closet. No need to tempt anyone unnecessarily. There's also the bonus of the kids not easily finding their gifts before the big day. Doing some holiday baking? Good smells sell! Keep the feast of the seven fishes to the restaurants this year, but go nuts with the cookies, rum cakes, spiced cider, etc. Again, warm and cozy is never unwelcome in the winter! Perhaps the MOST important, price it to sell! I'm never going to be the agent who wants you to underprice your home, but especially in the winter months, when there are in theory fewer buyers out there looking, not shooting the moon with the price helps position you better in the market. If you're working with me, or any good agent, we'll sit down with you to review the comparables, their sold prices, and how your home stacks up to that. We'll use all the data available to come up with a great plan to help you maximize your investment, your time, and get you to your goals. What questions do you have about selling your home during the holiday season? I'd love to help you determine if now is a good time for you to sell!

Did you know that in my "former life," I owned a restaurant/cafe/catering business in Carytown named Gourmet Delights? One of the things we were known for were our carryout catering items. This was waaaay before supermarkets had the plethora of ready made items they do now, so being able to stock your freezer with delicious pasta dishes, soups, and and side dishes was a big deal. And one of the top sellers, especially around the holidays, was this one. Party Potatoes. Easy to make ahead, easy to travel, and always a hit. Did I mention make ahead? (Around the holidays, that certainly deserves a second mention!) Party Potatoes Ingredients 8 cups mashed potatoes (about 8 - 10 russet potatoes) 8 tbsp butter 8 oz cream cheese 8 oz sour cream 1/3 cup chopped fresh chives 1 1/2 tsp salt 1/2 tsp black pepper Instructions Grease a 9x13 baking dish with one tablespoon of butter. In a large bowl, mix together the prepared mashed potatoes (I highly recommend using a ricer for these!) with six tablespoons of the butter, cream cheese, sour cream, salt,  and pepper. Fold in the chopped chives. Transfer the party potatoes to the prepared baking dish. Dot the top with the remaining one tablespoon of butter. At this point you can cover the dish with plastic wrap and store overnight in the refrigerator.       When ready to serve, preheat the oven to 350 degrees and remove the plastic wrap. Bake the potatoes for 50 - 60 minutes. *This dish also freezes well, just make sure you thaw completely before baking. What a way to make Thanksgiving just a little easier!

No matter where I go, the question on everyone's mind lately is not just "How's the market?" but "Is this a bubble?" The short answer? No, it's not a bubble. Then what the #%(@ is going on?? Well, that answer is not so short. In the past couple of years, a whole new generation of homebuyers have dropped into the market. After the mortgage crash that happened 15 or so years ago, building seriously slowed (No one was buying, many builders got into bad financial positions... so, why bother building?), leaving us with simply not as many homes as buyers. On top of the home shortage, and all the new buyers, we have extraordinarily low mortgage interest rates, so borrowing money is simply "cheaper" than it is in a normal market. All of these things combine to form this unprecedented (yes, I am as sick of that word as you are) market. For sellers, there are a lot of benefits, for sure. While we have started to see a bit of a shift, things are still quite competitive. We may not be seeing as many 25 offer situations, but we're still seeing plenty of five or ten offer situations. Along with those multiple offers, we're seeing buyers trying to do all they can to make their offer the best- from waiving inspections, or portions of inspections, waiving appraisals, paying well above asking price, offering free "rent back" to the sellers, and so much more. Who, when you're selling, doesn't love getting an offer that basically lets you write your own ticket? But what if you're a buyer? Should you "just wait?" This market can indeed be a bear if you're looking to buy, and I totally understand your frustration. Many buyers are writing offer after offer and losing the battle. It's exhausting, and I know it can make you want to throw in the towel. But wait? Hold up. Here's why: Date           Avg Home      Rates         Payment  Sept 2018     $262,000      4.63%             $1361 Sept 2019     $260,000      3.61%             $1230 Sept 2020    $290,000      2.89%             $1247.75 Sept 2021     $320,000      2.91%.             $1350 Waiting for a normal market could cost you. Right now, there is simply not enough supply, but all signs point to that leveling off to a degree. For the market to "cool," it will most certainly be because rates have gone up to a "normal" range. Unlikely that an uptick in rates is going to drastically impact prices overall, so that lands us back at somewhere in the neighborhood of a rate of 4.63% in a normal market, and that same home you've been eyeing at $320,000 would now be $1600 per month rather than $1350. Not an insignificant difference. But with the rates as they are now, hovering right around 3%, you can actually go over that asking price, even by $30,000, for only an additional $125 or so in your payment. Still better per payment than what you're likely to get when waiting. Yes, it's not quite that simple, but if I got into all the details, I'd surely have lost you by now. If you're still reading, maybe you have questions? Reach out and let's talk!            

  So... Maybe you just bought a house that has a few projects (or is one big project). Maybe you're selling your house, and you need to do some updates to make sure you get top dollar. Or, maybe you love your current home, but just need a little something to make it fit your life and style right now. Unless you're Chip and Joanna, you'll probably need to hire a contractor. But where do you even start? Never fear, I'm here to help. Follow this process, and while I can't guarantee a totally stress free result, I can pretty much assure you that you'll have a better experience than if you don't. FIRST STEPS Have a plan of what you're doing. Major kitchen renovation? Small bathroom renovation? Or maybe you need a full blown addition. Odds are, the project is going to dictate the contractor you use. If you just need a new vanity and lighting in the bathroom, you are probably going not going to want to use the company that builds mega additions on luxury homes. The job is just going to be too small for them. Ask for recommendations from people you know who have used a contractor for (ideally) a similar job, a contractor (electrician, plumber, etc who may work with someone they like). Ask WHY they would recommend them, too! Ask me! I work with different folks all the time, and I know looooootttts of people, who do almost everything. I don't get anything from them from the referral, but I work with them enough that I know they'll treat my clients right. I always recommend getting quotes from 2, or ideally, 3, contractors for your project. Not just because the prices can be drastically different, but also because you are absolutely going to feel more comfortable with one. (And trust me, if they are going to be in your home, and you have to communicate a lot, this matters more than you realize.) ONCE YOU DECIDE ON A CONTRACTOR (or you're close to deciding!) I talk to people all the time who have never hired a contractor before, and don't even know where to start, what to ask, or what their expectations should be. Interestingly, I've talked to lots of contractors over the years who have a similar problem. So, I've put together a list of where to start when you have narrowed down your project, or when you are still deciding on that contractor. QUESTIONS TO ASK! What is your process/plan for this job? How do you work? (There's no right answer here, but their answer should "feel" good to you. What is the timeframe for this project? When can you start, and how long with it take to finish? What is included in your quote? (Is there anything you, the customer, needs to provide? If someone gives you a great deal on painting, but you have to purchase all the paint, make sure that it's still a good deal.) Will they take care of all the permits, and perform all the work to code? (This seems like it should be a given, but trust me, it's not.) Do they have tradespeople on staff, or do they subcontract those? (Plumbers/electricians, etc) How often with the person/someone in charge visit the job to oversee? Who will be your main point of communication? How will they communicate? If you are more easily available by text, and they only call, or email, make sure you are able to land on a way that works for everyone. How often will they update you on progress? What materials will be used? Make sure those are laid out in the contract, IN WRITING. Don't assume that "wood floors" mean the quality of floors that you want. Get the specifics. Where will they be doing their sawing/trim work, etc? How will they deal with dust, etc inside the house? (Generally speaking you want people doing the sawing, drilling, etc, outside, or in the garage. NOT in your living space.) What will be the level of finishing? Are they going to add new trim/replace trim, etc, and paint it? Are they going to redo your whole bathroom, but leave the old vent fan from 1974? (If you want that, it's one thing, but don't assume EVERYTHING will be new if you don't ask.) These are really just a few things to get you started. If you have a project in mind, get super clear on a list of your expectations before you meet with anyone, and most definitely before you sign a contract. And remember, like I always say- when you're looking for contractors, Cheap, Fast, or Good. You can only get two. Never all three. What do you choose, and how involved do you want to be?      Got more questions? I'm happy to answer them, or point you in the direction of great people, if I'm able!

I've helped many first time home buyers successfully buy their dream home, and over the years, I've noticed something that I want to share with as many future first time home buyers as possible! It's this- some first time buyers aren’t aware that they have the ability to use a buyer’s agent to represent them in one of the biggest purchases they will ever make! (AND, that it doesn't cost them any more!!) I want to put this out there to help educate as many people as I can. You can and SHOULD have an agent who works for YOU when you are ready to buy a home. Because let’s be honest, buying a home involves a lot more steps than most people realize. So what does a buyer’s agent do? In a nutshell, we help you, the buyers; navigate the entire home buying process one step at a time. I'll dive in and break it down for you. (Make sure you read until the end because there is great news waiting for you there!) First things first, a buyer’s agent will meet with you to go over the entire home buying process. That way, you're fully equipped so you know exactly what to expect. (We can do this in person or via Zoom) They will help you identify your needs and wants in a home, including your top "must haves" and your deal breakers. I'm a huge fan of understanding your "why," so I always spend some time asking why you want what you want. That helps me help you more than you know. They will then set up a custom home search that will find listings matching your wants and needs, so that you don’t have to filter through hundreds of listings that don’t even fit what you’re looking for. When you start looking at homes, you’ll notice that they will be listed by a listing agent. What's great about a buyer’s agent, is that they work in your best interest, not that of the sellers. In addition to helping you find a house that meets your needs, they will also help you understand your options when it comes to writing an offer, advise you on the market, help you determine what price to offer the sellers and most importantly, negotiate on your behalf. If you find yourself in a multiple offer situation (pretty common in this 2021 market), they have strategies to help make your offer stand out, while matching the seller’s priorities to give you the best shot at getting that dream home. Once you have an accepted offer, they maintain strong communication with both you and the listing agent so you'll always be kept in the loop and never left wondering what’s next! A buyer’s agent will also remove as much doubt as possible. They'll provide you with all the tools necessary to make an informed decision before you take on the investment of owning a home. Think of them as your go-to resource throughout the entire transaction. Not only will they educate you through each step, they will refer you to their trusted vendors. From lenders to home inspectors, attorneys, and contractors, there can be so many moving parts in a transaction that you’ll be thankful to have the help of trusted professionals and save time trying to research them on your own. All of this will help you have peace of mind throughout the home buying process and prevent you from falling into the buyer’s remorse trap! It’s time to fill you in on the best part about hiring a buyer’s agent. Here it is.. it costs you absolutely NOTHING! You might be thinking this all sounds great and I would love to have someone work on my behalf but how much is someone like this going to cost? Having a buyer’s agent won’t cost you anything because the sellers are responsible for paying all commissions. So, if you’re already searching for homes online, googling questions you have about the process and you’re ready to dive in, what are you waiting for? It’s time to find yourself a buyer’s agent who will work for you and walk you through all of this – literally, one house at a time! Look for a buyer’s agent who you feel is a good fit for helping you through the process of buying a home. When you’re interviewing different agents, you’ll want to make sure you choose someone who not only seems knowledgeable but someone who will be available, willing to educate you, able to communicate the way that you want and most of all, someone you feel comfortable working with! Maybe that's me. And, maybe it's not. But do your legwork here, and I promise you that the home buying process will be much easier!!

Have you been hearing all the talk about the real estate market in the last 6 months or so, and wondering if maybe it actually IS the right time to sell? You're not the only one. (I've even thought about it myself!) But where to begin? Well, the obvious solution is just to call me, right? Kidding. Well, kind of... Stick with me. Here are a few things to think about as you get ready sell your home in the Richmond area. Obviously, I'd like you to call me, but if not me, call your agent of choice. Sooner than you think. We will walk through your home and pull the data to help give you a comprehensive list of to do's, discuss your personal goals, and touch on pricing, at least within a range. No one knows your home as well as you do. So, if there are items that you know need repairing, making a list of those and starting to get them checked off is a great place to start. Clean, clean, and clean some more. (I have a comprehensive cleaning list to remind you of the things buyers tend to look at that sellers often forget.) Staging is often important in our market and others. Depending on your home, that may mean just decluttering, and depersonalizing your space, and others it means a full staging with furniture, art, and accessories. Know the comparables and price it well. Yes, the market has been wild for the past few months, but pricing has always been, and will always be, a crucial component of a successful home sale. That means paying attention to the comparables, the market, and your own personal goals to get the pricing right. Getting your home prepped can sometimes be accomplished very quickly, but more often than not, it takes a little bit of time (Real talk? The average time it takes to prep a home for sale is 2 months, from start to finish.) The most important thing to know? Call your agent as soon as you start thinking about selling. That will absolutely reduce your prep time, keep you on the right track, and make sure that any money you spend helps maximize your time and sales price and minimize your stress.  Are you ready?   

Today, I’m diving into an important topic that could make a big difference in the amount of money you net from your home sale. If you haven't been living under a rock, you probably know the market is HOT. There are more buyers who need houses than houses for sale. That means your home is in demand and it’s not even listed yet! That sounds like great news for you, doesn't it? It is! As a result of this market, I know there are lots of potential sellers thinking… "Hmm maybe we should just put a sign up in the front yard and see what happens." The truth is, the worst thing you can do as a seller in a hot market is to go it alone on the sale of your home. So before you head to the local hardware store for that "For Sale By Owner" sign, keep reading... I know you're doing the math and figuring out how much selling your home on your own could potentially save you... but I wanted to shed some light on a few important things to consider before you decide to go that route. If you're looking to the internet to determine that perfect listing price, you could be losing a significant amount of money. Online home values aren't always entirely accurate which means basing your list price on what the internet is saying could result in you leaving money on the table. Remember, those online "valuation" tools are just guessing, because they haven't been in your home, or anyone else's. They don't know that you just redid your bathrooms, or that the neighbor did not. Contracts and negotiations can feel like a foreign language if you're not a real estate professional. Not understanding how to navigate these or have someone work in your best interest could result in sticky situations and money lost. Demand - when you're in a hot market, one of the greatest benefits to the seller is that they're typically in the driver's seat. When there are more buyers than listings for sale, your house can spark a bidding war when it hits the market. However, without an agent helping you prep your home for the market, price it strategically, market it with a variety of methods and really get it out there, you can really miss out on that demand. You might have a buyer or two, but that isn't going to drive the price up (and get you an offer with the best terms) like it would if you had someone working for you. The best advice I can give to someone thinking about selling is this - Before you make the decision to do it alone, do some research and find an agent who has good reviews, comes highly recommended and who you can learn something about before reaching out. What does their experience look like? What are their clients saying? Schedule a consultation with them to see how they can help you net the most money possible from your home sale. Successful home selling is rooted in doing your research and making smart decisions that are going to position you in the best place possible when your house hits the market! (And I'm here to help!)

If you’ve been thinking about buying your first home, chances are you’re getting tons of advice from everyone you've mentioned it to. It can be pretty overwhelming, and that's why I want to share 3 home buying myths you need to know if you’re considering homeownership. These will help debunk some of the things you may be hearing from people who probably have great intentions, but probably aren’t professionals. MYTH #1: You Have to Put 20% Down to Purchase a Home This could be the biggest home buying myth of all time! Putting a minimum of 20% down on a house does have some financial benefits .. BUT it isn’t required. There are several options when it comes to financing your home so you’ll want to meet with a local lender to discuss these options before jumping head first into the process. There are loans that require as little as 3% down as well as resources for buyers struggling with down payment money and first time home buyer programs. MYTH #1 Tip: Do not get pre-approved from an online lender. Find someone local who you can actually sit down with, understand your options and make the best decision for your financial future. (I can refer you to some great ones.) MYTH #2: It Doesn’t Matter if I Don’t Have a Real Estate Agent Some buyers prefer not to commit to working with one specific agent. That means they don’t take advantage of hiring a buyer’s agent to help them with their home purchase. That means they’re on their own for scheduling showings, being alerted of new listings, and when it comes time to negotiations, they won’t have anyone working in their best interest. This is not a great combination- especially in this market. It can prevent you from getting an accepted offer on the house you really love because you haven’t been educated on the market or how quickly you need to make a move. Right now, that's QUICK! It could also result in you losing money or overspending because you don’t have anyone negotiating on your behalf. I don’t know about you, but if I’m buying my first home, or any home, for that matter, that does not sound like a great situation. MYTH #3:Prices probably won't keep rising forever. But a market crash isn't likely, based on who's buying homes now: people with low debt-to-income ratios who put a lot of money down after losing out on a few homes to other buyers. "They will not be the first to abandon their homes if there is a downturn in the economy," said Kenneth ErI of Climb Real Estate. "These homes are owner-occupied and not highly leveraged like in the run-up to the last crash."   There are certainly a few more myths, but I'm here to help you navigate them. If you think you're ready to purchaase, give me a call, or email me here. I'd love to help!

I don’t know a single person that has had an easy time this year. (And that’s an understatement.) We’re all a little over these “unprecedented times,” I think. Today, and every day lately, as 2020 has dragged on, I’m making a conscious ever to find those things for which to be grateful, even when it takes some serious thought to find them. Every year for as long as I can remember, my mom and her sisters have multiple discussions about who’s bringing what, talk about how we always have too much food, and always seem to land on something crazy, like “Let’s keep it simple and just have lasagne,” only to end up with guess what? Traditional food, and way too much of it. As it should be, and largely because my aunt Charlotte would convince my Mom that that would be crazy. It’s just one day, she’d say, and of course she and Sue would help set up and do extra cooking. More wrangling over who’s bringing what, then once it’s finally decided, Sue and Charlotte always arrive with three things that were never mentioned. I get this one more now, as I only have one child, who’s not always home, half the time. When you love to cook, and live alone, the holidays are sort of like the Oscars, the Super Bowl, and the Miss America Pageant rolled into one. Not for showing off, but for trying all the things you’ve been wanting to try for people you love. Happy chaos. A hundred people in the kitchen, loud and boisterous, the sound of plates and forks, shouts of “Is this the vegetarian one?” “Who made this?” and the inevitable, “I did, but it’s too dry/not good/not the best/a new recipe,” coming from Mom or one of my aunts. Then, as the noise migrates to the tables for a while, and my Dad would slip out (always the first in line with a plate, and the first to cut into the pie for “just a sliver” of each one) to start the dishes. Solo, and quiet, he’d be finished almost before anyone noticed, and in time for him to sneak out of the house for a little peace while we’d all break out the karaoke machine or start up some living room line dancing. Yeah, not everyone’s tradition maybe, but always ours. Last year was different, as we lost him in the spring. Never loud, never one to fill the air with useless words, he was the quiet, strong, and unbelievably kind heart of my family for sure. The one who could magically make so many things happen (including all the Thanksgiving dishes) with no fanfare or announcement, and while he never loved crowds, he loved our crowd. I mean, he loved knowing we were there, doing the Macarena, while he sat on the porch of his garage and dozed off quietly. I will never not be grateful for all of those Thanksgivings, and for having him as long as we did. This year will be different still. Not only because of all of the 2020/Pandemic accommodations- the drastically smaller table, on the deck for safety, masks, and probably a few FaceTime or Zoom calls. We lost Charlotte suddenly in June, and I know that as my Mom gets things together, and Sue has been prepping what she’s fixing for her smaller family dinner, that loss is more acute than it has been. Our table will have at least 4 fewer dishes, and likely nothing with Cool Whip (or whipped cream), as she loved a light dessert, and was a master at them. No telling her we’re eating at noon so she arrives by 12:30, with all of her dishes and the dollhouse and all its furniture for her granddaughters. I could list a thousand things about both of them, but I won’t. L to R: My mom, Phyllis, Charlotte, and Sue. My awesome dad in the background, the year he had a beard for the holidays. What I will say is that if you have your people, even if you can’t see them today, be thankful for them. If your traditions are weird, or not what your Norman Rockwell idea of Thanksgiving should be, they’re still yours. Today, and every day, I’m grateful for my people- family, friends, and clients, and for all of those holidays past. For every weirdo salad someone brought that combined Jello and cheese, or peas and mayonnaise. For every Electric Slide and Judds Christmas karaoke song. For the family gatherings that my ex husband would always say he enjoyed, but why did they have to last 7 hours? For the people we’ve lost, but were so blessed to have. For the people we have. For too many carbs, and too much pie, and for that turkey that’s usually not that great. Wishing you a wonderful day, whatever this year looks like. One day, this one too will be a memory, so here’s to making it memorable, not worrying too much that it doesn’t feel quite the same, and finding gratitude in those little things. They are for sure the ones we miss when they’re gone.