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  So one of the questions I get asked a lot is, "Is Richmond a good place to invest in real estate?". And I would say, yes. I'm probably a little biased, because I love it here, but yes, it is. And there are a few reasons for that. I hadn't really thought about the first one, until the other day when I was with clients who were from New Jersey, and they said, "Wow, your taxes are so low here, that it probably makes sense to buy real estate as an investment.", and I thought ding, you're absolutely right. There are lots of areas of the country where the property taxes are so high, that it pushes the rents beyond, you know, what they would be reasonably able to rent for, and makes it just not a worthwhile endeavor. It just wouldn't be. It wouldn't make sense financially. But in our area, because the taxes are relatively low compared to a lot of other municipalities, you can actually buy a place with a mortgage and include those taxes and your insurance and still have a little bit of positive income every month from that rental. But there are a couple of things that whether you're buying here or somewhere else, as a rental investment that I think it's really good to think of. The first thing you want to think about is, "What's your business plan? What's the business model that you want to use? Are you thinking of buying something and just have it pay for itself? Maybe you're buying it when your children are five, and you're going to keep it until they graduate high school, and that's going to be their college. So you're banking, really on the equity, and not really looking for a positive cash flow situation every month. So think about that, and what that looks like for you. The next thing you really want to think about is, "Do you have a little bit of extra cash, once you put the money down and do anything you need to do to get your rental up and running?" Do you have enough to cover any incidentals that might come along throughout the time that your renter's in there because remember, if you've got a tenant in place, you can't just say, I can't fix that right now, I'll wait until I have a little more cash. If the toilet is leaking, or something's literally not working, they have no heat, for example, you can't kick that can down the road, you will actually need a little bit of a buffer a little bit of a safety net to cover those sorts of repairs. And you will have those sorts of repairs guaranteed. Make sure too that you have a good application process in place. You are vetting your tenants well so that you don't end up having to completely repaint, or refinish/redo at the end of that lease term. So, unfortunately, this is where I get a little emotional with things like allowing pets, make sure that you know what you're in for if you do allow pets because they will oftentimes damage the property. And while many don't, many do, so having that little extra buffer or pet fee is going to make a big difference in what you have to do to the house when those tenants leave. Finally, once you get it rented, you have a tenant in place, you're getting ready to sign that lease, get a security deposit, make sure your lease is very clear on what happens there. Because inevitably, the time that you don't have a security deposit is the time that somebody skips out on their rent the last month, or does some damage that you are not prepared to cover when they move. So lots of things go into real estate investing, but it can be really lucrative and people always need a place to rent so everyone needs a home. I definitely think there's a need for it. If you have any other questions about real estate investing in the Richmond area, I'd love to talk to you and help you determine if it's the right thing for you and how you'd like to proceed. Just give me a call send me a message and let's get talking.

So we've talked a lot about whether it's a buyer's or seller's market and obviously all the data shows, and anecdotally, I can attest to the fact that it is still very much a seller's market here in central Virginia, in the metro Richmond area. But why? Why are we still in a seller's market? What is going on? And is it going to change? So a lot of buyers are out there thinking, I'm gonna wait, I'm gonna sit it out until it turns back into a buyers market. And I wouldn't really recommend that and there are a couple of reasons why. And they go back to the reasons why we are still in a seller's market. So one of the reasons why we are still in a seller's market, and we have not actually been in a buyer's market since 2013, or so, is throwing back to the mortgage crisis of '06 or '07, '08. When mortgages were crazy, everything kind of went kablooey. After lenders were giving people mortgages that probably shouldn't have gotten mortgages, and people didn't really have any skin in the game, so to speak. I think the lowest amount I had a buyer, during that time period, bring to closing was about $100. I think there were some people who brought $0 to closing and that just doesn't really give you a great incentive to pay things off. You don't have anything to lose if you walk away and just can't pay your mortgage. A lot of things changed after that period and put us in a position where a lot of builders went belly up. A lot of things just shifted in the whole industry. Buyers were sidelined. It was harder to get a mortgage. There were a whole lot of reasons, but one big piece of fallout that came from that was people stopped building. We just didn't have the construction that we had had up to that point and we just haven't caught up. So there are literally not as many housing units as the market needs nationwide. Everywhere you go. Almost anywhere, there are not enough units of housing. So that means rental homes, apartments, condos, townhomes, single-family homes, all that stuff. I have also seen during the course of my career that things have gotten a little different from the perspective of buyers. I think 15 or 20 years ago, buyers were more likely to come in and buy a fixer upper. I say all the time that with Pinterest, Instagram, HGTV, and all of these things showing great transformations, my natural thought would be that people would be more open to a fixer-upper and they would see the potential more because they've seen it on TV or Instagram or whatever. And it's almost the opposite. So it's a little counterintuitive to me that with the popularity of those things that buyers tend to walk in and see just a couple of things that might just be cosmetic, or just beyond cosmetic and they will walk out of a home. So the deals to be had in this market generally are the real fixer-uppers because a lot of people are just completely, no thank you, on those. They won't even go or they walk in and turn around and walk out. So there are a few reasons why we are still in a seller's market, but there are always deals to be had. If you're thinking of buying, there are always opportunities out there. So don't sit on the sidelines because you may be sitting for a long time. But if you have any questions about buying or thinking about a game plan to get you into a home and you think it's maybe unattainable, I'd love to talk to you because I bet you can actually make it happen.

One of the questions that I get asked all the time in every season, at a party by clients, whatever, "Are we in a buyers market or seller's market?". If you look at real estate news across the country that answer varies greatly from location to location, region to region, but here in central Virginia in the Richmond metro area, we are still in a seller's market. Now, what does that mean? That means that a balanced market is basically six months' worth of inventory. That means that if we had no more homes come on the market, that we would have six months to sell through all of the inventory that's currently on the market. So if a balanced market where it's not preferring or leaning towards buyers not leaning towards sellers, a balanced market is six months' worth of inventory. We are currently still, here in January of 2024, with less than two months of inventory. If we had no more homes come on the market with the buyers that are currently in the market, it would be at a zero within two months, like all of the houses would be sold. That's going to continue to a greater or lesser degree throughout 2024. We will still find ourselves in a seller's market. But with rates coming down, there are a lot more opportunities for buyers, especially first-time buyers or buyers who are very dependent on those rates. So if you're thinking about buying a home, reach out, I'd love to talk to you, and help you navigate that process, whether it's your first home or your tenth. And if you're thinking of selling, yes, it is still a great time to sell and I'd love to talk to you about the best strategy to get your home on the market before the spring when there is still pretty little competition right now. So give me a call, send me a message, and let's set up a time to chat.

If you're thinking of buying or selling a home, one of the things that's going to affect you on either side is the appraisal. So I'm going to do a short chapter, series, number of episodes on appraisals and tackle some of those frequently, commonly asked questions or situations that come up in the appraisal process. First things first, what is an appraisal? An appraisal really is an opinion of value. It is the most objective opinion of value because it is made by an uninterested party, right? It's not what the seller thinks the property is worth. It's not what the buyer thinks the property is worth. Nor is it what the agent thinks the property is worth. It is really an opinion of value by a an educated appraiser who only does appraisals. They are not involved in the transaction and it's based on the comparable sales around the property. So, you cannot use a property that's 50 miles away. You cannot use a property that is unlike the subject property. But it is an opinion of value, so they're not always going to be exactly the same, but they have to use information to back them. If you're curious about how appraisals work, what goes into the appraisal process and how it can affect you. If you're a buyer or seller follow along for the whole series and I'm going to answer all the questions you can think of about appraisals.

Serves 4 Ingredients 4 chicken breasts 3 medium carrots 1 pound brussels sprouts 4 medium yellow potatoes 1 medium red onion 3 tsp dried thyme 1 cup chicken broth 3 cloves garlic 1/3 cup sour cream 2 Tbs all-purpose flour 2 tsp garlic salt 2 Tbs butter 4 Tbs olive oil Salt and pepper to taste Wash and dry all produce. Preheat the oven to 450°F. Halve Brussels sprouts. Peel, then cut carrot into 1/4-inch rounds. Cut potatoes into 1/2-inch pieces. Roughly chop the red onion into 1/2-inch pieces. Peel, then mince or grate garlic. Add potatoes, Brussels sprouts, carrots, half the onions, half the garlic, half the thyme and 1 tbsp oil on a baking sheet. Season with pepper and half the garlic salt, then toss to combine. Arrange evenly into a single layer. Roast in the middle of the oven, stirring halfway through cooking, until golden-brown, 20-24 min. While veggies roast, pat chicken dry with paper towels. Add chicken, remaining thyme, remaining garlic salt and 1 tbsp oil to a large bowl. Season with pepper and toss to coat. Heat a large non-stick pan over medium-high heat. When hot, add 1 tbsp oil, then chicken. Cook, until golden-brown, 2-3 min per side. Remove the pan from heat. Transfer chicken to the baking sheet, on top of veggies. (NOTE: Give the veggies a stir before adding the chicken.) Roast in the middle of the oven, until chicken is cooked through, 10-12 min. While veggies and chicken roast, heat the pan from the chicken over medium heat. When hot, add 2 tbsp butter, remaining onions and remaining garlic. Cook, stirring often, until onions soften, 2-3 min. Sprinkle the flour over the onions and cook for 1-2 min. Add chicken broth. Cook, stirring often, until sauce slightly thickens, 4-5 min. Remove pan from heat, then stir in sour cream. Thinly slice chicken. Divide veggies and chicken between plates. Spoon pan sauce over top.

The metro Richmond area real estate market in 2023 demonstrated both resilience and competitiveness, making it one of the most active markets in the state. As we step into 2024, most trends and predictions suggest a dynamic year ahead. Market Overview and Trends in 2023: Throughout 2023, our market was a ALL about the sellers. With high demand and competitive bidding holding steady all year, it was a tough one for buyers, particularly as interest rates ticked up to nearly 8%. A significant portion of sales, (about 55.4%) closed at prices above the listing price, indicating a highly competitive environment​​. The average sale price of homes in Richmond maintained an upward trend as well,  fueled by the influx of young professionals and steady population growth in the area. One of the more difficult hurdles buyers faced was the inventory shortage- while already tight, it was made worse by sellers not moving because going from a 3% (or sub 3%, in many cases) rate to one that's 7 or 8 was just too unappealing. Housing Affordability and Demand: The concern for affordability continued to grow in 2023 due to rising interest rates and low housing inventory. This situation made homeownership more challenging for many potential buyers. Despite these challenges, Richmond's real estate market continued to thrive, with the rental market showing particularly strong growth. Rent prices increased by 22% over the past two years, in fact. The Richmond area is one where generally, it is still less expensive to buy than rent, though, which makes it good for both buyers of primary residences and those buying investment property. 2024 Predictions: Looking forward to 2024, the Richmond Metropolitan Statistical Area (MSA) forecasts a stable outlook,  While some predictions show a slight dip in housing market performance by the end of the year, headed into a major election that seems nearly impossible to predict.  The Virginia housing market as a whole is expected to see an 11.4% increase in home sales compared to the past year, suggesting a rebound from 2023's relative decline. Home prices are also projected to rise modestly, by about 1.2%​​​​. Real Estate Investment in Richmond: Richmond continues to be an attractive option for real estate investors, particularly those interested in the rental market, due to the large student population. The city's status as the state capital and a hub for commerce and education enhances its appeal for investment. The market is expected to yield good returns in the long term, with home prices showing a year-over-year upward trend​​. The Richmond real estate market in 2024 is poised for a year of adaptation and change. While challenges like low inventory and affordability constraints still exist, the market is expected to remain competitive and moving throughout the year. As we head into a spring market with lower mortgage rates, more buyers will surely be out home shopping. It is a great time to think about selling if you've been on the fence (and easier, as a result, to find something to purchase after your sale). If you're thinking of purchasing in 2024, this is the time to start building a game plan and getting your pre approval. As rates dip lower, competition for the homes available will absolutely increase. Make sure you're ready when you find "the one."  For investors and homebuyers alike, understanding these dynamics and staying informed will be crucial for navigating this evolving market. Richmond's steady population growth, thriving job market, and diverse real estate options make it a unique opportunity in the rental and overall housing market, through 2024. Curious about the value of your home, or what you can purchase? Reach out to me today and let's discuss!

As 2023 draws to a close, the Metro Richmond real estate market presents an intriguing landscape for homebuyers, sellers, and investors alike. This comprehensive analysis delves into the current state and future outlook of the Richmond market, offering what I hope are some valuable insights for those navigating this dynamic environment. Current State of the Richmond Real Estate Market Richmond, known for its affordable housing market, vibrant culture, and rich history, is part of a larger metropolitan area encompassing Chesterfield, Hanover, Henrico, and Richmond City, home to nearly one and a half million people. In 2023, the market exhibited several key trends: New Listings and Sales: There was an 8.3% decrease in new listings compared to 2022, with a 27.8% drop in closed sales, reflecting a challenging environment for finalizing transactions​​. Median and Average Sales Prices: The median sales price in Richmond saw a 6.9% increase, reaching $405,000, while the average sales price rose by 8.5% to $472,515​​. Market Performance Metrics: Properties were moving quickly, with median days to pending at just 6 days. About 66.6% of sales were transacted over the list price, suggesting a competitive market​​. Anecdotally, I can definitely speak to this, as nearly no transaction with which I've been involved has had only one offer. Predictions for 2024 Looking ahead to 2024, several predictions and trends are shaping the Richmond real estate market: Economic Growth and Mortgage Rates: A backdrop of modest economic growth and slightly higher unemployment is expected. Mortgage rates are anticipated to begin a slow retreat, improving housing affordability but potentially increasing demand as more buyers get into the market after having been waiting out the higher rates. Home Prices and Sales: A slight dip in the growth of home prices is expected, with a continued trend of stable but low home sales levels​​. Don't misconstrue this- it doesn't mean prices are dropping, just that prices may not continue at the same level of growth over the next year. (I definitely predict they'll still increase, though.) Housing Inventory: The number of existing homes for sale is expected to remain low due to insufficient building in past years. Mortgage rates are expected to exceed 6.5% for the year, maintaining the gap between market mortgage rates and rates on existing mortgages​​. (It's harder to sell when you know you're giving up 3% and going to 6%, so fewer homes are likely to hit the market.) Rental Market: The rental market is expected to see a mild decline in median asking rent, with a robust supply of new multi-family homes tempering rent growth​​. Opportunities for Buyers and Sellers: First-time homebuyers may find some relief as the market becomes slightly more buyer-friendly in some respects. Home sellers, on the other hand, might face increased competition from new construction homes​​. Richmond Specific Forecast: For the Richmond area, a 3.3% growth in home prices is predicted for 2024, despite a projected 11.6% decrease in sales​​. The Richmond real estate market as 2023 closes shows resilience and potential for growth, offering a dynamic landscape for both buyers and sellers. While sellers remain in a strong position due to high demand and quick sales, buyers should still be prepared for competitive conditions, especially for well-prepared homes. However, with the expected easing of mortgage rates and a slight adjustment in home prices in 2024, the market may offer more balanced opportunities for both buyers and sellers. So if you're thinking of buying, let's meet and create a strategy to get you where you want to go. If you're thinking of selling, the market is still yours- I'd love to help you figure out how to maximize the value of your home, and get it sold to give you the most in your bottom line.

So you're thinking about buying a house, or a condo, or a townhouse, or something? How do you decide on what the right type of home to purchase is based on your budget and your lifestyle? First of all, a lot of people, with lower price ranges particularly, often think a condo or a townhouse is going to solve all their problems, because usually, they're a little less expensive, in most cases than a single-family home. Don't forget that one of the things you have to include, and that your lender is going to look at, in your qualifications number, is the homeowners association, the condo association, whatever they want to call it, that community that you're joining is going to have a fee every month. Sometimes it's going to have special assessments, sometimes those fees can go up. But always, you're going to want to make sure that the fee that is there now is going to work with your budget and the payment that you're going to end up with, and that it's going to cover enough to make you feel comfortable spending that money. The main difference between a townhouse and a condo is the type of ownership. Basically, in a condo, you own what's inside the four walls. Often people think of condos as units in a building like apartments. But, sometimes townhome-looking things can be condos as well. But again, you only own what's inside those four walls. As opposed to having any land or garden yard, whatever that is yours. Obviously with a single-family home, unless you're in a maintenance-free community, all of that exterior maintenance is going to be yours with a townhouse or a condo. Often, that fee is going to cover things like the landscaping and the outdoor areas. Usually, if there's a pool or other amenities, tennis courts, that sort of thing, it's going to cover those as well. But often, it will also cover siding, the roof, the exterior items like doors, and things like that. But those are going to be on a schedule. So there are a lot of moving parts. When you start looking at those associations, what they cover, and how they're covered, you might be thinking, well, I'm not going to pay $250 a month because I can buy a house and then I'll just mow my own grass. But, you can usually pretty much assume that you're going to end up somehow spending at least $250 a month on your single-family home unless you are kicking some maintenance items down the road a little piece. So while the money is important, often the lifestyle is even more important. More maintenance-free options, like townhomes and condos, I think are fantastic for a lock-it-and-leave-it mentality. If you travel a lot for work or you travel a lot for pleasure, or you just don't have time to do yard work or it's just not something you want to do. You don't want to have to worry about getting quotes on a new roof. You want somebody else to deal with that. Or maybe you want the amenities that come with a townhome, a maintenance-free community, or a condo. Those are really lifestyle differences instead of just simple financial ones. Make sure that you read those documents well. You do have a three-day right of rescission, if you can't live with the way that they take care of the property, what you're paying for, or if it looks like their finances are shaky. You want to make sure that you're comfortable not only with the amount of money, but also what you're getting for the amount of money you're paying. A condo or townhome may be for you if you want to have a little bit more of a hands-off approach to maintenance. Sometimes it's worth it and sometimes it's not. If you're thinking about buying I'd love to talk through it with you and help you determine what the best deal for you is for both your budget and your lifestyle to make sure that the home that you buy is one that you love to live in. Give me a call send me a message shoot me an email and let's get started.

If you're thinking about putting your home on the market, yes, even in the seller's market, there are always things that you can do to make it show a little bit better and make it a little bit more appealing to a larger pool of buyers, and that's always going to help you in the long run. One of the easiest things or the 'more easier' thing to DIY is going to be your outdoor space. Especially as we head into the fall in winter a lot of the competition is not going to be doing a lot to their outdoor space because everything starts to look gray and bed and cold and brown. Today's buyers place a premium on well-kept and well-built-out outdoor space. So especially heading into the fall and winter, it is a great way to put your listing ahead of the pack by making your outdoor space more appealing and approachable. In fact, in 2020, 26% of buyers that were surveyed, said that that outdoor space made a huge difference in them wanting to buy a particular home over another. This can look as simple as putting nicer furniture outside or just staging an area to show that it could be a great firepit or relaxing area in any season. If you're wondering about ways to help make your outdoor space a little bit more appealing, I'd love to come take a look at your home if you're in the Richmond area. Give you an idea of what you can do to make your outdoor space a little bit more appealing to potential buyers make your indoor space a little more appealing to potential buyers and help get you the most return on your investment in your home. Send me a message give me a call or shoot me an email and let's set up a time for me to come take a look at your space and help give you that list of things that you can do to make it a little bit more of a wow in the sometimes a little gloomy or fall in winter markets.

Do you even need a realtor to set up a search for you if you're just starting your search process? There are so many search portals out there that often when people get started on their search, they start on the internet, they start looking at all of those portals. And we'll say to a realtor, I don't need you to set up a search, I already have access to all this other stuff. So if you're thinking about looking for a home, or you're starting to seriously look for a home, and your agent says, hey, I want to set you up with a search portal, there are a few reasons why you might want to do that. First of all, the timeliness with which that information gets syndicated out to all those other sites, sometimes it can take two days. And in two days, in this market, you may have missed the boat on that home that you could have fallen in love with. Secondly, it's a great little reminder for your agent. If I am looking for five different buyers and I have searches set up, it's going to send me a copy of that too. So I am also able to get that little tap on the shoulder from the multiple listing service, letting me know hey, there is a house that you know, Bob and Mary Smith might love. It's also a great way to communicate with your agent because you can put notes on there. So as we're sometimes learning what you like and what you don't like, if you're putting notes on there that say things like I love this location, but I hate this kitchen, then that helps me if I'm your agent learn a little bit better about what you like. So always don't get too specific in those things, but it really does shorten that learning curve a little bit and help make your home search a little bit more efficient. So if your agent says, "Let me set you up with a search portal", don't just wave it off. Yes, it's one more email. But hopefully it won't take very long before you'll be able to find the home that you love. It'll be easier, shorten that learning curve, and make sure that you're knowing exactly what comes on the market exactly when it comes on the market and not two days later. If you have any questions about the home buying process, the home searching process, I'd love to talk to you more, give me a call, send me an email or shoot me a message and let's chat.