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So great, waving an inspection is a great way to get your contract at the top of the heap in a multiple-offer situation, but should YOU do it? I am going to tell you that if you don't have some sort of risk tolerance, don't do it. But if you do have a little bit of risk tolerance, there are ways to get around it. So you can pay an inspector a couple of hundred dollars to walk through the property with you and give you a general idea of how those systems, that you may not know how to assess, what kind of condition they're in. But at the end of the day, you are 100% going to have something happen, whether you have an inspection or not. I call these oh s**t moments, it might be six weeks, it might be six days, it might be a year. You can also buy a home warranty, the seller can buy a home warranty for you, or you can buy one yourself, but they're not going to cover everything. So you're still going to need a buffer. It is always a bit of a risk when you have a home that things might go wrong. So if you are on a razor-thin margin, a razor-thin budget, and you can only afford your mortgage payment, that may not be the house you want to buy anyway, inspection or not. But ultimately, your options are probably to pay way more than the asking price and ask for that inspection, giving the seller some sort of security, that they're going to have still a higher offer, even if they end up with items that they have to repair. Or you're gonna still probably pay more than you want in this market and waive the inspection. It's kind of up to you and where your risk tolerance is. But remember, at the end of the day, if everything is equal, that seller is always going to pick the offer that is the least risk for them. So the more risk you can take on the better price you are going to get on the house that you're purchasing. If you want to take a look at more ways to build an offer, write an offer, or buy a home in general, check out some of my other YouTube videos. Or better yet, give me a call. I'd love to talk to you and I'd love to help you find your dream home.

If you are under contract, and on your way to closing, you're super excited, you've started packing, and you started envisioning how you're going to design your space, here are a few things that you don't want to do if you actually want to close on your house and close on time. First of all, don't buy a car. Please, for the love of all that is holy, don't buy a car. If your car dies, and I have had clients for whom this happened, they have had to bite the bullet and buy a car in between contract and closing. But call the lender, let them know the situation, let them know what's happening, and ask them what to do before you go off half-cocked and do it. Because that can really impact your debt-to-income ratio and that can throw your loan way off track. Second, don't drag your feet on getting information to your lender. They do not want to ask you for a thousand documents and have to keep up with all of those things any more than you want to provide them. But they will not ask you for something they don't need. And as frustrating as it is. And as much as you want to yell at, you know, Marjorie that called you yesterday. And now she wants three more documents. It is not her. So don't yell at her. Just give them the documents they need because there is a process that they have to follow. And their systems going to tell them, oh, now we need this. And yes, sometimes that's the last minute. Third, don't quit your job, even if you get a fantastic job offer. Try to wait out the old job until closing and then take the new job. Yes, you can get a loan if you've been in the same career, same field for the last couple of years. So it may be fine, but it also may not. The best rule of thumb is to try to keep everything the same as it was when you made a loan application. And keep it that way until closing. If you have any more questions about the financial process or what it takes to get a loan and get into a home, I have some terrific lender partners that I'd love to put you in touch with and they would be happy to help you with that side of things. If you have general questions about buying or what it takes to go from contemplating a purchase to contract to close. Give me a call. I'd love to answer any questions you might have. And obviously, I'd love to help you get into the home that you want to be in.

As the summer winds down (a bit at least), the market has not changed a whole lot from the last couple of months. Inventory is still tight, leading us to remain in a solid buyers' market. Check out the graphic here for a little snapshot of what's going on, and how it compares to the past few months. Listing inventory has actually been dropping consistently over the past few months, and is nearly half of what it was this time last year (which was already a low inventory point for our market.) As rates have risen, there is definitely less motivation for homeowners to sell, as many have refinanced to very low rates in the past few years. Until this situation improves, our inventory is unlikely to grow by much. That means, if you are thinking of selling, it's still a great time. Despite interest rates, there are still lots of buyers out there, and terms for sellers are more easily negotiated (not only price but repairs required, closing dates, etc) right now. If you're buying, yes, rates are not terrific, and inventory is low. However, if buying is something you want or need to do, all hope is not lost. We have found our clients a number of homes off the market in the past year, putting them in better positions to not have to compete and find the home they love, so that is always an option. When you're working with me as your buyer's agent, my goal is to do all I can to get you where you want to be. In better news, most experts predict rates to begin to move on a downward trend through 2024, as long as the inflation numbers continue to look good. That's a glimmer of hope. Just remember, as rates drop, prices and competition, are likely to increase. Not a whole lot of things in life are guaranteed, but the rules of supply and demand are. If you want to know what all of this means in terms of your personal situation, give me a call, and let's chat!    

I LOVE Richmond, and I love summer, but I'm not gonna lie- by August, the heat and humidity start to get a little old. Whether you have younger kids, for whom the break from school is starting to get a little boring, or you feel like you've done all the summer things and you're just ready for a change... Here are a few things you may not have done, that just might make the last few weeks of hot RVA summer a little more bearable. Did you know Richmond is the ONLY city home to Class II-IV Rapids? Get wet with RVA Paddlesports or Riverside Outfitters on a raft, a kayak, or a paddle board! If the kids are bored, everyone's SO HOT, and there's just nothing to do, get yourself to the drive-in! The Goochland Drive-In always has great movies, you can fill a carload for $25, there's great food that's not going to set you back tons of money, and a playground if you have littles (or bigs) that have a hard time sitting still, they can get a little energy out. It's HOT, but it wouldn't be summer in Richmond without a day at the Carytown Watermelon Festival. Head to Carytown on August 13, from 10-6 for music, vendors, fun, and of course, all the watermelon you can eat. Speaking of fruit, picking berries won't help you beat the heat, but you will get berries, and that's better, right? Picking dates are up for August at Agriberry Farm, but book soon, because space is limited. Go get you some raspberries!! Want to wander in the cool, solo, with a special someone, or with the whole family? There are so many museums here, it's almost impossible to list them all, but here are a couple that may be a little lesser known. Keystone Tractor Museum in Colonial Heights: My dad would take my son here when he was a kid, and it was a hit with both of them. Anyone who loves trucks, tractors, fire trucks, or the like, will enjoy a visit here! Virginia House was formerly an English manor house that was relocated to Richmond in 1925. (Amazing, right?) Now owned and managed by the Virginia Museum of History and Culture (another great museum), this period home is a fantastic step back in time. If you're anything like me, you might not like to do something that's creative, and if so, head to Scrap RVA on Brookland Park Blvd, to browse the amazing, ever-changing supply of art and craft materials, take a class, or bring the kids to a "Crafternoon" where for $5 or so, they can drop into a class and come home with something they've made. Bonus- Ruby Scoops is right across the street, so you've got to get a little ice cream afterward! Finally, if the temps aren't too bad, go for a walk at the Canal Walk, take in the murals, and at the Turning Basin, buy a ticket to a Riverfront Canal Cruise. These narrated tours of the canal feature some history that may be new to you, as well as giving you a tour of areas your feet cannot take you. (I recently did this for the first time, and it was so much fun!) Enjoy the rest of the summer, and stay cool and hydrated out there!

Sorry to be the bearer of bad tidings, but back to school is coming up pretty fast and furious, and unless this is your first year, first kid, first rodeo, so to speak, you probably know that that stress can hit hard, and keep on coming if you're not organized. Forget about the stress that comes if you're moving, or in a new home. But never fear- I've got some great tips from Mary Davis, professional organizer and owner of In Good Order, LLC, to help get you, your home, and especially, your kids, ready for everything that comes with back to school. At home: Make a comfy homework space. To provide structure and consistency, choose one designated area for your student to work. The space should be distraction-free and have good lighting, a comfy chair, and a power outlet. They will need enough workspace for their device, as well as any supplies they need while learning. If you have a desk with drawers, use drawer organizers to give easy access to pens, pencils, markers, glue sticks, and other small supplies. Use file sorters or sturdy hanging files to hold extra paper and notebooks. If your workspace doesn’t have built-in storage, a caddy or divided turntable are great solutions to hold writing utensils, glue sticks, and other small supplies, and f your work surface isn’t big enough for a device and supplies, or your workspace pulls double duty (like a kitchen table) a rolling cart is a lifesaver. This gives easy access to supplies while learning, and can be rolled into a corner or closet when the work is done. Having everything they need at hand can make all the difference in getting the homework done or trying to find "just the right pen, pencil, whatever," for 30 minutes. Print out a copy of the school schedule (even if it's available online) and post it somewhere everyone can see for reference. Trust me, if you're tracking homework, projects, supplies, needed, etc, having that schedule handy can really come in handy. If you have a calendar or family calendar you use or a Google calendar, get all of those days off and holiday dates and put them in the calendar for the entire year. (If I had a dollar for every time I was surprised by my son having a day off, I'd be retired- he's in college and I still do it.) Make a drop zone. Even if you don't have a mud room, per se, having a designated space for shoes, backpacks, lunch boxes, and more, so they're not all over the house. At School: Make sure you know the rules on backpacks, lockers, etc. If there are no lockers for the students, ensure that that backpack can hold everything they need all day, AND be at least somewhat comfortable. If your student takes lunch, consider a lunchbox that clips on instead of taking up valuable real estate inside the backpack. Get all the supplies now, so you're not scrambling that night before school starts. Did you know that if you type the name of your school into the supplies bar at Walmart.com , it will populate with the entire school supply list required, and you can buy and pick it up, or have it shipped. What? How easy is that?? Meal prep snacks and or lunches. If you've got fruits washed and cut, sandwiches made, etc, it's easier for kids (of any age) to grab a healthy snack, rather than junk, when they get home, and definitely easier for you to get lunches packed efficiently and with minimal stress. Are you ready for the school year? If you want more info on getting organized or to work with Mary, reach out to her HERE.       

The market that we're in and have been in for a while, moves fast likes fast and sometimes it is easy to get distracted with all the razzle-dazzle inside the house and not pay attention to the things outside of the four walls. So I've got a few things that I want to make sure that you're paying attention to, as you're looking at homes and trying to find that dream home that you actually want to buy. #1: Location. I know, it's really easy to get dazzled by all those interior features, but if the location is not where you want to be, then it's probably not going to be where you want to be. Because you don't stay in your house all the time. By location, I don't mean that if you really want to live in the city, you move to the suburbs, or vice versa. But if you generally want to be able to walk to coffee shops, maybe investigate other locations, that allow you to be able to do that, that allow you to get out walk with your dog, maybe it's a sidewalk neighborhood, maybe it's in town, but you don't probably want to change your entire lifestyle for where you want to live just because you love that actual house. So think about the location and know what your deal breakers are with that. #2: The next thing you want to make sure of is how much are you going to have to put into the house. So say it's a great location, it's the perfect place for you to be it's exactly the street you want you love everything about it and the house is pretty good. Can you live with the old out-of-date kitchen for a while? Or can you afford to go in and blast it out and redo the whole thing right away? So make sure you know what your tolerance is for the work, the financial expenses of the work, and the timeframe that the work is going to need to be get done. Because those things are going to matter when you actually get into the house and are living in it. You want to make sure that the trade-off for the neighborhood is equal to what you have to give up in making those changes and updates happen. #3: Is there an HOA? What does that include in Virginia? We do have a three-day right of rescission when you receive that package from the HOA. So if there is a homeowner's association, you do have to receive a copy of all the documents and you want to make sure that you look at them that you can live with what that is and look at the financials to make sure they're in a good financial position so that you're not going to have to pay an extra surprise $2,000 next year to redo the pool. And if you have to make sure that you love it enough that you want to spend that money and that you can afford it. #4: (and less important probably) The utility costs. I remember a time when I went from driving a Prius to driving a Toyota Highlander and let me tell you, I knew it was going to be a bigger car, but I was not anticipating that the gas would be like four times as much. So, I got over it but it was a little bit of a rude awakening and something I hadn't considered. So if you're going from a 1,500-square-foot house, and buying your 3,200-square-foot dream house, make sure that you can afford those utilities. This is particularly important when it comes to things like pools and hot tubs because that is a whole different set of heaters and water that you have perhaps never dealt with. And it's going to take a big hit on your budget for more information on all that goes into finding a home, purchasing a home, and things leading up to closing check out all of my buyer's videos on YouTube. There's a wealth of information there but if you have any questions that I can help with personally, or of course help you find a house in the Richmond area. I'd love to help give me a call.

This is another throw back family recipe, and one that was (and still is) one of my absolute favorites. It's the perfect summer treat that's not too sweet (and I mean, there's real fruit in there too!) I'm including the original recipe below, but it occurred to me that I could surely substitute Greek yogurt for the sour cream, and honey for the sugar, adding a little protein, taking out the refined sugar, and making it just a bit healthier. I told my son Angus (who's 20) that it would never have occurred to my Aunt Charlotte to do that "back in the day," as there was really no such thing as Greek yogurt then. He could hardly wrap his brain around that, as of course, "Greek yogurt has been around since ancient times, Mom." Yes, son. Just not in Richmond, Virginia. I then explained to him how we used to eat lasagna made with Cottage Cheese, and that was pretty much all he could take. Anyway, give it a try, either way, and let me know what you think. (Yogurt is a 1:1 substitution, but instead of the sugar, add about 2 TBS honey, or to taste.) Frozen Fruit Salad 2 cups sour cream 1/2 cup sugar 2 tablespoons lemon juice 1 whole bananas, chopped 1 can crushed pineapple in water, drained 1 can bing cherries, drained 1/4 cup chopped pecans Combine all ingredients in a large bowl. Spoon into foil muffin liners in a muffin pan, or silicone muffin cups. Freeze until firm.

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.