Past Email Newsletters

💬 FROM ME TO YOU… Well. The Fed made a move yesterday (for the first time since ‘23), and if your news feed is not talking about it, I'd be really surprised. I get it. Rate news feels big. It lands in the headlines and the group chat, and suddenly everyone wants to know what it means for them. So let's talk about it honestly, because the answer is more nuanced than the news cycle suggests, and panic is almost never the right response. (Is panic ever the "right response? for anything?) The short version: this rate bump affects you less directly than you think, and more strategically than you may realize. I break it all down in the market update this month, including where things stand heading into fall and what I'm actually seeing on the ground in the Richmond metro. We're also heading out to Atlee and I'm sharing a little about the differences in what makes Atlee, Mechanicsville, and the broader umbrella of Hanover, unique from one another. And this month's Ask Cindy is a question I get constantly (usually from people who are just starting to think about buying.) Does shopping around for a mortgage hurt your credit score? The answer is better than most people realize, and it's definitely something to remember, even if you're a ways off from buying. Let's get into it. — Cindy 🧠 Market Recap Last month I said the Richmond market was feeling "choosier." This month, I went looking for proof (beyond the usual sales report) and found a market that's kind of contradicting itself on purpose. Here's what I mean: there are dramatically more homes for sale around Richmond than a year ago, and nearly one in five has taken a price cut. Sounds like a buyer's market, right? Except homes are still selling faster than last year. Both things can be true at once. What you do with that depends on which side of the closing table you're on, and which county you're standing in, honestly, because Richmond, Henrico, Chesterfield, and Hanover are each telling a different story right now. (Richmond dipped. Hanover climbed nearly 5%.) I also ran the September mortgage-rate math, and the potential change in that average payment (assuming a 30-year, $400,000 loan) right now is $200 more than it may have been in August. (But that's not all bad- I promise!) The full breakdown, why it may not be bad news, and what I'd actually do about it is in this month's post. GET THE FULL UPDATE 📍RVA Neighborhood Spotlight: Atlee Here's something most people don't know about Atlee (one of the most in-demand communities in northern Hanover County: if you live there, your mailing address says (or should say) Mechanicsville. The U.S. Postal Service has never recognized Atlee as a separate place. The community identity that buyers research, covet, and pay a premium for is almost entirely a product of the past thirty years, built by developers branding subdivisions along Atlee Station Road and cemented by the opening of Atlee High School in 1991. This week on the blog, I'm telling the full story: where the name came from, how a modern community built its identity from a railroad memory, and why the schools that made it famous are still, by every measure, worth the conversation. Come take a look. MORE ON ATLEE HERE Ask Cindy Should I get pre-approved before I start looking? Won't that hurt my credit? Yes. And really only barely. A pre-approval is a hard pull that can knock your score by a few points (not dramatically, so your score usually bounces back in a month or two). If you shop a few lenders within a short window (45 days, usually), the bureaus count it as one inquiry, so it's only one hit. Skipping it to protect your credit is like refusing to check the gas gauge to save the needle, though. You need to know your real number before you look: it keeps you from falling for a house you can't get, and makes your offer serious when you do. Do you have a question you want answered in a future newsletter? Reply and let me know! Do you have home questions, need contractor referrals, or are you (or someone you know) thinking of buying or selling a home in the Richmond area? Reach out! I'd love to help.  👉 SEARCH RICHMOND HOMES FOR SALE 👉 GET YOUR HOMES VALUE 👉 START YOUR SEARCH 👉 BOOK A CONSULT

💬 FROM ME TO YOU… Some recipes follow you. Sconset Muffins are one of mine. They came out of my Gourmet Delights days, which now feels like it was approximately three hundred years ago. (Yikes.) I made these muffins more times than I can count, and I still think about them. So this month, I'm sharing them as a great start to fall. Consider it a piece of my personal history, wrapped in a delicious treat. Also in this issue: everything worth doing in the Richmond area in September, which is seriously one of the best months in RVA. The light changes, the heat breaks (eventually), and we all remember how much we love to be outside. And then there's a little piece on journaling. I know. But just stay with me. Because while I've been doing it forever, but have leaned in this summer, and it really does make a difference.  I wouldn't bring it up if I didn't have the data to back it up. Actual research. Numbers. Science-adjacent things that make a great case for putting pen to paper, even for just a few minutes a day. No pressure, but it definitely is what I'm loving right now. — Cindy What's Happening in RVA Can't you just feel the breeze, the sweater weather? The cooler temps in time for plant sales, festivals, Iron Blossom music and more. Ok. It's not cool yet, but it's coming, and the events are that much better for it. I'm excited for all of those things, and ready to get out there as soon as we're in the ‘70’s or ‘80’s, as opposed to the 100's! What are you looking forward to this month? GET THE FULL LIST HERE What I'm Loving Really, really, not a real estate post. Just what I'm loving. I've journaled since I was 12 (maybe longer?) I've still got most of them, and boy, some of those early ones? Hilarious. I know that's not most people. But it seems like everyone I know is carrying something heavy right now, and I have definitely been leaning into my writing. So I wrote about why that helps me, plus what Dr. James Pennebaker's research (via a recent 10% Happier episode) says about what fifteen minutes of writing actually does to your body and brain. And three prompts to try if you've never done this before. READ THE FULL BLOG POST HERE 🍴 What I'm Cooking Right Now: Sconset Muffins A forever favorite (or at least since I owned Gourmet Delights in the early ‘90’s), these muffins are a little more dense, a little more flavor filled, and a little more, dare I say nutritious, than your average bakery muffin. Carrots and pineapple and raisins and apples and walnuts… If you don't like a lot of “add ins," these are not for you, but if you do? They are the best! They freeze well, too, so you can always have them at the ready to grab and go! GET THE RECIPE HERE Do you have home questions, need contractor referrals, or are you (or someone you know) thinking of buying or selling a home in the Richmond area? Reach out! I'd love to help.  👉 SEARCH RICHMOND HOMES FOR SALE 👉 GET YOUR HOMES VALUE 👉 START YOUR SEARCH 👉 BOOK A CONSULT

💬 FROM ME TO YOU… Fall is coming. I can't feel it yet, of course, because there's still too much August humidity in RVA. But I know it's out there, and there's something satisfying about watching the market, the garden, and the calendar all start to shift gears at the same time. Speaking of the garden. Phase one of my front yard transformation is underway, and I am unreasonably excited about it. I'm working with Undoing Ruin, and what they're doing out there is already changing the way the whole front of the house feels, and I've wanted to do it for so long. This issue, we're also spending some time in Old Glen Allen, which has more history packed into it than most people realize. It's definitely a place that rewards a little curiosity. And on the market front, I've got a clear-eyed look at where the Richmond metro actually stands right now. Not a data-heavy number dump. Just what I'm seeing. Let's get into it. — Cindy 🧠 Market Recap I know this sounds like the same thing I always say, but the Richmond market really has turned into something new this year — and it's worth five minutes of your time, whether you're moving or just market-curious. Here's the short version: metro Richmond posted the strongest home sales growth of any major metro in Virginia in the first half of 2026 — up roughly 10%, nearly double the statewide pace. Demand is alive and well. Prices, though? Largely flat. Richmond city and Henrico are both sitting at a $405,000 median with essentially no year-over-year change. Chesterfield and Hanover are up modestly. Flat is not falling — but it's a real shift from the years of double-digit gains, and it changes the playbook. What I'm seeing on the ground: the houses that are done — truly done, nothing on the buyer's to-do list — are still moving fast. In the sought-after neighborhoods, honestly, it still gets a little chaotic. But the good/fine/average houses? They're taking a bit longer than we've gotten used to. Buyers have choices now, and they're using them. So, should you do "everything" before you sell? Probably not. But the days of doing nothing — and finding a buyer who won't even ask for repairs — are in the rearview for most of us. And if you're buying: this is the most humane process we've seen in years. You can buy a house without a fistfight, an appraisal waiver, and your firstborn. You might even get to sleep on it. (Maybe.) I broke down what's actually happening — and what it means for your specific situation — in this month's blog post. As always, if you're wondering where your house fits into all of this, just hit reply. GET THE FULL UPDATE ❤️ What I'm Loving Right Now… Undoing Ruin I finally had Undoing Ruin RVA out for the first time last month, and I'm already loving my yard more. If you don't know, Undoing Ruin is a Richmond conservation landscaping business that's been working since 2018, and their whole thing is just what it sounds like. They do a lot of ripping out the invasives, then putting RVA-native plants back where they belong. They also build rain gardens, set up composting systems, handle stormwater, and do edible landscaping. Their stated goal includes "doing whatever we can to kill lawns." (Shh. I know I'm a realtor. But edible landscaping is so much better than grass that just costs a fortune and drinks a lot of water.) “Invasive” is a really nefarious-sounding word, but it's pretty accurate, too. Invasives crowd out the plants our birds and pollinators eat, and they can be damaging to the environment in other ways as well.  I also just want a yard that feels like it has a little bit of life. One that's not a green rectangle that needs a machine and a chemical to stay alive. Something a little wilder. A little more connected. Phase one is in, and I'm going to add in some more come fall. Follow me on social, and I'll show you the before-and-afters. (Just don't ask me what all the plants are, because I still don't know!) CHECK THEM OUT HERE 📍RVA Neighborhood Spotlight: Old Glen Allen Most people drive through Old Glen Allen on their way somewhere else, past the 1825 tavern that may have served as a Civil War field hospital, past the 1911 schoolhouse with a cast iron bell that started as a woman named Miss Lizzie teaching the neighborhood's children on the second floor of her house, past the restored 1925 gas station where locals used to sit on the porch and listen to ball games. They keep going. This week on the blog, I'm making a case for slowing down. (I know, I'm always making a case for slowing down.)  Old Glen Allen has one of the richest mile-long stretches of history in Henrico County, and the neighborhood around it is one of the most established and genuinely lovely communities in the area. MORE ON OLD GLEN ALLEN HERE Do you have home questions, need contractor referrals, or are you (or someone you know) thinking of buying or selling a home in the Richmond area? Reach out! I'd love to help.  👉 SEARCH RICHMOND HOMES FOR SALE 👉 GET YOUR HOMES VALUE 👉 START YOUR SEARCH 👉 BOOK A CONSULT

💬 FROM ME TO YOU… Late summer in Richmond means two things: produce, bought or grown, is at its peak, and the question of what to do with all of it becomes a very real problem. (A good problem. But still.) This month's recipe is my answer. Cold sesame noodle salad — the kind where the ingredient list is really more of a suggestion, because what matters is what's beautiful right now. I'll give you the framework; you fill it in. We've also got a full roundup of what's happening around RVA right now, because August is when it really starts to feel like everything is just too hot and blah, and Richmond has more going on than people realize, and I don't want you to miss it. And this month's “Ask Cindy” question is one I get more often than you'd think: if you're selling your home, what's the deal with all of those smart devices? It sounds like a small thing until you're standing at the closing table realizing you forgot to think about it. I've got my answer, and the updated legal answer. Send me your questions anytime. Real estate, Richmond, home, life. I love hearing what's on your mind. — Cindy What's Happening in RVA Looking for something fun to do this month? I've rounded up some of Richmond's best festivals, markets, concerts, and community events happening throughout August. Click below to see the full list and start planning your next local adventure! GET THE FULL LIST HERE 💬 Ask Cindy Ask Cindy: What do I do with my smart home devices when I sell? Here's my honest answer: don't create a problem where there isn't one. If it can be replaced for $150 or less, move on. Your Ring doorbell, your Nest thermostat, your smart switches — none of these are worth a negotiation or a tense email chain. I have watched people spend more in stress and goodwill than the device ever cost. It's not the hill. The Central Virginia contract was recently updated and brings a little more clarity here (thermostats in particular). The short version: don't assume the contract handles it in your favor, because that assumption has burned people on both sides. My best advice: if it matters to you, say so at the outset. Before you list, before you're under contract. If you forget, you can still ask. Just do it before closing. And if it's not genuinely important? Let it goooo. (But ensure the account is cleared out!) 🍴 What I'm Cooking Right Now August in Richmond is not so much a cooking month. It's a plate of Hanover tomatoes and some cucumbers in vinegar and corn on the cob month, but it's hard to get excited about anything too “heavy." Enter: cold sesame noodles. Soy, rice vinegar, sesame oil, a little peanut butter, whatever vegetables are on hand, and done in 20 minutes. (Oh, and somehow better on day two? As the kids say, “say less.”) GET THE RECIPE HERE Do you have home questions, need contractor referrals, or are you (or someone you know) thinking of buying or selling a home in the Richmond area? Reach out! I'd love to help.  👉 SEARCH RICHMOND HOMES FOR SALE 👉 GET YOUR HOMES VALUE 👉 START YOUR SEARCH 👉 BOOK A CONSULT

💬 FROM ME TO YOU… Midsummer, or what feels like it at least, has arrived. The heat. The oppressive humidity. The slightly slower real estate market. Whether it's a full normalization or just a summer exhale, I'm not entirely sure, and I'm not making any broad predictions, but I've got my eyes on it. So that's where we're starting this month. From there, we're heading north of the city — to Atlee and Mechanicsville, two sometimes synonymous areas (or not, depending on who you're talking to) that I think get undersold and overlooked, and that deserve a proper moment. If you've been curious about what's going on there, check out the full post. And then, I've got something new. I'm starting an Ask Cindy section, and I hope you'll participate! Real estate questions, neighborhood questions, Richmond questions, home stuff, life stuff, "I've always been curious about this" stuff. Whatever is on your mind. I'll answer honestly, I'll tell you when I don't know, and I promise not to turn every answer into a sales pitch. Hit reply and send me something. I'd love to know what you're actually wondering or curious about. 🧠 Market Recap If the Richmond market has felt a little different to you lately — slower, maybe? Just a bit more room to breathe? — You’re not imagining it. The market definitely seems to be normalizing, just a bit at least. Days on market are ticking up. Buyers have more to choose from than they have had since 2022. Sellers who overprice are sitting. And the homes that are right, priced right, are still moving. That last part is important. Some of my clients have been in multiple-offer situations this month, even.“Normalizing” is not the same as “slow.” It just means the market is making distinctions now that it wasn’t making before. In my July update, I cover all of it. Read the full update HERE. As always — if you want the version specific to your neighborhood or price range, just reply. No pressure, no pitch. 📍RVA Neighborhood Spotlight: Atlee Most suburban communities can trace their origins to a crossroads or a developer's plan. Mechanicsville has a considerably more interesting story than that, and this week on the blog, I'm talking about it. From the schools that draw families from across the metro area, the neighborhoods worth knowing (including Giles, voted Best Community in Richmond), the dining, the parks, and what the real estate market is actually doing in one of Hanover County's most consistently in-demand corridors. If you're thinking about a move and you want a little more yard or a neighborhood with great amenities, come take a look. WANT TO KNOW MORE? 💬 Ask Cindy "Should I make repairs before listing, or just price it lower and let the buyer deal with it?" It totally depends entirely on what the repair is. Cosmetic repairs (paint, carpet, that light fixture you've hated since 2011) almost always pay back more than they cost. Buyers don't discount for ugly. They discount for ugly plus the mental load of fixing it. (and wow, sometimes that mental load is $) Big-ticket items are different. A $12,000 roof rarely returns $12,000. But a bad roof will kill your buyer pool down to cash offers and people who like negotiating. Sometimes lower-and-disclose is the right call. What almost never works: half-fixing something. Nothing says "what else is broken?" like a patch job. They're then just looking for other things that will confirm their belief that everything is a patch job. Do you have a question you want answered in a future newsletter? Reply and let me know! Do you have home questions, need contractor referrals, or are you (or someone you know) thinking of buying or selling a home in the Richmond area? Reach out! I'd love to help.  👉 SEARCH RICHMOND HOMES FOR SALE 👉 GET YOUR HOMES VALUE 👉 START YOUR SEARCH 👉 BOOK A CONSULT

💬 FROM ME TO YOU… July feels like Richmond at its most itself. Hot, yes. A little dramatic about it, also yes. But underneath all that humidity is a city that knows how to live. If you know where to look, you can find so many pockets of it that feel like a secret worth keeping. This month I'm taking you to two of my favorites. Westover Hills and Woodland Heights are the kinds of neighborhoods that people discover and then wonder how they didn't know about them sooner. I've loved both of them for a long time, and I'm happy to make the introduction. I'm also sharing my recipe for Eton Mess, which is what I make when I want something that feels impressive but requires almost no effort. (That is not a criticism. That is its very best feature.) It's creamy, it's full of summer berries, and it's exactly the kind of dessert you bring to a party and then refuse to give the recipe to. Except I'm giving you the recipe. Because that's what we do here. Also, we have something so fun in the works. I'm planning a cool event in September for the people who've sent business my way, and I'll be sharing details soon. If you've referred a friend, a neighbor, a colleague, or anyone who needed a good agent, I want you there. And if you've been meaning to pass my name along to someone who's thinking about buying or selling? Now would be the perfect time. (Just saying.) Finally, if you're a client or past client, you probably received an “update all your information” card with the possibility to win. Thanks to everyone who participated. The winner is Patty Soileau! Patty, keep an eye on your mailbox! Let's get into it! It's Officially Summer. What Are You Doing? I'm a big fan of being intentional with a plan, but also flexible enough to allow for some serendipity or account for the times when life does its thing. That's why nearly every season, I make a “must do” list, and I do a yearly bingo card. Both ensure that I don't get to the end of summer, for example, and realize I never got to the beach, or ate a tomato sandwich. So, whatever you do- a list, a bingo card, or something else entirely- check out the Summer Guide that will cover just about everything going on between now and fall.  (Who are we kidding, there's always new stuff happening. It's Richmond!) CHECK IT OUT HERE 📍RVA Spotlight: Westover Hills and Woodland Heights When I was a kid growing up in the suburbs, my friend Diane lived in Westover Hills, and I thought it was just about the coolest place I had ever seen. The curving streets, the sidewalks everywhere, the houses with actual character; a little magical, like everything had a story. I wasn't wrong. This week on the blog, I'm highlighting two of Richmond's most beloved south-of-the-James neighborhoods: Westover Hills and Woodland Heights. River access, historic architecture, the electric streetcar that literally changed American transportation, WPA Bakery's canelés (don't even get me started), Väsen's “new” Forest Hill taproom, Stella's Grocery, and what the real estate market is actually doing here. COME TAKE A WALK WITH ME 🍴 What I'm Cooking Right Now The Perfect Fruity Dessert Doesn't Exist…. As I type this, we're headed into the record heat wave that they keep calling “The worst heat we've had in Central Virginia in recorded history,” or something like that. UGH. What to do when it's also summer, and holidays, and just too hot, but you want something delicious to take to the cookout. I present to you the Eton Mess. One of my all-time favorite summer desserts. It's almost more of an assembly project; you can make it on the fly or take your time and get fancy. Best of all, you don't even necessarily have to turn the oven on. Click below for the recipe, and whip up your own light, delicious, creamy, crispy, cool, fruity treat. (Perfect if you want a little red, white, and blue for the Fourth as well!) GET THE RECIPE HERE Do you have home questions, need contractor referrals, or are you (or someone you know) thinking of buying or selling a home in the Richmond area? Reach out! I'd love to help.  👉 SEARCH RICHMOND HOMES FOR SALE 👉 GET YOUR HOMES VALUE 👉 START YOUR SEARCH 👉 BOOK A CONSULT

💬 FROM ME TO YOU… I've been going analog this summer. Deliberately, happily, a little defiantly. Less scrolling, and more writing things down with an actual pen on actual paper. Less screen time in the evenings, more books. It sounds small, but it has changed the texture of my days in a way I didn't expect. If you're perfectly happy on your phone, no judgement. But if you've been feeling the pull towards quieter too, I've pulled together a few other ways to dial things back. On the real estate front, it's still a seller's market, although I want to be honest with you about what that actually means right now. Not every home is flying. Price still matters, maybe more than sellers want to hear. I'll break it down on the blog. And then we're heading to Midlothian. Whether you know a lot or just a little about it, I bet you'll learn something you didn't know before! I'm so glad you're here. 🧠 Market Recap The Richmond market in mid-June: tighter inventory, active buyers, and what you should know. Fresh data from the Central Virginia Regional MLS just dropped, and here’s the story: Single-family home inventory across the Richmond metro is down nearly 14% from this time last year. Days on market dropped more than 22%. Sellers are averaging 101.6% of their original asking price. That’s not a slow market. And it’s not even summer-slow. Buyers are active, motivated, and in some (though not all) price ranges, still competing. Some of my clients have been in multiple-offer situations this year. I don’t expect that to stop as we head into “real” summer. In my full June update, I cover: What the latest CVRMLS data actually shows for May 2026. (The real numbers.) Rates at 6.52% as of June 11: what it means & why buyers aren’t waiting What’s happening county by county in Chesterfield, Henrico, Hanover, and Richmond. What buyers need to do differently in summer versus spring (spoiler: it's not much) What sellers need to hear right now, especially if you’re thinking of listing before Labor Day GET THE FULL UPDATE ❤️ What I'm Loving Right Now… The Cozy Journal in Carytown, and the whole "analog maxxing" thing that led me there. If you've been feeling a little overwhelmed by the sheer volume of content flooding the internet right now (AI everything, images that are almost-but-not-quite-real, text that sounds like a helpful robot), you are not alone. I've been quietly pushing back by going more analog. Real notebook. Real pen. More books, less scrolling. A nd my new favorite accomplice in this endeavor is The Cozy Journal on Cary Street. It's really 12-year-old me's dream come true. Notebooks, washi tape, stickers, pens, and enough pretty things to make you genuinely happy about sitting down with paper. It's a brand new Carytown gem, and I can't wait to go back! Full post is on the blog if you want my whole take on analog maxxing, plus a few other ways to slow down this summer. It's a good one. (I may be biased.) CHECK THEM OUT HERE 📍RVA Neighborhood Spotlight: Midlothian Most Richmond suburbs can trace their origins to a farm or a crossroads. Midlothian can trace its origins to the first commercially mined coal in the entire Colony of Virginia, the first paved road in Virginia, AND the first railroad in the state. This week on the blog, I'm giving you the full picture on one of the Richmond region's most historically rich and residentially compelling areas: the story, a detailed look at Brandermill and Woodlake (two of the most established waterfront communities in the Richmond metro area), plus honest overviews of Hallsley, Salisbury, Magnolia Green, and more. The schools, the restaurants that are worth driving to, and what the real estate market is actually doing right now. CLICK HERE FOR THE FULL POST Do you have home questions, need contractor referrals, or are you (or someone you know) thinking of buying or selling a home in the Richmond area? Reach out! I'd love to help.  👉 SEARCH RICHMOND HOMES FOR SALE 👉 GET YOUR HOMES VALUE 👉 START YOUR SEARCH 👉 BOOK A CONSULT

💬 FROM ME TO YOU… I love June. More sunshine and longer days make me a dramatically happier person.  If you need me, I'll be outside. On the real estate side of things, the market right now is what I'd call nuanced. (In other words, weird). Some homes are still moving fast with multiple offers. Others are taking a little longer than sellers anticipated. What does that mean? Price sensitivity is real. Buyers are ready to move, but they're paying attention, and they know the difference between a well-positioned listing and one that's testing the waters of price. We're still a seller's market. But the sellers winning right now are the ones who come in clear-eyed and do the work to make it shine. As always, I'm happy to talk through what that means for your specific situation. This month's newsletter is packed. I've put together all the “to-dos” you need to get your house ready for the warm weather; I'm sharing a salad recipe that is seriously worth making (not just eating out of obligation), and it's got my full Summer Guide — everything you need to know to have a really good Richmond summer. Restaurants, spots, things to do, hidden gems. Consider it your cheat sheet. Let's get into it. Get Your Home Ready for Summer We've put together your “honey do” list to get your home ready for play dates, barbecues, family gatherings, and just plain hanging out. Get everything done now so you can enjoy the great weather before the humidity arrives (and it's coming!) CLICK HERE FOR YOUR SUMMER MAINTENANCE CHECKLIST Summer Guide Most seasons, I do a guide that lists all of the events, places to go, and some of my favorites. Putting this together also helps me remember some of my summer favorites, so I don't accidentally go through the summer and forget to go to the Sno Shack! Check it out and stay on top of what's happening around town this summer. CHECK IT OUT HERE 🍴 What I'm Cooking Right Now A few months ago I read The Comfort Crisis by Michael Easter, and it sent me down a rabbit hole I'm still in. One thing led to another, and I found myself deep in the world of Dr. Trevor Kashey. Somewhere in there I got very serious about two things: single-ingredient foods and protein. Not in a joyless way. In a "this actually makes me feel really good" way. This salad is the happy result of all of that. Grilled chicken, blackberries, blueberries, roasted sweet potato, goat cheese, and enough going on that it qualifies as a full meal. It's filling, and doesn't feel like deprivation. It's also the kind of thing a very healthy bear would eat, so I usually just call it my "Healthy Bear Salad." GET THE RECIPE HERE Do you have home questions, need contractor referrals, or are you (or someone you know) thinking of buying or selling a home in the Richmond area? Reach out! I'd love to help.  👉 SEARCH RICHMOND HOMES FOR SALE 👉 GET YOUR HOMES VALUE 👉 START YOUR SEARCH 👉 BOOK A CONSULT

💬 FROM ME TO YOU… It's finally May! The city is awake with springtime. The dogwoods have done their thing, the patios are packed, and Richmond is in that sweet spot between "finally warm" and "not yet oppressively humid." We have maybe six more weeks before everyone's complaining about the heat, so let's enjoy this while it lasts. This month's newsletter is a little bit of everything — which, honestly, feels appropriate for May. I've got a roundup of events worth putting on your calendar, a proper love letter to Carytown because it deserves one, a recipe that will genuinely change your lunch game (dense bean salad — I know, I know, just trust me), and I've even tucked in a book recommendation that I can't stop talking about. Thanks for being here. I hope May treats you well. And if you have real estate questions, you know where to find me. (Just reply to this email.) What's Happening in RVA After months of cold and grey, the river comes alive, the parks fill up, and suddenly there’s something worth getting off the couch for nearly every single weekend. Whether you’re into hot air balloons drifting over the Museum District, local artists lining the streets of the Fan, or just wandering through Byrd Park with a funnel cake in hand, this month has you covered. From the return of Riverrock on the James to the grand reopening of Maymont’s Wildlife Trail, May 2025 is stacked with things to do, and that’s BEFORE you factor in Greek food, comic cons, ballet, beer festivals, and a musical that asks what would’ve happened if Juliet just… didn’t. Here’s everything worth circling on your calendar this month. GET THE FULL LIST HERE 📍 Spotlight on Carytown Carytown has been Richmond's "mile of style" since before it was even called Carytown, and the history of how this one-mile strip on West Cary Street survived a Depression-era slump, rebranded itself in the 1970s, and became one of the most beloved neighborhoods in the city is a better story than most people know. This week on the blog, I'm digging into that history, talking about the Byrd Theatre (which deserves a lot more than the two sentences it usually gets), and being honest about the conversation Carytown is currently having with itself about chains, character, and what comes next. Plus Can Can, Bev's, Plan 9 Records, and why this neighborhood is still one of the best places to live in RVA. Come take a walk! READ MORE HERE 🍴 What I'm Cooking Right Now Are you always trying to hit your protein goals? (Yes. I'm in that phase of life.) I recently read the book The Comfort Crisis by Michael Easter (10/10, 5 stars, highly recommend; I absolutely loved this book), and in it, he talks a lot about Dr. Trevor Kashey. He's a biochemist and nutrition scientist who turned his research background into a highly practical, no-nonsense approach to eating for performance and body composition. I'm currently doing his Kickstart program, and I'm pretty impressed so far (and down 11 pounds!). So, while I'm eating a lot of chicken, vegetables, and a little rice most days, it's also a great reminder to be prepared with nutrient-rich “good” choices, and Dense Bean Salad is one of my favorites. Great meal prep salad, because it never gets soggy, and it's loaded with stuff that's good and good for you! Bonus, you can endlessly change it up to your taste. Protein! Fiber! Antioxidants! Deliciousness! GET THE RECIPE HERE Do you have home questions, need contractor referrals, or are you (or someone you know) thinking of buying or selling a home in the Richmond area? Reach out! I'd love to help.  👉 SEARCH RICHMOND HOMES FOR SALE 👉 GET YOUR HOMES VALUE 👉 START YOUR SEARCH 👉 BOOK A CONSULT

April snuck up on all of us, and so did the market. Things are moving, and it's competitive out there. (I know, this is nothing new.) I've got a full update on the blog with what the numbers are actually telling us — not the headlines, the real story. I'm not going to talk about pottery today (although I could, because I'm obsessed.) I'm also shining a light on Libbie Mill this issue. It's walkable, interesting, genuinely livable, and in a super convenient location. Worth knowing about whether you're buying, selling, or just curious what's going on in your neighborhood. 🧠 Market Recap A few of my clients have already been in multiple offer situations this spring. I’m not saying that to alarm you. I’m saying it because the market is moving, and I want you to have an accurate picture of what’s actually going on — not the “everything is fine, just wait for rates to drop” version. Here are the highlights: Rates are at 6.37% as of April 9 — lower than a year ago, and most buyers have stopped waiting for 5% Chesterfield is the most active market in the area right now, with homes under $450K moving in days Henrico and Hanover are competitive with lean inventory The City of Richmond is neighborhood-by-neighborhood — some areas are moving fast, some have room to breathe Sellers who price right and show well are doing great. The ones testing the market with wishful numbers are not doing as well. In my full spring update, I break down what’s happening county by county, what multiple offer situations actually look like right now (it's not 2021, but still a little hectic), and what buyers and sellers should be doing in the next few weeks. As always, if you want a straight answer about your specific neighborhood or price range, just reply. I promise. No pressure. Just good information. GET THE WHOLE BREAKDOWN HERE ❤️ What I'm Loving Right Now… Tis the season for walking tours, getting out and enjoying the city, and that means Discover Richmond Tours is launching their Pizza and Ice Cream tour for the season! If you know me at all, you know I love getting out and exploring, trying new spots, and enjoying all that RVA has to offer. And this one? A no brainer (for me, at least). Pizza from Pizza Bones, Zorch, and 8 ½, then stops at Ruby Scoops, Bev's, and Spotty Dog. Say less! One of my “to do's” for this year was to do more “tourist in my own city” stuff, and this is a great (and delicious) way to start! Have you ever done a tour like this? If you're curious, click below for more info and to buy tickets. Maybe I'll see you there! SIGN UP HERE 📍Neighborhood Spotlight: Libbie Mill Libbie Mill is one of those Richmond neighborhoods that's easier to show than to describe. It's new construction, yes. But it was designed by studying what makes older RVA neighborhoods actually work, and it shows. This week on the blog, I'm walking you through what makes it worth your attention: the lake, the trails, the community feel, and two restaurants (Shagbark and Acacia Midtown) that would be destination dining anywhere in the city. If you're curious about Richmond's Midtown area, or just want to know where to have a great dinner this weekend, come take a look. LEARN MORE ABOUT LIBBIE MILL Do you have home questions, need contractor referrals, or are you (or someone you know) thinking of buying or selling a home in the Richmond area? Reach out! I'd love to help.