Real Talk with Cindy

  Richmond’s Zoning Code Refresh: What It Means for Your Neighborhood, Home Value, and Future Plans Over the next several years, many Richmond neighborhoods could change in ways that surprise longtime residents and homeowners. Streets that have traditionally been made up of single-family homes may soon be allowed to include additional housing types, more density, and different development options than they do today. These changes are part of Richmond’s zoning code refresh, a citywide update aimed at addressing housing demand, affordability, and evolving urban living preferences. While the phrase “code refresh” can sound vague or technical, the potential impact is very real—especially if you own property, are planning to buy, or are considering selling or investing in Richmond. Let’s break down what this zoning update is, why it’s happening, and what it could mean for you. What Is the Richmond Zoning Code Refresh? In plain English, the zoning code refresh is the city’s effort to update long-standing rules that govern how land can be used and what types of buildings can be constructed. Many of Richmond’s zoning regulations were created decades ago, during a time when housing needs, transportation patterns, and population growth looked very different. The refresh is designed to: Allow for more housing options Increase density in certain areas Support long-term housing affordability Encourage smarter, more efficient land use Rather than focusing on large apartment complexes alone, the city is exploring changes that would allow more “missing middle” housing—the types of homes that fall between single-family houses and large multifamily developments. Why Is Richmond Making These Changes Now? Richmond’s zoning update is part of a much larger conversation happening across cities nationwide. Housing demand has increased, affordability has become a major concern, and many communities are realizing that older zoning rules limit their ability to adapt. Several factors are driving the code refresh: Housing affordability pressures at both local and national levels Growing demand for smaller, more flexible housing options Increased interest in walkable, urban neighborhoods Changing household needs, including multigenerational living In short, the city is trying to balance growth with livability—while acknowledging that doing nothing isn’t a realistic option. What Types of Changes Could We See? While the exact details, timelines, and neighborhood-specific impacts are still being finalized, some common themes have emerged. More Duplexes, Triplexes, and Small Multifamily Homes Areas that have traditionally been zoned for single-family homes may eventually allow duplexes, triplexes, or small multifamily buildings. This doesn’t mean every street will suddenly change, but it does mean more flexibility in how land can be used. Expanded Use of ADUs (Accessory Dwelling Units) Accessory dwelling units—often called in-law suites, carriage houses, or garage apartments—are becoming more common nationwide. Richmond’s zoning refresh may allow more homeowners to add ADUs where they were previously prohibited. These can be used for: Multigenerational living Rental income Guest or home office space Reduced Parking Requirements One of the lesser-known but impactful changes being discussed involves parking. Historically, zoning codes required a specific number of parking spaces for new developments. Reducing or eliminating some of these requirements can: Free up land for housing Lower construction costs Encourage walkability and alternative transportation The Push and Pull: Density vs. Neighborhood Character One of the biggest tensions surrounding the zoning code refresh is the balance between increasing housing and preserving neighborhood character. On one hand, many residents support: More housing availability More affordability Increased walkability and local amenities On the other hand, there are real concerns about: Traffic and congestion Parking availability Loss of architectural charm or historic feel These concerns are valid, and the city is navigating a complex push-and-pull between growth and preservation. It’s unlikely that every neighborhood will be affected in the same way, but change in some form is almost certainly coming. What Buyers Should Consider If you’re thinking about buying a home in Richmond, zoning changes add an extra layer of research to the process. Beyond evaluating a neighborhood as it exists today, buyers should also consider: How zoning flexibility could impact the area in 5–10 years Whether increased density could affect traffic or parking Potential changes to nearby properties or vacant lots Understanding future possibilities can help buyers make more informed decisions and avoid surprises down the road. What This Means for Sellers For homeowners considering selling, the zoning code refresh could present opportunities. Increased zoning flexibility may: Expand the pool of potential buyers Attract investors or builders Increase a property’s development potential Sellers who understand their property’s current and future zoning may be able to position their home more strategically—especially if redevelopment or expansion becomes more viable. Opportunities for Investors Real estate investors are watching Richmond’s zoning changes closely. More flexible zoning can open the door to: Duplex or triplex conversions Small multifamily development ADU additions for rental income For investors, understanding what may be allowed in the future is just as important as what’s allowed today. What Homeowners Should Do Now Even if you’re not planning to buy or sell anytime soon, staying informed is critical. Homeowners should: Follow city planning updates Attend community meetings when possible Learn how zoning changes could affect their block Understand both risks and opportunities Change doesn’t happen overnight, but early awareness allows for better long-term planning. How I Can Help Zoning changes can feel overwhelming, especially when the details are still evolving. If you’re curious or concerned about how Richmond’s zoning code refresh could affect your neighborhood, property value, or future plans, I’m happy to help. I can share what information is currently available, help interpret how it may apply to your situation, and point you toward additional city resources when needed. Reach out anytime to start the conversation. If you’d like next: A shorter “owner-friendly” version of this post A seller-focused zoning blog A developer/investor breakdown Or an email newsletter version Just let me know 👌  

Buying a Home in Richmond VA in 2026 If you’re thinking about buying a home in Richmond VA in 2026, the best time to start planning is now—not months before you’re ready to move. Preparation is what separates confident buyers from stressed buyers when the right home hits the market. Even though it might feel early—especially during the busy holiday season—laying the groundwork now can save you stress, disappointment, and rushed decisions later. In this video, Richmond real estate expert Cindy Bennett shares a simple 30-day home buying plan designed to help buyers feel confident, informed, and ready when the right home comes along. Week One: Get Clear on Your Numbers The first step in preparing to buy a home in Richmond is understanding your real financial picture. This means more than just browsing online estimates or guessing what you might qualify for. A conversation with a trusted lender helps you focus on what truly matters: your monthly payment. Most buyers don’t buy based on price alone—they buy based on what fits comfortably into their monthly budget. During this first week, you’ll want to understand: Your estimated monthly payment Down payment requirements Closing costs How interest rates affect affordability Getting clarity early helps you avoid falling in love with homes that are outside your comfort zone or overlooking homes that are actually within reach. It also creates confidence, which is essential when the market moves quickly. Week Two: Narrow Down Richmond Neighborhoods Once you understand your budget, it’s time to focus on where you want to live. Richmond offers a wide variety of neighborhoods, each with its own personality, price points, and lifestyle benefits. During this phase, buyers should think beyond the house itself and focus on lifestyle priorities. Do you want to be able to walk to coffee shops or restaurants? Is commute time a major factor? Are parks, playgrounds, or schools important to your daily life? This is the week to: Identify a short list of neighborhoods Drive through them at different times of day Test your commute if possible Get a real feel for each area By doing this early, you’ll recognize a great opportunity when it appears and won’t hesitate because you’re unsure about the location. Week Three: Move From Pre-Qualification to Pre-Approval There’s a big difference between being pre-qualified and being pre-approved. In week three, the goal is to finalize a true pre-approval so you’re ready to act when the right home hits the market. A pre-approval shows sellers that you’re serious, prepared, and financially capable. It also gives you confidence knowing that when you make an offer, you can move forward without delays. This is also the time to create three essential lists: Must-haves Nice-to-haves Absolutely not These lists help narrow your search and keep emotions in check. At the same time, flexibility is important. Many buyers find that being open-minded leads them to a home that fits their needs even better than what they originally imagined. Week Four: Start Touring Homes and Refining the Plan By week four, the preparation work starts turning into action. This is when your agent helps match your wish list to actual inventory and sets up targeted searches based on your priorities. Online photos and listings are helpful, but nothing replaces walking through a home in person. Touring homes allows you to understand layouts, condition, and feel—things that don’t always come across online. During this stage, you’ll: Begin touring homes Refine your search criteria Adjust expectations if needed Gain confidence in recognizing the “right” home Even if you don’t buy immediately, this step prepares you mentally and emotionally so that when the perfect opportunity appears, you’re ready to move decisively. Why Starting Early Matters Starting your home-buying plan early gives you time, clarity, and confidence. It allows you to make thoughtful decisions instead of rushed ones and puts you in a strong position when competition increases. If 2026 is your year to buy a home in Richmond, now is the time to start the conversation. Putting a simple plan in place today can make the entire experience smoother, more enjoyable, and far more successful. 📍 Richmond, Virginia & surrounding areas📞 Ready to start your home-buying plan? Reach out today to schedule a conversation and take the first step toward your next home. 🎥 Check out my YouTube channel for more videos like this!

Should You Wait Until January to Buy a Home in Richmond, VA? If you’ve been thinking about buying a home in Richmond, Virginia, chances are you’ve heard the same advice over and over again: “Wait until after the holidays.”Wait until January.Wait until spring. While that advice sounds logical, it isn’t always accurate—and in some cases, waiting could actually cost you money. The reality is that buying a home during the holiday season in Richmond can offer unique advantages that many buyers overlook. Depending on your goals, timeline, and flexibility, November and December might be one of the smartest times to make a move. Let’s break down what holiday home buying really looks like in the Richmond market, the pros and cons, and how to decide what’s right for you. What the Richmond Real Estate Market Looks Like During the Holidays By mid-November and December, the market naturally slows down. Many sellers who don’t need to sell will pull their homes off the market and wait for the new year. That means inventory is typically lower than it is in spring or early summer. At first glance, that might sound like a bad thing—but it often works in a buyer’s favor. The homes that are on the market during the holidays are usually there for a reason. These sellers are often motivated. They aren’t just “testing” a price or seeing what happens. They’re ready to move, whether it’s due to a job change, relocation, financial reasons, or timing constraints. For buyers, that motivation can create opportunity. The Biggest Advantage: Less Competition One of the biggest challenges buyers face in Richmond during peak seasons is competition. Spring and early summer often bring bidding wars, multiple offers, waived contingencies, and fast decisions. During the holidays, many buyers step back to focus on travel, family, and year-end commitments. Fewer active buyers means: Less pressure to rush decisions Fewer competing offers More room to negotiate price, repairs, or closing terms If you’ve been frustrated by bidding wars or losing out to multiple-offer situations, the holiday season can feel like a breath of fresh air. Motivated Sellers Can Mean Better Deals Because holiday sellers are often serious about selling, they may be more open to negotiation. That doesn’t always mean huge price reductions, but it can mean flexibility in areas that matter just as much, such as: Closing cost assistance Repair credits or concessions Flexible closing timelines In some cases, homes that were overlooked earlier in the fall can suddenly become excellent opportunities. The home itself may be perfectly fine, but timing, market conditions, or buyer hesitation caused it to sit longer than expected. The same home listed at a different time of year might attract far more attention—and far less negotiating power for buyers. Locking in a Rate Before the New Year Another potential benefit of buying toward the end of the year is the ability to lock in your interest rate before new-year market volatility. Rates can shift as the calendar turns, and while no one can predict the future with certainty, buyers who start the process in November or December often enjoy the peace of mind that comes with having their financing locked down. Even if your home doesn’t close until early January, starting the process before the end of the year can reduce uncertainty and help you plan your budget more confidently. The Logistics: The Biggest Drawback of Holiday Buying Of course, buying a home during the holidays isn’t perfect. The biggest downside is logistics. Moving during cold weather, coordinating closings around holidays, and dealing with shorter daylight hours can make the process feel less convenient. Snow, ice, and winter weather can also complicate inspections, moving days, and timelines. For some buyers, these factors alone are reason enough to wait—and that’s completely valid. The key question is whether those inconveniences outweigh the financial and competitive advantages. Are There Benefits to Waiting Until the New Year? Waiting until January or spring does have its advantages. Inventory typically increases as more sellers list their homes, which can mean: More choices in location and home style New construction options coming online A wider range of price points However, more inventory usually brings more buyers—and with that comes increased competition. Depending on the area and price range, that competition can quickly drive prices up and reduce negotiating power. Additionally, changes in interest rates can impact monthly payments, sometimes offsetting any perceived benefit of waiting. Why Starting Now Still Helps—Even If You Don’t Buy Yet One of the biggest misconceptions is that you need to be ready to buy immediately to start the process. That’s simply not true. If you’re thinking about buying a home in Richmond in the next three to six months, starting now can be incredibly valuable. By talking with a lender and a local real estate professional, you can: Understand your true buying power Get comfortable with monthly payments Learn which neighborhoods fit your goals Identify deal-breakers early That way, if the right home comes along during the holidays, you’re prepared to act. And if it doesn’t, you’ll enter the spring market informed, confident, and ready—rather than scrambling to catch up. So, Should You Buy Before the Holidays or Wait? There’s no one-size-fits-all answer. Holiday home buying in Richmond can be a great option if you: Want less competition Are open to negotiating with motivated sellers Prefer a calmer buying experience Are financially prepared to move forward Waiting may make sense if: You need maximum inventory options Winter logistics are a deal-breaker Your timeline is more flexible The most important thing is having a clear plan—one based on your goals, not just common advice. Let’s Talk Through Your Options If you’re considering buying a home in the Richmond, VA area—whether that’s before the holidays, after the new year, or sometime next spring—I’d love to help you talk through your options. A simple conversation now can save you time, stress, and money later. Reach out anytime to get started. 👉 Watch above or click HERE to watch on YouTube 🗣️ Have questions or ready to talk? Send me a message.

Selling Your Home in Richmond, VA This December? Top 5 Tips for the Holidays Thinking about selling your home in Richmond, Virginia this December but worried it will sit on the market during the holidays? You’re not alone—but the truth is, serious buyers don’t take the holidays off. In fact, selling during the winter months can sometimes work to your advantage, especially in Richmond’s competitive real estate market. In this video, I share the top 5 tips for selling your home during December and the holiday season, including: 1️⃣ December buyers are more motivated – Serious buyers are actively looking, not waiting for spring.2️⃣ Less competition can help your home stand out – Fewer listings mean more visibility for your property.3️⃣ Holiday pricing strategies – Setting the right price is key to attracting motivated buyers.4️⃣ Staging and showing your home in winter – Make your home inviting without going overboard with holiday décor.5️⃣ Why waiting until after the holidays can cost you – Delaying your listing can mean missed opportunities and lost time. Whether you’re selling in the Fan District, Short Pump, or Midlothian, these tips are tailored for Richmond homeowners who want to sell quickly and confidently during the holidays. 📞 Ready to sell your Richmond home this winter? Contact me today to discuss your options and get a personalized home-selling strategy.

The number one reason many home buyers experience buyer's remorse isn’t about the house itself—it’s about the location. 🏡 You can change paint colors, update finishes, or even add on, but you can’t move your home to a new neighborhood. That’s why it’s so important to think beyond the property and make sure the location fits your lifestyle, commute, and long-term plans. In this video, I’ll share why location tops the list when it comes to buying remorse, along with practical tips to help you avoid this common mistake as a homebuyer. As a local REALTOR® who works with buyers every day, I’ve seen firsthand how choosing the wrong location can lead to regret—and how the right neighborhood can make all the difference. If you’re a home buyer navigating the homebuying process, you don’t want to miss this insight. Understanding what causes buyer's remorse can help you make a confident, informed decision when purchasing your next home.

In this video, we delve into the current state of housing affordability in Richmond, Virginia, providing insights into whether now is the right time for you to buy a home. 🏡 Richmond Housing Market Overview (2025): Median Home Sale Price: As of April 2025, the median home sale price in Richmond (*Regional Average) stands at approximately $410,000, reflecting a 2.5% increase compared to the previous year. Average Home Value: The average home value in Richmond is around $484,000, marking a 1.9% rise over the past year. 💰 Determining What You Can Afford: Understanding what you can afford involves more than just the listing price. Key factors include: Debt-to-Income Ratio: Lenders often use the debt-to-income ratio to assess your ability to manage monthly payments. Typically, a front-end ratio (housing expenses) should not exceed 28% of your gross monthly income, while the back-end ratio (total debt) should be below 43% . Investopedia Additional Costs: Beyond the mortgage, consider property taxes, homeowner's insurance, maintenance, and potential HOA fees. These can significantly impact your monthly budget . Investopedia Down Payment and Closing Costs: A substantial down payment can reduce your monthly payments and may eliminate the need for private mortgage insurance (PMI). Closing costs, typically ranging from 3% to 6% of the home's price, should also be factored into your budget. 🔍 Conclusion: Navigating the Richmond housing market requires a clear understanding of current prices and a thorough assessment of your financial situation. By considering all associated costs and evaluating your debt-to-income ratio, you can make an informed decision about homeownership in today's market. Have questions? Ready to talk real estate? Send me a message via Instagram at CindyBennettRealEstate or via my website www.cindybennett.net.

 Unlock the secret to choosing the right realtor with what I believe is the "game-changing" opening question for every interview. Ready to get started or just curious? Send me a message here on my website or send me an email at [email protected].

Happy New Year! 🎉 If buying or selling a home is on your 2025 goals list, you’re probably wondering: What’s happening in the Richmond real estate market? 🤔 Good news—Zillow and Realtor.com have named Richmond one of the fastest-growing and most competitive markets this year! But don’t panic! While competition is still strong, the market isn’t as extreme as during the pandemic. Home inspections are making a comeback, sellers are more open to negotiations, and multiple-offer situations are more manageable. In this video, I break down what’s really happening in the Richmond housing market—beyond the headlines—so you can make the right move with confidence! Whether you're buying, selling, or just planning, I’ve got you covered. 📲 Thinking about buying or selling? Let’s chat! Call, text, or email me, and let’s grab coffee to see if now is the right time for you.

It's January 2025. You're dreaming "This is the year I'm gonna make the move. This is the year that I'm gonna sell this starter home and get that dream home." Whatever it is, if you're thinking about selling your home, putting it on the market, making a move to somewhere else. Maybe you're thinking you need to wait until spring or don't know where to start. I'm here to break down the market for you as we head into 2025 so you can plan better and figure out how you're going to get your home to market. So first things first, I have mentioned in a previous video that both Realtor.com and Zillow just ranked Richmond and the Richmond area in the top 10 of the most competitive real estate markets for 2025. So if you're thinking of selling, that's fantastic news. That means there's more competition out there. There are more buyers. More people are going to be vying for your home. But, things have changed a little bit from the pandemic days of 25 buyers rushing to your house and buying anything even you know, "There's no roof. Who cares? We want it anyway." Those days are over. The best way to get your home in front of the most people who are going to actually want to buy it, and get those people taking out their proverbial pens and signing on the dotted line is to make sure your home is ready to go to market, that it's going to show best, that it's ready for prom, ready for prime time, whatever analogy you want to use, that that home is showing the best that it possibly can to those buyers the moment they walk in the door and the best time to do that, even if you're thinking of waiting to spring, is now. So whether you're in the Richmond area (I would love for you to call me) but whatever market you're in, call your local agent who is familiar with your neighborhood, your area, the sales in that neighborhood or area, and get them to come out, give you an idea of the things that you need to do to get your home on the market. A lot of the things that you need to do, you can really start doing now, so if you're thinking about putting your home on the market in March or April, you're going to have them all ready. All the little painting jobs, all the RE mulching, all of the checking to make sure all the light bulbs are the same so the light is consistent throughout the house. These little things matter, and they'll make a big difference when buyers come to take a look at your house, and trust me, if everybody falls in love with it, you will be one of those multiple-offer homes. And while you may not get $100,000 over asking price, you may get an offer that just perfectly meets the terms and the price that you want to achieve to get you where you want to go. So if you're thinking about selling, even if it's in the spring, summer, or fall, and you're in the Richmond metro area, give me a call now and we can start that process, so you know exactly what you need to do to be ready. Give me a call, send me a message, shoot me an email, and let's set up a time to chat. I look forward to talking to you.

If you are looking to buy a home, you are probably going to see quite a few homes. What a lot of people don't know is what to pay attention to in each house to give you a clue(s) about the condition of the home before putting an offer in. Here are 10 things I think you should pay attention to when touring every home. The Ceilings The Roof The Heating and Cooling System(s) HVAC Return(s) The Floors The Gutters (or Water Dispersal System) Trees Around the House The Electrical Cracks Around Windows and Doors Weird Smells Have questions? Ready to talk real estate? Send me a message via Instagram at CindyBennettRealEstate or via my website!