Here’s the thing about spring in Richmond: it teases. One day you’re out in a t-shirt, convinced the worst is behind you, and the next you’re back in your coat, muttering something about how you should’ve known. And yet every year, it still feels like the best miracle when things start to bloom.
This month, I’ve been spending time at the Valentine, getting more acquainted with my own city through their I Know Richmond course. Wandering through Jackson Ward. Visiting the Black History Museum and Cultural Center of Virginia. Letting myself be a tourist in the place I call home, learning, and remembering why I love it here.
The market has been doing its own version of thaw and tease. There’s real movement, and real things to pay attention to if you’re buying, selling, or just watching. I’ll get into that, plus a little spotlight on one of my favorite neighborhoods (Westhampton, I see you), and a few things I’m loving right now beyond real estate entirely.
Grab your coffee. Maybe your coat. Let’s do this!
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Here’s something I don’t get to say very often:There are more homes for sale in Richmond right now than there were a year ago.
Not a flood. There are just more options, and a market that’s starting to breathe again (just a little) after a few years of holding its breath.
Homes are still selling. Quickly, in most cases. Prices are still up (the Richmond median sales price just hit $401K in February, a 5.4% jump year over year). But the pace has shifted, and that shift has real implications for whether you’re buying, selling, or just watching from the sidelines.
Mortgage rates are at 6.11% as of mid-March — meaningfully lower than this time last year, and buyers are responding. Spring is here, and with it, that spring energy is here.
In my latest market update, I’m breaking down:
- What’s actually happening in Richmond City, Henrico, Chesterfield, and Hanover right now
- Why more inventory is good news, but not in the way you might think
- What buyers need to do differently this spring (strategy > speed)
- Why spring is still the best window for sellers — and what the homes that sit have in common.
As always — if you want the version that’s specific to your neighborhood, your price range, and your timeline, just reply, and I’ll send you a quick, honest snapshot. No pressure, no pitch. Just good information.
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❤️ What I’m Loving Right Now…
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I got off the waitlist for the Valentine’s I Know Richmond course at the last minute, and two weeks in, I’ve already learned so much, and learned so much about how much I didn’t know. Week one was a deep dive into the Valentine’s collections — not just the exhibits, but the layered backstories behind the photographs, the advertising, the objects that mean something very different once someone gives you the actual context. Week two brought us to the Black History Museum & Cultural Center of Virginia in Jackson Ward, where Faithe Norrell led us through the history and wove in her own personal stories in a way I won’t forget.
Honest confession: I had never been to the Black History Museum before, and I hadn’t been to The Valentine in probably 20 years. I’ve recommended both. I just hadn’t made the time. I should have, and I’d gently push you in the same direction, because Richmond’s history is extraordinary, and complicated and, in places, genuinely awful, and the Black History Museum tells it with the care it deserves. More on the blog, including Gary Flowers’ tour of Jackson Ward — a fifth-generation resident who reminded me that loving this city means knowing all of it, not just the parts that are easy.
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RVA Spotlight: Westhampton
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Richmond’s Near West End doesn’t make a big fuss about itself. It just exists, solidly and beautifully, with tree-lined streets, gorgeous Tudor Revivals and Colonial brick two-stories, and a stretch of small businesses that makes a very convincing argument for staying all day (or permanently). This week on the blog, I’m taking you to Westhampton: the home of Maison Real Estate Boutique. Grab a Rum Raisin danish at the Westhampton Pastry Shop, salads (and Dirty Chips, because it’s all about balance) at The Continental, get a cocktail and a cupcake on the patio at Cameo, and a stop at Apothec that I can only describe as magical. Plus what the market is actually doing in one of RVA’s most enduringly lovely neighborhoods. Come take a walk with me.
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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.
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