Before the holiday swirl hits and we're on a downhill slide to 2026,  November in Richmond gives us a perfect reset month. I’m leaning into slower mornings, leaf-peeping along the James (well, at least while I'm out showing property), and taking stock of the little home rituals that can make the season both cozy and strategic. Whether you call RVA home already or you’re plotting your move here soon, this time of year can be your secret weapon. Here are five smart, Richmond-savvy real-estate moves to make before January. 1. Tidy Up Your Property Tax + Homestead Planning The unglamorous side of homeownership? Tax prep.The brilliant side? It saves you real money. Double-check your current property tax assessment. If you're a homeowner in Henrico, Chesterfield, Hanover or the city of Richmond, and that assessment seems out of line with the market, don't forget you can dispute it. It's a process, but sometimes worth it. (Call or visit the website of your tax assessment office.) If you purchased a home this year, save every closing document like it’s heirloom silver. You’ll want them come January. 2. Book Your Winter Efficiency Tune-Ups Richmond winters aren’t tundra-level, but our homes (historic Fan rowhouses, ranchers in Bon Air, newer builds in Midlothian) still work hard. Schedule a heating system or heat-pump check. Chimney cleaning = keeps you both safe and cozy and better resale. Seal drafty windows — especially if you live in a historic (or just plain old.)These are little steps now that keep you warm and your wallet happy later. 3. Get Ahead of Contractors Before the Holiday Rush Pro tip from someone who’s watched many renovation timelines: November is your window.Contractors get slammed December through March. If you’re considering: new lighting or fixtures refreshing paint modernizing that 1980s bathroom… then call now.And — yes — if you love salvaged architectural details, keep in mind spots like Caravati’s and Governor’s (my personal nod) for unique touches. 4. Prep Your Finances for a Smart 2026 Move Even if you're “just considering moving,” November gives you a head start. Review credit score & utilization. Save toward a down-payment or key upgrades. Chat with a trusted lender about your options - rates change, sometimes fast. It's a good time to start having those conversations. (Need someone to call? I have some great ones!)In Richmond, when spring hits the market, the prepared buyers win. 5. Seasonal Home Maintenance: Cozy + Practical Because I love a checklist (and I love cozy even more): Clear gutters and leaf build-up around your foundation. Check exterior drainage (more heavy rain, more issues) Service fireplaces or wood-burning stoves so they're ready when you need them. Replace weather-stripping. Add cozy touches: throw blankets, candles, add those extra blankets to beddingLittle upgrades now = smoother winter, better resale later. Final Thought Homeownership isn’t just about four walls — it’s about building comfort, stability, and future wealth. November gives homeowners a head start. Take a breath, go for a walk under the Byrd Park oaks, and take one smart step forward. If you’re thinking about selling, buying, renovating, or just want a personalized plan for your Richmond home — I’m right here. Work with me.Maison Real Estate Boutique — 505 Libbie Ave, Richmond, VA804-690-8273 | [email protected]

What's going on in the market as the leaves start to fall? Anecdotally, we're definitely seeing things get just a bit slower. Listings are taking a little more time to sell, and there just aren't quite as many buyers (read:competition) out there. Homes are still selling for nearly 100% (and sometimes more than) asking price, though, so make sure you have all your data and a great agent on your team when you're ready to start looking or when you're thinking of selling. For more detailed info, see below, or as always, call me! Median List Price In September, the median list price for homes in the Richmond metro area stood at $429,970 — down ~2.8% year-over-year. This softening suggests that sellers are beginning to feel a little pressure as buyer expectations strengthen and interest rates shift. List to Sales Price Ratio Homes are still selling close to asking price, but with the exception of some areas and very specific (read: outstandingly prepared) homes, the sale-to-list price ratio is about 98.9%. That means that on average, homes sell for roughly 1.1% below their original asking price. This means pricing right is super important right now. Pay close attention to where the market is when you list, not where it was a few months ago. Mortgage Rates (Early October Snapshot) As of early October 2025: 30-year fixed: ~6.30% 15-year fixed: ~5.53% Rates are lower than they've been for a while, but still higher than a lot of people feel great about, they're still limiting what people are wanting to spend. (And if they're spending, they don't want a laundry list of "things to do.") Average Days on Market Properties in general are spending an average of 32 days on the market before going under contract. While that's not crazy slow, there’s still enough activity that pricing, presentation, and timing matter. What This Means for Sellers & Buyers For Sellers Price thoughtfully — going too high can scare off buyers in this environment. Presentation is essential. Professional staging, strong photography, and minimal negotiation buffers go a long way. Be ready for some pushback. Buyers will negotiate when they see room for it — be realistic about offers and requests for concessions (like closing costs and/or repair items.) For Buyers Offers just below asking may indeed cut it, but not on every house. You may be able to save a little, but you definitely still need a strategy. Watch new listings closely. Some homes are definitely sitting, but the right home in the right neighborhood may move fast. What’s Next? Watch These Metrics To stay ahead, keep an eye on: Inventory / New Listings — a jump here can shift leverage toward buyers. Days on Market — rising days on market often signals buyer fatigue, but with so much uncertainty, buyers are generally being more thoughtful and discriminating about what they buy. Interest Rate Movements — even small rate changes can influence purchase power and buyer urgency. Absorption Rate — how fast homes are moving relative to available inventory. As I always mention, a "balanced market" is 6 months of inventory. While October appears to be leaning a bit more toward sellers, the official numbers are still holding where we've been the past few months, at 2.10 months of inventory. Final Thoughts In September 2025, Richmond’s housing market remains relatively stable, though slightly softer compared to last year. Buyers and sellers alike should have realistic expectations, stay nimble, and work with knowledgeable agents (like me, obviously) who can read the subtle shifts. If you want more detailed information, as always, reach out to me and let's talk!

If you’ve been watching the Richmond market, here’s the quick scoop: more homes are FINALLY hitting the market, prices are still edging up, and mortgage rates just dipped to their lowest point in nearly a year. Translation? In the Richmond area, it’s still a seller’s market, but buyers have a little more breathing room than they did this spring. The Big Picture More homes for sale: Listings are up compared to last year—especially condos and townhomes. That means more options for buyers. Prices are still rising (slowly): The median single-family home price is about $433,000, up 3% from last year. Homes are still moving fast: Most single-family homes sell in about 3 weeks, and sellers are still getting nearly full asking price. (And yes, we're still seeing multiple offer situations on occasion.) Rates are helping buyers: The average 30-year mortgage rate just dropped to 6.35%, giving buyers a little more affordability. What Buyers Should Know More choices: Inventory is improving, especially in townhomes and condos. (Hooray!) Better payments: Lower rates mean monthly payments are slightly easier to swallow than midsummer. Smart offers win: The best homes still draw competition—being prepared with financing and a solid strategy makes you stand out. What Sellers Should Know Price it right: Homes that hit the market at the correct price are selling quickly and close to asking. Prep matters more than ever: Clean, staged, and well-marketed homes get top dollar. Condo and townhome sellers: Expect a bit more competition—presentation and pricing are key. Quick Look by Area Richmond City: Median price of around $410,000, up ~8%. Most city neighborhoods are still strong. Henrico: Median $415,000, prices are nearly flat year-over-year. Updated homes in west end zip codes remain popular. Chesterfield: Median $430,000, up ~2%. Newer neighborhoods are steady and attract buyers for value. Hanover: Median price about $496,000, slightly down. Larger lots and unique properties are driving the market here. Bottom Line Buyers: You finally have a bit more room to negotiate and slightly better rates—let’s find you the right home before the holidays. Sellers: The market is still in your favor, but buyers are much more picky than they've been for the last few years. Pricing smart and prepping well are the difference between “Just Listed” and “Just Sold.” Thinking about making a move this fall? Let’s talk about your neighborhood and your goals—I’ll bring the data and a strategy to get you there.

As we hit mid May, where is the real estate market? Is there light at the end of the... Well, I'm not going to be the one to jinx it! Let's just say that while prices are not going down generally, the good news is that inventory has gone up in the Metro Richmond Region, and that is always good news if you're thinking of buying. More inventory always means more choice, and that's never a bad thing when you're shopping for anything, but perhaps especially a home. The overall number of homes for sale has actually gone up by nearly 20% from March to April, and based on the numbers so far for May, inventory definitely seems on track to be a bit higher this month. In fact, in April, there were just under 1400 pending sales, and this month, we're already at almost 2000. Now, don't get too excited, and think that means there's a deal to be had, but it is a little less crazy out there. As I'm pretty sure I've said before, we're still seeing plenty of multiple offer situations, but for the most part, we're seeing more 2-5 offers and fewer homes with 15+ offers. We're also seeing more and more home inspections, which is fantastic for buyers. Good news for buyers is seldom good news for sellers, but in this case, it's really not bad. For the most part, homes are still selling for 100% of the list price, and the median days on market is 7. (The average is 25, but keep in mind that that includes everything, so not always the best true representation of the market as it is at the moment.) There are lots of stories in the news about real estate slowing down, and I know that is happening in many markets. Always remember, though, that real estate is local, so just because the national news is saying something, or you talked to someone who lives elsewhere, that does not always apply to the market you're in. Here in Central Virginia, and the Richmond Metro in particular, our market is still moving quite quickly. What that means for you if you're thinking of buying: You need to be ready to move when you find something, because it's probably not going to hang around. That means getting connected with a lender, and having your financial ducks in a row before you start. You may well be able to get an inspection, but know your options if you fall in love with a home that's going to be competitive. You may have a little more choices out there, so have a good idea what your deal breakers and "must haves" are, but try to be patient. It's (usually) not House Hunters- you don't look at three and have to pick one of those! What that means for you if you're thinking of selling: If you want to get the most for your home, have it "show ready" before you go on the market. Clean, declutter, paint, and do a little sprucing up of your curb appeal. Even if you don't think you need to! It always helps! Price matters! It can be the difference between no offers, one offer, or 5 offers, and while you only need one offer, obviously, when you have competing offers, the terms are generally better for you. Price it well for what your goals are, and that's not always the same for everyone. Plan for an inspection, as it's definitely more likely now. That means make sure you repair the things that you are aware of, and know what is likely to arise on an inspection so you're prepared.  

Despite much of the national news being less than great, the market in the Richmond area is doing just fine. Here are a few highlights. Prices: Our average list to sold percentage is right at 100% now, and that's pretty good, whether you are buying or selling. Last year this time, that number was 104%. While no one is getting a "deal" in this market, we're also not seeing the whole market paying way over list price for homes on the regular. If you're selling, homes are still moving, and we're definitely still seeing the "market ready" homes going for at or above list price. (Saying this with the caveat that there are plenty of homes that don't sell for top dollar, but they are generally not in great condition, or they're not priced well.) Inspections: If you're buying, there is great news, and that's that inspections are fully, completely, BACK! While we are seeing some waivers of smaller items, etc, we're seeing inspections much more as the rule rather than the exception, and that's great for buyers. If you know you're in a competitive situation, think about how you can make that inspection clause more appealing to the seller. (There are a lot of ways to do this while still covering yourself against major issues.) Inventory: Inventory is still rather low. Going back to the old standard of the month's supply, we're at 1.8 months of supply of homes right now (a balanced market is 6 months). That's exactly where we were with inventory this time last year. If you're thinking of buying, the good news there is that the inventory is more or less holding steady. The bad news is that if you have been on the fence about buying, and waiting for rates and/or prices to go down, that's unlikely. The average sale price in our entire listing area (including Richmond and all of the surrounding counties) is just over $450,000, as of March 2025. Last March, that number was $432,000. Not a huge jump, really, but definitely going up. What questions do you have on the market? As always, every home, every neighborhood, every area is somewhat different. If you have questions about your home, or your dream home, reach out! I'd love to break down the market for you and your unique needs and goals.  

Let's take a look into how the changes to agent commissions are reshaping real estate transactions, impacting home buyers and sellers alike six months after going into effect, here in 2025. Have questions? Ready to talk real estate? Send me a message here or via Instagram at CindyBennettRealEstate.

Market updates are a bit like tapping the mic with an "is this thing on?" People say they want them, but I always wonder how much they actually get read. So if you're reading this, please let me know!   March 20 heralds the first day of Spring, and I for one couldn't be more excited. But if we're talking about the market, it really has felt like spring for a while now! Here's a little bit of data to give you a snapshot of the overall market in the Richmond Metro. The average sales price in the Richmond Metro in February was $476,907. That's a bit lower than the prices in December, but a bounce back from a lower January price of $469,296, and it looks like it's back on the upward trend. If you've followed me for a little bit, you've probably heard me talk about the months supply, and how at a balanced market, we'd have about 6 months of inventory. It's been a while since we've been there, and for the last 2 months, we're holding strong at 1.3 months of inventory. A good distance from balance.   This data tracks in what I've seen in the last couple of weeks, as well. Lower inventory means you may need to compete to get that home you love, because there are simply more buyers  than there are great houses. Sometimes that means you have to pay more, but sometimes it just means having as much info as you need to craft an offer that will be the most appealing to the seller. Every situation is a little different, so there really is no one size all formula here. If you're selling, lower inventory means you have more eyeballs on your house, usually more showings, and (in many cases) more offers. Yes. You only need one offer, but the nice thing about multiple offers for you as a seller is that when people are competing, you're less likely to have to deal with a lot of inspection issues, you usually get more money, and you are more in the driver's seat with the entire transaction. We're seeing lots of multiple offer situations, although the market is quite price sensitive. What does that mean? You can't just thrown any home on the market, at any price, and think it's going to sell. The homes that are not "market ready" are still sitting on the market, and generally not getting multiple offers. Having your home ready makes a huge difference, as does pricing it well. Price it too high, and it just might sit there as well. There are definitely neighborhoods and areas that are more popular, and others where things are not quite as "wild." Knowing which one you're in, or looking in, can make a huge difference. I'd love to talk to you about the area you're in (or want to be in) and help you determine the best strategy to get you where you want to be. What are your market questions? Reach out!

 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].

If these (hopefully) final days of winter and snow are keeping you more stuck inside, there are lots of things you can do get your house ready to sell if that's on the horizon for you! I'm including my checklist here, but a couple of other tips I have- Set a timer for each room. Do as much as you can in that time period with no distractions. (Reset if you need to, but setting a time limit really helps me focus better and that task doesn't yawn endlessly before me!) Do a "blue tape walkthrough" for your house- just like we do with new construction to note areas for the contractor to come back to. Better yet, have me (or a good friend with an eagle eye) do it. This will help you get your list together of projects to do before selling- things like that jiggly towel bar, the outlet that doesn't work, the paint and caulking touch ups... then call me for my vendor list, or reach out to the folks you've worked with before who can help you! Check out the downloadable checklist below and see what you can accomplish! Click HERE or the image above to download.

Welp, I know you may have thought things will be slowing down a bit more than they seem to be. That may be good, and it may be bad, depending which side of things you are on. But let's break it down by the actual numbers. Current Market Overview: As of November 2024, the real estate market in the Richmond, VA metro area—including the City of Richmond, Chesterfield County, Hanover County, and Henrico County—is still experiencing robust activity characterized by rising home prices and fairly swift sales, despite the time of year being one that is historically quite slow. Current Market Overview: Median Home Prices: As October 2024, the median listing price for homes in the Richmond metro area was $395,000, reflecting an 8.2% increase compared to the previous year. That has leveled out just a bit as we near the holidays, but our market is still showing good appreciation as we near Thanksgiving. Average Days on Market: Homes are selling fairly quickly, with an average of 37 days on the market as of October 2024 and only a slight increase now that we are in November. Market Competitiveness: The market remained quite competitive, with many properties receiving multiple offers and selling at or above the listing price. It is important to remember that that this data shows as the percentage of sales price to list price. (Therefore, it does not include data on price reductions, which often happen prior to a successful sale when a home has been on the market for a bit.) Market Trends: Inventory Levels: The number of homes available for sale is still limited, contributing to the competitive environment. Zillow notes that as of September 30, 2024, there were 2,917 homes listed for sale in the Richmond metro area. For some perspective, at the height of the pandemic, in 2022, we were all the way down to 910 homes for sale. Crazy! In fact, you may have heard me talk of the absorption rate, otherwise known as the "months supply of homes." That means that if no other homes came on the market, it would take __ months to sell through the homes out there now, based on buyer demand. In a balanced market, the months supply should be somewhere in the neighborhood of 6. While we have been as low as .60 in the last few years, we are now firmly parked right around 2. Not balanced, but much better than it has been. Price Appreciation: Home values have appreciated steadily. Zillow reports a 4.2% increase in average home values over the past year, bringing the typical home value to $366,897. Sale-to-List Price Ratio: Homes are selling close to their listing prices, with a median sale-to-list price ratio of 100% in October 2024, indicating that properties are generally selling for their asking prices. (Again, this does not included the homes that dropped their prices before selling.)   What are the Predictions for 2025?: Home Prices: The upward trend in home prices is expected to continue into 2025, albeit at a potentially slower pace due to factors such as rising mortgage rates and economic conditions. Market Activity: The market is likely to remain competitive, with demand still outpacing supply. However, if new construction increases or more homeowners decide to sell, inventory levels could rise, potentially easing competition, which will obviously stabilize/keep prices a bit lower. Days on Market: Homes are expected to continue selling quickly, though the average days on market will lightly increase slightly if inventory grows or buyer demand moderates. Conclusion: I truly am starting to feel like a broken record, but it's all based on the data. If you're thinking of buying, you should be prepared for a fast paced market, and sellers should expect favorable conditions to sell, if their property is priced properly for the condition, location, and market. Are you thinking of buying or selling and want more detailed, customized information? I'm always happy to help. Just reach out!