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.

If you're thinking about putting your home on the market, yes, even in the seller's market, there are always things that you can do to make it show a little bit better and make it a little bit more appealing to a larger pool of buyers, and that's always going to help you in the long run. One of the easiest things or the 'more easier' thing to DIY is going to be your outdoor space. Especially as we head into the fall in winter a lot of the competition is not going to be doing a lot to their outdoor space because everything starts to look gray and bed and cold and brown. Today's buyers place a premium on well-kept and well-built-out outdoor space. So especially heading into the fall and winter, it is a great way to put your listing ahead of the pack by making your outdoor space more appealing and approachable. In fact, in 2020, 26% of buyers that were surveyed, said that that outdoor space made a huge difference in them wanting to buy a particular home over another. This can look as simple as putting nicer furniture outside or just staging an area to show that it could be a great firepit or relaxing area in any season. If you're wondering about ways to help make your outdoor space a little bit more appealing, I'd love to come take a look at your home if you're in the Richmond area. Give you an idea of what you can do to make your outdoor space a little bit more appealing to potential buyers make your indoor space a little more appealing to potential buyers and help get you the most return on your investment in your home. Send me a message give me a call or shoot me an email and let's set up a time for me to come take a look at your space and help give you that list of things that you can do to make it a little bit more of a wow in the sometimes a little gloomy or fall in winter markets.

Curious about what the market is doing? Here's what's happening, with a few FAQs, a few stats, and a few predictions. Do you have questions? Reach out to me- I'd love to get you some answers! If you've been waiting for a "crash," I hate to disappoint you. While we're certainly seeing something of a shift, that only means that we are heading towards (hint- we're not there yet) what will likely be a more balanced market. That means things will start getting a little easier for buyers, while still being good for sellers. Wait. What? Well, here's what that means- The definition of a balanced market is one in which the supply and demand are, well, you guessed it- balanced. That means if no other homes were listed, it would take about 6 months to sell through the inventory on the market. Where have we been in the last year+? If you look at this graph, you'll see it's actually been nearly 10 years since we've had a true balanced inventory, but  in the last year or two, we've consistently been under one month of inventory. There have simply not been enough homes to meet demand. (The why of all this is a longer story that I won't get into now.) As of May '22, we're at .9 months, and still very much in a seller's market. Because of the length of time it takes real estate transactions to close, these numbers are often lagging indicators. In other words, the data is generally a little old to really be accurate for the moment. What I can tell you is that anecdotally, here's what we're seeing: We are STILL seeing many multiple offer situations. Just more often there are 4-6 offers, rather than 20. (There are still lots of 20+ offers happening, though, on those "perfect perfect turn key" homes.) We are seeing more inspections written in to offers, and more of those offers getting accepted. Whew! This is GREAT for buyers. (Keep in mine, in certain areas, and on certain homes, we're still seeing lots of inspections being waived, so just be aware of that if you know you're in a competitive situation.) We are definitely seeing more price reductions, more homes on the market for a bit longer, and more homes without tight offer deadlines. All of these things mean there is hope for the buyers out there, and while we don't really anticipate prices going down, we do anticipate things getting just a bit easier for the buyers out there. (Finally!) "So, what does this mean for sellers? Have we missed our window?" NO! You have not missed your window. It is still a great time to sell! But, we are definitely seeing things trending more to "normal," which means if you're going to sell, there are some things you'll probably want to do to get top dollar (search Selling Your Home posts here for some of those tips!). Cleaning, using a great agent who actually uses professional photos and markets your home, staging, and doing some repairs and prep work are making a comeback for folks who want to get the most money for their home. Also key? Pricing correctly! That window of exorbitantly high prices that still go for over asking may indeed be closing. Questions? I've got answers. Message me or give me a call. I'd love to help!    

Selling Your Home During the Holidays So you've been thinking about selling your home, but time got away from you, you've been busy, there was a lot to do (and forget about any updates or repairs that required building materials this year), and now it's the holiday season. You may as well just wait, right? Not so fast! While generally it is true that the market slows a bit during the winter and around the holidays, this market is different. Yes, I know I sound like a broken record, but just stick with me, and I'll explain. Benefits to Selling During the Holiday Season There are a few benefits of selling around the holidays, in any year, and in any market. First and foremost, there is just not as much competition. While you may not have a flood of showings, you can rest assured that those buyers looking around the holidays are actually looking to buy, and not just curious neighbors or folks out for a walk. But this year? Well, it's all that and then some. As I've mentioned before, this market is not a bubble (like the one back in '07-'09), but really is driven by a housing inventory shortage coupled with interest rates lower than we've seen in years. That means we've not really seen any of the normal drops in the market over the last year. In fact, the days on the market for our entire MLS area is still hovering right around 7 days. (That's the average, too, not the median.) Additionally, we're still at only 1.1 months inventory throughout our MLS area. That's still a long way from a balanced market (6-7 months of inventory). Even though it's a seller's market, there are still some special ways to prepare when you're selling in the holiday season. Top Tips to Sell Your Home During the Holidays Focus on your curb appeal! It matters more now than ever, when things tend to be a little more brown, gray, and the light is not as warm. Clean, clean, clean! Clean those windows, the entry area, and yes, even the trim. Add a fresh, new door mat, maybe a wreath, and a couple of containers with something evergreen. Tone down the outdoor holiday decor, if over the top is your style. Don't go totally Clark Griswold on the house if you want buyers to actually see the house, and not be distracted by the decorations. (I literally cannot stress this enough.) Use a Realtor® to list your home. (I know, sounds biased, but it really does make a difference.) Let's amend that to, "Use a Realtor® who works with a great professional photographer." Having professional photos is a non negotiable these days. I don't care how good your phone camera is. Pro photos will show your house off better. Every single time. Knowing your "perfect buyer." Your agent will know not only "who" your target buyer is, but how to reach them. Especially this time of year, when inclement and chilly weather is the norm, having an agent who will do a video, multiple photos, floorplans, or the like definitely makes it easier for buyers to know whether it's a favorite or a maybe before they even ring the door plan. Go easy on the indoor decor too. The line between great decor and too much is not actually that fine. Think more "warm and cozy holiday cheer" and less "where are we going to put our 900 piece Santa collection." (Pro tip- keep those in the box so they're ready to go to your new home.) Make sure it's easy to move around, and doesn't look cluttered. Got loads of wrapped presents? Keep those to a minimum, too, and if you've got the hottest video game console to be wrapped, just tuck it in a closet. No need to tempt anyone unnecessarily. There's also the bonus of the kids not easily finding their gifts before the big day. Doing some holiday baking? Good smells sell! Keep the feast of the seven fishes to the restaurants this year, but go nuts with the cookies, rum cakes, spiced cider, etc. Again, warm and cozy is never unwelcome in the winter! Perhaps the MOST important, price it to sell! I'm never going to be the agent who wants you to underprice your home, but especially in the winter months, when there are in theory fewer buyers out there looking, not shooting the moon with the price helps position you better in the market. If you're working with me, or any good agent, we'll sit down with you to review the comparables, their sold prices, and how your home stacks up to that. We'll use all the data available to come up with a great plan to help you maximize your investment, your time, and get you to your goals. What questions do you have about selling your home during the holiday season? I'd love to help you determine if now is a good time for you to sell!