As the summer winds down (a bit at least), the market has not changed a whole lot from the last couple of months. Inventory is still tight, leading us to remain in a solid buyers' market. Check out the graphic here for a little snapshot of what's going on, and how it compares to the past few months. Listing inventory has actually been dropping consistently over the past few months, and is nearly half of what it was this time last year (which was already a low inventory point for our market.) As rates have risen, there is definitely less motivation for homeowners to sell, as many have refinanced to very low rates in the past few years. Until this situation improves, our inventory is unlikely to grow by much. That means, if you are thinking of selling, it's still a great time. Despite interest rates, there are still lots of buyers out there, and terms for sellers are more easily negotiated (not only price but repairs required, closing dates, etc) right now. If you're buying, yes, rates are not terrific, and inventory is low. However, if buying is something you want or need to do, all hope is not lost. We have found our clients a number of homes off the market in the past year, putting them in better positions to not have to compete and find the home they love, so that is always an option. When you're working with me as your buyer's agent, my goal is to do all I can to get you where you want to be. In better news, most experts predict rates to begin to move on a downward trend through 2024, as long as the inflation numbers continue to look good. That's a glimmer of hope. Just remember, as rates drop, prices and competition, are likely to increase. Not a whole lot of things in life are guaranteed, but the rules of supply and demand are. If you want to know what all of this means in terms of your personal situation, give me a call, and let's chat!    

I LOVE Richmond, and I love summer, but I'm not gonna lie- by August, the heat and humidity start to get a little old. Whether you have younger kids, for whom the break from school is starting to get a little boring, or you feel like you've done all the summer things and you're just ready for a change... Here are a few things you may not have done, that just might make the last few weeks of hot RVA summer a little more bearable. Did you know Richmond is the ONLY city home to Class II-IV Rapids? Get wet with RVA Paddlesports or Riverside Outfitters on a raft, a kayak, or a paddle board! If the kids are bored, everyone's SO HOT, and there's just nothing to do, get yourself to the drive-in! The Goochland Drive-In always has great movies, you can fill a carload for $25, there's great food that's not going to set you back tons of money, and a playground if you have littles (or bigs) that have a hard time sitting still, they can get a little energy out. It's HOT, but it wouldn't be summer in Richmond without a day at the Carytown Watermelon Festival. Head to Carytown on August 13, from 10-6 for music, vendors, fun, and of course, all the watermelon you can eat. Speaking of fruit, picking berries won't help you beat the heat, but you will get berries, and that's better, right? Picking dates are up for August at Agriberry Farm, but book soon, because space is limited. Go get you some raspberries!! Want to wander in the cool, solo, with a special someone, or with the whole family? There are so many museums here, it's almost impossible to list them all, but here are a couple that may be a little lesser known. Keystone Tractor Museum in Colonial Heights: My dad would take my son here when he was a kid, and it was a hit with both of them. Anyone who loves trucks, tractors, fire trucks, or the like, will enjoy a visit here! Virginia House was formerly an English manor house that was relocated to Richmond in 1925. (Amazing, right?) Now owned and managed by the Virginia Museum of History and Culture (another great museum), this period home is a fantastic step back in time. If you're anything like me, you might not like to do something that's creative, and if so, head to Scrap RVA on Brookland Park Blvd, to browse the amazing, ever-changing supply of art and craft materials, take a class, or bring the kids to a "Crafternoon" where for $5 or so, they can drop into a class and come home with something they've made. Bonus- Ruby Scoops is right across the street, so you've got to get a little ice cream afterward! Finally, if the temps aren't too bad, go for a walk at the Canal Walk, take in the murals, and at the Turning Basin, buy a ticket to a Riverfront Canal Cruise. These narrated tours of the canal feature some history that may be new to you, as well as giving you a tour of areas your feet cannot take you. (I recently did this for the first time, and it was so much fun!) Enjoy the rest of the summer, and stay cool and hydrated out there!

Sorry to be the bearer of bad tidings, but back to school is coming up pretty fast and furious, and unless this is your first year, first kid, first rodeo, so to speak, you probably know that that stress can hit hard, and keep on coming if you're not organized. Forget about the stress that comes if you're moving, or in a new home. But never fear- I've got some great tips from Mary Davis, professional organizer and owner of In Good Order, LLC, to help get you, your home, and especially, your kids, ready for everything that comes with back to school. At home: Make a comfy homework space. To provide structure and consistency, choose one designated area for your student to work. The space should be distraction-free and have good lighting, a comfy chair, and a power outlet. They will need enough workspace for their device, as well as any supplies they need while learning. If you have a desk with drawers, use drawer organizers to give easy access to pens, pencils, markers, glue sticks, and other small supplies. Use file sorters or sturdy hanging files to hold extra paper and notebooks. If your workspace doesn’t have built-in storage, a caddy or divided turntable are great solutions to hold writing utensils, glue sticks, and other small supplies, and f your work surface isn’t big enough for a device and supplies, or your workspace pulls double duty (like a kitchen table) a rolling cart is a lifesaver. This gives easy access to supplies while learning, and can be rolled into a corner or closet when the work is done. Having everything they need at hand can make all the difference in getting the homework done or trying to find "just the right pen, pencil, whatever," for 30 minutes. Print out a copy of the school schedule (even if it's available online) and post it somewhere everyone can see for reference. Trust me, if you're tracking homework, projects, supplies, needed, etc, having that schedule handy can really come in handy. If you have a calendar or family calendar you use or a Google calendar, get all of those days off and holiday dates and put them in the calendar for the entire year. (If I had a dollar for every time I was surprised by my son having a day off, I'd be retired- he's in college and I still do it.) Make a drop zone. Even if you don't have a mud room, per se, having a designated space for shoes, backpacks, lunch boxes, and more, so they're not all over the house. At School: Make sure you know the rules on backpacks, lockers, etc. If there are no lockers for the students, ensure that that backpack can hold everything they need all day, AND be at least somewhat comfortable. If your student takes lunch, consider a lunchbox that clips on instead of taking up valuable real estate inside the backpack. Get all the supplies now, so you're not scrambling that night before school starts. Did you know that if you type the name of your school into the supplies bar at Walmart.com , it will populate with the entire school supply list required, and you can buy and pick it up, or have it shipped. What? How easy is that?? Meal prep snacks and or lunches. If you've got fruits washed and cut, sandwiches made, etc, it's easier for kids (of any age) to grab a healthy snack, rather than junk, when they get home, and definitely easier for you to get lunches packed efficiently and with minimal stress. Are you ready for the school year? If you want more info on getting organized or to work with Mary, reach out to her HERE.       

Summer is here, and with it, so many great things to do around town (and just a bit outside of town)! Every season, I like to make a list of things that I want to do. Not because I have to, but because they are some of the things I particularly love. They're often simple, sometimes free, and they're just the things that make a season wonderful to ME. Do you do this? If not, I'd highly recommend it. It makes you a little more conscious of those simple things, and how they brighten your season. So without further ado, here's my list for Summer 2023, filled with some very RVA things to do... Support local at one of our amazing farmer's markets Take a stroll through Lewis Ginter Botanical Gardens Enjoy some quintessentially Richmond Pizza on the patio at Bottom's Up Rent a kayak or stand-up paddleboard at James River Outfitters and hit the river Take in a concert at Brown's Island Grab a coffee and pastry from Sub Rosa and head to Libby Hill Park to marvel over the view Play a round of mini golf at Patterson Golf Park Enjoy a late lunch and wine tasting at Upper Shirley (just a 30-minute drive) Carytown Watermelon Festival for food, music, fun, and watermelon Grab a Hanover tomato (or 2), some Duke's, and good bread, and have a tomato sandwich on the porch! What would you add?? Download a printable version HERE.

Most seasons, I like to do a "Must Do" list of things that I want to make sure I do before the time slips by. Sometimes they're simple, and sometimes more elaborate, but I love them because they make me think about the things that I particularly love or look forward to about that season, and sometimes just the reminder makes me happy. Always, it pushes me to do a bit more than the everyday mundane that we often get stuck in. So, without further ado, here's my Spring/Early Summer list of things I am looking forward to doing in and around RVA! (In no particular order) 1 Friday Cheers kicks off this week- Nothing says Summer in RVA quite like it! 2 Have a picnic at Maymont- With your love, family, friends, or a great book 3 Visit the Sno Shack in Mechanicsville for a Tiger's Blood shave ice 4 Patio dinners! My faves- Can Can, The Daily, or East Coast Provisions 5 First Fridays in the Arts District 6 Head to Sneed's Nursery and pick up some native plants (and plant them!) 7 Take a drive to Topping for lunch on the water at Merroir. 8 GrowRVA South of the James Market at Forest Hill Park for produce (and treats) 9 Strawberry season at Agriberry Farms means Strawberry Shortcake! 10 Get out on the James on a warm day 11 Learn something new about Richmond 12 Fire up the grill and enjoy the patio at home Do you have a list like this? What is a must do you have for this spring?

"If you're looking for one stop to know where all the biggest, best, lighting displays are around town (county by county), look no further! I've updated my tacky lights map for 2022, so check it out, grab some cocoa, and plan your stops!" Click HERE to follow along!

If you’re looking for some fun fall activities in Richmond, Virginia, check out my 2022 RVA Fall Guide! Click the link below to get your copy today! https://bit.ly/3y8T9ev

August Means Catching the Last Gasp of RVA Summer Here are a few of my favorites: Head to RVA Big Market Saturdays at Bryan Park from 8-1 and get allll the great produce. Make something you've never made, or just enjoy something simple like a tomato sandwich, before those Hanovers are gone! SuzySno is moving from Jackson Ward to the old Sweet 95 spot on Arthur Ashe Blvd. Opens in August, so go get you some! What says RVA as much as beer, cider, and music?? Head to Brown's Island on August 13th for the JamPacked Craft Beer and Music Festival.  Cool down with the family and learn about sharks (!) at the Science Museum of Virginia's Predator or Prey  Carytown Watermelon Festival is back (40 years!) on August 14, in Carytown, of course. Are you running out of things to do with the kids and it's just. too. hot? The Byrd has great family movies running all month. Click HERE for their schedule! Sunflowers and Sunsets? Yes please! Take a short ride to Burnside Farms and wander as the sun sets (and it's a little cooler, maybe) and enjoy their sunflower bounty. Tickets required. More info HERE

It's National Ice Cream Day! I'm celebrating with some of my RVA ice cream (or ice cream like) favorites. I've always loved ice cream. I mean, what says celebration, and summer, as much as ice cream? Just like so many things, I have a hard time picking a favorite, because sometimes that favorite just depends on my mood. So, here are a few (well, more than a few, really) of my faves. I'd love to hear yours!   When it comes to gelato, our overall, hands down favorite is Deluca Gelato at Gayton Crossing. Their gelato really transports you to Italy, and never disappoints. They've got all the classics- from Stracciatella and Spumoni to loads of sorbets and seasonal flavors. My favorites? I always go for a combo of Banana Nutella and Chocolate Sorbet, but you really can't go wrong here. (It's also very close to home, which is definitely a blessing and a curse.) One of the longest running ice cream spots in Richmond is Gelati Celesti, and it's the OG for a reason. (When I had my cafe in the early '90's, in fact, I would not rest until I had a full scooping cabinet of their ice cream.) With multiple locations now, it's super easy to grab your favorite no matter where you are. My go to here is always "Just Ask," a delicious white chocolate ice cream with frozen peanut butter ribbons and Oreos. We have some seriously fantastic "newer" additions to the Richmond ice cream scene, and yes, I have favorites there too! Charm School Social Club on Broad Street (in the heart of the Arts District) has a great, slightly edgy/artsy vibe and fantastic ice cream and flavors. Anything is great, but whatever you choose, you must get the house made, toasted fluff on top. So damn good. For flavors here, my favorites are Fruity Pebbles or Cereal Milk (obviously I have a thing for cereal) or the Princess Cake. If you find yourself on Southside, Charm School's Study Hall is the place to stop by for some delicious soft serve. This walk up window has a more limited menu than their flagship, and soft serve only, with a rotating variety of flavors (and a killer Dole Whip!) If you're looking for vegan ice cream, both locations of Charm School have good options for you, too! Scoop is located in the Fan, tucked into a little spot on Strawberry Street (next to Idle Hands Bread Company, another favorite). They are a small batch creamery as well, offering unique flavors, brownie sundaes, ice cream flights (hello!) featuring three flavors, shakes, and custom ice cream sandwiches. My favorite flavor here was always Croissants & Jam, but that's no longer a signature flavor. (The nerve!) Now, it's a toss up between Banana Pudding (going away soon), Roasted Strawberry, and Brown Sugar Cookie Dough. You may recognize the name Ruby Scoops from the Food Network show featuring Ben & Jerry's. Yes, she won the Grand Prize (justifiably so!) Located on Brookland Park Boulevard in Richmond's North Side, here you'll find a rotating menu of unique flavors, from ice creams like Dulce de Leche and Black Sesame (my two favorites) to vegan flavors and sorbets. Westray's Finest on Lombardy St. went from truck to cafe this year, and they've got some seriously top tier, small batch handmade ice cream. My favorite there is Gold Rush (Sweet Cream base, Dark Chocolate Swirl, and Honeycomb Candy. Yes please!) Bruster's has always been a favorite, since there is a location near my parents' house and we'd go there on hot summer evenings when my son was little. A great place to walk up, get a delicious sundae or waffle cone, and have lots of variety in flavors. ( A few locations have a drive through, too!) If you're in the mood for something a little different than "just" ice cream (though none of the above are "just" ice cream!), here are a few of my other frozen favorites: Sno Shack in Mechanicsville is the most unassuming little shack (yep, the name is no exaggeration) smack in the middle of a parking lot in Mechanicsville. With dozens of flavors for sweet, fluffy shaved ice, it's a true, old school, summertime treat. (Oh, yeah, they close after Labor Day, too, so get it in the summer or wait till next year!) My recommendation here? Tiger's Blood, with a Volcano. (A yummy blob of ice cream in the center of the magical ice!) Another soft serve/custard option around town is JiJi's Frozen Custard. With delicious flavors that change periodically, and "Pundaes" to go with the event/season and the flavors, they always have something unique and tasty. They are a truck, so seldom in the same place at once, but follow them on social to know where they'll be. There are a few new(er) places on my list to check out too- Sweet Wynns is an ice cream workshop, giving you the opportunity to create your own handmade, custom flavor. How fun and delicious does that sound?? Graham's Ice Cream reopened in Mechanicsville a few months ago, with lots of fun flavors, sundaes, and shakes. The only other "must have" on my list (as of today- that's always subject to change!) is Carl's Frozen Custard in Fredericksburg. I got turned on to Carl's when my brother was at Mary Washington, and I've been a super fan ever since. Carl's is an institution, and in operation since 1947. Usually a line, always worth it, and 3 flavors- chocolate, vanilla, and strawberry. Why mess with perfection? My go to is a Chocolate Strawberry Malt (not on the menu, but they'll make it.) It's a must stop any time I'm going up I95, and I'll confess that on more than one occasion I've taken a cooler to buy a spare to have later.        

Have you been hearing all the talk about the real estate market in the last 6 months or so, and wondering if maybe it actually IS the right time to sell? You're not the only one. (I've even thought about it myself!) But where to begin? Well, the obvious solution is just to call me, right? Kidding. Well, kind of... Stick with me. Here are a few things to think about as you get ready sell your home in the Richmond area. Obviously, I'd like you to call me, but if not me, call your agent of choice. Sooner than you think. We will walk through your home and pull the data to help give you a comprehensive list of to do's, discuss your personal goals, and touch on pricing, at least within a range. No one knows your home as well as you do. So, if there are items that you know need repairing, making a list of those and starting to get them checked off is a great place to start. Clean, clean, and clean some more. (I have a comprehensive cleaning list to remind you of the things buyers tend to look at that sellers often forget.) Staging is often important in our market and others. Depending on your home, that may mean just decluttering, and depersonalizing your space, and others it means a full staging with furniture, art, and accessories. Know the comparables and price it well. Yes, the market has been wild for the past few months, but pricing has always been, and will always be, a crucial component of a successful home sale. That means paying attention to the comparables, the market, and your own personal goals to get the pricing right. Getting your home prepped can sometimes be accomplished very quickly, but more often than not, it takes a little bit of time (Real talk? The average time it takes to prep a home for sale is 2 months, from start to finish.) The most important thing to know? Call your agent as soon as you start thinking about selling. That will absolutely reduce your prep time, keep you on the right track, and make sure that any money you spend helps maximize your time and sales price and minimize your stress.  Are you ready?