Home is more than four walls and roof. Home is a door opening to you, your family, your pets, your lifestyle, your neighborhood, your community, your city. It’s all encompassing on so many levels.
Real Estate Predictions for 2022
You’ve heard it all before and now their playing the same tune, but 2022 housing market is still going to be a strong one.
Well here we are in a hurry for the end of another weird and wacky year. I’ve answered the “So, how’s the market doing?” question a bazillion times this year and always with the same answers:
“Yes, Margaret the market is still hot and remains a seller’s one!”
”Yes, John lots of buyers, but scarce inventory.”
”I’m sorry, Paige, but you did just lose your 11th offer in a week, you wanna try for 12?”
”Yes, Bill, New Yorkers and Californians are richer than you and have a wad of cash in their vests.”
“Yes, Trina, if you want this house you have to bid xyz over and waive all inspections.”
From Keeping Current Matters
It’s been brutal to say the least. I’m not complaining, I mean I did very well during Covid considering and my buyers did find their dream homes, but I do feel for all my first time home buyers. That’s why I advise to start planning ahead if you want to find home.
What does it look like in 2022? Pretty much the same. We are starting see the rise in mortgage rates and a competitive job market which will only lead to higher demand. Additionally, housing prices will increase by as much as 3%. I foresee an uptick in gentrification in metro areas and still more millenials moving to suburban areas. Rent prices are also continuing to rise making demand for home ownership more desirable amongst the younger generations. I generally think we’ll be seeing more of the same with demand high, inventory low, and more big city transplants.
2022 will see the slow rise of housing prices and even through the slower, cooler months we are seeing lots of activity. If you own land, I suggest getting the most out of it— build a smaller property to provide short term rental or sell a parcel you can spare. As I’ve preached before, Winter is a favorable month to buy due to a decrease in competition while having the ability to take your time while searching for a home. So no Karen, the housing market isn’t slowing down one bit.
If you’d like to know more about thriving areas or information on the value of your home, please feel free to contact me!
A More Serene Scene: 2022 Paint Color Trends
Create a fresh start with 2022 color trends…
Ready to add some color to the new year? I know I am. One of the things I’m most excited about in 2022 is that I finally get to paint these beige walls! Painting your home is without a doubt expressing your home style to the world and whether it’s fun and festive or moody and monochrome, paint can create your room’s aura. Believe it or not there is a psychology to the colors you choose.
You want to lower someone’s blood pressure or to create a soothing space, go with blues and if you want to increase activity and creativity go with orange. Obviously having a fire engine red foyer is going to hit different than a nice fresh light green. Speaking of greens…looks like the greens have it in 2022. 2022 looks like a serene and tranquil scene with earth tones to complement. Here are the new color trends for the new year. Get those brushes out and create a renewed and personal space!
Interior Color Trends for 2022
Click pics for more info
RVA Holiday Gift Ideas
Not sure what to get them? Check out these unique and fun gifts from your favorite RVA businesses.
Nobody likes to admit our flaws, but I have to admit, I am a terrible procrastinator. I tend to have an extra dose of it during the holidays and I think it’s because I stress on my gift giving abilities (Will they like it? Is this too expensive? Do I have to get my boss a present too?) and truthfully, I hate giving gifts that will end up at the regifting party.
While my friends’ holiday cards fill my mailbox and my block is blindingly illuminated in decorations, I’m trying to send an email I rewrote five times now! Point being, holiday planning is not my forte, I prefer the receiving end of it all. When I go get to shopping, I’ll be finding the most unique and functional gifts for family and friends so not to mimic my aunt’s taste for Dollar Store bath soaps and porcelain chickens. So, if you are not into the socks and underwear crowd, try these unique and creative gift ideas for your family and loved ones. What better way to support our RVA small businesses!
Happy shopping! (click on photos for links)
World of Mirth
Everything about WOM is magical during holiday season. So many unique gifts from child to adult. I love the staff here usually, but during this time, they are uber patient and helpful. I mean where else can you find The Hip Hop Queens Oracle deck or Dolly Parton air freshener? If you want to gift your new mommy some cool baby duds, this is the spot!
Clay Ground
You know what a cool gift is? Art. You know what a cooler gift is? Art they can make. Clay Ground is a ceramic studio on the east end of Richmond, offering classes, open studio hours, private lessons, private events and membership. It is a really fun way to make art and new friends or you know, relive those Ghost scenes! Gift certificates are also available.
Alma’s RVA
If you are looking to support our local artisans as well as a local business owner, look no further than Alma’s. They have subscription boxes, gift certificates, and one of kind jewelry, glassworks, ceramics and so much more. I cannot tell you what a treat Northside got when Mrs. Miser set up shop. Please check their website for their latest installations. and workshops.
RVA Tattoos
With over 50 shops to choose from and a myriad of incredibly talented artists, RVA does not lack on this unique gift. Who doesn’t want their deposit paid for or a gift certificate to their favorite ink well. Additionally, a lot of these places sell artwork and merch from their artists as well . Give a gift that will literally be permanently remembered.
Cooking Classes
I know a lot of people who love to cook and want to sharpen their skills by expanding their home menus. Some want to fine tune or learn to use diverse ingredients while others just want to learn to cook healthier. Giving the gift of cooking not only is a great gift, but it’s only going to benefit you at the next dinner party.
Jewelry
RVA has some fine jewelry makers and who doesn’t want cool bling to show off. You can support our local jewelers and also give someone a unique statement piece. Shop these and get all your bijoulicious wares.
It’s Leatha
We have some very talented leathersmiths here in RVA, and what better long lasting items to present to your loved ones. I particularly like the knife roll that Van Herten crafts and the cool patterns and name of Blackbyrd, badass. Awl Snap has everything from clutches to backpacks for all their toting needs.
Musical Performances/Dance/Theater
If your people are anything like me and enjoy going to a show, then I suggest tickets to support the local performing arts and our very few venues. Check out who is coming to The National, The Camel, The Broadberry, or Richmond Music Hall. Both Richmond Ballet and Latin Ballet of Virginia have gift certificate purchasing available. In addition, The Richmond Symphony has recorded music and gift certificates for purchase to any performance. Give them the gift of improv with Coalition Theater or give them the theater experience with a gift certificate from Virginia Rep. In addition to their annual performances, you can also get them dancing with a class from Dogtown Dance Theater.
Foods
RVA has some great local flavors to enhance any stocking or gift box. Check these out!
I Think You’re Freaky and I Like You a Lot
The holidays are not just for the traditional socks and underwear crowd. If you are looking for something a little different Rest in Pieces is your spot. Cool taxidermy, tarot cards and all things strange, RIP has what you’re looking for.
Words
For those bookworms, go by Chop Suey or Fountain Bookstore and get some local authors’ works and if they are in love with the written word, present the present of a writing class, Life in 10 Minutes is a fantastic way for them to explore their inner scribe.
Social Clubs
Give them the gift of hanging out. RVA has some great social clubs to help them impress clients, interact, and enjoy a communal lifestyle.
Hands On
Get them a class or gift certificate to the Visual Arts Center, membership to Build, RVA or Workbench RVA. The gift of learning is strong Santahopper.
A Great Way to Feed Your Soul
Give a little feed a lot…Meal Kit Donations you can easily do!
Step One:
In ONE bag (whichever size works best for your specific meal) assemble all the ingredients for a meal that has at least 4 servings and a desert mix.
Please do not overfill the bag. If it doesn't fit, we ask you provide a larger bag.
Step Two:
After placing all ingredients in the bag; please place a copy of clear instructions for the recipe inside of the bag to further support families when they are assembling their meal.
Step Three:
Once you have your donations assembled, drop them off at our drop off location.
Some Kit Ideas
Here are a few recipe ideas, if you have any simple, healthy all dry goods recipes feel free to contact me with it!
Pasta
Whole Grain Pasta
Minced Garlic
Canned Tuna or Chicken
Lemon
Parmesan
Red Pepper Flakes
Olive Oil
Fruit or Dessert
Lentils and Rice
Dried Lentils
Dried Minced Onions
Instant Brown Rice
Minced Garlic
Canned Chicken
Fruit or Dessert
Spam Skewers
Spam
Canned Pineapple
White Wine Vinegar
Instant Rice or Quinoa
Skewer Sticks
Fruit or Dessert
Mexican Salad
Canned Diced Tomatoes
Canned Black or Pinto Beans
Canned Corn
Canned Chicken
Cilantro Lime Dressing
Tostitos Queso Blanco
Tortilla Chips
Fruit or Dessert
Crab and Shells
Velveeta Shells and Cheese (white)
Canned Crabmeat
Parsley Flakes
Diced tomatoes
Fruit or Dessert
Canned and Dried Ingredients You may have Forgotten
Canned Cheeses
Canned Meats like Spam, Tuna, Chicken, Salmon
Bacon Bits
Canned Vegetables like Olives, Asian Stir-Fry Veggies, and Lentils
Using Dressings as Marinades
Chickpeas are versatile
Boxed Milks don’t have to be refrigerated
Vegetable and Chicken Broths or Bouillon
Our Drop-off Location!
Once you have created your meal kits, we will be collecting your donations in our office at:
2930 W. Broad St. Richmond, VA 23230 - Suite E
On the Corner of Broad & Altamont.
We will be accepting donations on October 19th from 10am - 4pm & October 20th from 12pm - 6pm
Take Advantage of the Home Energy Assessment Program
Take advantage of the Home Energy Assessment Program and get ready to save some energy costs…
As we all know, the colder months are ahead and as we struggle to get back on track with the recent financial setbacks caused by Covid, it’s time to discover some efforts to save on our energy costs. Did you know that Dominion has a Home Energy Assessment Program that provides customers with an in-home energy assessment where a qualified participating contractor will conduct a 30-60 minute walk-through of your home and install simple measures like LED bulbs and water heater pipe insulation, while identifying other energy-saving opportunities?
These additional opportunities, which may require separate appointments with specific contractors, include:
Heat pump tune-up
Duct sealing and insulation on heat pump systems and central air conditioners
Heat pump system upgrades
Upgrade to heat pump water heater
ECM fan motor replacements on heat pump systems and central air conditioners
Cool roof installation
It’s also the time to begin looking at winterizing your home. Sealing windows to prevent drafts, cleaning and maintaining your fireplace and chimneys, and checking your gutters are a good start to ensuring your home is prepared for the Winter months.
Time for Growth and Giving
Support our local restauranteur, Terrence O’Neill (Penny Lane Pub) as he begins his facial growth for charity!
Every year around this time, I encourage the gift of giving. This year my candidate is Terence O’Neill and his ‘Stache endeavors for charity with M4K Richmond. I’ve know this favorite person of mine for over 30 years and he owns one of my favorite pubs in RVA, Penny Lane. I adore his family, and his staff has always been excellent to me for many a nightcap, happy hour, and footy match (Go LFC!). I’m asking you all to support him and in turn support a local business as he takes his bald face into a progressive mouth brow — For the children!
Let’s support Terence and his attempt for Ted Lasso lip broom status, and I’m hoping you will join in. Here’s his message:
Terry O’Neil, Owner of Penny Lane Pub
Clean Shaven and Ready for Donations
Last year I joined some neighborhood gentlemen in a wonderful charity endeavor. I have since realized how big this actually is. M4K Richmond, Mustaches For Kids, is a huge nationwide organization. If you were part of my facebook page you know (some of you new additions are about to find out) that last year I grew a mustache for M4K Richmond in the hopes that I can raise money for the many Children's Charities here in Richmond that they represent. Before looking forward to this growing season I would be remiss if I didn't take a moment to look back at what we did last year, and how your donations had a major impact.
Last year the growers of M4K Richmond raised over $500,000 for charities here in Richmond! Think about that, a bunch of guys growing mustaches and drinking beer managed to raise over $500,000 for children in need. That would not be possible if it wasn't for the generous donations from those who support us, so thank you. Because of your donations we were able to present some seriously large checks, both in physical size and monetary value:
Richmond Friends of the Homeless $80,000
ASK Childhood Cancer Foundation $140,000
SCAN (Stop Child Abuse Now) $60,000
Feed More $40,000
and more!
Those impressive numbers have given me the strength to shave my face, and pledge to only allow the hairs on my upper lip to be the ones that the world sees. Sure there are more socially acceptable facial hair options like the ever popular full beard, the "I'm only half committed" 5 O'Clock shadow, humble Goatee, or even the somehow non-spiritual Soul Patch. But those don't quite make the same statement as the mustache, so here we go. I will be sending you weekly updates on my progress along with photo or video proof, and encouraging you to donate to my fundraising page.
Donate to Terrence’s Stache Growth or Join the Cause
Harvesting the Porch Hang
As the weather gets crispier, our porches become less frequented, but here are a few tips to enjoy it even during the colder months.
I grew up in the deep southern suburban residences of Louisiana. As a child, I recall my walks home from school and to Miss Sweeney’s candy shop up the road. Every day there was a Mister or a Miss “So & So” on their front porch primed and ready for countless waves, ‘hey shas’, or an invite for iced tea or lemonade. That’s just how it is there. A home without a porch in the South is like Ted Lasso without a ‘stache or the Arctic without glaciers, it just doesn’t feel the same.
Wrap arounds and full frontal country porches are never overlooked on my personal home searches. It gives me an added bonus of being social without having to go out out. It allows me to say hello and chat with my neighbors in the fresh air. Lastly, let’s not forget how badly most of us want to shout our personal style and seasonal decor creations off the front stoop. All you Cottagecore people, kudos to you and the time it’s taking to get that perfect Farmhouse Fall look. I’m literally thinking on how much pumpkin and gourd sales have gone up in the last 10 years.
Although I spend a majority of my eves and morns on the front porch all year round, I have grown to love the Fall hang the best. I take this outdoor nook hangage seriously, and with lots of comfort, saying hello to passerby as the whiskey leaves my lips, knees pressed up to my chest, fuzzy blanket wrapped around me — ah, my favorite time of year has arrived.
There are some things that are required for this type of porch hang. Sure, mums and pumpkins all damn day long, but I’m talking about the other things. For instance, a good porch for hanging out on in the Fall is going to have good seating, warm lighting and a place to put your blankets. I suggest having some sort of table as well, because there needs to be some nosh. So, of course I gathered some ideas on how to make your porch more inviting.
Lighting
Lighting is everything especially in an outdoor setting. Give it a little mood swing into the season by adding your traditional string lights to railings and ceilings or give a touch of character with lighted birdcages or floor lanterns. Put some in your front trees for added effect or add a table lantern for those late night reads. Also, consider putting some soft lighting under your stairs that will make it easier for you and your guests to find their way home.
Seating
You can go traditional and have a nice chair set out there with the warm colors of fall (reds, oranges, yellows) or you can really get comfortable with a day bed swing adorned with warm knitted blankets and pillows or if you have a smaller porch, single swings and blanket draped rocking chairs are cozy. Adding an outdoor rug with large seating pillows can give you a loungey outdoor effect as well. Invest in some seat warmers! Just make sure it’s comfortable.
Added Touches
An old trunk is ideal for storing and protecting your blankets in addition to using it as a table. Add a ladder to place blankets on for a decorative look. A small fire pit or small heater will bring some nice warmth to your portico. Get some nice fall themed curtains to add some insulation and create a dramatic effect.
Don’t forget to make your favorite warm cocktails and beverages to complete your Fall/Winter porch hangs! Purchase a small bluetooth speaker or break out the acoustic to provide some great holiday or seasonal tunes to mix.
The significance of the porch in American culture runs deep:
Tips for Open Houses
Tips for open houses
So you’ve decided to venture out and start looking at potential homes to purchase. As an agent, I’ve done a ton of open houses, but as a consumer as well, and I tend to have a keener eye. We can get distracted by staging and pretty details of the home, which is fine, but there are few things you should be looking out for while touring homes. If you have a contractor you work with or know, ask them to come along and they can spot defects a mile away. I’ve gathered a few tips for you as you venture out to find home.
Toolkit
Tape Measures can come in handy when determining if your must have new stove is going to fit
Cameras will help you remember, sure there’s the pro photos of the homes, but nobody is going to capture that suspect crack you see. You are also seeing a lot of houses, so it helps to remember.
Notepads are great to take with you on your tours, it helps you write down what you really like and dislike as you are going through different rooms that will help you determine your keepers and your no thank yous.
Look Up/Look Down
Check out the ceilings in a home. They can be telling by the cracks and color. How big are the cracks (could be a foundation problem)? Is there discoloration or any water marks leading to a leaky roof?
Are the floors warping? Check out baseboards and look under sinks for evidence of mold (black spots).
Don’t be afraid to lift up carpets that could be hiding damage or a moisture issue.
Look Out
Open and close windows and doors to see if they stick or are hard to open, this could be a foundation issue as well.
Check to see if there are drafts coming in and out of accesses. Also feel around electrical outlets.
If you see windows that have condensation, the sashes are broken and need to be replaced. Windows are pricey!
Look for termite evidence, if you see discarded wings or piles of sawdust, might be a sign.
Pay attention to smells, does it smell like mold or cat urine?
Storage
This gets neglected sometimes. Honey, if there is not enough room for my shoes, I’m passing! Seriously though, look to see how much storage space you have. Is there an attic or basement? Are there other closets outside the bedroom? Is there storage above the kitchen cabinets or enough to put Grandma’s China in? Is there outdoor storage, a shed or garage?
ChChChanges
Some houses come decked out with all the appliances, but some are not blessed with say a dishwasher, will you have room to install one?
If you are anything like me, layouts are super important. I like to change up my rooms every 6-8 months for refreshing and new energy (yeah I’m hippy dippy like that), check to see that you can do this. Some rooms will allow for a TV to go in one place and one place only, leaving you with years of unchanged furniture arrangement. Can you move your bed to another wall? What if you guys have a kid to teen situation, can you transform their room from twin beds to full, and will you be able fit a bigger dresser for their identity crises ensembles?
Ask
How old is the roof?
How old is the HVAC?
Has electrical been updated?
Why is the seller selling?
Has there been any price changes?
How long did they live there?
What’s the neighborhood like?
Have any updates been made to the home?
Is there an HOA?
If there is a well and septic, ask when was it serviced last, same with HVAC.
Are there any offers in hand?
The agent hosting should be able to answer all your questions.
We ask that…
As agents who host open houses, we want to supply our clients with the best feedback so be forthcoming with your likes and dislikes of the home.
Sign in when asked to, we aren’t in the habit of giving your information away, it is more for us to have a number of attendants and to make notes of feedback and to send out thanks.
If you can, don’t bring your kids. Nobody wants to see Johnny decide to use the half bath with door wide open, it will take the distraction away.
Wear floor friendly shoes.
Be considerate of other buyers while touring the house, give people space.
Be a visionary. Look at the potential of the home, that downstairs basement bar might not be your cup of tea, but could potentially be your teens lair or a great Airbnb situation.
Talk to the neighbors. You will be quite surprised at how much gets revealed in doing that. You definitely don’t want to be living next to Ugly Naked Guy or across from Mrs. Kravitz. Also explore the neighborhood, see what’s around.
Most of all this should be a fun experience. Make sure your agent is on hand so you can write an offer quickly when you find The One and get pre-approved! Happy House Hunting!
- Jo Ann L. Breaux, Realtor
Hola RVA!
Celebrating National Hispanic Heritage
My mom and me, circa 1978)
It was not an easy road for my Panamanian mother coming into this country. She had to maneuver around a difficult language (yes, English is way harder to learn than Spanish), bear the insults and the slurs because of her skin tone and accent, and learn a new culture while abandoning some of her own. She also knew no one in this foreign land called America, all with a three year old baby and Cajun-American husband in the deep south in the 1970s.
My mother got her GED, and then went on to get her college degree in business. She is a master seamstress, a hard negotiator, and is the best chef of any experience I’ve had. She will tell you to “go to hell” in her accomplished English if someone tells her to go back where she came from, and she took two kids, came to Virginia and made an entire life for herself here. That includes buying two homes since moving here in 1986. Basically, my mom is fierce.
I’m incredibly proud of my ethnic background and even though I cannot claim my Latin heritage fully due to having Cajun and Asian in the mix, Panama is the land I was born in and it is where my maternal family resides. It is also the side I gravitate towards the most—um, dancing, good food, and passion? Who doesn’t want to claim that?! We all come from beautifully diverse countries, rich in culture, bio-diversity, language, and peoples.
A Latin home is a warm one and I’m so proud that my work home promotes the same. These agents miss many things about their Latin American homes, like authentic food and their families (I know I miss mine). So, not only have they’ve made a successful life here, but they also help others gain homeownership success. Ten percent of Virginia’s population is made up the Hispanic community with 16,805 (Census 2019) living and contributing to RVA. We have a thriving community within the arts, business, government, and a plethora of restaurants! Let’s celebrate #NationalHispanicHeritageMonth with pride and support for LatinX residents!
Joanna Rodriguez, Venezuela
Joanna is a boss agent. With 10 years in real estate and a 30 year resident of RVA, Joanna lives in the Short Pump area with her dog and son. She loves the food scene here and her ability to build relationships with her Spanish and English clients has been a solid asset.
Angel Campverde, Ecuador
Angel has lived in the US for 12 years and is a sweetheart of an agent. He’s been practicing for the past year. This nature lover enjoys spending time in Shenandoah National Park and Chesapeake Bay.
Daniela Queen, Bolivia
Daniela is a Queen when it comes to her real estate abilities. Her 16 year residency in the US brought her to RVA where she enjoys the setting and events of Forest Hill Park. Daniela has been an agent for almost three years now and she kills it.
Mi Familia
These are my RVA Hispanic brothers and sisters. I’m happy that I know all these wonderful people from Mexico, Puerto Rico, Colombia, Peru, and Venezuela, a myriad of artists, educators, musicians and chefs. (Click photos to learn more about these asombroso individuals).
- Jo Ann L. Breaux
Sugar and spice and everything daughter
September 25th marks #NationalDaughtersDay and what better way to celebrate than give them some room!
written by: Jo Ann L. Breaux
My step-daughter has been watching fashion shows with me since she was 3 years old. The question, “Jo, can we watch more Chanel?” never made me so proud. She’s 8 now, and her sense of fashion and style have grown into finding identity in her room. Her dad built her a loft bed this past Christmas adorning her very own initial in it. She has her very own reading nook underneath and a place for her dolls. Every daughter’s bedroom is a special place. It’s where she gets to relax, to get dressed up, to imagine and play, to cry over heartbreaks, and to hold her keepsakes. It’s her sanctuary.
These days decor has changed for little girls, pink is no longer a dominant color and nor is the princess palace themed room. Don’t get me wrong, there are still a LOT of princesses out there, but there are a lot more options when it comes to the progression of nursery to teen hideout. I personally am a huge fan of the dark academia themed rooms, but hey all ladies are not the same. My girl’s room has gone from My Little Pony to Mermaids to her current obsession with stars and Harry Potter (I too wanted Gary Oldman to look over me while I slept). It will be interesting to see where her bedroom goes from here, but I’m praying for posters of her music idols and fashion themed decor. There are a ton of YouTube videos for DIY projects to recreate their sleeping quarters and finding cool second furniture and decor is a fun thing you can do with her.
So, in celebration of #NationalDaughtersDay (September 25th), here are some cool ideas to decorate your daughters’ bedrooms.
Wallpaper
I’m really digging wallpaper in general, but these are perfect for creating drama and fun in her room. Tapestries are excellent options due to how easily interchangeable they are. (click photos more info)
Paint Colors
We all know pink can be a dominant girl color, but adding contrast with it can create a less mundane princess pad or try something different with these paint trends.
Decor
No daughter’s bedroom would be complete without those little personal touches. From rugs to bed canopies to cool mirrors and wall art, creating a space that’s all her own will give her the confidence, privacy, and ability for her to be creative.
What a Girl Needs
Every daughter’s room should have these essentials. These will give her utility, identity, and self-care needs to make her space her very own haven from the outside world. Don’t forget to add a record player/good speakers for her listening pleasure.
FOR MORE INSPIRATION
Make it stand out
Whatever it is, the way you tell your story online can make all the difference.
I think having daughters is a bit more of a challenge than sons. The best gift you can give your daughter is support and understanding. If she’s confident and knows herself, she will do great things in the world. Cherish your daughters, they are special creatures and spend time with them. Need some ideas?
Pinkies Up
Jefferson (make your reservation NOW)
Make Me Pretty
Spa-Tacular (6+ years)
Renewal (grown daughters need love too!)
Take your pre-teen to learn how to apply and do her makeup right by booking an appointment at Ulta or visit one of the counters at the mall
Go Girl!
Get your Katniss on with an Archery Lesson
We all want ponies! Take her on a ride at Greenwood Stables
Take a hike! Virginia is full of amazing hiking trails. Pocahontas is always near and dear.
Take her fishing!
Go Rollerskating or take a bike ride on the Capital Trail
A Date to Create
Make Dinner by taking an online cooking class (all ages)
Get a Reading with a local Tarot Reader or for a more mature and highly fun reading check out Madame Adam (18+ activity)
Take a Shine Dance Fitness Class at Dogtown (all ages)
Take them to the VMFA but give them clues to find things in art
Have some fun with plants and visit PlantHouse (21+ activity)
Rock Out
Get tickets now to see The Killers
Take her record shopping, talk about your favorite songs growing up
Design your very own band shirts
Write a song together
Girls Just Want to Have Fun
Here’s some prime advice, sometimes daughters just want to talk. This is a prime opportunity for you to listen. Make it a teachable moment and one that is encouraging. Talk to her about school, boys, dating, girls, bullies, dreams. Take some time out of your busy lives to visit with your grown up daughters. Take her out to lunch or a movie. Enjoy your day together and vibe on all that love!
Read the Room
It’s National Book Lover’s Month and what better way to celebrate than checking out these local authors…
Written by: Jo Ann L. Breaux
When I was a child, my parent’s had a beautiful hutch desk made for me and within a few weeks, I had my own set of Childcraft Encyclopedias along with a set of World Books. I sat at that desk for hours reading. I learned so much sitting at that desk and it lead to an early onset bookworm condition. My mom had to basically beg me to go outside.
I outgrew that desk, but I created a new home in my town’s library. I devoured books. Today, I’m still a voracious reader and my love for books has not subsided. It is National Book Lover’s month and what better way to celebrate than to show you some beautiful home libraries and reading nooks. Don’t forget to support your local bookstores and check out these local authors! (click for info)
I used to think anyone with a home library was bougie and there’d be a lot of dark wood and dusty old furniture in a grand room. Today, having a home library is on my home dreamscape wishlist. The thing about home libraries is that you can find them in the tiniest of spaces and a nook is a perfect reading spot. You can put one in a dormer space or a walk-in closet or you can fit one on that large landing you never know what to do with. The most important thing is finding a comfortable, tranquil spot to peruse all the written verbiage you can want and have access to all your favorites. Built-ins make the perfect setting for creating your book oasis and now you can find all kinds of unique ways to store your stories.
For more Home Library Ideas…
Celebrating National Culinary Arts Month
Celebrating the culinary genius of RVA Chefs!
Photos from Instagram (click on photos to follow)
Once upon a time I watched a boy walk into Ukrops to get a job where he ended up in the bakery. I watched that very same boy eventually move to New York to become an Executive Pastry Chef opening up Jean-Georges Vongerichten restaurants across the world to working with Chef Daniel Boulud amongst other culinary notables. I also once sat on the phone with Ducati loving, celebrity pastry chef, Johnny Iuzzini while he was waiting to get Lasik eye surgery. Oh how I miss you NY. Anyway, I’ve known many a chef in my lifetime and despite the “rockstar” status of it all, I find the culinary arts to be one of the most intimate and passionate expressions out there.
I think my first real culinary discovery was Jimmy Sneed’s The Frog and the Redneck. His duck was magnifique! From there, my tastebuds kept maturing and I became a bit more adventurous with my palate. We were also blessed by a growing RVA restaurant scene. I remember on my 24th birthday, my dear friend Justin Cropper (Don’t Look Back South and Union Market) made me a red snapper dish at Lemaire that I still crave to this day and I remember my first meals at Mamma Zu, Helen’s, Comfort and Magpie. Memorable cuisine lasts forever, and chefs like the Longoven trio—Patrick and Megan Phelan and Andrew Manning, along with the likes of Brittanny Anderson (Brenner Pass), Caleb Shriver (RIP Dutch & Co), Lee Gregory (Alewife) and David Shannon (L'Opossum) have elevated our little city town to put RVA on the food heaven map.
Chefs have always fascinated me. It’s a spectator sport—watching them sit to come up with specials, calm and collected to then yelling across a kitchen while timing every meal to perfection, it’s pretty intense. There is also something about the way a chef’s mind works—how they create and craft. How they decide what is too little and what will never be enough, or how they masterfully cultivate a menu that will touch upon all the senses. It doesn’t have to be pretentious food either, I’ve had some of the best meals prepared in food trucks and as simple as chicken and rice (gotta love Portland’s food scene). I, however, can barely creatively make a sandwich, let alone an entire menu. The intimacy of food is something cherished. When you eat something that is equivalent to what love feels like, it’s magical. Covid took a big bite out of some of our establishments, but these resilient and talented chefs will find their way back into our hearts and mouths.
If you haven’t experienced these culinary artists and their dining rooms, I urge you to do so — like now. Thank you for making RVA the delicious, savory and beautifully presented food oasis it is. Can we eat now?
I think we can all agree, we are ready to be served up by RVA’s finest. I want to thank the talented chefs below, I know how busy they have been and I appreciate their time. Very excited to hear Heritage has reopened!
FIVE X FIVE
1. One word to describe your cooking?
2. Who is YOUR favorite chef in town?
3. What is your favorite dish to make?
4. What is your favorite herb or spice?
5. What's the one thing you make consistently at home that brings you joy?
Chef Mike Ledesma of Perch
1. Polarized
2. Chef Paul Ebling who brought French food to RVA
3. Whole fish out of 900 degree wood burning oven (crispy skin)
4. Aleppo pepper smoky sweet
5. Spam, eggs and rice
Chef Sunny Baweja of Lehja
1. Comforting
2. Tough one. There’s so many— Lee Greggory, Brittany Anderson, Caleb, Dale, Jason Alley, Patrick, David, Dale Reitzer and the list goes on
3. Chaat
4. Spice - Dried Pomegranate Seeds / Poeder and Kasoori Methi and Herb - Curry leaf & Cilantro
5. Whatever my two boys want me to cook. Anything from Pancakes to Chocolate Cake
Chef Joe Sparatta of Southbound and Heritage
1. Seasonal (market driven)
2. My Partner at Southbound Lee Gregory (owner of Alewife)
3. Okonomiyaki (as of late)
4. Thyme
5. Red Sauce
CHEF LAINE MYERS of ORO
1. One word to describe my food is “balanced.” I’m always striving for the perfect balance. With every flavor, every ingredient, every dish as a whole.
2. It’s too hard to name one favorite RVA chef, so I’ll recognize a few here. Carson Bledsoe, Chef de Cuisine at Metzger is doing great work with her team. She cooks seasonally and creatively, and I always look forward to eating her food. Another great duo (whom I waited too long to have my first dining experience), is David and Sariann from The Broken Tulip. Such a memorable meal, with a great cozy atmosphere. I found myself saying “that was a nice touch” all throughout the night from the spiced vegetable chips that were on the table as we arrived to the honey comb presentation with the cheese course toward the end of the meal. I will think of that night fondly for a long time. Lastly, I want to give acknowledgement to my favorite pastry chef in town, Olivia Wilson, who by the way is just as strong on the savory end of things. She has a strong background in terms of her training, and ran a successful pastry program at both Metzger and Brenner Pass + Chairlift. I often think of her as the pinnacle of skill in the kitchen. Very very excited to see what she does next!
3. My favorite dish to make would be something that uses minimal ingredients and allows the main component’s flavor to shine. I’d probably have to say sungold tomato spaghettini, prepared a la minute in the pan by sweating sliced garlic and sun golds together until the garlic is translucent and the sungolds have split and allowed their juices to form a sauce. Finish with some buttery olive oil and an aged parmesan reggiano, and you’ve got one of the best meals of Summer. This will actually be one of my menu items for this weekend’s Oro pop up menu!
4. My favorite herb/spice is always evolving, but right now I can definitively say whole green coriander, or Mexican oregano.
5. The one thing I make consistently at home that brings me joy is a tomato sandwich. Honestly really anything that’s heavy on the tomatoes while they’re in season whether that’s a salad with a punchy vinaigrette, or baked into something like a frittata. Another consistent year round favorite is a charcuterie board. I love all of the condiments that we tend to go overboard on in my house. Pickles, honey, ferments, mustard, fruit, baguette, olives. They’re a conglomerate of my favorite things.
Chef Skip Frazzano of Chez Max
1) Unpretentious
2) Evan Campbell
3) St the restaurant Dover Sole
4) Salt
5) A large Sandwich. So many options.
Arriba, Arriba!
Transforming your high rise balconies into a comfortable oasis can easily be done and is a nice DIY project for the summer!
One of the things I love about the architecture here in RVA is it’s balconies. I love a good balcony and there’s nothing like sipping coffee or having a glass of vino from it as you overlook your domain. Many of the Fan apartments I lived in during my residences in Richmond have come donning balconies. Many of them left significant memories of hangs with friends, late night romances, and a proper setting for reads and contemplations.
I used to put a chair out there and maybe some makeshift table to collect ashtrays, bottles, and accouterments fit for a college student. I haven’t had a balcony since my days on Avondale in Bellevue, the only thing I miss about that rental. The balcony now resides on my wish list of things I’d like when purchasing a home, especially one that my Queen’s Quarters leads to.
RVA is seeing a boost in its Condo living in the city and most of these units do come with their elevated lookouts. The balconies seen in our neighborhood’s Revival, Colonial and Edwardian styled homes tend to be an easier space to decorate just by sheer size. It would be equivalent to decorating your deck or patio, but our city dwellers have a smaller platform to work with. Not to worry, one can turn these into cozy lifted oases fit for Juliet herself. However, although our city dwellers have a smaller space to work with, there are many options for creating a unique and comfortable space to look down upon.
FLOORING
Flooring tiles and rugs can create beautiful textures and colors for your balcony flooring and can range from super affordable and interchangeable to super luxe and very expensive. tiles are great for mixing and matching and rugs give an added comfy feel to your outdoors. Check out these cool floorings to bedeck your box.
IKEA: RUNNEN
OVERSTOCK
GRANADA TILE: SERENGETI
RUGGABLE
WAYFAIR: MISHA
FAB HABITAT
You can coze up any balcony on a budget! Check out this cute and affordable makeover.
LIGHTING
Hopefully your balcony is equipped with some electricity, but if not there are some nice LED options. Lighting is a nice addition to your balcony space, it creates the mood and ambience up there. Do you want a party platform or a romantic rendezvous? You have a few options for the ultimate elevated experience. Places like Walmart and Target have solar powered lanterns/lighting which are decorative and affordable. There is always the string light option and I will say there has been a few that are a bit different than the plain ole bulbs of yore. I personally love a combination of candles and decorative lanterns. You might also want to think about making lighting interchangeable perhaps to satisfy your holiday expressions.
PRIVACY
“I always feel like, somebody’s watching me…” Rockwell said it best. I have to say this is my favorite addition to any balcony. We have all been there. You get up, you want to do a nice long stretch and take in the outside air and you don’t want to get dressed doing it or perhaps you are trying to have cuddle time with your mate, but don’t Mr. Jones next door all up in your biz. Curtains are romantic flowing in the wind, but if you want to find something a bit more substantial there are a variety of attachable screens that will tend to not just your privacy, but also your sun intake. If you are looking for something that will add to your balcony decor, try looking for vintage wooden screens at your local thrift shop and paint them with reckless abandon. Here are few ideas you can find just using that good ole google search.
FURNITURE
Depending on how big or small your balcony is will determine how much furniture and what types will provide a comfortable setting. I love the removable and foldable tables/bars you can utilize for eating al fresco. I am also in love with the cool and cozy balcony swings or maybe you prefer a full on hammock up there. Create a raised oasis by adding small tables with lanterns/candles, vertical planters to make your space green and alive, wall niches for succulents or books, or add some art for fun. One of my favorite balcony makeovers it the transformation into an outdoor theater idea. Make a nice sit in movie area, perfect for bingeing and cuddling watching your favorite flicks. An outdoor heater or fire bowl can bring warmth even on those crispy, Fall evenings. YouTube has DIY projects galore from tool-free furniture to high rise pergolas, there’s plenty to explore.
You’d be surprised how beautiful and creative you can make this small or large outdoor space. Decor options are endless. From vertical planters to palette furniture with cushions of modern, vintage, or sleek designs. You can adorn with cozy chairs and bistro tables, add a small cocktail/tea station, or a swing. It’s truly an elevated blank canvas for the taking. Need some inspiration? Check out my Pinterest board for other ideas!
Skipping Inspection: What Does that Mean?
Waiving a home inspection can be risky…
You remember, well some of you remember, the Cabbage Patch Doll riots of 1983 or the Beanie Baby Bubble of the 90s? Two trends in America that caused moms to buy on the black market and dads to pick up baseball bats. This is the current state of Real Estate. If I had a dollar for everyone asking me “how’s the housing market now”, I could buy my own home. It’s hot people, real hot and will continue to scorch RVA for a while. That being said, having your realtor help you strategize and negotiate a deal is wise, it is what we get paid to do — protect your best interest and your investment.
My deals used to be pretty straight forward, a $10K jump maybe to be competitive, but nothing out of the ordinary. Now, I’m struggling to keep buyers in the game because losing a bid on a house you really want, is a “your dog is dead” moment. Many homes I’m seeing in the $185-250 range are going “as is” and investors are like Hungry Hippos gobbling up all properties deemed destined for flips. Which brings us to our main subject — home inspections.
When I tell my first time homebuyers that waiving inspection will help get them the house, they look at me with a look like Bambi in the woods. First and foremost, I would NEVER advise a client to not get a home inspection. It is just ill advice; however, I will say waiving it on the contract makes the offer more appealing. Waiving the inspection contingency doesn't prevent you from having a home inspection. It just means you won't be able to use results from an inspection to negotiate remedies or price with the Seller.
You are competing with big city transplants, cash only offers, and 30+ asking prices—I know, I feel defeated losing a bid too, let alone several. What it does say is, “Hey, I really want this house, look at what I’ll do for you to get it.” It is a risky move, yes, but it is not the worse move because if you have a good agent, they will know how to negotiate the terms of a no inspection contingency. We won’t ask the seller for any repairs, but we will do an inspection for informational purposes. In addition, making sure to put language in your contract that says if any “big ticket” items come up, you can negotiate. Big ticket items are things that are expensive to fix or replace (i.e., foundation, roof and heating, ventilation and air conditioning (HVAC), and mold remediation).
Our home buying process has become a thruple of a relationship these days. I am now advising my clients to bring a contractor with them on showings or if you really want to get ahead, bring your inspector, they can do a once over to see if there will be any potential problems ahead before you put an offer down. My guy charges $150 for a pre-inspection. People ask me if they should do this with new builds because they come with their own inspections. I say, yes, absolutely because you don’t know everyone’s abilities working on the house, sometimes mistakes are made, as this story shows:
“About six months later, they had problems because the ceiling fan in the bathroom was venting into the attic,” he recalls. “So moisture from the shower was going up into the attic space, and he ended up with a mold problem and some sagging. Sheetrock had to be torn out in the bathroom, and they had to do it properly.” - Jase Norsworthy, Real Estate Agent
So, should you waive inspection? If you want to be competitive in this market, yes, but DO HAVE AN INSPECTION. Make sure you have a clause in your contract to allow you to walk out if there are major expensive repairs to be done and the seller refuses to negotiate. Don’t trust what you see on the surface, you don’t know what’s behind the walls. All this just tells the seller you aren’t interested in nitpicking inspections items, but you are going to walk away from a potentially cost heavy problem. Aren’t we so nice? Strategize and materialize, that’s the name of the game. I always tell my clients to not get defeated if they are losing bids, it’s happening everywhere, but know that you will eventually get the home you were meant to have. Good luck and happy hunting!
A Rose is a Rose is a Rose
It’s #NationalRoseMonth and cultivating the notable English Rose in Virginia is idea for adorning your home inside and out. Here are some tips…
A Rose is A Rose...
It’s #NationalRoseMonth and we are celebrating these gorgeously, fragrant blooms with some tips.
“No matter where I roam, I will return to my English rose. For no bonds can ever tempt me from she.”
It is the month of the most famously romantic flora—The Rose. I’ve always looked at roses like engagement rings, they are pretty, but they don’t tickle my fancy say, like sapphires and peonies. However, roses hold a significant part of my memory banks and when I think of them, I think of my mother. She used to plant them when I was growing up and was so proud of them. Of course my mom can cultivate pretty much any plant on Earth, unlike my horticulture impaired self.
Over the last year, I’ve been ordering fresh cut flowers and I have been loving these decorative blooms. Some have even made lovely dried flower arrangements around the house. I particularly love the multi-toned hybrids. The rose that gets the best growth in Central Virginia is the—cue “Candle in the Wind”—The English Rose!
So, roses have genealogy as deep as our own and people take cultivating them as seriously as their breeding of Labradoodles. You’d think our roses came from Sir Elton’s home country, but actually they come from 18th century China. Now, for all of us rose dummies, the Kingpin of English roses, is cultivar David Austin. This man combined a special hybrid of old and new world roses. He’s so good at it, he created the most expensive selling rose, Juliet, selling it for $15.8 million. Shoo wee, that’s an expensive bloom sir! These gorgeous blossoms make any bridal bouquet stunning.
Are you ready to adorn your home in these fragrant and fairly easy to grow flora? Here are some tips on how to successfully do so:
Make sure it’s sunny! Roses love the sun so make sure where you plant them, they get the majority of the day basking in it.
They grow on bushes/shrubs so make sure you space them out accordingly. For the best effect, plant them about 40-45” apart. It will give it a more standout look.
It isn’t necessary, but to get best results make sure you compost and fertilize the soil to enrich it and to feed your blooms. Roses tend to grow in most soils, but for ultimate success prep your rose garden and keep the soil moist.
Soak them entirely before planting them and plant them quickly. Don’t let the bulb dry out.
Because we live in a more moderate climate here in Virginia, plant the base at ground level.
Keep them watered well during the first planting. After the first year, you can be a little more lax about the watering, taking it back to about every other day.
Remember to trim! You can prune your bushes to dictate how big you want them, but also remember to trim the blooms to make more room for others!
Decorate. Get those vases ready and showcase your girls!
Ask your local nursery for more detailed tips. Get growing!
Don’t forget to schedule your visit to Lewis Ginter Botanical Gardens for some prime Rose viewings.
National Homeowners Month
We all wish for the American Dream of homeownership, celebrate National Homeowners Month with starting your very own wishlist!
My dad is laying on the couch, a Kent King hanging from his mouth, green beanie on, newspaper in hand, football on the television while my mom’s sewing machine hums from my pink and white bedroom, altering clothes for the local department store. My brother and I just completed shooting hoops and climbing trees in the backyard and now we crave the Little Debbies! Our orange and white cat Tommy lays spread out on the orange and green kitchen floor waiting to be fed. The scenes from my childhood home varied over time. From crawfish littering the red patio out back while my aunts and uncles, Schlitz cans in hand, scuffled to Zydeco tunes, to the soundtrack from “A Star is Born” filling the house up on a Saturday morning, to the first time I watched in awe from our sun soaked living room, MTV’s first airing, that house held so many good, and not so good memories. And maybe a ghost a two. I remember that house in all its details like it was yesterday.
Owning a home brings with it the feel of the ultimate achievement. Home is where we find comfort and protection. It’s the place where we can put our feet up and dance naked. It’s the setting for birthdays, new beginnings and hopeful endings. It is our blank canvas and the expression of ourselves where we invite others to be a part of. There is nothing like coming home from a hectic day, taking off the work clothes, and sitting on the back patio, beverage in hand. Home is an extension of ourselves. I think that is why it is supremely satisfying to own one.
This month is Homeowners Month, and we want nothing more than to help you to obtain this goal. We have great lenders who will work to find you the best lending options. We have a dedicated and efficient team who will guide you through the entire process and we will all start with one thing—a dream. Your dream. Start putting that wishlist together because even though you think you can’t afford a home to call your own, ask yourself, where are you now? Are you paying $1200-2000 of someone else’s mortgage? Just sayin’. Start putting that plan in place because you CAN do it!
This month ask yourself some questions: If you already own a home, is it the one you really want? Have your needs changed? Do you even like it anymore after Covid? Are you crushing on your neighbors or has Mr. Jones’ dog driven you mad? Did you change jobs? Did your kids just graduate? Are you sick of mowing your lawn? Can you receive the long awaited guests you’ve been missing? Are you ready for a custom built fantasy? Are you NEVER going back to the office? Generational land becoming appealing to you? So many questions, so much pondering to do, but so many possibilities!
So, this month, think about what home means to you and where you want to be. We’re here if you need us! And yes, you can AirBNB the shed! You know what’s great for motivation, a vision. I too have a vision for Home Ownership, wanna see?
Who’s Your Daddy
Famous TV dads explore RVA…
Photo by: Jo Ann L. Breaux
I miss my dad. This past year was rough not doing our usual visit with each other. He resides in a very small town in Louisiana, and it isn’t always the easiest jaunt. I’m thankful for one thing during Covid, it brought me closer to my distanced family. I began a routine of calling them whilst I walked, which made me a) walk longer and b) really concentrate on having a conversation with them. I think once normalcy resumes in some capacity, we will be seeing more and more family gatherings especially with our families who live afar.
One of the things I love about our city is diversity in activity. No matter what you’re into, whether you’re a sporty dad or an artsy one, there’s something for every Father here. I decided to check out what our TV dads would do in RVA for their special day! (Click to enlarge)
Mother MAY I?
Being a Realtor mom has it’s challenges, but the rewards are far greater than any career I’ve had…
I remember coming home from school and putting the key in the door to let myself in. Mom hadn’t been back from work yet, but once she did, she was confronting a pile of stacked up clothes to be altered for the local department store. All day long she was at the manufactory sewing hems on suit pants. She worked long, painful hours and there wasn’t a lot of times for stories or playtime with her. Her impeccable work ethic had a lot to do with her Panamanian-Chinese upbringing and I grew up with her advising that I save ever penny, “You never know what’s going to happen, so be prepared.” Those words have echoed in my head for a lifetime.
Since I'm a broker and flip houses my world can feel upside down some days. I've learned to hire people and trust they will do as good as a job as I would. Take me time without guilt and I'm still learning to say no when needed. Honestly, I love challenges and instant gratification in everything I do. So real estate hits all the Hotspots. Plus, who doesn’t like the financial freedom from the investment side. I'm teaching my kids generational wealth and breaking generational curses. - Joan Small, RVA Group Realty
I never had children unfortunately, I do however have a step-daughter who doesn’t understand the stretch of a dollar or what it is to struggle to eat every day. What I do have the luxury of is giving her my time. I’m able to pick her up when I need to, to hang out and play with her when she wants and take her along to open houses. She is seriously the best PR rep I could ask for. Being in Real Estate allows a lot of women to have full careers, make ends meet, and have time to be there for their kids. I couldn’t imagine giving my kids the fair treatment and time they deserved while working in advertising or being a paralegal. I cannot tell you how many times I had to stay after hours to meet some ridiculous deadline, and if I decided otherwise I may have not have had the career I strived for. The American Dream—work hard, move up the ladder. Let’s be frank here, that tends to be a bunch of horse poop.
“At first it was super challenging to be a mother and a realtor. After being a full time mother and yoga teacher, adjustments had to be made for the whole family. Like many working moms I felt some guilt about juggling my time and it was hard for me to prioritize. Over time we have all adjusted and I have learned to switch gears and be present with my family when I’m with my family and be present with my clients when I’m with my clients. Yoga helps a lot! It has definitely provided our family with some extra opportunities that we are grateful for and I really do enjoy finding people homes in a city that I love. “ - Kelly Trask, One South Realty
I have loved my new career in real estate because it gives me personal freedom. It is a job where I’m accountable and I am my own boss, but most of all, it is a job I am able to make my own time. There are some downsides to that as well as I’m sure every realtor mom can relate to. I’m only a part-time mom and I’m sure my experience is different than my full-time mama duty colleagues. Weekends can be difficult with showings and open houses. Also, you have to consider your clients’ needs. If they want to see a house in two hours, you have to be able to accommodate those schedules, and sometimes plans are broken at home. I think we all struggle with saying no sometimes in addition to putting boundaries in place. There is the reward though, to be able to take a vacation for a week and literally be present or to be able to take a day and focus your attention on your children rather than being tied to a desk is a great feeling that not a lot of people have the privilege of experiencing.
It gave me opportunity to accommodate my schedule and arrange it around my husbands so that always one of us would stay home with the kids while they took online classes. As time went by and market got crazier it got a little bit more complicate it because even though I can still accommodate my schedule it seems like I’m never home, no weekend, anytime any day, I can’t really make plans ahead of time because I have to be there for my clients. - Daniela Queen, RVA Group Realty
Kids are hard. They just are. We as agents work from our home offices a lot of the time and sometimes it’s hard if you have little ones scurrying about while you are trying to write a contract. I have some realtor friends who are incredibly strict with setting boundaries for their businesses because they don’t want any interference into their home life. If you are making a lot of sales it’s easy to have that priority, but i you are an agent starting out or not as busy, it can be very difficult telling your client you can’t meet them at 6pm because you are having dinner with your family, in your head, you don’t want to lose them.
The challenges of mommydom and being an agent are, to me, far less than other careers. You do have the ability to maneuver schedules and be effective/productive remotely. The key is to organize and prioritize, find a schedule that works for you so you can spend time being a mom and a great agent. We’re women, we can usually get our lipstick on while on a conference call, flipping pancakes and packing little Johnny’s lunch, all while wearing heels. And this is why we make fantastic agents. Kids also make great helpers in our business, they love to pass out flyers, drop off popbys, and they come up with the best suggestions for rooms.
So, to all my Mama Bear Agents, you’re doing a great job and remember that the rewards of this career will allow that Disney vacay or that European trip you’ve always wanted to take them on. Now you can go back to your superheroine’ing.
Buying New Construction
Buying a new construction has a few more twists and turns than buying a renovation…
A while back, I had a nightmare of a transaction. Not my best moment as a new agent, but in this business you learn from your mistakes. My client found a home in a new sub-division and took it upon herself to investigate a new home being built there. She was determined to meet with the builder and talk plans. All great, right? You would think. I sometimes think that clients don’t understand what it is that we do as agents in representing them and this was just the case.
I took the initiative to sit down with her and the builder to talk of the plans for the new home. When she arrived to the meeting she brought her “amendments”. To make a long, convoluted and frustrating story short, she became the realtor and I became the blame for all things that went wrong due to her wanting primarily a new custom build.
Due to the lack of inventory here in RVA, contractors can’t build homes fast enough to satisfy the desire to live in prime locations with great schools. In my case, my client wanted to build her dream home in a planned sub-division. Keyword here is PLANNED. Buying a home has its process, but buying new construction requires slightly different criteria. Here are some tips to know when buying new construction.
LISTING AGENT: The listing agent works for the builder, NOT you. They are more about quantity than they are about finding you your dream home, hence why you should have a agent to help you be a liaison and communicator. In my particular transaction, I was cancelled out and both myself and the listing agent had to do a lot of damage control pacifying frustrating conversations with the buyer and the builder.
PRICE: New construction comes at a “base” price. For example, the home you want starts at $410,000 which will include certain features, but will also give options for upgrades. All those “options” add up. If you choose to go outside of the “included” fixtures.
“Builders rake in the cash on upgrades because they can get parts and labor relatively cheaply. The markup is huge, so investigate each option you're considering to see whether it would be cheaper to bid it out after you move in.” - HGTV
Decide on these things early on in the process, you should get a sheet with all the features and pricing for the vendors they stock with. Also note that in times like these, demand is high and materials are scarce which tends to up the pricing.
FEATURES. You can have whatever you want. Some builders will cater to a client’s customized build, but NOTE, having whatever you want does not mean your price will stay the same. You want gold fixtures, it’s going to cost you. You want to change the plumbing logistics? It’s going to cost you, not just in supply, but also labor. Builders tend to work with options they have already in place, you have choices, but they are determined choices of the builder’s stock. When you go outside of those choices and a builder agrees, you still have to pay for those upgrades. It is best to stay within the features list of options, fi you want that Khoeler shower head but they are using Ferguson’s, take the Ferguson. You can change it later and probably at a cheaper cost.
KNOW THE MASTERPLAN. When there are just a few houses in the neighborhood, it’s easy to envision your own little realm. It’s best to ask what the plans for the neighborhood is and all it’s amenities. Will there be a pool? How close will my neighbor be? Will I be able to build a privacy fence later? These are good to know as the community grows.
HOA: Speaking of plans, most of these communities will have an HOA. Getting those docs and knowing what will be allowed and permitted on your property is vital. Also, cost is a factor here. Are you going to be paying for full maintenance of your property or just the common areas? Will it be $300 a month or $160.
THE BUILDER. Make sure it’s a reputable builder. Do your research or have your agent do it, they should be able to see if there’s any issues or complaints about them. You also want to make sure they do quality work and work with materials that are going to last.
INSPECTIONS: Most new builds are inspected in order to pass codes and such, but it is advised that you have your own inspection as well. Some new builds also come with a Home Warranty, but some do not and your agent should make sure you are protected from any defects the home may have as well as the hardware it comes with. These inspections you provide will be more thorough.
IF you are looking for a customized build I highly suggest you buy a piece of property somewhere and hire your own builder. It is what my client should had done considering all the upgrades and changes she made to the planned construction she had purchased. Allow your agent to negotiate and advocate for you, they can give you real knowledge when dealing with new construction and know what to look and ask for.
If you are looking to buy a brand spankin’ new home, please contact me today!