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Richmond Metro Snapshot: Early to Mid November 2025 (Richmond City, Chesterfield County, Henrico County, Hanover County) Median List Price The median list price across the region is still hovering around $430K, holding close to October’s trend. Year over year, pricing is still slightly softer, but sellers who price strategically continue to attract qualified buyers who want to lock something in before rates move again. Price Per Square Foot The average sits around $224 per square foot, which has remained relatively stable this fall. Renovated homes and well-staged listings still command a noticeable premium in neighborhoods like Museum District, Bon Air, Lakeside, and parts of Glen Allen. Sale-to-List Price Ratio The sale-to-list price ratio is sitting just under 99 percent, which tells us buyers are negotiating a bit more, but sellers who present their homes well are still landing strong offers. Overpricing is punished quickly in this environment, especially during the holiday slowdown. Days on Market Average days on market is inching up to the mid-30s, which is perfectly normal for this time of year. Between travel, school breaks, and holiday budgets, many buyers hit pause until January. The ones who stay active are highly motivated. Mortgage Rates Rates have nudged slightly higher from October levels. As of early November: 30-year fixed: hovering in the low-to-mid 6% range 15-year fixed: mid-5% range Lenders are reporting more rate-buydown conversations, especially from move-up buyers trying to keep monthly payments manageable. Seasonal Reality Check: The Holiday Market Cycle Every November, Richmond’s real estate market slides into a familiar cycle. Why Activity Slows Families travel or focus on holiday spending. Sellers often wait for the “fresh start” of January. Buyers who stay active are usually relocating, downsizing, or under contract pressure. This does not mean the market is weak. It means the volume shifts. Homes that do hit the market in November and December tend to be from people who truly need to move, which creates opportunity on both sides. Why Some Homes Still Sell Quickly Low inventory persists in many popular areas. Buyers shopping now are not browsing. They are ready. Updated, well-priced homes rise above the seasonal slowdown. If you have a home that shines in photos, has strong curb appeal, and is priced correctly, November can deliver faster results than you expect. What This Means for Sellers Use the season to your advantage Buyers shopping now are serious. This can mean fewer showings but better quality ones. Pricing matters more than ever If you price where the market actually is rather than where you hope it will be, you stay ahead of slower foot traffic. Presentation still wins Warm lighting. Clean lines. Cozy moments staged just right. Holiday decor helps, as long as it does not overpower your listing photos. Leverage timing If you list now, your competition is low. If you wait until January, you benefit from more buyer activity. Both can work. It depends on your goals. What This Means for Buyers Less competition Bid wars quiet down in November. That gives you more negotiating leverage than you would have had in summer. Motivated sellers People who list during the holidays usually need to move. That can translate to concessions, repairs, and closing cost support. Still plan financially Rates remain higher than most buyers want. This is the time to compare lenders, ask about 2-1 buydowns, and consider long-term refinance strategies. Watch for standout listings The gems still get attention. Do not assume a longer DOM means a bad house. It might simply be seasonal timing. What’s Next: December and Early 2026 Watch these indicators: New listings. If supply bumps up faster than demand after New Year’s, buyers gain leverage. Rates. This will be the biggest driver of spring activity. DOM. If it jumps sharply in December, expect a more balanced 2026 start. Concessions. These often increase in Q4. If they remain high, it signals buyer fatigue. Final Thoughts The Richmond market always takes on a quieter, cozier tone in November. Buyers become more selective, and sellers who stay active gain an advantage by standing out among fewer listings. If you are considering a move, use this season to position yourself well for early 2026. Smart strategy now can save you time and money later.

Are you a lover of all things pumpkin spice, or is this whole season a flavor profile that's way down your list? I lean a bit towards the latter, but add some chocolate chips, and I'm back on board! This is a great way to compromise, and it's always a hit. Great for breakfast, a snack, or a little "sweet treat" at the end of the day. Ingredients Cooking spray 2 c. all-purpose flour 1 tsp. ground cinnamon 1 tsp. baking soda 1/2 tsp. baking powder 3/4 tsp. Kosher salt 1/2 tsp. ground ginger 1/4 tsp. ground nutmeg 1/2 c. (1 stick) melted butter 1 c. granulated sugar 1 c. pumpkin puree 1/4 c. plain, full fat Greek yogurt 2 large eggs 1 tsp. pure vanilla extract 3/4 c. mini chocolate chips Directions Preheat oven to 350°. Line an 8“-x-4” loaf pan with parchment paper then grease or spray with cooking spray. In a large bowl, whisk together flour, cinnamon, baking soda, baking powder, salt, ginger, and nutmeg. In a separate large bowl using a hand mixer, beat melted butter, sugar, pumpkin puree, yogurt, eggs, and vanilla. Gradually add dry ingredients to wet ingredients until just combined. Fold in chocolate chips, reserving 2 tablespoons for topping loaf, and transfer batter to prepared pan. Smooth top with an offset spatula and sprinkle with remaining chocolate chips. Bake until a toothpick inserted into the center of the loaf comes out clean, about 1 hour to 1 hour 20 minutes, covering the top with a foil tent after 1 hour if top appears to be getting too dark. Let cool 15 minutes before removing from pan and slicing.  

5 Fall Weekend Escapes from Richmond That Are Just Far Enough to FEEL Like An Escape What I'm loving right now? A little fall getaway! Before things get holiday crazy, it's the perfect time to get out of town, relax, recharge, and check out somewhere you may have never been. I slipped down to Boone last weekend- to visit my son, but it was also so nice to just breathe some clean mountain air, enjoy the changing colors, and rest a bit before things really get busy with events and holidays. It was so nice, I thought I'd share some of my favorite getaways that are just far enough to feel like a real getaway, but close enough to do on a weekend from the Richmond area.  1. Boone, North Carolina (~5.5-6 hours) Highlights & Things to Do Dine at The Gamekeeper - A rare for me 10/10 dining experience. Absolutely fantastic food and service. Wild game, bold flavors, and a cozy, elevated mountain lodge ambiance. Reservations recommended. More info HERE Grandfather Mountain & Mile-High Swinging Bridge - Hike the trails, see wildlife habitats, and cross the bridge (if you're not afraid of heights) for amazing Blue Ridge Parkway- Boone is home to lots of great scenic overlooks, small spur hikes (Rough Ridge, Linn Cove Viaduct), and this is the perfect time of year for those sunset views. Mystery Hill & Wilderness Run Alpine Coaster - Mystery Hill offers “gravity-defying” illusions, and Wilderness Run, in Banner Elk, is an outdoor alpine coaster, if you're an adrenaline junkie like me. Stroll downtown Boone / sample local brews & galleries- Explore great independent shops, local art, and breweries (Appalachian Mountain Brewery is a favorite, and Lost Province is an awesome spot for great food and great beer.) Boone is probably my current favorite, because my son (always my favorite) lives there, but it's also just generally fantastic, with really laid back vibes. 2. New River Gorge, West Virginia (~4.5–5.5 hours) Highlights & Things to Do Bridge Walk (under the New River Gorge Bridge) - A guided catwalk experience under the bridge that gives stunning angles and daring views. (Another good one for the adrenaline rush lovers!) Hiking to overlooks -Trails like Endless Wall, Long Point, and Grandview offer fun hikes, and gorgeous panoramic canyon vistas. River adventures- There are options for all levels on the river, whether you want a chill float or a whitewater adventure. Drive Fayette Station Road & rim backroads- Explore lesser-traveled rim roads that hug the gorge’s edge. (Just keep your eyes on the road and your hands on the wheel!) Coal-town history & echoes of ghosts- Visit Thurmond (almost ghost-town status), old mining relics, and railway ruins for a real sense of the area's history. 3. Abingdon, Virginia (~3.5-4.5 hours) Highlights & Things to Do Virginia Creeper Trail -A 34.3-mile rail-to-trail route connecting Abingdon → Damascus → Whitetop. The section from Abingdon to Damascus is popular, mostly downhill, and scenic. This section was hit hard by Hurricane Helene, but has recently reopened, and these towns need your support. Catch a performance at Barter Theatre — A historic regional theatre with rotating shows, musicals, and local flavor. I saw a show here with my mom and brother a couple of years ago, and we all really enjoyed it! William King Museum of Art / Arts Depot — Regional art exhibits, sculpture gardens, and community arts. Historic downtown & walking tours — Brick streets, antique shops, café stops, and guided heritage walks. Ghost walks & storytelling — Local lore and wonderful stories abound; private or guided ghost tours with spooky tales of old homes and legends. 4. Wytheville, Virginia / Big Walker Lookout (~3–4 hours) Highlights & Things to Do Big Walker Lookout Tower & swinging bridge — Climb up, cross the bridge, soak in vistas, enjoy the store and occasional live music. Historic walking tour / architecture — Visit Trinkle Mansion, local churches, and charming historic districts. Edith Bolling Wilson Birthplace Museum — Explore the life of President Wilson’s second wife, born in Wytheville. Nature trails & nearby hikes — Look for trails around Crystal Springs, nearby parks, or dreamy, wooded escapes. Local festivals & sweet treats — The lookout site often features weekend music, artisans, and a classic country store with fudge and local goods. Check HERE for more info! 5. “Heart of Appalachia” Loop — Southwest Virginia (~4–6 hrs, flexible) Highlights & Things to Do Drive scenic backroads through the Heart of Appalachia region — Ridge-top roads, hidden turns, and no big crowds. Visit small towns: Norton, Pound, Damascus - Each town has its character: local cafés, craft shops, vintage finds. Hidden waterfalls & forest hikes - Seek out under-the-radar cascades off the beaten path. Music & artisan fairs along The Crooked Road — Indoor/outdoor performances, local mountain music, craft markets and good food. Farm stands & roadside dining gems - If you love country, Southern fare, let your hunger guide you. Small shops, produce stands, and family restaurants are a huge part of the adventure here, so make sure you stop along the way! (Robo's Drive In in Pound is a classic drive in like you don't see any more. Milkshakes, foot long chili dogs, and more. I've loved it since I was a little kid!)

What's Happening in RVA | August 2025 Armenian Food Festival OystoberFest Powhatan’s Festival of the Grape 2nd Street Festival Scotchtown’s Annual Fall Festival Richmond Folk Festival Richmond Oktoberfest Richmond Tattoo & Arts Convention Richmond Restaurant Week Scott’s Addition Pumpkin Festival Richmond Zombie Walk Lewis Ginter HarvestFest Click HERE to download a PDF version.

My Ultimate Chicken Noodle Soup Yield: 5 quarts, or about 10 to 12 meal-sized servings You’ll want about 4 to 4 1/2 hours to make this in one afternoon. Or, you can break it up over two days or cooking periods by making the broth either on the stove in 2 to 3 hours or in a slow-cooker for longer (such as while you’re at work), at which point you’ll need just an hour to finish the soup, making it weeknight accessible. If you’re a total heathen, as we sometimes are, you can use up to 12 ounces soup noodles here for recipe that will be almost more noodle than soup. But I recommend at least starting with the 9-ounce level before determining if overkill will be necessary. Broth 2 medium-large yellow onions, unpeeled, halved or 1 large onion plus 1 large leek, cleaned and cut lengthwise 2 garlic cloves, peeled and smashed a little 1 large carrot 1 large parnsip (optional) 1 celery rib 4 quarts water 4 pounds chicken bones (from about two carcasses leftover from a roast or rotisserie) or a combination of fresh chicken wings (my first choice), backs, necks or feet 1 tablespoon kosher salt 1/2 teaspoon dried thyme or 2 teaspoons chopped fresh 1/8 teaspoon red pepper flakes 1 tablespoon tomato paste 1 bay leaf To Finish 3 bone-in skin-on chicken breast halves 2 large carrots, peeled and diced or 1 large carrot and 1 large parsnip, diced 1 large leek, trimmed and sliced into 1/2-inch segments 1 to 2 celery ribs, chopped or diced 9 ounces thin egg noodles or soup noodles of your choice 2 tablespoons finely-chopped flat-leaf parsley Make the broth: [On the stove] Combine all ingredients in a large (6 to 8 quart) stock pot over high heat and bring to a boil. Once boiling, reduce to a gentle simmer, skim any unpleasant looking foam (“skim the scum” is kitchen parlance for this step, but I’m trying to be polite) and cover with a lid. Simmer for 2 1/2 hours. [In a slow-cooker] Combine all ingredients in a large (6 quart or larger) slow-cooker. Cook on LOW for 10 hours or HIGH for 5. Strain into a large pot (5.5 quarts or more) and let rest in the fridge until needed, or, if you’re finishing the soup right away, bring to a simmer on the stove. Cook the chicken: [Both methods] Add whole chicken breasts to simmering broth. Simmer for 20 minutes, until they’re cooked through, then strain broth [for stovetop method] or simply remove cooked chicken breasts [from the slow-cooker method] and set them aside. Taste broth, and adjust seasoning if needed. Finish the soup: Add diced vegetables to simmering broth on stove and cook for 5 minutes, until firm-tender. Add soup noodles and cook according to package instructions, usually 6 to 10 minutes. Meanwhile, once chicken breasts are cool enough to handle, remove skin and bones and shred or chop into small chunks. Return chicken to soup and simmer for 2 minutes, until heated through. Finish with parsley and serve to some very lucky people. To de-fat the broth: Once the broth portion is complete and the soup has settled a little, you can skim any fat that’s accumulated at the surface with a soup skimmer or spoon, to taste. If you’re going to chill the broth before finishing the soup another day, it’s easiest to take the fat off right before you use it; it will have solidified at the surface. P.S. Don’t toss it, please! It makes for wonderful matzo balls and fried latkes.

It's no secret that I'm just a little bit of a food snob, which is why, when I first started seeing this recipe online a few years ago, I was just not interested in trying it. Finally, curiosity got the better of me, because I also love a recipe with 5 or fewer ingredients that tastes complicated, and whoever created this totally nailed it! You may have had it, and you may have made it, but it's definitely worth reminding you of this classic during this busy time of year. Would you rather make it in the morning and let it slow cook in the crock pot? Just combine all the ingredients in the slow cooker and cook on low for 8 hours. Enjoy! Instant Pot Mississippi Pot Roast Ingredients 4 tablespoons (1/2 stick) unsalted butter (Lots of recipes use a whole stick. I don't think it's needed, but you do you!) 1 (3-pound) boneless beef chuck roast 1 tablespoon vegetable or canola oil 1/4 cup water 5 or 6 pepperoncini peppers, divided 1 (1-ounce) packet ranch salad dressing and seasoning mix 1 (1-ounce) packet or 2 (.6-ounce) packets au jus gravy mix Directions Cut butter into 4 pieces. Trim off any large pieces of surface fat from 1 (3-pound) boneless beef chuck roast. Pat dry with paper towels. Heat 1 tablespoon vegetable or canola oil in a 6-quart or larger Instant Pot or electric pressure cooker on the highest Sauté setting until shimmering. Add the roast and sear on all sides until browned, about 10 minutes total. Transfer to a plate. Pour 1/4 cup water into the pressure cooker and scrape up any browned bits loose. Return the roast and any accumulated juices to the pressure cooker. Sprinkle the roast with 1 packet ranch mix and 1 or 2 packets au jus gravy mix. Top with the butter. Add 2 cu-3 TB brine from pepperoncini peppers over the roast. Add pepperoncini peppers. Lock the lid on and make sure the pressure valve is set to seal. Set to cook under HIGH pressure for 55 minutes. It will take about 15 minutes to come up to pressure. When the cook time is up, let the pressure naturally release for 15 minutes. Quick release any remaining pressure. Shred the roast into bite-sized pieces with tongs. Serve with potatoes, rice, tortillas (this makes a great street taco filling too, just add fixings!), or whatever you like. If you have leftovers, great. (I seldom, if ever, do!)

  Summer may be coming to an end, but it is not over yet — and there is still time to make the most of it here in Richmond! I have put together a fun End-of-Summer Bingo Card packed with my personal must-do activities before the season winds down. From picnicking at Maymont to spending an afternoon on the river, there is something for everyone. Print out the card, challenge your friends or family, and see how many squares you can cross off before fall rolls in. Whether you hit bingo or go for a full blackout, it’s the perfect way to wrap up summer in RVA. Click HERE to download your own copy!

What's Happening in RVA | August 2025 Book Fair with Fountain Books Virginia Capital Trail Pop-Up Rest Stop Chesterfield County Fair Ashland Half Marathon Richmond Comedy and Music Festival End of Summer Artisan Market ImmerseCon 2025

This is my recipe, and I'm not Greek. I have, however, been eating these from the Richmond Greek Festival for decades, and love them so much I figured out a reasonable facsimile. In fact, when my son was a toddler, he would not touch a green bean...until these. We went to the Greek Festival and he ate his, mine, and his dad's. We had to get more to take home for later. It's only a long weekend, though, so I had to figure it out, and I cooked beans this way religiously for at least 5 years! Try them, and see what you think! Greek Festival Green Beans Ingredients ⅓ cup olive oil 1 onion chopped 1 clove garlic, chopped 1 pound green beans (fresh or frozen) 15 ounces chopped tomatoes ¼ cup chopped fresh parsley (Or 1 tbs dried) 1 tablespoon chopped fresh oregano (Or 1 tsp dried) 1 teaspoon chopped fresh mint (optional) 1 teaspoon sugar (optional) ½ teaspoon salt (add more to taste if needed) fresh pepper Directions In a medium pot, heat olive oil at medium to low heat. Sauté onion until soft, then add garlic. Add beans and mix until covered with the olive oil. Add tomatoes, parsley, sugar (if using), salt and pepper. Stir together. Add hot water just enough to half cover the beans Simmer with the lid on for about 40 minutes (do not boil). The beans are ready once there is no water left and the beans are soft.

In this video, we delve into the current state of housing affordability in Richmond, Virginia, providing insights into whether now is the right time for you to buy a home. 🏡 Richmond Housing Market Overview (2025): Median Home Sale Price: As of April 2025, the median home sale price in Richmond (*Regional Average) stands at approximately $410,000, reflecting a 2.5% increase compared to the previous year. Average Home Value: The average home value in Richmond is around $484,000, marking a 1.9% rise over the past year. 💰 Determining What You Can Afford: Understanding what you can afford involves more than just the listing price. Key factors include: Debt-to-Income Ratio: Lenders often use the debt-to-income ratio to assess your ability to manage monthly payments. Typically, a front-end ratio (housing expenses) should not exceed 28% of your gross monthly income, while the back-end ratio (total debt) should be below 43% . Investopedia Additional Costs: Beyond the mortgage, consider property taxes, homeowner's insurance, maintenance, and potential HOA fees. These can significantly impact your monthly budget . Investopedia Down Payment and Closing Costs: A substantial down payment can reduce your monthly payments and may eliminate the need for private mortgage insurance (PMI). Closing costs, typically ranging from 3% to 6% of the home's price, should also be factored into your budget. 🔍 Conclusion: Navigating the Richmond housing market requires a clear understanding of current prices and a thorough assessment of your financial situation. By considering all associated costs and evaluating your debt-to-income ratio, you can make an informed decision about homeownership in today's market. Have questions? Ready to talk real estate? Send me a message via Instagram at CindyBennettRealEstate or via my website www.cindybennett.net.