Around Richmond

Well, spring is in full swing now, and April showers may have brought flowers, but they certainly didn't bring lots of real estate inventory. Things are still moving quickly, so here's a bit of a recap: The average sales price for our entire MLS area was $402,414 in April. That's up from $403,244 last April, and a good jump from March of this year at $386,797. The price stability and increases really are largely due to the lack of supply in the market. Rates have certainly risen since last year, but for the most part, it hasn't pushed many people out of the market. Our inventory as April closed out stood at 1933 homes for sale, down from 2203 in March, and down from 2022 in April of last year. Supply is just not where we need it to be (frankly, in either rentals or sales) and the demand is definitely out there. As I've said before, the market is considered to be balanced at 6 months supply of inventory, and while we're definitely better than we have been (February '22 had us as low as .7 month), we are still only at 1.2 months. That means that if no other homes came on the market, it would take 1.2 months for the supply to be exhausted. That's not much. What does this all mean for you if you're looking to sell? What about buying? Is it just a crazy time to do that?? These questions are both so unique to your own situation, I always hesitate saying, "it's a great/bad time to sell/buy," to a degree, regardless of the market. What I can say, though, is that if you've been contemplating selling and you thought the market was going to drop as rates went up, that hasn't proven to be true. In most areas, we are still very decidedly in a seller's market, so no doubt that it's a good time to sell. If you're thinking of buying, and it's a great time for you otherwise- new job, lease is up, new baby, new job...whatever, it's not a terrible time to buy- prices do not have the same upward pressure that they had a year ago. Yes, we're seeing multiple offer scenarios, but not every house, not every time, and often not as insane as the offers were last spring. We are seeing more inspections, more appraisals, and a bit more negotiations on some homes. But, it's not the time to drag your feet if you're looking. It's a good time to really know what your negotiables and must haves are, and work with an agent with a solid grasp on the market (like me) that will tell you what they think will get the home you want, rather than just guessing. Keep in mind, too, that there is no perfect market. If rates are lower, prices will be higher, and vice versa. It's nearly impossible to time the market, too. So if it's a good time FOR YOU, it's probably a good time. If you have questions about buying or selling in this market, reach out. I'd love to talk to you and help you determine if it's a great time for YOU.

Richmond is pretty great in most seasons, but festival season? That's really where we shine! There's little the River City loves more than the combo of outdoors+live music+friends+food trucks+celebration, and of course, adult beverages. Here are a few of my favorites, kicking off in March! March 5-12- Richmond Black Restaurant Experience. Less of a festival, and more of a weeklong celebration of our black owned restaurants. I'm a foodie, so this one definitely counts! March 11- Shamrock the Block moves to Leigh Street this year! Shamrock The Block is a FREE street festival in its 17th year and the kickoff to festival season! March 25-26- Church Hill Irish Festival. This one has the best to offer the 21+ crowd as well as the younger set. It's a party for everyone, and a great way to get a taste of Ireland in RVA. March 30-April 2- French Film Festival. Widely recognized as the best French Film Festival in the country, this event is held at the Byrd Theatre in Carytown, and is in its 29th year this year. A great way to pick up a little culture for a weekend. April 22- Ukrop's Monument Avenue 10k. Touted as "Richmond's Biggest Block Party," that's a pretty accurate assessment. You can run. You can walk. You can do a bit of both. or you can just come down to cheer and party. Whatever you do, it's F U N for all ages. April 29- Herbs Galore & More at Maymont. Great plants- far beyond herbs, live music, food trucks, and more! This is a great way to learn while enjoying a day out, AND getting some great new plants for home. May 6-7- Arts in the Park. Surely one of the best things Richmond is known for is our passion for the arts, and all of the wonderful artists that call RVA home. Arts in the Park is a wonderful celebration of this. This free event is one of the largest outdoor events in Richmond, and a nationally rated juried arts and craft show. Also, just one of the best ways to get out and celebrate spring at Byrd Park. May 19-21- Dominion RiverRock- So much to do and see at this one, and it combines all our loves- the James River, getting outdoors, art, food, drink, and music! Seriously fun for the whole family, and always something new to see! June 1-4- Richmond Greek Festival- Celebrate Greek culture with music, dancing, vendors, and absolutely delicious food! (Fun fact- when my son was a baby, he wouldn't touch green beans until he had the ones from the Greek Festival, so I got the recipe and made them all through the toddler years!) Grab some friends, a couple of bottles of greek wine, and spend the day. It's a true Richmond tradition! July 14-15- Hanover Tomato Festival - Even those of us who don't live in Hanover claim the almighty Hanover tomato, and for good reason. They really are the absolute best. (I even know someone who moved far away but took a truckload of Hanover soil and plants to try to take them with her!) This is a celebration of the tomato, with lots of fun for the whole family (pet friendly, too!) July 29- Beer, Bourbon, and BBQ Festival- The 14th annual, and need I say more? There's music, tastings of all your favorite "B's" and lots of vendors, too. At the Meadow Event Park in Doswell. August 12- Jam Packed Craft Beer and Music Festival- Just what it sounds like. This festival starts at 3:30 on Saturday, and August 13- Carytown Watermelon Festival- Food, music, vendors, fun, and of course, watermelon! (I mean, SO MUCH WATERMELON!) Super family friendly, lots of fun, and free! Obviously this list is not exhaustive, and there are PLENTY of other smaller events on Brown's Island and around town to learn more about RVA, our rich culture, and try great food and drink, enjoy music, and just have FUN.  Where will you be going?? 

Over the last couple of years, I've helped lots and lots of people move to the Richmond area from other parts of the country and one of the biggest questions I get is obviously, why Richmond? What makes it so great anyway? So I'm going to give you my top 10 Of all the things that I love about Richmond that I think makes us one of the best places to live. 1. There is always something to do here. If you cannot find something to do, you are literally trying to be bored. 2. Second, history. With over 300 historical markers throughout the Richmond area, you can always find history. Again, you'd have to really try not to. 3. Third, art is everywhere from the VMFA to the murals all around town. You can find galleries you can find high-end art and street art. It is a really fantastic place to soak up some art culture. 4. Nightlife and adult beverages shall we say. From craft beers to spirits now to wines and everything in between. You can go on tasting tours that last all day or have a great night out with friends. 5. Festivals, we love our festivals here in the Richmond area. And that means any opportunity to get together with friends, have a food truck, have some music, and have some adult beverages. We are in with both feet. We are there in crowds, all four seasons. 6. I grew up in Richmond but I have lived all up and down the East Coast. And one of the best things about our area is we have four actual seasons spring, summer, fall, winter, and none of them last too long. Yeah, it gets a little humid in the summer. But you know you can deal with traffic. People move, from up north especially, and they want a 45-minute commute. No one here has a 45-minute commute. You really have to have a horse farm to get a 45-minute commute. So you can be almost anywhere in the area within 20 minutes or so. 7. Proximity in the Richmond area. Within two hours you can be in the mountains you can be at the beach, you can be in Washington, DC or Colonial Williamsburg take your pick, and you can be just about anywhere in under two hours. 8. We are 6% below the cost of living for the rest of the state of Virginia and about on average with the rest of most of the country so you get a lot of the perks of being in a metropolitan area without paying for them. 9. Food. National Geographic voted us a few years ago as one of the best places in the world to visit for food and we are holding to that whether you want something really unique and delicious that you can eat on the sidewalk or you want to go have a world-class dining experience. We've got it all for you here. 10. Last but not least, the James River. That is probably one of my favorite things and it runs right through the city. So you can literally be in downtown Richmond drop in with your paddleboard or walk right up and rent a kayak and hop right in the river, 10 minutes after you get off work. Where else can you do that?

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.