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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.

As we hit mid May, where is the real estate market? Is there light at the end of the... Well, I'm not going to be the one to jinx it! Let's just say that while prices are not going down generally, the good news is that inventory has gone up in the Metro Richmond Region, and that is always good news if you're thinking of buying. More inventory always means more choice, and that's never a bad thing when you're shopping for anything, but perhaps especially a home. The overall number of homes for sale has actually gone up by nearly 20% from March to April, and based on the numbers so far for May, inventory definitely seems on track to be a bit higher this month. In fact, in April, there were just under 1400 pending sales, and this month, we're already at almost 2000. Now, don't get too excited, and think that means there's a deal to be had, but it is a little less crazy out there. As I'm pretty sure I've said before, we're still seeing plenty of multiple offer situations, but for the most part, we're seeing more 2-5 offers and fewer homes with 15+ offers. We're also seeing more and more home inspections, which is fantastic for buyers. Good news for buyers is seldom good news for sellers, but in this case, it's really not bad. For the most part, homes are still selling for 100% of the list price, and the median days on market is 7. (The average is 25, but keep in mind that that includes everything, so not always the best true representation of the market as it is at the moment.) There are lots of stories in the news about real estate slowing down, and I know that is happening in many markets. Always remember, though, that real estate is local, so just because the national news is saying something, or you talked to someone who lives elsewhere, that does not always apply to the market you're in. Here in Central Virginia, and the Richmond Metro in particular, our market is still moving quite quickly. What that means for you if you're thinking of buying: You need to be ready to move when you find something, because it's probably not going to hang around. That means getting connected with a lender, and having your financial ducks in a row before you start. You may well be able to get an inspection, but know your options if you fall in love with a home that's going to be competitive. You may have a little more choices out there, so have a good idea what your deal breakers and "must haves" are, but try to be patient. It's (usually) not House Hunters- you don't look at three and have to pick one of those! What that means for you if you're thinking of selling: If you want to get the most for your home, have it "show ready" before you go on the market. Clean, declutter, paint, and do a little sprucing up of your curb appeal. Even if you don't think you need to! It always helps! Price matters! It can be the difference between no offers, one offer, or 5 offers, and while you only need one offer, obviously, when you have competing offers, the terms are generally better for you. Price it well for what your goals are, and that's not always the same for everyone. Plan for an inspection, as it's definitely more likely now. That means make sure you repair the things that you are aware of, and know what is likely to arise on an inspection so you're prepared.  

Click each event below for more information. For a full calendar of events, click HERE. Friday Cheers (1st of the Season!) Richmond Flower Truck Floral Arrangement Workshop Lewis Ginter Spring Plant Sale 54th Annual Art in the Park Mother's Day Concert at Agecroft Hall 5k Family Fun Day at Crump Park Big Tent: Memorial Day Event Family Night Hike

This is without a doubt one of the best carrot cakes I've ever had, if I do say so myself. When I had Gourmet Delights, and my food rep came in one day with a delicious, but criminally expensive, carrot cake, I had to come up with something that was close so I didn't have to sell it for $5 per slice. (Hilarious that that seemed outrageous at the time.) This is what I came up with. Servings: 12 | Prep time: 25 minutes | Total Time: 1 hour Ingredients 2 cups sugar 1 cup vegetable oil 4 large eggs 3 cups grated carrot 1 teaspoon vanilla 1 teaspoon cinnamon 1/2 teaspoon ginger 2 1/2 cups flour 1 1/2 teaspoons baking powder 1 teaspoon baking soda 1/2 teaspoon salt 1/2 cup chopped pecans 1/2 cup raisins Frosting: 8 ounces cream cheese 5 tablespoons unsalted butter, room temperature 2 teaspoons vanilla 2 cups powdered sugar Directions Heat oven to 350. Combine sugar and oil in a bowl and beat until well combined. Add eggs, carrots, cinnamon, ginger, and vanilla. Beat until well mixed. Stir together flour, baking powder, baking soda, and salt in a medium bowl. Add dry mixture to liquids gradually, beating after each addition to ensure they are well combined. Stir in nuts and raisins. Pour mixture into 2 greased and floured (preferably also lined with parchment too) 8" round cake pans. Bake until toothpick inserted in center comes out clean. 35-40 minutes. Frost with cream cheese frosting. In medium bowl, beat together cream cheese, butter, and vanilla until just blended. Add powdered sugar, a bit at a time, until well blended. Taking care not to overbeat. Frost when cake is cooled.

Click each event below for more information, for a full calendar of events click HERE. Hardywood's Spring Artisan Market Spring Bloom Bar with Freckled Flower RVA Burlesque Festival The Big Bloom The Bizarre Bazaar 33rd Annual Spring Market  Ukrop's Monument Avenue 10k April Fools Festival Scotchtown's 4th Annual Fiber Festival Dominion Energy Family Easter SCAN Totally 90s Bash

For a printable checklist, click HERE.

Let's take a look into how the changes to agent commissions are reshaping real estate transactions, impacting home buyers and sellers alike six months after going into effect, here in 2025. Have questions? Ready to talk real estate? Send me a message here or via Instagram at CindyBennettRealEstate.

As I type this, we've got just 2 weeks until my son heads to Japan for nearly 4.5 months. He's super excited, and I'm excited for him. (Just a little bit of mom worry.) But he, like me, is quite a foodie, so it wouldn't be us if we didn't have a list to tackle in terms of spots to dine or takeout before he heads to the land of fantastic, but totally different, food. Starting out with the easy picks, because they're the "always" picks. We both love a great sandwich, so we'll definitely be dining or getting take out from... Stuffy's There's no question Stuffy's is a Richmond institution. My go to? The Great Garden on wheat pita, heated, with everything but mayo (that means it's an all veg dream, cheese, mushrooms, onions, green peppers, black olives, spinach, cucumbers, tomatoes, sprouts, oil, vinegar, s & p, and oregano. His? The Max, or Stuffy's Star (Classic Italian) Polpetti It's hard to choose the perfect one from Polpetti, because I've never had a bad sandwich there, and some days I'm feeling one or the other, but the go to is nearly always The Balboa- shaved Italian roast pork, broccoli raab, sharp provolone, with long hot peppers. Or The Caputo- roasted red peppers, arugula, fresh mozzarella, & balsamic glaze if I'm feeling like something more light. One thing's for sure, we're always going to share, and we're always getting at least one chicken cutlet sandwich- probably The OG- chicken cutlet, sharp provolone, broccoli raab, and long hot peppers. Abuelita's Funnily enough, almost every time we go here, my Mom is with us, and that is a testament to how they appeal to everyone! Their menu changes every day, but I've never had anything bad there. This is not your run of the mill Mexican. Their main option is Guisos (stews) and they always have a great variety. Served with beans, rice, and warm tortillas, they are delicious every time. They also do tamales, quesaberria tacos. (Oh, and a killer flan and tres leches as well.)   The Oh So RVA picks that he always hits when he's in town... Mekong Fun fact- did you know my kid spent a focused couple of years trying everything on their menu, in order? We've been die hards since he was just starting solid foods, so this is definitely on the list. My go to? Always the Rice Noodle Salad with tofu and spring roll. It's light, but not too light, and with fresh vegetables, rice noodles, a little peanut, and delicious fish sauce, it's just the perfect bowl of the perfect bites. His go to? It depends on the day, his mood, and where his is on the menu! Thai Diner This has been an OG favorite since my kid was little bitty. He is an "American Hot" person, though he's dabbled in the world of Thai hot. Me? I'm a wimp and stick to mild or medium. Our picks here- Drunken Noodles with Chicken or Thai Fried Rice with Beef. So dang good. 8 1/2 Another lifelong favorite, we've got a "go to" order here as well. I'm always in the mood for their Eggplant Parm, with a side of spaghetti marinara, a spaghetti carbonara, or an order of penne with sausage, ricotta, and broccoletti. Never hurts to have leftovers, right? Wood and Iron Gameday You can't leave America for months without hitting a sports bar, can you? (I'm pretty sure that's a law) We'll definitely be hitting Wood and Iron one evening soon. Me for the Crispy Chicken Salad (pro tip- get a full sized, but just ask for a takeout container when you order, and you've got lunch for tomorrow), and him for the Cheese Steak Egg Rolls and an order of wings. Secret Sandwich Society Four words. Loaded Pimento Cheese Fries. Is that the only thing on the list? No. Could it be? Yes. I'm not even a "loaded" whatever sort of fan, but these are amazing. He's more a Roosevelt guy, roast beef, bacon, horseradish mayo, white cheddar, lettuce, tomato & red onions all on a toasted baguette and I love the Lafayette- fried chicken breast, ham, swiss, blue cheese spread & honey mustard on a toasted potato roll. Galley Go To One of our first picks for pizza, ever since they opened. Always on the order? Grape and Gorgonzola (Those roasted grapes with the sharp taste of the gorgonzola? Never fails.) We also always do the Sweet Hot, which features pepperoni, Calabrian peppers, and a drizzle of honey. You can't go wrong with either, but we can never choose between the two, so there you go. I'm full just thinking about all of this. (And yes, I'm cooking too!) What would be on your list??