Blog

If you’re waiting for 2021 again—the “list it on Thursday, 47 offers by Sunday, and someone writes the seller a love sonnet” era—I don’t think that’s coming back. And honestly? That’s not bad news. What is happening as we begin 2026 is something I’ll call more normal: we still have strong demand in Richmond and the surrounding counties, but we also have more room for strategy, more room for due diligence, and (hallelujah) more room for real conversations. If you’re buying or selling in Richmond City, Henrico, Chesterfield, Hanover, or Powhatan, here’s the straightforward, non-panicky update. How the market “feels” right now (without drowning you in numbers) 1) Inventory is still tight, and that keeps a floor under prices Across the broader Central Virginia region, we’re still sitting at under ~2 months of supply for single-family homes. In plain English: there are not enough homes for all the people who want them, especially in the most popular pockets. That’s why I don’t see prices “dropping” in any meaningful way. Do we see some price reductions? Yes. But that’s usually a specific house problem, not a “Richmond is collapsing” problem. 2) Negotiations (and inspections) are back This is the biggest shift I’m seeing—and it’s healthy. Sellers aren’t automatically getting a blank check just for having a house, and buyers aren’t having to sign over their firstborn to get one (in most cases, at least). The data shows the pace has cooled from the peak frenzy—homes are taking a bit longer than “blink and it’s pending,” and sellers are, on average, not getting quite the same level of automatic over-asking behavior we saw when everything was a bidding war. 3) Mortgage rates: don’t build your whole plan around a big drop As of January 8, 2026, Freddie Mac’s weekly survey puts the average 30-year fixed mortgage rate at 6.16%. Could rates drift a bit? Sure. But I agree with your instinct: a dramatic drop isn’t likely soon enough to be the “wait it out” strategy—and in the meantime, life happens (job changes, kids, divorces, downsizing, “we cannot share one bathroom for one more day,” etc.). A quick “Richmond-area snapshot” by vibe (not a spreadsheet) City of Richmond and Henrico: Still highly competitive for homes that are priced right and show well. Zillow’s trend pages are still showing many areas going pending in around two weeks. Chesterfield and Hanover: Strong demand, lots of family/space-driven buyers, and good homes move quickly—again, especially when they’re well-prepped and priced correctly. Powhatan: More breathing room than some other core areas, but it’s definitely not sleepy—the data still shows a market where buyers and sellers both need a plan. Zooming out: Richmond is still getting national attention as a market to watch in 2026. If you’re buying in early 2026 The biggest advantage you have right now: strategy (not speed) Here’s a real (anonymous) example that’s exactly what I mean: I had buyers fall in love with a home and we knew it would be competitive. So before we even wrote the offer, we got super honest about: their risk tolerance what they needed to feel comfortable after a home inspection what would make the offer clean and easy for the seller without throwing caution to the wind We didn’t waive everything. We waived enough to show the seller we weren’t going to come back with a mile-long repair list—but we still protected the buyers from major issues. Result: they got the house because the offer was thoughtful, not just loud. That’s the 2026 playbook: a confident, clean offer that fits YOUR comfort level. I tell my buyer clients all the time- I’m not here to “sell you” a house. This is your journey and it needs to be on your timeline. My job is to help you: understand what’s realistic in the neighborhoods you like spot red flags (and help you avoid expensive regret) negotiate with a calm head when your emotions may be doing cartwheels If you're thinking of buying, I can run a quick “buyer reality check” for your target area: what’s actually moving, what’s sitting, and what winning offers are doing right now. Just reply to this email. If you’re selling in early 2026 “Top dollar” is still out there… it just has to be earned The homes that sit right now? They usually fall into one of three buckets: Overpriced Not “done” (or not presented well) Not marketed well (yes, marketing still matters—more than ever) And the data backs up the overall environment: inventory is still constrained regionally, and prices are generally holding up over the longer run—so buyers are out there. What’s changed is that buyers are more selective. They’ll pay for quality, but they’re less willing to “just accept” obvious condition issues at a premium price. My seller promise I’m not here to slap a sign in the yard and hope for the best. I’ll give you: a clear pricing strategy (with the “why,” not just the number) a prep plan that makes sense for your budget and timeline marketing that actually does the job (not just pretty photos) “Should we wait until rates drop?” My answer is still no. Rates are unlikely to drop enough soon to make a dramatic difference for most people—and while you’re waiting, prices can keep creeping up. This can all cause you to lose time you don’t get back, and end up paying more when you do buy. If you’re ready to buy or ready to sell, the better move is: let’s meet and build a strategy that fits your timeline, your comfort level, and your goals. (Not a generic one. Yours.) Freddie Mac’s current reading (6.16% as of January 8, 2026) is exactly why I’m focusing clients on strategy and terms—not fantasies about a quick return to 3%. Want the “what does this mean for my house?” version? Reply to this email (or call/text me) with one of these and I’ll send you a quick, no-pressure snapshot: Your neighborhood (or the one you want to buy in) Your price range (whether you're buying or selling) Your timeline (“this spring,” “sometime this year,” “ just curious”) I’ll tell you what’s realistic, what’s working, and what I’d do if you were my sibling/best friend/client-who-I-like-a-lot.

January cooking should be warm, cozy, and forgiving. This is the kind of meal that makes your house smell amazing and your brain feel like it has its life together- without creating a humongous mess and a sink full of regrets. Why you’ll love this recipe One pan Minimal chopping It works with whatever winter veg you’ve got (just chop things Leftovers are actually good Ingredients (serves 4-ish. This is totally flexible, so measure with your heart.) Bone-in, skin-on chicken thighs or breasts Baby potatoes (or chopped Yukon golds) Carrots Red onion Garlic (yes, a lot) Lemon (zest + juice) Olive oil Salt + pepper Italian seasoning or herbs de Provence Optional: a handful of kale added at the end How to make it Heat oven to 425. Toss chopped vegetables with olive oil, salt, pepper, and herbs. Spread on sheet pan. Make sure you chop vegetables approximately the same size. Nestle chicken into the veg. Pat chicken dry, season generously. Mix lemon juice + zest + minced garlic + olive oil. Drizzle over everything. Roast ~35–45 minutes until chicken is cooked through and veg is caramelized. Optional: toss kale onto the pan for the last 5 minutes. Finish with a squeeze of lemon. Serving ideas With crusty bread (the best) Over rice With a simple green salad This is my favorite kind of weeknight dinner: low effort, high reward, and it makes January feel like a cozy choice, not like you're just grinding through.

For a printable checklist, click HERE.

If January had a personality, it would probably be: quiet, slightly dramatic, and obsessed with fresh starts. Every year, January shows up with two competing vibes: “Let’s stay inside forever.” “Let’s change our entire life immediately.” I’m showing up here in 2026 with a third option: a soft reset. No need to restore full factory settings. I'm here for the simple, cozy, low-pressure ways to feel more grounded without turning your life into a spreadsheet (unless you’re into that… no judgment). Here are 12 analog-ish winter ideas in RVA that don’t require perfect weather, perfect energy, or a brand-new personality. 1) Take a “20-minute winter walk” Not a hike. Not a fitness quest. Just 20 minutes outside—your neighborhood, Libby Hill Park, a stroll somewhere pretty. Winter light is underrated, and so is fresh air that doesn’t feel like hot soup. 2) Do a “Carytown meander” with one rule: no rushing Go mid-morning or early afternoon, before parking is a nightmare. With a friend, or solo. Pop in and out of shops. Buy one small treat. Leave before it turns into a whole production. 3) Choose one museum afternoon Pick one museum, commit to wandering slowly, and let yourself be inspired by something that has nothing to do with your to-do list. Bonus points if you finish with coffee and a little people-watching. My recommendations? The Valentine for learning something new about Richmond, or the VMFA and check out Giants- the fantastic collection from Alicia Keys and Swizz Beatz. 4) Plan a “third place” date with yourself A third place is somewhere that isn’t home and isn’t work—where you can just... exist. Coffee shop, bookstore, cozy bar corner, library. Bring a book. Bring a notebook. Bring absolutely no expectation of productivity. (This is kind of what Silent Reading Party is to me- a way to just be. And a chance to read, with no distraction of phone calls, laundry, or things that need doing. It's also a great way to "ease in" to a solo date- everyone else is doing the same thing!) 5) Do a “phone in the bag” dinner Put your phone in your bag (or in the other room) for one meal. Light a candle if you want to be extra. It’s weirdly peaceful, and you can do it at home, or out- again, solo or with someone. 6) Make one reservation for February January can feel like a waiting room, and a cold one at that. Give yourself something to look forward to: a dinner, a show, a day trip. Future-you will be thrilled. 7) Pick one “winter comfort” ritual Tea at 3pm. A nightly stretch. A puzzle on the table. A playlist while you cook. The point isn’t perfection—it's repetition. 8) Do a Sunday reset that’s not a punishment (way better than Sunday Scaries) Just give it ten minutes: toss old flowers, wipe counters, start laundry, set out Monday clothes. Done. No all-day cleaning marathon required. 9) Go on a “library date” Yes, seriously. The library is the ultimate January vibe: quiet, cozy, and it makes you feel like you have your whole life together. Oh, and you might even learn something! 10) Try a new neighborhood walk Park somewhere you don’t usually park and take a 30-minute loop. You’ll notice details you’ve never seen. (And if you fall in love with an area… you know who to call!) 11) Make a “winter inside” bucket list (5 items max) Keep it tiny: one soup recipe one movie night one friend dinner one day trip one declutter project That’s it. January doesn’t have to be a self-improvement bootcamp. 12) Write down three things you want more of in 2026 Not goals. Just more of.More outside time. More dinner parties. More calm mornings. More saying “no” without guilt.This list becomes your compass for the year. Will you try any of these? Let me know if you do!

Buying a Home in Richmond VA in 2026 If you’re thinking about buying a home in Richmond VA in 2026, the best time to start planning is now—not months before you’re ready to move. Preparation is what separates confident buyers from stressed buyers when the right home hits the market. Even though it might feel early—especially during the busy holiday season—laying the groundwork now can save you stress, disappointment, and rushed decisions later. In this video, Richmond real estate expert Cindy Bennett shares a simple 30-day home buying plan designed to help buyers feel confident, informed, and ready when the right home comes along. Week One: Get Clear on Your Numbers The first step in preparing to buy a home in Richmond is understanding your real financial picture. This means more than just browsing online estimates or guessing what you might qualify for. A conversation with a trusted lender helps you focus on what truly matters: your monthly payment. Most buyers don’t buy based on price alone—they buy based on what fits comfortably into their monthly budget. During this first week, you’ll want to understand: Your estimated monthly payment Down payment requirements Closing costs How interest rates affect affordability Getting clarity early helps you avoid falling in love with homes that are outside your comfort zone or overlooking homes that are actually within reach. It also creates confidence, which is essential when the market moves quickly. Week Two: Narrow Down Richmond Neighborhoods Once you understand your budget, it’s time to focus on where you want to live. Richmond offers a wide variety of neighborhoods, each with its own personality, price points, and lifestyle benefits. During this phase, buyers should think beyond the house itself and focus on lifestyle priorities. Do you want to be able to walk to coffee shops or restaurants? Is commute time a major factor? Are parks, playgrounds, or schools important to your daily life? This is the week to: Identify a short list of neighborhoods Drive through them at different times of day Test your commute if possible Get a real feel for each area By doing this early, you’ll recognize a great opportunity when it appears and won’t hesitate because you’re unsure about the location. Week Three: Move From Pre-Qualification to Pre-Approval There’s a big difference between being pre-qualified and being pre-approved. In week three, the goal is to finalize a true pre-approval so you’re ready to act when the right home hits the market. A pre-approval shows sellers that you’re serious, prepared, and financially capable. It also gives you confidence knowing that when you make an offer, you can move forward without delays. This is also the time to create three essential lists: Must-haves Nice-to-haves Absolutely not These lists help narrow your search and keep emotions in check. At the same time, flexibility is important. Many buyers find that being open-minded leads them to a home that fits their needs even better than what they originally imagined. Week Four: Start Touring Homes and Refining the Plan By week four, the preparation work starts turning into action. This is when your agent helps match your wish list to actual inventory and sets up targeted searches based on your priorities. Online photos and listings are helpful, but nothing replaces walking through a home in person. Touring homes allows you to understand layouts, condition, and feel—things that don’t always come across online. During this stage, you’ll: Begin touring homes Refine your search criteria Adjust expectations if needed Gain confidence in recognizing the “right” home Even if you don’t buy immediately, this step prepares you mentally and emotionally so that when the perfect opportunity appears, you’re ready to move decisively. Why Starting Early Matters Starting your home-buying plan early gives you time, clarity, and confidence. It allows you to make thoughtful decisions instead of rushed ones and puts you in a strong position when competition increases. If 2026 is your year to buy a home in Richmond, now is the time to start the conversation. Putting a simple plan in place today can make the entire experience smoother, more enjoyable, and far more successful. 📍 Richmond, Virginia & surrounding areas📞 Ready to start your home-buying plan? Reach out today to schedule a conversation and take the first step toward your next home. 🎥 Check out my YouTube channel for more videos like this!

Should You Wait Until January to Buy a Home in Richmond, VA? If you’ve been thinking about buying a home in Richmond, Virginia, chances are you’ve heard the same advice over and over again: “Wait until after the holidays.”Wait until January.Wait until spring. While that advice sounds logical, it isn’t always accurate—and in some cases, waiting could actually cost you money. The reality is that buying a home during the holiday season in Richmond can offer unique advantages that many buyers overlook. Depending on your goals, timeline, and flexibility, November and December might be one of the smartest times to make a move. Let’s break down what holiday home buying really looks like in the Richmond market, the pros and cons, and how to decide what’s right for you. What the Richmond Real Estate Market Looks Like During the Holidays By mid-November and December, the market naturally slows down. Many sellers who don’t need to sell will pull their homes off the market and wait for the new year. That means inventory is typically lower than it is in spring or early summer. At first glance, that might sound like a bad thing—but it often works in a buyer’s favor. The homes that are on the market during the holidays are usually there for a reason. These sellers are often motivated. They aren’t just “testing” a price or seeing what happens. They’re ready to move, whether it’s due to a job change, relocation, financial reasons, or timing constraints. For buyers, that motivation can create opportunity. The Biggest Advantage: Less Competition One of the biggest challenges buyers face in Richmond during peak seasons is competition. Spring and early summer often bring bidding wars, multiple offers, waived contingencies, and fast decisions. During the holidays, many buyers step back to focus on travel, family, and year-end commitments. Fewer active buyers means: Less pressure to rush decisions Fewer competing offers More room to negotiate price, repairs, or closing terms If you’ve been frustrated by bidding wars or losing out to multiple-offer situations, the holiday season can feel like a breath of fresh air. Motivated Sellers Can Mean Better Deals Because holiday sellers are often serious about selling, they may be more open to negotiation. That doesn’t always mean huge price reductions, but it can mean flexibility in areas that matter just as much, such as: Closing cost assistance Repair credits or concessions Flexible closing timelines In some cases, homes that were overlooked earlier in the fall can suddenly become excellent opportunities. The home itself may be perfectly fine, but timing, market conditions, or buyer hesitation caused it to sit longer than expected. The same home listed at a different time of year might attract far more attention—and far less negotiating power for buyers. Locking in a Rate Before the New Year Another potential benefit of buying toward the end of the year is the ability to lock in your interest rate before new-year market volatility. Rates can shift as the calendar turns, and while no one can predict the future with certainty, buyers who start the process in November or December often enjoy the peace of mind that comes with having their financing locked down. Even if your home doesn’t close until early January, starting the process before the end of the year can reduce uncertainty and help you plan your budget more confidently. The Logistics: The Biggest Drawback of Holiday Buying Of course, buying a home during the holidays isn’t perfect. The biggest downside is logistics. Moving during cold weather, coordinating closings around holidays, and dealing with shorter daylight hours can make the process feel less convenient. Snow, ice, and winter weather can also complicate inspections, moving days, and timelines. For some buyers, these factors alone are reason enough to wait—and that’s completely valid. The key question is whether those inconveniences outweigh the financial and competitive advantages. Are There Benefits to Waiting Until the New Year? Waiting until January or spring does have its advantages. Inventory typically increases as more sellers list their homes, which can mean: More choices in location and home style New construction options coming online A wider range of price points However, more inventory usually brings more buyers—and with that comes increased competition. Depending on the area and price range, that competition can quickly drive prices up and reduce negotiating power. Additionally, changes in interest rates can impact monthly payments, sometimes offsetting any perceived benefit of waiting. Why Starting Now Still Helps—Even If You Don’t Buy Yet One of the biggest misconceptions is that you need to be ready to buy immediately to start the process. That’s simply not true. If you’re thinking about buying a home in Richmond in the next three to six months, starting now can be incredibly valuable. By talking with a lender and a local real estate professional, you can: Understand your true buying power Get comfortable with monthly payments Learn which neighborhoods fit your goals Identify deal-breakers early That way, if the right home comes along during the holidays, you’re prepared to act. And if it doesn’t, you’ll enter the spring market informed, confident, and ready—rather than scrambling to catch up. So, Should You Buy Before the Holidays or Wait? There’s no one-size-fits-all answer. Holiday home buying in Richmond can be a great option if you: Want less competition Are open to negotiating with motivated sellers Prefer a calmer buying experience Are financially prepared to move forward Waiting may make sense if: You need maximum inventory options Winter logistics are a deal-breaker Your timeline is more flexible The most important thing is having a clear plan—one based on your goals, not just common advice. Let’s Talk Through Your Options If you’re considering buying a home in the Richmond, VA area—whether that’s before the holidays, after the new year, or sometime next spring—I’d love to help you talk through your options. A simple conversation now can save you time, stress, and money later. Reach out anytime to get started. 👉 Watch above or click HERE to watch on YouTube 🗣️ Have questions or ready to talk? Send me a message.

Selling Your Home in Richmond, VA This December? Top 5 Tips for the Holidays Thinking about selling your home in Richmond, Virginia this December but worried it will sit on the market during the holidays? You’re not alone—but the truth is, serious buyers don’t take the holidays off. In fact, selling during the winter months can sometimes work to your advantage, especially in Richmond’s competitive real estate market. In this video, I share the top 5 tips for selling your home during December and the holiday season, including: 1️⃣ December buyers are more motivated – Serious buyers are actively looking, not waiting for spring.2️⃣ Less competition can help your home stand out – Fewer listings mean more visibility for your property.3️⃣ Holiday pricing strategies – Setting the right price is key to attracting motivated buyers.4️⃣ Staging and showing your home in winter – Make your home inviting without going overboard with holiday décor.5️⃣ Why waiting until after the holidays can cost you – Delaying your listing can mean missed opportunities and lost time. Whether you’re selling in the Fan District, Short Pump, or Midlothian, these tips are tailored for Richmond homeowners who want to sell quickly and confidently during the holidays. 📞 Ready to sell your Richmond home this winter? Contact me today to discuss your options and get a personalized home-selling strategy.

Kaizen Season: Making January Feel Less Like a Sprint and More Like a Strategy There are two kinds of people in late December: the ones who are blissfully floating through the holidays like a marshmallow in hot cocoa… and the ones (hi, it’s me) who are already mentally color-coding January. If you’re reading this, I’m guessing you’ve at least considered buying a fresh planner, cracking open a new notebook, or creating “2026 Goals!!!” in your Notes app with the passion of a individual possessed. And I love that for us. But I also want to gently (lovingly) rescue you from the annual trap: big resolutions with zero plan. Because that is how we end up feeling like a failure by January 17th, clutching a sad salad, wondering why we don’t have a six-pack, a million dollars, and inner peace yet. This year, I’m doing it differently. My word for 2026 is Kaizen—and if that word hits your brain like a gentle gong, you’re not alone. What “Kaizen” means (and why it's my word for '26) Kaizen is a Japanese philosophy that roughly translates to “continuous improvement”—small, consistent changes that compound over time. Not dramatic overnight reinventions. Not “new year, new me” energy that burns out by MLK weekend. More like: tiny upgrades, done daily, that can quietly change everything. Think less “tear down the whole house,” more “paint one room, replace one light fixture, fix the squeaky door”… and suddenly you’re living in a totally different space. Kaizen is the antidote to all-or-nothing planning. And honestly? It’s the most sustainable thing I’ve found for real life—especially if you’re juggling work, family, a calendar that looks like Tetris, and a brain that occasionally forgets why it walked into the kitchen. The truth about planners: they don’t change your life—your systems do A beautiful planner is a tool. A really fun tool (I will never pretend I don’t love fresh paper- I'm an English major and a writer, after all). But the magic isn’t the planner itself—it’s what you do with it. If you want 2026 to feel calmer, clearer, and more intentional, the goal isn’t to “plan perfectly.” The goal is to build a planning rhythm you can actually maintain when even when (or especially when) life gets busy. Here’s what works for me: 1) Pick a planning home base (and stop “planner hopping”) If you’re using a paper planner, Google Calendar, a Notes app, sticky notes, and a whiteboard… you’re not disorganized—you’re just running a multi-platform operation with no air traffic control. Choose your “home base”: Paper planner (if writing helps you think and remember. They'll pry my paper planner from my cold, dead hands. Apps be dammed!) Digital calendar (if your life changes quickly and you need flexibility) Hybrid (calendar for appointments + planner/notebook for goals and weekly priorities) The key is consistency. One system you trust beats five systems you abandon. 2) Set goals that are measurable and attainable This is one of my non-negotiables: your goals should be measurable and attainable. Not because we’re playing small—but because clarity creates momentum. Instead of: “Get healthier.”Try: “Walk 30 minutes, 4 days a week” or “Strength train twice a week for 12 weeks.” Instead of: “Save money.”Try: “Automatically transfer $150 every pay day” or “Pay off $2,000 of debt by June 1.” A measurable goal gives you a finish line. An attainable goal gives you confidence. And confidence is rocket fuel. 3) Make a plan (because vibes are not a strategy) I love a good intention. But a resolution without a plan is basically a wish. So ask: How will I actually achieve this? What actions need to happen weekly? What needs to happen daily? What could derail me—and what’s my backup plan? If the plan feels too big, you don’t need more motivation. You need a smaller first step. My planning guidelines (or how I keep myself from overcomplicating everything) Here are the guidelines I’m using as I head into 2026: Goals should be measurable and attainable. Every goal needs a plan. (“I want X” is not enough—write the how.) Your habits must match your goals. If they don’t, the goal stays a Pinterest quote. Be willing to change habits on purpose. Not “when you feel like it.” On purpose. Time block your priorities. If it matters, it gets a time slot. Work in sprints (Pomodoro method). Focused effort beats endless overwhelm. Small improvements count. Kaizen isn’t flashy—it’s effective. Habit check: does your life support what you say you want? This part is simple, but it’s not always comfortable: If your goal is to read more, but your habit is scrolling until midnight…If your goal is to grow your business, but your habit is reacting all day instead of planning…If your goal is to feel calmer, but your habit is saying yes to everything… It’s not a character flaw. It’s just misalignment. Kaizen says: don’t shame yourself—adjust the system. One small change at a time. The two tools that make my life work: time blocking + Pomodoro Time blocking (my forever favorite) Time blocking is exactly what it sounds like: you assign tasks to specific blocks of time instead of hoping they happen “sometime.” It reduces decision fatigue, protects your priorities, and stops your day from getting hijacked by other people’s urgency. Pro tip: start with just three blocks: A focus block (deep work) An admin block (emails, calls, errands) A life block (movement, dinner, downtime—yes, it counts) Pomodoro method (for when your brain is doing backflips) Pomodoro is my go-to when I’m procrastinating, overwhelmed, or convinced I need “a whole day” to do something. It’s simple: Work 25 minutes Break 5 minutes Repeat 3–4 times, then take a longer break It turns big tasks into doable bites. And it helps you build consistency—which is basically Kaizen’s whole thing. New year planning prompts (steal these!) If you want a low-pressure way to plan, grab a drink, open a notebook, and answer a few of these: What worked really well for me this year—and why? What drained me the most—and what boundaries would help? What’s one area where I want to improve by 1% each week? What do I want more of in 2026? (energy, money, sleep, joy, adventure, calm, connection…) What do I want less of? (clutter, overspending, last-minute chaos, doom-scrolling…) What are my top 3 priorities for the first 90 days? What habit would make everything easier if I did it consistently? What would I do if I knew I couldn’t fail? What support do I need to ask for? How do I want to feel at the end of 2026? Choosing a word of the year (my favorite tradition) I always choose a word of the year. Past words have been Ease, Drive, Move, Flow, and Cultivate (my 2025 word). And now: Kaizen. A word of the year isn’t a goal—it’s a lens. It helps you make decisions. When you’re unsure what to do next, you ask: Does this align with my word? In 2026, Kaizen will keep me focused on progress over perfection, systems over motivation, and small steps that actually stick. The goal isn’t a perfect planner. It’s a better year. If you take nothing else from this: you don’t need a dramatic reinvention. You need a plan you can live with—one that matches your real life, your real schedule, and your real energy. Kaizen is permission to start small and stay steady. So yes, buy the planner. Light the candle. Make it cute.But then—pick one small change you can repeat. Put it on the calendar. Time block it. Work it in Pomodoros. Track it. Adjust it. Keep going. Small improvements add up. And that’s how we build a year, and a life, we’re proud of.

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.