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Frogs Rent

For most homeowners, I think it is going to be difficult to let go of the last few years. ‘Our house appreciated $75,000 in 5 years!’ ‘Really? Our house went from $300,000 to 400,000 in 4 years!’ ‘Not bad, but...
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The New Normal

The last decade has been anything but normal – especially when it comes to housing. From 2007 to 2011, property values declined by 30%. From 2011 to 2013, property values didn’t move very much. From 2013 to 2018, property values...
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Things I Have Been Thinking About

For those of you who follow the blog, you know that most times it is a pretty deep dive into a topic usually related to inventory, pricing, or strategy. Today’s blog is not one of those. This is a shallower...
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How Much Does $1 Cost? A Critique of Real Estate Commissions

How much would you pay for one dollar? No, it isn’t a trick question. And no, I am not looking for a finance major to explain time value of money or fungibility or another economic argument about scarcity, risk, or...
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How to Start a Bidding War

Asking Price Means Everything and Nothing at All Question — of the last 1,500 sales in the City of Richmond, do you know how many closed exactly at the asking price? Answer — only 268! So basically, 6 out of 7...
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emrick flats 32

Why July Defines One South Realty Group

I will always have a soft spot in my heart for July. My wife is a July baby. My oldest daughter was born in July. 5 years ago, in July, we moved from our old office into our brand new...
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It’s Okay to Pay More

I know it sounds like it goes against everything in your core. Real estate is negotiable and a good deal means a big discount. Right? Well, that is not necessarily true any more. Price is Not Value The price of...
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Canyon

The Inventory Divide, and Why it Matters

A Home is an Asset For those who know me, I’m not about the ‘house of your dreams’ narrative – I am pretty objective in my approach. I want my clients to understand the underlying value of what they are...
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The Most Dangerous Commercial in the World

Has anyone seen the Rocket Mortgage ad that debuted during the Super Bowl (sorry, we’re making you think way back today)? The one where Keegan-Michael Key (of Key and Peele) translates for people? I have to admit, it had me...
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Rates are Rising – Here’s What it Means

Jarvis Grandchildren: ‘Grandpa, please tell us a story about the way real estate used to be!’ Grandpa Jarvis: ‘Let me tell you a story about 3.5% 30 year fixed mortgage rates …’ Jarvis Grandchildren: ‘Ooooooooo, 3.5% 30 year fixed mortgage...
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4 Reasons to Call Us… Even if You Don’t Want to Buy or Sell

Studies show that people tend to move every 5 to 7 years on the average and own roughly 3 to 4 houses over the course of their lives. So during the time when you are not considering a move, you...
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Buy a House, Pay for College

Several years ago, we wrote a blog about buying a small house or condo for your child attending VCU. That article has always been popular and carried significant traffic on the web. And Now… We Have a VCU Student! Since...
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Person bidding at auction

Do You Want to Know What to Bid? Read this…

Please stand if this describes you — you have not bought a house in the last year. The rest of you who have bought in the last year can sit down and just nod your head as you read this....
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RVA Golf

As someone who has been known to spend some time on the fairways and in the bunkers of RVA’s golf scene (doing market research, of course…) I have a good feel for the courses, the clubs and the real estate...
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2018 Housing Predictions and the Coming Affordability Crisis

The Next Crisis in Housing, and the 2018 Predictions Each year, as December comes to a close and the promise of the new year begins, I try to share my thoughts on what the next 12 months will bring. And...
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The Winter Market and the Shrewd Buyer

Egg nog. Endless crowds at Short Pump. Your favorite team missing the playoffs…? Its December! Housing Sale! One Month Only! Yes, it is that time of the year again. The time when our attention turns to company parties, preparing for...
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So When Will Interest Rates Rise (and does it matter if they do)?

For what it is worth, the 2017 real estate season was a blur. And we began 2017 on the heels of what we thought was a blur of a season in 2016. Ditto 2015, and 2014 before that. All About...
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stars at night

I Like Big Lots and I Cannot Lie …

We just moved to 13 acres and I have to admit that I like it even more than I thought I would. We have two hummingbirds (one yellow and one gray) that visit us every morning for coffee on the...
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A Fun Distraction – A House on the Water

Fishing. Boating. Sunsets. Wildlife. Festivals. Crabs. Oysters. Friends. The Bay Life For many, the waterways of Eastern, Virginia are an integral part of life. For everyone else, it should be. When you own a home along the water, sneaking away...
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you cant alwasy get what you want by the Rolling stones

You Can’t Always Get What You Want

So you decided to put your home on the market. You did everything you were supposed to in order to get it ready: you pre-inspected it and fixed everything you should have you decluttered and staged you painted you steam...
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Insights color wheel

Its the Agent’s Job

As an agent, I have a lot of jobs – driving, opening doors, research, scheduling, negotiation, problem solving, advising, management, coordinating, supporting, talking – and on most days, I usually do a little bit of each. It is part of the...
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bubble poping

So You Bought in 2007 …

So you bought a home in 2007, eh? Don’t worry as you are not alone. Many others bought in at or near the top of the market, just like you did, only to watch the value crumble by anywhere from...
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One of the Coolest Transactions I’ve Ever Worked On

In late 2016, I got a call from an agent who wanted to show a loft we had for sale in Manchester. The Decatur Condos, an Architectural Digest level renovation of a century old warehouse, was — and still is —...
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The 4 Seasons of Real Estate

Newsflash — the real estate market is seasonal. Maybe it’s the fact that data is so readily available (and thus, measurable), or maybe it is the fact that the inventory situation is so strange, but never before do I remember...
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The Zillow Lawsuit

So it finally happened. A suit was filed in Chicago by a homeowner who is fed up with the Zillow platform and its impact on her ability to sell her home. I think I speak for my peers when I...
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What is Going On With Inventory?!?

So in case you haven’t heard, inventory is down. Like WAAAAY down. Like really WAAAAAY down. Like never before this low in the history of housing low. I mean low. And while we can sit here with our clients and...
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Summit Lofts in Scotts Addition

Opportunity in the Condo Market

It was the latter part of 2011 when we got a call from a couple living in New Hampshire. They had a child who was coming to Richmond to attend VCU and they wanted to purchase a small home or...
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bubble gum on shoe

Will it Stick?

Showings begin at 10 a.m. By 5 p.m., you have 12 offers — 4 with escalation clauses — and another 10 buyer’s agents are trying to get you to wait one more day so they can bring you an offer tomorrow....
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Buying a Flip

So you want to buy a renovated bungalow or four-square in the city, huh? I think deep down, we all do. It always begins innocently enough. You see a picture on Pinterest of a 1930’s era bungalow with the original...
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In Defense of Flipping

I am not sure when ‘flipping’ became a dirty word. Not long ago, I was reading an article on flipping houses and when I reached the comment section, I expected to see ‘ooos’ and ‘ahhhhs’ over the new kitchen and...
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a bubble

The ‘B Word’ — Bubble

I’m beginning to hear people whisper the dreaded ‘B Word’ again … Trust me, I was front row center in 2008. I lived it — and I do not want to live through that period of time ever again. When...
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The Emerging Desperation in Buying

In the past several springs, the market was pretty insane — full price offers in hours, multiple contracts, bidding wars — and do you know what? It is coming again. While an insane spring market is not overly noteworthy (the springs...
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We Are Moving!

OK — we’re moving. It has been over a decade since the last time we moved — which for us, has been an eternity. For those of you who know our history, we used to be serial movers. From 1995 to 2003,...
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Did You Just Hire a Realtor, an Agent or a Salesperson?

I wish to start this article out with a disclaimer — This is my opinion only and I do not speak for anyone else. I also know that these comments will probably generate some level of disagreement with those in my...
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What I Learned From Flipping Houses

Flipping. Renovating. Fixer-Upping. via GIPHY No matter what name it goes by, buying a home, fixing the problems both large and small, and reselling it is something that we all love to do. Taking what was old, dilapidated, run down,...
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2017 Predictions

2017 already — sure got here fast, didn’t it? It seems like only a few short months ago, we were under 2 feet of snow and wondering if we would ever be able to get our cars out of the...
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Winning in the Spring Market

Just so you know — its coming — and it is not going to be pretty. ‘And what, exactly, are you referring to?’ you may ask. I am referring to the spring market — and if you are planning to...
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Market Caps

‘Too big for the street.’ ‘Overbuilding.’ ‘The white elephant.’ All of these terms are a way of describing a home that somehow is out of place from a value perspective. Perhaps it is too nice or perhaps too big —...
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We Love Photography

I think that deep down inside, each Realtor is part frustrated architect and part frustrated photographer (ok, this Realtor is) and thus my obsession with extremely well done photography.  Nothing quite lends itself to powerful photography quite like people, nature...
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I am a Housing Critic

I am a housing critic. I go into houses each and every day and I am asked to pass my opinion. I am asked about colors and layouts and light and quality and location and fences and appliances and utilities...
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The Making of an American Farmhouse — Walnut Hill, Rockville VA

Periodically, you get smitten with a neighborhood, and Walnut Hill in the Rockville area of Western Hanover County tends to have that effect on people. Walnut Hill is pretty close to what most are envisioning when they imagine a classic neighborhood...
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Using Realtor Recommendations

[ A quick note — the 2017 spring has been even more insane than last spring. In order to give yourself the best chance to purchase a home AND close on time, a team approach is required. Below we talk about the...
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Using ‘Currency’ to Your Advantage

What do you think of when you hear the word ‘currency’? Cash? Bitcoin? Dineros? Dollars? Sawbucks? Moolah? Dead Presidents? Pesos? C Notes? Shekels? Or my personal favorite, wampum?  Currency is nothing more than a form of value that can be exchanged between parties. And while we generally associate...
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Deal Killers

Client: ‘Sorry, the _________ is a deal killer.’ Agent: ‘Yep, we could tell.’ As agents, we have all seen it before; a client walks into the front door of a home and simply refuses to engage. You can see it in their...
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The Rise of the New AVM’s

“Click here to get your home’s value!” “Do you want to know what your home is worth?” “Use this code to find out what values are doing in your area!” “Want to know what has sold in your neighborhood?” Yes,...
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The Affordable Housing Post

If 2016 is anything like 2015, we are going to see home prices rise. Nationwide expectations for 2016 predict that home prices are heading up again anywhere from a modest 2% to 5% or more, depending on your market. As...
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When Does ‘It’ Start?

Editor’s note — as this article goes to press (January 20), market activity (the RATE of sales) is trending about 15% above last January’s pace per MLS statistics. According to our own anecdotal evidence, we are feeling the same exact thing having already...
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Predicting 2016

As has become tradition at One South, we try to write a piece this time of year that looks forward in the coming year and helps our clients know what to expect. 2015 was yet another fascinating year in the...
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Things to Consider for Vacation Rentals

The Vacation/Second Home Market

We recently had a past client ask us about buying a beach house. The question was basically this — ‘Is it a good time to invest in a vacation rental/second home property?’ The answer is ‘yes’ — but with a lot...
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The Return of Mortgage Insurance

MI. PMI. MIP. Each of these acronyms refer in some part to the concept of Mortgage Insurance. For the last several years, we stopped using these cryptic terms as we dug ourselves out from under the biggest financial mess the US...
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Sharing as a Strategy

2015 was a really great year for us. From Humble Beginnings When One South opened our doors in 2008, we were a mere 5 agents, supported by 1 dedicated staff member, in a orange -ish colored building on the edge of VCU (we...
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The Ultimate Guide to Valuing Your Property

In our continuing ‘Ultimate Guide’ series, this post will tackle one of the most important aspects of real estate, that of correctly valuing properties. Now, I have a good friend who is an agent in the Outer Banks of North...
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Renewing Old Urbanism

Walking is a foundation of new urbanism. But you know what, walking has always been the foundation of old urbanism. Urban Renewal and Richmond As the development momentum of Richmond gained steam in the late 1990’s and into the 2000’s, the...
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Quick and Dirty Real Estate Math

Time is money—no question that that is about as cliché as it gets. But it also happens to be true, especially in real estate. That’s why the ability to do a “quick and dirty” analysis of a transaction is absolutely...
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A Chef, A Greenskeeper and a Realtor Walk into a Bar …

‘Why do we need a Realtor?’ In my early years, I used to get offended by that question. Probably the main reason was that I didn’t really have a good answer. Uhhh … contract … MLS …. Lockbox … you...
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Don’t Bring Your Macro to a Micro Fight

Micro or macro? Factual or anecdotal? Data point to trend? Forest or trees? Big picture or small picture? There is an old adage that goes something like this — ‘Don’t bring a knife to a gun fight.’ Personally, I have always...
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Interest Rates 101

When I got my license in 1993, interest rates were 7.5%. By the end of 1994, interest rates were approaching 9.5%. When the market really got rolling in the early 2000’s, interest rates were still hovering around 8%. In 2008 (the...
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Making Sense of the Numbers

It used to be simple(er). When I first became licensed (1993), things were far different than they are today.  Back then, if you wanted to know what homes were available for sale, you used to have to wait for the Richmond...
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Our Algorithm

If you ask 10 Realtors what their job is, you will get at least 11 different answers. You would get answers like: ‘We make dreams come true’ ‘We take the mystery out of buying or selling a home’ ‘We facilitate...
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Investing in Rental Property … A Primer

“I want to invest in rental property.” “I want to flip houses.” “I am thinking about owning some apartments … what the deal with those?” We hear this constantly.  And we love it because it means someone else is in...
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Homes in the Historic Districts

The word ‘Historic’ has different meanings for different people.  When you say ‘historic’ to a Realtor in Richmond, Virginia familiar with Federal and State Historic Tax Credit programs, it means something pretty important. The HTC programs provide a powerful financial...
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Dollar Per Foot, a Critique

‘How much a foot?’ ‘What is the per foot on that home?’ ‘Feels like a lot per foot!’ ‘Dollar per Foot‘ is probably the most used of the comparative statistics in the valuation of housing today. Every buyer references it at...
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The Curated Lists of Richmond VA

I love the concept of ‘Curated.’ From the ‘Critic’s Choice’ corner of the local wine store to the ‘Staff’s Picks’ rack at the old video store, the idea behind ‘curation’ has been with us for a while.  Why should it not...
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Price or Terms – Which are More Important?

In the real estate business, the focus of almost every conversation is price. ‘How much are they asking for their house?’ ‘What is the assessment?’ ‘What does Zillow say it is worth?’ ‘They paid WHAT?!?’ ‘The offer is for HOW MUCH?!?!’...
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What Are You Going to Do to Sell My Home?

It is probably the most asked question by the selling public when interviewing agents for the sale of their home.  I think it is often misunderstood. Each agent has a standard response to this question (it is usually some type...
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You’re Gonna Be Mad at Us…

You are about to get really mad at your Realtor … and your lender … and your attorney. And you know what?  It isn’t our fault. Beginning in late 2015/early 2016, the way real estate transactions are closed will change...
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What Did It Sell For?

Early each spring, the trees begin to bud, the birds and squirrels begin to be seen with more and more regularity and the real estate market begins anew.  About the time the first day a short sleeved shirt seems appropriate,...
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The Magic of MLS

We love our Multiple Listing Service (MLS.) In terms of importance, think of it this way — it is a curated database that has recorded in great detail upwards of 95% of the real estate transactions that have occurred in...
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How to Execute a Simultaneous Sale/Buy

So you want to buy a new home, eh? Great! We can help. But you have a house to sell, too. Great! We can also help with that. But you can’t buy the new home until you sell the existing...
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Richmond VA Housing, By Decade

We recently received a request to create a page that grouped housing by decade.  We thought it was a good idea … at least in the 20th Century. So here you go … 1700’s 1800’s 1900-1909 1910-1919 1920-1929 1930-1939 1940-1949...
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Pre-Qualification or Pre-Approval?

What is this “Lender Letter”? If you are going to need a mortgage loan to purchase your new home, one of the first questions you will face from your Realtor is “have you been pre-approved (or pre-qualified) for a new...
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Real Estate and Minivans, Sedans and Convertibles…and 2015, too.

I think all salespeople, as we age, tend to do more of our selling by telling stories and using analogies than we did when we got started.  Call it experience or call it wisdom (or just call it being old,)...
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Pricing a Home is Predicting Buyer Behavior

Dear Property Owners, The entire real estate world is doing you a disservice. Sincerely, Past Sales Our industry is set up to determine values of homes based on the sale of other homes considered to be ‘similar.’ The determination of...
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An Insider’s Look at Online Search

Want to know the best way to search for homes online? See the chart below. The explosion of online search sites has changed the landscape for both the public and Realtors as it relates to searching for a home…both good...
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Is the 7/23 Dead? Nah…It’s Just Resting

From 1995-2006, I was a 7/23 addict. The ‘7/23’ was a loan product with a fixed rate for 7 years which became an adjustable rate product at the end of the 7th year. With the fluidity of the market, people...
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Understanding Mortgages

I once heard someone say (and I thought it brilliant) that when you decide to buy a house, you are not only buying a home, but you are also buying the money to buy the home.  What they were implying...
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How the New Home Building Industry Actually Works

We have talked at length about building a new home in a series of posts. Things to Keep in Mind How to Negotiate with a Builder How to Value a New Home In this post, we are going to talk...
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Negotiating with Your Builder

Any successful builder is, by default, an extremely accomplished negotiator.  Show me a builder who is poor negotiator and I will show you an ex-builder. Builders spend most of their waking hours in a confrontational environment.  At almost every level of the building process,...
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Things You Should Know When Building a Home

For many, building a new home is still the American Dream.   While some may argue, I strongly believe owning your own home offers a sense of stability, accomplishment and arrival…and owning a NEW home, even more so.  Any time...
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VCU Housing Market

Virginia Commonwealth University (or VCU) is a 30,000 student entity broken down into two campuses. The Medical School Campus, located near the Broad Street/Interstate 95 interchange in Downtown Richmond, surrounds the VCU Health Center and is known by many old Richmonder’s...
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Most Superior Awesome Peerless Pinnacle Realty

We (Realtors) try way too hard. Our industry, at some point in our past, quit naming real estate brokerages after the founders of the company (or their market location) and began using adjectives and adverbs implying increasing levels of superiority. Glance...
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Space, the Ultimate Luxury…or is it?

Space is the ultimate American luxury. Elbow room, manifest destiny, large SUV’s, acreage, privacy, trees … all of these items help us create the luxury we call space.  It is somehow American (or perhaps, just plain human nature) to be insular...
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Why Did You Register?

‘Are you working with an agent?’ ‘Well, sort of…but I didn’t want to bother them…your site is so good I just tend to search here’ or ‘Yes, but I am doing my own research and your site had a lot...
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Assessments, Appraisals and Zestimates

Why is the assessment so high (or low)? Why does Zillow say my house is worth so little (or so much)? Is that the same as my home’s Market Value? And why is the appraisal different from the assessment? It can be confusing to...
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The Evolution of a Buyer

The word ‘evolution‘ is generally defined by a sense of growth or improvement over time. Living things evolve, as do more theoretical things, such as ideas, processes, societies and technology. Evolution surrounds us. Applied to real estate, the concept of...
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OOPS…Didn’t See That One Coming

OOPS…Didn’t See That One Coming Here is a list of common “trips” which can make Pre-Qualifications a little risky: Unreimbursed expenses, most notably (but not limited to) car mileage (“my accountant said it was a good idea”) Self employed with...
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Are You ‘Lead’ing Me On?

Are You ‘Lead’ing Me On? A typical lender letter is basically just a Pre-Qualification letter. The content of the letter generally is based on information provided by a loan candidate and specific language that the information has not been supported...
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Easy Goes It

Easy Goes It Contrast the Pre-Approval to a Pre-Qualification. A Pre-Qualification is fundamentally based on a verbal exchange of information related to a potential borrower’s income and assets. In some cases, the lender may attain permission to run a credit...
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Standing Apart From the Crowd

Standing Apart From the Crowd “Pre-Approved” implies to realtors and sellers you have a commitment from the mortgage company to lend you the mortgage subject to a sales price, loan amount, maximum monthly payment, ratified purchase agreement, an acceptable property...
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The Importance of Being Earnest

My goal is to hopefully shed some light on what the difference is between pre-approval and pre-qualification so you, the buyer, can know what level of financial disclosure YOU should expect or ask for. I would hope no one would...
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Why is the Lender Letter Needed?

The purpose of this blog series is to help you know what the difference is, what you should be asking for based on your circumstances, and to help all parties realize a successful transaction. One of the reasons Listing Agents...
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Yesterday, Today or Tomorrow…Which Matters Most?

As the snow melts, the flowers begin to bloom and the birds (and bugs) emerge, so do For Sale signs. The spring market is when the large number of homes in our marketplace will transact. Sometimes it is January and...
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2014 Outlook for Richmond VA Real Estate

2013 was ________ (amazing, as expected, good, bad, awful, medium, depressing, record-breaking, thankfully behind us, the year it got better, other)…I have heard them all. Depending on who you spoke with, any one of those terms/phrases could have been used...
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Citizen 6 New Homes in Richmond VA

I have long held the belief that the best real estate developments are ‘about something.’  The Citizen 6 Project is certainly ‘about something.’ A development can be about location, design, size, views, layouts, schools, neighborhood, proximity, affordability, exclusivity, history or...
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Where Are the Cranes?

One of the prettiest views of the Richmond skyline is as you approach the city from the south along 95. You can see the skyline of Downtown, the James River, Manchester, Shockoe and Church Hill as well as a host...
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Part Four – The Market is Too Sensitive (Conclusion)

The Conclusion Much of what was discussed in this series of posts deserved a lot more depth.  Discussion of housing, the Fed, the GSE, taxes…all of them…could and will continue to be written about and discussed by many of the...
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Part Three – The Market is Far Too Sensitive (How Policy Affects Housing)

In the previous two sections, the discussion was more national in scope as we discussed both The Fed and the GSE’s.  Part Three is both national and local in scope as it touches on building codes and the impact of...
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Part Two – The Market is Too Sensitive (The Federal Reserve)

In Part One, we discussed the impact of the Government Sponsored Enterprises of Fannie Mae, Freddie Mac and (less so) FHA. Part One — Mortgages and the GSE Guidelines Part Two (here) — The Role of the Fed Part Three...
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Part One of ‘The Market is Too Sensitive (Fannie, Freddie and the GSEs)’

This is a 4 part series about how the housing market is far too sensitive to the effects of government.  Each section is below: Part One (here) — Mortgages and the GSE Guidelines Part Two — The Role of the...
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Why or When You Buy…Which is Most Important?

For the past 12 months, the voices screaming ‘IT IS TIME TO BUY’ have been at their loudest…and during any 12 month period in the last 5 years, the voices had it pretty much right.  According to Case Shiller (the...
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The Dangers of HGTV

HGTV is dangerous. Needless to say, as a real estate lifer in a real estate family, we watch the channel.  When your five year old wants to stay up to see whether or not a couple decides to ‘Love It’...
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Is It a House or Is It “Housing?”

I live in a HOUSEand you live in a HOUSE, but collectively, we live in HOUSING. Please explain… Individually, we buy a house (or condo) that fits our needs and personality.  It can be big or small or it can...
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Pushing Back

While every purchase or sale situation and deal is different, at some point in the offer/counter-offer process one of the three following statements is uttered: “What should we offer?” “Should we take it or should we push back?” “Tell them...
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The Elevator Speech

OK, we are on an elevator and you ask me what I do. The following article is, more or less, a directory of the different 1 minute ‘elevator speeches’ for many of the common questions that I get asked.  The...
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Million Dollar Homes For Sale in Richmond VA

No matter where you go in the US, one million dollars is a measurement by which salaries and homes are compared. [ listings in excess of $1MM are below ] Each market in the US (and the world) has their...
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Understanding Condo Dues

Someone should write a condo app. The app wouldn’t sell anything or make sounds or track anything. It would simply be an app that brokers could point their clients to once the litany of questions about condo dues comes up....
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Is Your Realtor a ‘Cycle-ist’?

I am “cycle-ist.” I don’t ride bikes nor motorcycles.  I don’t wear yellow jerseys and I don’t wear those hats with the brims turned up…and I don’t wear a lot of spandex (and that is a GOOD thing.) But I...
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Ginter Park and Ginter Place

I really have become a fan of Ginter Park. In April of 2012, we were asked to take over the lead sales of the Ginter Place project (the old Richmond Memorial Hospital Complex) along Westwood Avenue.  The hospital complex abuts...
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What Does A Buyer’s Agent Do?

A buyer’s agent works for YOU when you buy a home. When we say ‘works for YOU‘ we mean that it is YOUR interests that are the primary focus. While all agents are supposed to be on their best behavior...
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Flipping Houses in a Static Market

As we find 2010/11 a smaller and smaller object in the rear view mirror, the real estate world appears to be returning to some sort of normalcy.  The number of foreclosed properties is down as is the number of short...
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Back to the Future – Midlothian

A few weeks back, one of the agents in our office called me during negotiations on a home in the West End. The owner of the property had purchased the home in 2006 and the question was asked, ‘How do...
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Is It the Right Time to SELL a Home?

Google shows almost 14 Billion* results for the following search “Is it a good time to buy a house 2013” Google shows only 2.6 Billion* results for the following search “Is it a good time to SELL a house 2013”...
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Are Foreclosures Good Deals?

It depends.   According to the statistics below, since 2011, in suburban Richmond, the REO market (Real Estate Owned by banks)  accounted for roughly 5.6% of the market (228 of 4,028 sales) and traded at an average of nearly 15%...
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Richmond’s Hottest Zones

Calling All Sellers! The last two sales in the Fan District that we have been involved with both resulted in multiple offers…and when we say multiple offers, we mean 5 (or more) on a home.  And, no, this is not...
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Price per Square Foot | A Critique

The most important thing to remember about price per foot is that it is not linear. The next most important thing to remember about price per foot is that it is not linear. What do I mean? Just because a...
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EarthCraft Homes in Richmond

As a group that loves new houses, we especially love the ones that are built to a higher standard.  EarthCraft of Virginia sees to it that more and more homes are built to standards that far exceed the ones demanded...
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We Bought an Office!

We recently closed on 2314 W Main Street as the future home of One South. Sometimes known as the Richmond Kickers Building (as it was at one time the home of the soccer team and the mural on the side...
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RVA Affordability and Taxes

In this video I discuss the prices and local tax rates you should expect to find for typical suburban housing (e.g., 4-bedroom, 2.5-bath, 2 car garage) in the Richmond Virginia area including the surrounding counties.
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What The New Home Market Looks Like

As a Real Estate lifer, sometimes it is hard to turn off my need to know what is going on. I think people in every industry are that way…real estate, information technology, automobile…it doesn’t matter. When you are not working,...
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The Cold Storage Project

Answer:  “About 700 apartments.” Question:  What is happening at the corner of 17th and E Broad? The Richmond Cold Storage complex is a series of warehouses that produced ice (thus the name) as well as a few other warehouses and...
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The Case for Tax Abatement

The tax abatement program that was put into place in the City of Richmond in the 1990’s has been another lesson in incentivized urban renewal that has, for the most part, worked quite well. What is Abatement? The abatement program...
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VCU

Buying for the Student – The VCU Housing Options

The Best VCU Housing Option — Buying a ‘Dorm’ I would like to offer the following debate to the parents of VCU students and their Medical School counterparts who are coming to Richmond this summer (or who have already arrived)...
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