Thinking About Selling in Richmond? Here's What You Need to Know Right Now.

If you've been sitting on the fence about selling your Richmond-area home, the current market has something important to tell you, but it's more nuanced than the headlines suggest.

The short version: sellers still have the advantage. But the rules have changed.

Richmond remains firmly a seller's market. Inventory sits at just 2.1 months of supply — well below the 4–6 months that would signal a balanced market. Median home prices hit $415,000 as of March 2026, up 3% year-over-year. Zillow ranked RVA the #9 most competitive housing market in the country. Demand is real, sustained, and backed by a strong local economy that added over 22,000 jobs in 2025 alone.

That's the good news.

Here's what sellers need to understand in 2026: the automatic bidding war era is over. During 2021–2023, nearly anything priced within reason sold fast, often above asking, with minimal effort. That's no longer the case. Today, roughly 34% of Richmond homes are selling below list price. Buyers are more cautious, more price-sensitive, and far less willing to overlook deferred maintenance or aggressive pricing.

What this means for you practically:

Pricing strategy matters more than ever. Overpriced homes are sitting, and if it sits, buyers start to wonder. A well-priced home in good condition still moves quickly and still attracts competitive offers. The "sweet spot" right now is a home that is updated, well-maintained, and priced to reflect today's comps.

Presentation is no longer optional. Professional photography, strong curb appeal, and move-in ready condition are the baseline expectation for today's buyer. Homes that check those boxes are still getting strong attention. Homes that don't are getting price reductions.

Timing works in your favor. Spring 2026 is showing real momentum. Virginia just closed its strongest first quarter since 2022, with sales up 8.8% year-over-year. Buyer activity is picking up and new listings are moving.

The bottom line for Richmond sellers: You are still in a position of strength, but that position requires strategy, not assumption. Price it right, present it well, and the market will respond.

Thinking about listing? Let's talk about what your home is worth in today's market.

I Told You So

Every year, the design world gathers in hushed, reverent tones to announce the hottest new trends in home décor. Pinterest boards are updated. Instagram feeds shift. Interior designers charge a lot of money to explain what's "in."

And every year, somewhere, a mom says "I told you so."

Because here's the thing about 2026's biggest home décor trends: your mom — and quite possibly her mom — was already doing all of this. Decades ago. Without a mood board or a TikTok tutorial in sight.

So this Mother's Day, let's pour one out for every mom who was just ahead of her time. Here are the trends taking over homes right now, and the mom who already nailed it.

Grandma Chic (Yes, Really)

The trend: Also called "Grandmacore" or "Curated Abundance," this is the design world's way of saying: floral sofas are back, patterned wallpaper is back, ruffled cushions are back, and maximalism is not only acceptable, but actually aspirational. The days of cold, sterile all-white interiors are over. Warm, layered, pattern-mixed rooms that look like someone actually lives in them are everywhere right now.

The mom who did this first: Every grandmother who ever had a floral couch, a china cabinet full of things nobody was allowed to touch, and a collection of decorative plates on the wall that somehow worked perfectly together.

She wasn't behind the times. She was a decade early. Maybe two.

How to get the look: Mix florals with stripes. Layer throw pillows shamelessly. Bring back the velvet. Display the china. Hang the plates. Call your grandmother and apologize for every eye-roll.

Wall Plates Are Having a Moment

The trend: Decorative plates displayed on walls are one of the fastest-growing décor trends of 2025–2026, showing up in kitchens, dining rooms, living rooms, and even bedrooms. Designers are calling it charming, whimsical, and deeply chic.

The mom who did this first: Your Aunt Betty, circa 1987. She had a full wall of blue and white Delftware in the dining room and you thought it was the most embarrassing thing you'd ever seen.

Aunt Betty for the W.

Pro tip: No two plate walls are the same, which means this is genuinely one of the easiest ways to add personality to a room. Hit up an estate sale, grab a mix of vintage and new, and get hanging.

Biophilic Design (That's Fancy for "Mom's Plant Collection")

The trend: Biophilic design: bringing natural elements, organic materials, and live plants into your home. It is one of the most enduring trends in interior design right now. We're talking natural wood, stone surfaces, linen textiles, earthy color palettes, and yes, lots and lots of houseplants. Studies actually show it makes people happier. Real estate listings featuring biophilic elements are among the fastest-growing on the market.

The mom who did this first: The one with seventeen plants in the living room (my mom), a basket collection in every corner, and linen curtains before linen curtains were a thing. You tripped over a terracotta pot every morning before school.

She wasn't a hoarder. She was a visionary.

How to get the look: Start with a few statement plants (a fiddle leaf fig, a monstera, or an olive tree if you're feeling bold), swap out synthetic materials for natural ones where you can, and embrace earthy tones like terracotta, chocolate brown, forest green, warm cream.

Moody, Dark Colors

The trend: The all-white everything era is officially over. Deep, rich, moody color palettes. We’re thinking dark green, terracotta, burgundy, chocolate brown, and navy. They seem to be dominating interiors in 2026. Designers are painting walls, ceilings, and even cabinets in dramatic, saturated hues. The bolder the better.

The mom who did this first: The one who painted the dining room burgundy in 1994 and everyone thought she'd lost her mind. Turns out she was just running on a 30-year design cycle.

That burgundy dining room? Extremely on trend.

How to get the look: You don't have to repaint everything. Start with one statement wall, a dark-painted piece of furniture, or even just swapping throw pillows and rugs for deeper, richer tones. Commit to at least one room. Be brave. Your mom was.

Cottagecore & English Country Style

The trend: The shift away from modern farmhouse (all shiplap, all the time) toward something warmer, more layered, and more English/French countryside is in full swing. Think mismatched textures, ornate fixtures, floral patterns, worn wooden furniture, and spaces that feel like they evolved organically over decades rather than being staged for a photoshoot.

The mom who did this first: Any mom who ever dragged the family to an antique store on a Saturday when everyone wanted to go to the movies. She was building her cottagecore aesthetic before cottagecore was a word. She just called it "shopping."

How to get the look: Embrace imperfection. Mix old and new. Don't match everything. Buy the vintage piece that speaks to you even if it doesn't technically "go." That's the whole point.

Thick Frames & Vintage Art

The trend: After years of minimalist thin frames and float-mounted prints, the design world is swinging back toward thick, chunky, vintage-style frames — especially for art displays. Gallery walls are getting warmer, more layered, and more personal.

The mom who did this first: Every mom who ever had a gallery wall of family photos in thick wooden frames going up the staircase. You walked past those photos every day for eighteen years and never once thought: this is good design.

It is, though. It really is.

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This Mother's Day, before you hand over the gift card or the flowers (both appreciated, never wrong), take a moment to look around at your mom's home or your grandmother's, look fresh?

That layered, pattern-mixed, plant-filled, plate-on-the-wall, dark-painted, slightly-cluttered space she's been living in for thirty years?

Design Twitter just discovered it. They're calling it "intentional." They're calling it "curated." They're calling it a trend.

She's been calling it home.

For more on this home look, click below:

A Mother's Day Gift Guide to Finding Home

Photo by: Jo Ann Breaux | Porchella in Bellevue, 2026

Home is where dirty socks and tablets scatter. Home is where kitchen chaos and angsty teens slam doors. And home is where mom should feel confident in her surroundings.

Here are a few choice Mom-friendly areas in and around Richmond that are built for putting down roots.

Short Pump & Twin Hickory (Henrico County)

Best for: Families who want top-rated schools, newer construction, and everything 10 minutes away.

Short Pump is the Richmond suburb that basically has everything. Great schools, major shopping (Short Pump Town Center), a growing dining scene, and neighborhood amenities that make weekends easy. Henrico County Public Schools boasts a strong on-time graduation rate, and the county continues to invest heavily in education and recreation.

What the data won't tell you: Short Pump moves fast. Well-priced homes in top school zones often receive multiple offers within days. If you're targeting this area, you need to be ready, pre-approved and decisive.

Price range: Varies widely, from the mid-$300s for townhomes to well over $700k for larger single-family homes in established subdivisions.

Mom's verdict: High convenience, low stress. The kind of neighborhood where you can run errands, pick up the kids, and grab dinner without getting back on the highway.

Midlothian (Chesterfield County)

Best for: Families who want a little more space, a little more green, and still excellent schools.

Midlothian is quietly one of the most well-rounded suburbs in the entire Richmond metro. You've got established communities like Salisbury (golf, pool, large lots), RounTrey (resort-style amenities, newer builds), and Hallsley (a nationally recognized luxury community). Each one has its own character but all delivering on the fundamentals: great schools, strong resale value, and a sense of neighborhood.

Home prices range from the $400s into the $1.5M+ range depending on the community. And the commute? Easy access via Route 288 and the Powhite Parkway keeps downtown Richmond well within reach.

What the data won't tell you: Not all of Midlothian is created equal. School zones can vary significantly even a few streets apart. It helps knowing which subdivisions feed into which schools.

Hidden gem alert: Moseley, just southwest of Midlothian, is one of the fastest-growing new construction markets in the entire Richmond metro. If you want brand-new without the Goochland price tag, this is worth a serious look.

Glen Allen (Henrico County)

Best for: Families who want suburban comfort with easy access to the West End and I-295.

Glen Allen delivers the full suburban package — great schools, established neighborhoods, diverse price points, and the kind of community feel that makes people stay for decades. It's one of the most searched areas in Henrico County for families, and for good reason: the combination of location, amenities, and school quality is hard to beat.

Price range: Generally mid-$300s to $700k+ depending on the neighborhood and home size.

Mom's verdict: Reliable. Solid. The kind of place where neighbors actually know each other.

Bon Air (Chesterfield/Richmond border)

Best for: Families who want character, mature trees, and a more relaxed pace without sacrificing proximity to the city.

Bon Air is one of those neighborhoods that people discover and never want to leave. Oversized wooded lots, charming older homes, walkable to small shops and the local library, and a genuine community feel that's increasingly rare. It sits right on the Chesterfield/Richmond county line, which means you'll want to check school zones carefully, but the payoff in terms of lifestyle is real.

Bon Air straddles the Chesterfield/Richmond city line, meaning school quality can vary dramatically street by street. Homes on the Chesterfield side feed into James River High School, one of the top-ranked public high schools in Virginia. Three blocks away, it's a completely different story. This is not a neighborhood to navigate on your own.

Price range: $400s to $800k+.

What makes it special: Bikeability. Mature tree canopy. A neighborhood where kids still play outside, and nature that sits in your backyard.

The Fan & Museum District (City of Richmond)

Best for: Moms who love walkability, culture, historic architecture, and a neighborhood with actual personality.

Not every mom wants a backyard and a cul-de-sac. For the family that wants to walk to restaurants, bike to the VMFA, and live in a stunning historic rowhouse, The Fan and Museum District deliver something the suburbs simply can't.

Tree-lined streets, incredible architecture, and access to some of Richmond's best dining and culture make this one of the most sought-after urban neighborhoods in the state.

Public schools in The Fan are a mixed bag with William Fox Elementary as well-regarded, but middle and high school ratings are more modest. That said, Richmond's magnet and private school options, including the highly competitive Maggie L. Walker Governor's School, give motivated families a compelling alternative.

Price range: Mid-$500s to $1M+ for historic rowhomes and single-family properties.

Reality check: Parking can be challenging. Yards are smaller. But the walkability score and neighborhood energy are unmatched in the region.

Mechanicsville (Hanover County)

Best for: Families prioritizing affordability, stability, and top-notch Hanover County schools without the premium price tag.

Mechanicsville doesn't get the flashy press, but families who land here tend to stay here. Hanover County schools are consistently well-regarded, the area is growing with new development and infrastructure investment, and property taxes are lower than city rates. It's the kind of place where you get more house for your money and a strong sense of rooted community.

Price range: Generally more affordable than Henrico or Chesterfield equivalents, a major draw for growing families watching their budget.

Mom's verdict: Smart money. Great schools. Room to breathe.

Bellevue (North Richmond)

Best for: Buyers looking for affordability, charm, and a tight-knit community feel close to downtown.

Bellevue is one of those neighborhoods that earns its reputation the old-fashioned way. A predominantly single-family neighborhood just 10 minutes from downtown, it's known for its cute bungalows and varied architecture amongst community driven neighbors. Mom can be confident her kids will be biking til dusk on the wide, tree-lined avenues. You’ll also find neighborhood haunts, food truck nights, a beloved Garden Walk, and seasonal porch concerts. Turnover is rare here and prices have climbed to reflect just how desirable it's become, but you can still find some affordability in the nearby neighborhood of Rosedale.

Linwood Holton Elementary is a genuine neighborhood highlight. It is well-rated, walkable, and beloved. Middle and high school options through Richmond Public Schools are more modest, though magnet programs like Maggie L. Walker remain accessible. Families willing to explore private options will also find solid choices nearby

Price range: Median around the mid-to-high $500s — prices have appreciated significantly in recent years, reflecting just how much demand this neighborhood has earned.

So, Which Neighborhood Is Right for You?

Here's the truth: the best neighborhood isn't the most sought after one. Mom’s need to find the one that fits her family the best and that includes an all-encompassing home.

The right answer depends on:

• School district: Are you prioritizing elementary, middle, or high school?

• Commute: Where do you (or your partner) work, and how much drive time is acceptable?

• Budget: Not just what you can afford today, but what you want your equity to look like in 5–10 years

• Lifestyle: Walkable urban vibe vs. yard-and-garage suburban vs. rural acreage?

• Speed of the market: Some of these areas are extremely competitive. Knowing what to expect before you start looking is the difference between landing the home and losing it.

This Mother's Day, Give the Gift of Home

Whether you're buying for yourself or helping a mom in your life find her forever neighborhood, there's no better time than now to start the conversation.

I know this market. The streets, the school zones, the neighborhoods that move fast, and the hidden gems that are still underpriced. Let me help you find the right fit.

Schedule a free, no-pressure neighborhood consultation, and let's find the home that fits your family.

Seller Psychology in 2026: Why Overpricing Is Backfiring

Awww, did you think it was still 2021-22? I hate to break it to you, but the time when sellers could name their price and the market would politely nod is officially OVER.

In 2026, the Richmond real estate market is no longer operating on high octane. It’s operating on awareness. Buyers are informed, patient, and calculating. And yet, many sellers are still pricing as though we’re in peak frenzy.

The “Let’s Just Try It” Strategy

One of the most common phrases in 2026:

“Let’s just try it at this price and see what happens.” This drives a lot of us crazy because we work very hard in doing the research when pricing your home and comparing it to similar and relevant properties. What happens when you don’t listen to us?

• The home sits.

• Buyers assume there’s something wrong.

• The listing loses momentum.

• Price reductions begin.

If we overprice the home on its initial launch, and in those first two weeks we don’t get the attention your home deserves, it becomes harder to regain the energy with a price reduction.

Overpricing doesn’t test the market. It exhausts it. Price it right from the get go and you’ll see it sold quickly and with a good buyer.

Buyers Have Changed

Buyer’s now are keen to interest rate fluctuations. They are being more strategic and less hasty with their buying decisions. Instead of feeding the bidding frenzy, they are just fine walking away from a property that feels beyond their means. Additionally, they are now more data-driven than ever.

In 2021 and 2022, we saw a lot of emotional buying while now we are seeing buyers think and wait. It helps that Realtors have also gotten better at having these conversations with buyers before they hit pavement.

The Illusion of Negotiation Room

“But then we have room to negotiate,” said high pricing Sellers.

Buyers are more apt to move on than compete these days. Where we were seeing $50-100K over, we are now only seeing that type of machismo bidding in very sought after neighborhoods.

If a home is well-priced that is when competition comes into play, and you want many offers as opposed to hesitancy.

What’s Actually Working in 2026

The homes performing best right now share a few traits:

• Priced precisely within market range

• Thoughtfully prepared and staged

• Professionally marketed

• Launched with urgency

These properties create momentum. They feel aligned with buyer expectations, therefore creating interest.

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Selling a home in 2026 requires strategy, not sentiment. Buyers don’t care what you paid in landscaping, how much the siding cost, or how many upgrades you’ve poured into the place over the years. They care about today’s market value, and whether your home makes sense against the competition.

The market isn’t broken, it’s just readjusting to an adrenaline pumped market to a more balanced, normal one. Your best bet is to price strategically if you want more offers. Listen to your real estate pro (aka US!), we will help guide you down the right path to sold.

Who’s Falling for Richmond?

The New Southern Buyer in 2026

Photo by: Stephanie Rhee

With over 52,000 people moving into the Richmond area since 2020, it is not absurd to think, “They like us! They REALLY, REALLY like us!” Let’s be honest, we have a lot of charm and a lot of green flags. Transplants and returnees desire some character in their surroundings, and with RVA having walkability, culture that fits different lifestyles, and a diverse topography, it is no wonder why we get chosen time and time again.

So who exactly is falling for us?

Let’s take a look.

The Northern Transplant

Those Nawtheners are coming from New York, New Jersey, Boston, and D.C. Their jobs are remote or hybrid and they’ve been priced out of the metropolitan areas. What you can have in RVA including a yard and garage far surpasses the high price points of these cities. These are people who are tired of the hustle and bustle and want more space to breathe. We are a centralized location making it easy for commutes as well.

These folks are looking for an upgrade and will more than likely find themselves in The Fan, Church Hill, and the Museum District while others will find a lot more square footage and good schools in the West End, Moseley, and UofR neighborhoods.

The Remote Creative

Richmond is has become a mecca for creatives. It has quietly become one of the most respected creative hubs in the country, and that’s not accidental. Between the talent pipeline coming out of VCU’s Brandcenter and the long-standing presence of The Martin Agency, this city knows how to produce thinkers and makers who understand both strategy and storytelling. We have a strong creative community that is collaborative without the ego.

Creatives seeking home here will more than likely enjoy Church Hill, Scott’s Addition, Manchester, and Carytown. Lifestyle will win over square footage for them, and having a vibrant art scene entices these movers.

The Richmond Curse

More than likely our former neighbors didn’t do their respective 50 laps around Monroe Park and have found themselves home once more. We’re seeing a noticeable return of buyers who grew up in Virginia, spent time in Charlotte, Atlanta, Nashville, or D.C., and are now ready for something more settled.

These homecomers have migrated to a new phase in life where they’re thinking about schools, space, raising families near grandparents. But they have a need to maintain a lifestyle that is active and accessible. We’ve maintained Southern hospitality without stagnation, growth without losing identity.

Richmond never loses it’s familiarity no matter how much the landscape changes, and what were once crime heavy neighborhoods are now sprinkled with yoga pants and baby strollers.

The Intentional Downsizer

We’ve noticed an increase of empty nesters moving to Richmond city proper. They want less house, but more walkability. They are big restaurant people and want to walk to the coffee shop in the morning to get their lattes and scones. These are movers that want a minimalistic home with low maintenance, but an area that will enhance their well-being.

They want connection over isolation, and quality experiences and discoveries without being overwhelmed by big city living.

The Perfect Match

We are the biggest little city in Virginia. People move here for all sorts of reasons. Due to its proximity to the ocean, the mountains, and other big cities, it is primed for desire. It is easy to navigate, has diverse neighborhoods and architecture, embodies charm and sophistication, and you honestly never know who you’re going to run into.

Sometimes we want to keep it our little secret, but at the same time wear her on your arm like she was your most prized heirloom. We cater to so many different types of people, lifestyles, and cultures that Richmond feels like a Bridgerton in season. Talked highly about, a little rough around the edges in places, but undeniably attractive and impossible to ignore.

Home of the Equine Lover

Photo by: Jo Ann Breaux

My uncle and father put me on a horse when I was three years old. She was a Shetland pony named Misty—blond, gentle, and unforgettable. We connected instantly, the way you sometimes do with animals long before you have the language to explain why.

I’ve loved horses ever since. They were woven into my life early on through a family that rode, worked, bred, and showed them. It was never a pastime—it was a way of life. My family isn’t the refined English riding type. We’re Cajuns, trail riding people by nature so there’s a little more dirt under our hooves, but a lot more soul in the ride.

And while I deeply admire that grit and heritage, I’ve come to appreciate the quiet elegance that can live alongside it.

Horses are deeply therapeutic animals with old souls. You can’t simply climb atop one and expect cooperation; respect is part of the exchange. I’ve always felt the same way about bringing equine elements into a home. It requires intention. Cohesion. A sense of restraint. When done well, horse-inspired decor doesn’t announce itself, instead it supports the narrative a room is already telling.

The horse occupies a rare space in design and symbolism. It represents strength without force, movement without chaos, and beauty that doesn’t require embellishment. When it comes to animals in the home, I’ve always preferred symbolism over spectacle—pieces chosen with purpose rather than decorative shout-outs.

As we step into the Year of the Horse, I find myself drawn to equine decor that honors those qualities quietly. As a lover of the old world, it feels natural to look toward horse energy for inspiration. Elegance, after all, has never been about volume. It’s about presence.

Sculptural Presence

I do love a single sculptural piece that can blend in quietly with its surroundings. A bronze bust on the mantle or sculptural bookends on a shelf adds just enough presence, never a spectacle. The best ones carry a little age and a little mystery. Estate sales are gold for this sort of thing; you just have to know what you’re looking for.

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Understated Art

When it comes to equine art, I prefer pieces that suggest rather than declare. I’m drawn to studies, ie.vintage anatomical sketches, motion diagrams, and classical renderings that honor the form without romanticizing it. Think Rosa Bonheur’s The Horse Fair or Leonardo da Vinci’s Studies of a Rearing Horse. I love works that capture strength and movement.

Context also matters. Horses in art have long symbolized freedom and power, but also restraint and quiet intelligence. In the right setting, an equine piece can anchor a room with presence; in another, it can dissolve into an elegant backdrop, offering depth without demanding attention.

I love the way black-and-white portraits and moody compositions hold a room. Historical pieces that tell a story—not just of the rider, but of the horse itself. I’m drawn to Edward S. Curtis, and images of wild mustangs roaming free, but a large black-and-white silhouette can be just as powerful. Sometimes quiet elegance is less about detail and more about form.

Rosa Bonheur’s The Horse Fair

Leonardo da Vinci’s Studies of a Rearing Horse

Edward S Curtis An Oasis in the Badlands

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Equine Elements

Snaffle Bit Table Lamp by October Design

Some of the most compelling references to horses are indirect. Leather trays inspired by saddlery, brass hardware reminiscent of bits or buckles, wool or horsehair textiles, and leather upholstery with a tailored edge all speak to equestrian heritage without ever showing a horse.

I stumbled across these gorgeous lamps from October Design Company. Designer Stephanie Reppas has some gorgeous relics for the horse lover’s office and/or home. What makes them more lovely is they give a portion of their sales to the Dutchess County SPCA. In addition, you can also find some nods on Etsy.com.

These materials bring warmth, texture, and a sense of tradition…an echo of craftsmanship rather than symbolism.

You can also check out some local equestrian focused artists:

Some local artists who specialize in the subject are:

• Debby Thomas

• Amanda Leila

• Martha Strawther

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An Enduring Space

An elegant equine-inspired interior favors natural, enduring tones: saddle brown, bone, oatmeal, soft charcoal, aged brass, and deep inky greens or oxblood accents. These colors mirror the materials and landscapes associated with horses without steering into literal interpretations. I like the calmness and the drama of it all, intermingling lush velvets with leather sprinkled with old-world aesthetic. It’s not overdone, it speaks quietly.

Reining It In

My love and appreciation for the equine world is split in two. I love the physical presence of a day in the saddle—overlooking the landscape, bringing her to a gallop, and the natural connection I feel with these beasts. This said, I also love the aesthetic of equestrian and horse racing culture—the strength of it, the movement, and grace of it.

Having these elements in a home captures history and creates a space that doesn’t need to show off. It is elegant and classic without being theatrical. There are many inspirations to choose from, whether you’re drawn to horseshoes and weathered cowboy imagery or framed Derby winners and equestrian silhouettes. For me, it’s about honoring both heritage and refinement without letting either overpower the room.

Richmond Holiday Gift Guide

Here we are, the time of year when I overthink my gift giving. I mean how many socks, ties, and guitar parts can I get for one person! If you are anything like me, the gift giving involves creative thought, fun ideas, and the support of local vendors. We are fortunate that we have so many talented artists in the area and stellar shopping options. I decided to be a good little elf this year and provide you with some ideas of my own!

World of Mirth Blind Boxes

Local toy shop, World of Mirth never disappoints in the gift giving area and these cool mystery boxes are sure to be a hit.

Make a Gift, Give a Gift with Clayground

Whether you are the creative gift giver or giving to a creative recipient, Clayground has unique and affordable workshops for all!

The Gift of History and Art

A membership to any of our fine museums is a great gift with many perks!

• The Valentine

• Black History Museum

• VMFA (duh)

• Virginia Museum of History & Culture

• Branch Museum (really cool exhibits)

• Lewis Ginter Botanical Gardens (they have good shows there!)

Give not thy love in words alone, but in wrapped delights.

We have some very talented thespians out there and what better gift to give than that of the theater. This isn’t your high school teacher’s Shakespeare.

All That Shines

I love getting jewelry for Christmas. Doesn’t have to be fancy, but does have to have some character. Check out these loves local to RVA.

• MuseGlass: Hayley Douglass is a true artist and makes the most divine pieces

• Sarah Tector: LOVE her creations

• Sun & Selene: The jeweleresses create the most stunning pieces

• Almas RVA: She carries some of the best local artisans in town!

Art from Local Artists

Frame one of these statement pieces and call it a holi..day.

• Ryan Meyers: Fun RVAcentric pieces

• Jamie Betts: Phenomenal local photographer

• Todd Hale: Cool and interesting pieces

• RVA Coffee Stain: I love this local artist! Also RVAcentric

• Check out the artists at Eric Schindler Gallery…so many great locals to invest in!

Cooking with Chef Tammy

Chef Tammy Brawley of The Green Kitchen teaches a variety of classes and is a gift that keeps giving, especially when you are invited to the table.

A Very Knife Gift

Join or Die Knives are some seriously pretty knives and make for a cool gift for any kitchen or utility use, they have other wares as well.

Other Suggestions

• Richmond Triangle Players Gift Certificate (fun shows and a good time!)

• Blanchard’s Coffee Gift Sets

• Rostov’s Tea Sets

• Make them a vinyl box set using records from Deep Groove or a local record shop.

• Gift Certificate to one of our incredibly talented tattoo artists

• Chef’s Table at Shoreline Seafood Market

• Buy Gift Certificates to our local performing arts:

  • Richmond Ballet

  • Virginia Opera

  • Richmond Symphony

  • RPAA Residents: any of these organizations would appreciate any support and most offer membership or gift certificate options.

• Check out any of the holiday markets and pop ups around the city for unique and handcrafted gifts!

  • December 7th: Broad Street Holiday Market

  • Dec. 22-Dec. 21: Holiday Makers Market with RVA Black Farmers Market

  • Nov. 28-Dec. 28: Made in RVA Holiday Shop

  • Nov. 29-Dec. 23: Bizarre Market

  • Saturdays-Wednesdays in November, Saturdays-Thursdays in December, through Saturday, Dec. 27: Holiday Bazaar Shop at Floris (VMFA)

  • Check out RIC Today for more

Have a merry holiday and hope you find the perfect gift for them!

Staging your home for Holiday buyers

Photo by Austin

Yes, it’s true, not all listings go dead in winter. In fact, I tend to ramp up during the season and while everyone is sleepily getting ready for the new year, I encourage those who want to buy with less competition and with more motivation, to buy during the winter months. I love the idea of a new home for the holidays!

If you want to sell during the holidays, then play into it. Buyers at this time are looking for homes that feel cozy and comfortable.You definitely don’t want to stage like Santa puked Christmas all over your house. The key is balance mixed with warmth. Here are a few suggestions:

Minimal is Best

• Pick a small tree that doesn’t take up a lot of room and decorate it minimally. You want to create the holiday spirit, but not so that it is distracting to the rest of the home.

• Choose cohesive themes: use colors like creams, greens, winter blues, and play into the colors of your home rather than clashing with them

• Don’t overcrowd your dining table. Choose an elegant runner and a small holiday/wintry centerpiece.

• Decorate mantles and shelves with hints of greenery or holiday decor

• Don’t mess with the flow of the home by obstructing walkways

Scents, Sounds, and the Feel of the Holidays

• If you have an open house and a fireplace that works, light ‘em up! Who doesn’t love a lite fireplace. Choose vanilla logs for added flair

• Lighting should be soft around the home, replace those bright bulbs

• Light some cookie scented candles before showings

• Stick to cedar, pine, and subtle vanilla scents throughout the house

• Replace bedding with soft blankets

• Have a bluetooth speaker set up in the living room that is playing holiday music softly

Curb Appeal

• Add a wreath to the door

• Put candles in the window to illuminate at night

• Avoid putting too much clutter in the yard, aka gigantic air filled characters or anything that would warrant a stop on the Tacky Light Tour

In summary, you want to create a warm and calm atmosphere with just enough inspiration that will give potential buyers a picture of what their holidays in the house will feel like. Even if your listing is vacant, consider staging a little by adding some warm holiday cheer. Your property will stand out and sell quicker.

If you are looking to sell during the holidays, I have just the elves to put the spirit in your listing.

Why Investors Need the Right Lender

Photo by Jill Evans

Real estate investing moves fast. Richmond’s market especially loves to keep you on your toes—one minute you’re running numbers on a duplex in Northside, the next you’re in a bidding war with three cash buyers and someone’s uncle who’s “thinking about getting into flipping.”

And while investors obsess over cap rates, rents, and whether the roof is about to retire, too many skip the most crucial part of the whole equation:

Your lender. Your actual teammate. Your deal’s co-pilot.

Not all lenders understand investors, and that’s where deals fall apart. If you want to make money—not headaches—you need the right person handling your financing.

Here’s why.

Investors Live and Die by Speed and Certainty

This isn’t the land of slow underwriting and surprise conditions. Investment deals move fast, and you need someone who actually answers the phone.

A great investment lender understands:

• How to close quickly

• How to communicate clearly

• How to underwrite investment properties

Your offer is only as strong as the person backing your financing.

Investor Loans Are Their Own Animal

This is not 30-year conventional suburbia. Choosing the wrong lender can wreck cash flow before closing day.

The right lender knows:

• DSCR loans

• Portfolio products

• Renovation financing

• Short-term + bridge options

• How to structure deals that actually make sense for investors

Investors Need Problem-Solvers, Not Paper-Pushers

Investment properties rarely behave. They come with tenants, half-finished renovations, title issues, or “exterior character.”

A good lender doesn’t panic…they troubleshoot. They know how to pivot. They get ahead of problems so your deal doesn’t crumble.

The Right Lender Understands Richmond’s Rhythm

You want someone who knows the market—not someone googling ZIP codes.

Great investor-focused lenders know:

• Which neighborhoods rent easily

• How appraisers treat multi-units

• What sellers respond to

• How to structure your file so your offer lands

Your Financing Reputation Follows You

Investors who consistently close smoothly get more opportunities. Agents talk. Sellers remember. Lenders build your credibility before you even write the offer.

Show up with a stellar lender behind you, and suddenly:

• Your contracts get picked

• Your timelines tighten

• Your momentum grows

Show up with the “low-rate, no-service” option, and you’ll be explaining delays to everyone, including your own future self.

The Right Lender Protects Your Long Game

This is wealth-building, not one-off buying.

A smart lender helps you:

• Maintain liquidity

• Preserve your debt ratios

• Avoid tax-time surprises

• Scale intentionally

• Plan your next buy while finishing the current one

A bad one just closes the loan and disappears.

The Real(t)

Your lender can make you money or cost you money—before you ever pick up the keys.

Investors need lenders who speak the same language, move at the same pace, and understand the strategy behind every purchase. If you want your investments to grow instead of stall, choose your lending partner like it actually matters. They are like a good hair stylist, once they give you a great look, you stick with them.

If you want a vetted list of investor-friendly lenders I trust here in RVA, I’ve got names. Good ones.
Just reach out to me.

Changing the mindset

As the shift this year for me went from buyer to seller, I could not help but be faced with the challenges that brought my buyers to disappearing acts. I for one am no stranger to the difficulties everyone has faced these past few years in achieving home ownership. You’d think a winning lottery ticket had better odds than purchasing a home.If you’ve scrolled through headlines lately, you’d think buying a home right now requires a lottery win, a miracle, and maybe a time machine.

One of the hardest things about my job is —people’s opinions. The truth is, there really isn’t a “right” or a “wrong” time to buy a home. That is all dependent on the needs and ability of the buyer. Now, how we buy homes vs when we buy homes is a different story.

The Shift in Thinking

Buying was such an easy thing to do in the recent past. It was a free for all and the biggest question was “how much more am I going to bid on this home”. Where once the list was number of bedrooms, baths, and square footage has now been replaced with shifts in the mindset. what was once $350K affordability is now $475-500K. It’s no longer about the “forever” home, but the home that will take you to the next chapter.

We have to stop seeing homeownership as a one-time checkpoint. You might not love taking 2,500 square feet and compromising to 1,800, but it’s doable. Buyers need to change the mindset of perfection to progression. The question should be: What can I live in right now that will help me build the equity I need to obtain the home of my dreams?

Facts

• Rates are temporary. Roots are not.
  You can refinance a rate. You can’t refinance time lost waiting for perfection.

• Equity still happens in imperfect markets.
  Richmond and the surrounding areas continue to grow. It’s slow and steady, but also people that come here, stay here. Every payment is a small deposit into your future wealth. Think of it as the long game.

• A home is more than numbers.
  It’s stability. It’s security. It’s not paying someone else’s mortgage. It’s knowing that even when the world feels uncertain, you have a place that’s yours.

• Flexibility is power.
  Maybe you buy smaller. Maybe you choose a neighborhood on the rise. The mindset includes creative planning. It’s about the investment whether you decide to rent a room or refresh the components, and if you can just stretch it out a bit, you as a buyer can thrive.

Rewriting the Narrative

Instead of asking, “Is it a good time to buy?” Ask, “Is it a good time for me?” Your goals, your finances, your phase of life, that matters more than someone else’s opinion.

This market rewards clarity. It rewards the buyers who come in informed, grounded, and guided by more than fear. If you can get pre-approved, understand your budget, and stay open to possibilities, you’re already ahead of half the crowd waiting for perfect conditions that may never come.

The Real(T)

Home buying isn’t just a financial decision; it’s an emotional one. You can choose to go out on the pitch or stay on the bench, but sacrificing some square footage at square one will leave you in a better place for the future. Don’t box yourself in and keep telling yourself you can’t because of this and that. The key is to plan, be creative, and think of your future. You define your path—consider possibilities rather than perfections.

New Traditions: Breaking bread not Gratitude

Once upon a time, Thanksgiving meant showing up to Grandma’s house with your stretchy pants and a can of cranberries. You’d pass the rolls, argue about which sibling is getting the China, and everyone knew the their lines—even when it came to debating an issue.

These days? The guest list feels complicated. Some families aren’t speaking. Others would rather stay home than walk into another upheaval of viewpoints disguised as dinner. The world outside has crept into our dining rooms, and suddenly a holiday meant for gratitude feels more like tiptoeing across pumpkin pie.

We’re not just carving turkeys anymore — we’re carving out emotional space.

The Divided Table

In so many homes right now, the table itself has split. Maybe your parent’s politics has become cringeworthy. Maybe your aunt’s “just saying what she thinks” hits a nerve. Maybe someone you love hasn’t been invited this year — or maybe you’ve decided to sit this one out.

And while that hurts, it’s also honest. We’re living in an era of honesty — uncomfortable, overdue honesty. Families are redefining what togetherness and traditions looks like, and that’s not all bad. Sometimes, protecting peace is something to be grateful for.

Building New Traditions

Here’s the truth: gratitude doesn’t depend on everyone showing up at the same table. It can be shared in smaller spaces or even solo.

Here’s what that looks like in real life:

• Keep the door open, but the boundaries clear. You can love your family and still choose your own peace. A boundary isn’t rejection; it’s respect — for both sides. Set the precedence with the invitation.

• Find connection where it still exists. Holidays do not punctuate connection and love. I have always thought these things should be practiced at any time. You might have to reach out to certain family members on your own time and express gratitude in those moments.

• Start fresh rituals. I love new traditions. Establish some or build on others. Try going for a walk, create a playlist together, do a roundtable of drawn questions or simply pull from the gratitude jar and read them out loud. It’s hard to be divided upon common bonds.

• Let grace do the talking. No one wins a holiday argument. Sometimes silence and kindness are the best response you’ve got.

Gratitude in Solitude

For some, the only seat left this year is the one you set for yourself — and that’s okay. Light a candle. Make your favorite meal or treat yourself to a fabulous restaurant.

Gratitude doesn’t need an audience. It just needs a pause.

Allow the Space

Take time this season to reflect, to show understanding, and to be true to your heart. No amount of political upheaval or beliefs can sever the quiet threads of love that run beneath it all. They may stretch, they may tangle, but they rarely break.

So light the candle. Send the text. Say the prayer, or the thank you, or the I miss you. Let gratitude be the bridge where words cannot. Because even in divided times, a little grace goes a long way—and love, still shows up at the table.

Let’s Talk About Gentrification — Because Pretending It Isn’t Happening Helps No One

Photo by: Jian Xhin

“I’m all for people becoming a part of our city, but I’m not a fan of people homogenizing it. If you’re going to move to an “up and coming” neighborhood, then contribute to it and respect what was in place.”

— John M.

Richmond has always been a city of contrasts. Old soul, new blood. Brick and bourbon. Corner stores turned coffee shops. You can stand on a block that’s been the same for fifty years and, two doors down, find a new restaurant bar glowing with Edison bulbs pouring $15 cocktails with a bar full of…non-Richmonders.

That’s the thing about this city — it keeps changing its outfit. And lately, the change feels faster than ever.

“Gentrification” is the word everyone whispers like it’s a curse. And depending on where you stand, maybe it feels like one. Rising home values, safer streets, fresh paint — sure. But also: rent hikes, relocation, and the slow fading of long-held bar stools.

The truth? Gentrification is coming whether we sign off on it or not. The question isn’t if it happens — it’s how we handle it.

Let’s Start With Some Honesty

Richmond’s popularity didn’t happen by accident. People are moving here because it still feels authentic. It’s creative, gritty, soulful — and (for now) a bit more affordable than the bigger metros circling us. But all that love and investment comes with a cost if we’re not paying attention.

When neighborhoods get “discovered,” the ripple isn’t just economic — it’s emotional. The same front porch where someone’s grandma watched the block grow up might now overlook something that doesn’t look like her anymore. I for one can speak to it when I sit on mine and am no longer receiving the Hello’s or Good (insert time of day) by passerby.

So What Can We Do Differently?

Change is inevitable as I say, and although I cherish the nostalgic moments of the Richmond I grew up in, we can’t very well freeze time. But we can grow with intention.

Honor what was already here.
Every street has a story. Know it. Tell it. Whether you’re selling a home or moving into one, carry the history with you instead of deleting it. Tell people about your neighbors. Hell! Get to know the neighbors! You’d be surprised at how much you can learn from them especially in historic areas.

Work with the community, not around it.
Support the locals. If there is anything I cannot stand is watching people move into neighborhoods that don’t contribute or support it. Be a part of it by joining neighborhood organizations, clean-up days, and attend events happening in your area. Love Thy Neighbor people!

Push for fair growth.
Advocate for policies that keep housing mixed — incomes, ages, backgrounds. We need both the dreamers moving in and the folks who’ve been holding down the block for decades. This is essential. Diversity contributes to the thrive of a neighborhood and a good way to learn the history of it. You’re not moving into a hot spot, you’re becoming part of it.

Here’s the Heart of It

Change is natural. Erasure isn’t.

Richmond’s magic has always come from its layers — We are a rich and culturally diverse city. Having transplants isn’t always comfortable, but it does breathe new energy that contributes to old familiar ways. There is a place for everyone, and although gentrification might be inevitable, it doesn’t have to be a force of displacement. I’d like to see it be a movement of renewal with respect to what has been long established.

January's Market Report

Looks like we are kick starting 2024 with some activity in the market. We are starting to see rates lower and with the upcoming election. Here’s what January looked like. As you know, I’m always here to answer your real estate questions and you can book an appointment with me anytime.

House of the Dragon

Since we are entering the Year of the Dragon and I honor my Asian roots, I thought doing a piece on Asian inspired home decor would be inspiring. First off, although I do have an affinity for Chinoiserie in home styling and quite like it, it is technically not Asian, but European-created. Ah, yes the seduction of the exotic has always been a muse of sorts. I can definitely appreciate that style of wallpaper down a staircase or dragon themed decorative pillows. Truthfully, the motifs themselves are really quiet poetic, but there is a bit of difference when we are talking about the lens in which these two styles are seen through. The western viewpoint captures the romanticism of Chinese landscapes and art, while I feel the traditional Chinese aesthetics delves more into the philosophy and beliefs of the Chinese culture.

Chinese design incorporates the need for balance and tranquility within the home. It uses natural textures and minimalism to enhance the character of the home. You’ll see a lot of intricate woodwork and lacquered furniture. Bold colors like deep reds and blacks are common in traditional Chinese design denoting good luck and sophistication respectively. Chinese decor is warm, but also functional, reflective of the art of Feng Shui. This all accompanied by Chinese art and figurines placed about the home accurately—Budai is everywhere.

Some elements you’ll find in this aesthetic are porcelain vases, decorative screens, intricately adorned chests and cabinetry, and of course Oriental rugs. Fun Fact: Shoppers used to bring their dogs to determine if the rugs were genuine. If the dog detected blood, they would know it was the real deal. Oriental rugs are woven by hand, often incorporating the weavers blood.

Designing an Oriental style home can showcase a bold and inviting space, but one that is also with purpose and practicality. It signifies elegance and suggests strength, peace, and harmony. Adding softer touches with Chinese floral motifs like lotuses, cherry blossoms, and orchids adds to the balance of this aesthetic and can calm any dragon.

For more Chinese decor and design ideas:

We're Going to the Backyard and We're...Gonna Get Married

“For me it was holding onto the magic of it all. What woman doesn’t want to sip her tea or coffee in the morning while gazing upon the spot she said “I Do”.”

— Kai P.

Photo by: Jo Ann Breaux

Kai and Sam Parker tied the knot at their gorgeous historic farmhouse last year.

It’s February, which means love is in the air and it’s officially National Weddings Month. February does own the most weddings to a single day. The trajectory of matrimony has evolved in recent times. No longer are couples waiting to buy homes after they tie the knot and couples are being more cost conscious when thinking about the thousands of dollars spent on a one day event.

Think about it. Would you rather start your life together in debt or would you rather have a budgeted wedding day where you can maybe take a fantastic honeymoon or maybe save for a future endeavor? I love a backyard wedding. There’s so much you can do without the hassle of extra costs or stress from dealing with vendors to time restraints to transportation. Home is where the heart is in this scenario. As of 2022, the average cost of a wedding in the United States is $30,000, which includes the ceremony and reception and that’s only in some states. Depending on where you are, you could be looking at 40K+ for your big day. Imagine how much you could within your home for that much! I don’t—thank you very much.

Here are a few money saving ideas for your backyard wedding, but remember, it is about what you want in the end.

Local Author Ward Howarth and wife of 20 years, Amy had a beautiful and intimate wedding.

“It felt more personal, less formal. No rules, just more like us.”

— Amy H.

Lights: You can’t go wrong with a dusky wedding. Ground lanterns to light up walkways or hanging jars with electric candles. And of course string lights will work nicely for the occasion.

Picnic: A great idea is having a picnic wedding in the backyard. Having blankets strewn about as you lay about for the happy couple.

Projectors: Using a projector to provide a slideshow backdrop can be sentimental and fun.

Trees: Trees are great for swings, hanging lights, photos, fabrics, and are great to hold a laundry line where guest can pin up the polaroids or sentimental notes.

Privacy Fences: These are great to hang family photos, lights, or use as a photo backdrop.

Food: Use a local caterer or make it a potluck, it doesn’t have to be from a Michelin star restaurant so make it easy.

“We were about to make a life together. We loved our house and it just felt like the natural thing to do. It is a memory that is etched into where we live and love.”

— Monica S.

Have a look at these RVA backyard lovebirds!

Karen and Doug had an intimate ceremony in their backyard and then did it again in Poe’s.

Kristy and Keith Rader opted for the front yard underneath their pretty magnolia tree—how Southern of y’all.

Victoria and Joe Deroche did the casual thing with her children by their sides under the pergola.

Austen and Savannah vowed to have a great time with their fun backyard nuptials.

For more simple and budget friendly ideas:

Guilty by Association

Photo by: Photographer Frederik Trovatten

Years ago my mother bought a house in a neighborhood in the far West End of Richmond. My mother grew up in the jungle of Santiago, Panama. She knows how to stretch a dollar to the fullest. When she moved in, she would hang her laundry out back because a) it’s what she’s used to and b) it saved money. Neighbors did not take kindly to her resourcefulness nor did they like it if I parked in front of her house, nor did they want her doing anything to tarnish their impeccable image. She hated living there.

I recently had a client dealing with her 2 HOAs in addition to her Neighborhood Association. Yep, two different entities, 3 different fees, and double the disclosure package. So fun. I decided this would be the subject of this month’s piece—educating others on the differences. Here we go…

A Homeowners Association (HOA) and a neighborhood association are both community organizations, but they have distinct differences in their structure, purpose, and functions:

• HOA (Homeowners Association): Primarily focused on managing and maintaining common areas and amenities within a residential community. HOAs often enforce community rules and architectural standards, collect dues, and address issues related to shared facilities. For example, there might be rules on what type of structures you can have on your property or if you can have a business out of your home.

• Neighborhood Association: Generally has a broader focus on community engagement, social activities, and advocacy. While some neighborhood associations may also address common issues like beautification and safety, their scope is often more varied and may include organizing events, fostering a sense of community, and representing residents' interests to local authorities. For example, a neighborhood association can vote on a pet friendly environment or encourage others to help with buying playground equipment.

Membership and Dues:

• HOA: Typically, residents within a specific housing development or community are mandatory members of the HOA, and they are required to pay regular dues to fund the association's activities. In Richmond, HOA fees run on average between $200-$300 a month. Depending on how lux the community will determine price usually. The more amenities, the higher the cost.

• Neighborhood Association: Membership in a neighborhood association is often voluntary, and residents may choose to participate by paying dues or getting involved in community activities. Some neighborhood associations are good for maintaining the beautification of a community or helping to prevent criminal activity, although they can be a bit like Mrs. Kravitz where certain neighbors will cause headache to others.

Governance:

• HOA: Governed by a set of covenants, conditions, and restrictions (CC&R) that outline rules and regulations for the community. The HOA is usually managed by a board of elected homeowners or the property management company for condos/townhomes.

• Neighborhood Association: Governance structure varies, but neighborhood associations are often more informal and may not have the same level of regulatory authority as an HOA. Leadership may consist of volunteers or elected representatives.

Enforcement and Regulations:

• HOA: Has the authority to enforce community rules and regulations through mechanisms like fines, architectural review processes, and, in some cases, legal action.

• Neighborhood Association: Typically has a more limited regulatory role, focusing more on community engagement and collaboration rather than strict enforcement.

Scope of Activities:

• HOA: Primarily concerned with managing property values, architectural standards, and common facilities within a specific development.

• Neighborhood Association: Engages in a wider range of activities, including organizing social events, community outreach, and advocating for broader neighborhood interests.

If you choose to live in a community that has an HOA, make sure you understand all the bylaws and restrictions that come with your new home. If you are a homeowner that wants the freedom to do what thy will upon your property, you may not want to get into a home that has an HOA attached to it. It can affect things like the color of your home, where you park, noise restrictions, and so forth. Also note that when you sell your home or condo, you have to pay for the resale package which can be quite pricey.

My mother no longer lives in a restrictive community, but she does have a neighbor who thought it’d be a good idea to park a large RV and build a tiny house right up to her property line. Can’t win them all!

Interested in maintenance free living? Contact Me Today!

Seeing Red

Ah the color red, when I think of it in cinematic terms, the red room in Twin Peaks comes to mind and The Shining’s geometric rug. Not the most positive use of the color, but I did find Amelie’s bedroom dreamy as well as the grandeur of Downton Abbey’s grand room to the bewitching vibe I was looking for. It’s that time of year where I spotlight the color of the year trends, but unfortunately this years choice has left a bland taste in my mouth. Sorry Pantone but Peach Fuzz doesn’t do it for me. The remainder of 2024 color trends of the year are leaving me with lukewarm feels as I don’t tend to favor too many of the cool tones they’ve chosen this year. This is the year to feel emboldened!

I have always gravitated towards the color red and is the only pop of color I give leeway to in my wardrobe, however, I don’t see it enough in interiors. Reds can invoke warmth and energy in a living space not to mention what it can do when creating a lush bedroom dreamscape. In Asian cultures, red symbolizes good fortune and happiness, perfect in celebrating the Year of the Dragon. It also draws an audience to a focal point within a space. You want to be where it is.

I’m talking about deep warm reds for interiors, for example my staircase wall will be full of drama this year as I coat it with Benjamin Moore’s Flamenco. You have to be careful with reds which makes it all the more exciting to coat you with my dear. It’s a strong color, not for the weak. It says “LOOK. AT. ME.” with danger, desire, and mystery. You have to be confident to use such pigment, but once you yield to it, you won’t regret it.

Entryways

Red in an entryway says, “Greetings, come inside, let me show you more.” It' is a perfect lead in exuding confidence and interest.

Benjamin Moore’s Red 2000-10

Living/Sitting Rooms

I’m a fan of an “conversational” space and how I love thee Victorian aesthetic. I am destined to owned a velvet chaise lounge. Nothing says, “Spill the very juice tea” like a vermillion velvet loveseat. Now, I’m talking a lot of vintage here, but red has its place in the modern decor world as well. Artwork in particular comes to mind, thinking Rothko and Rauschenberg prints or red accent furniture. Red also pairs well with natural materials making it an ease to mix and match with. Finding Oriental rugs dominated by the color is a nice option to tie a room together. Pairing shades of oranges, yellows, and blues with the strength of red can create a relaxing atmosphere.

Photo by: Nicola Nuttall

Photo by: Pete E, Rothko #14, 1960

Photo by: Yunus Emre Demirbulut

The Kitchen

Finding pops of ruby in a kitchen through appliances and cabinet backgrounds will bring any kitchen to life. Making tapas was never so vibrant!

Photo by: André François McKenzie

Photo by DLB Custom Home Design - Search kitchen design ideas

The Bedroom

This is a “duh” color for this room. Since red stimulates conversation and invokes passion, it’s a desired choice. You may not want to go too deep with red walls, but you will still feel flushed by adding velvet curtains and linens for a dramatic effect, how Moulin Rouge of you!

Photo by: Pars Sahin

Red courage

Working with reds in your home can be a hard choice. When we think of red, it gives us different connotations of meaning…alert, blood, sirens…vampires—it can be alarming or too kitschy in some instances, so choosing the right shade for you is important. Red can create a beautiful and lush space. We know that red is quite the popular color with exterior doors and why wouldn’t you want your home to stand out! Incidentally, red doors historically mean that your mortgage has been paid off, but I do believe today it’s more of an invitation than a brag. Don’t be afraid to use the shade, have fun with it, play with it, you won’t regret the results. Here are few more ideas to fire you up…

Soup's On!

Oh January! We all just want to cuddle up by the fire and enjoy a good read or watch our stories. January is the month of the soup and while you are all cuddled up, perhaps you’ll need some nourishment. I found these soothing and simple recipes for some added warmth.

I’m featuring my top five soups, but I have collected a few on my Pinterest Board. Click on the pincode for more delicious soup recipes and feel free to share yours in the comments.

Italian Wedding Soup

It’s heart and full of good yums.

Photo Source: Good in the Simple

Sancocho

With Panamanian pride, I cherish this cozy comfort from my homeland. This soup is made in different Latin countries with different variations.

Photo Source: Iheartcilantro on AllRecipes.com

Lentil Soup

It’s super easy to make and is totally good for you, add Chorizo or veggie Chorizo for a little spice. Qué Rico!

Photo Source: Maricruz Avalos Flores

Pho

The Cure All! I love Pho when I’m not feeling well or if I just want something that I can feel in my soul!

Photo Source: Ananas J

French Onion

It might be the bread and the crispy cheese on top, but French Onion soup will be put me in a place of satiated comfort.

Photo Source: sheri silver

Honorable Mention: My Mama’s Chicken and Sausage Gumbo

This soup takes some tender loving care, but also not a soup in my definition, more like a stew. It’s all in the roux baby.

Photo Source: My Cousin Tiger Breaux

Photo Source: Nathan Dumlao

Soup Scene

Can’t be bothered making the stuff? No worries, we have some very good brothy finds in RVA proper.

• Pho Luca is my Photastic find and of course Pho Tay Do.

• French Onion Soup is très bonne at Chez Max.

• Garnett’s always has great variety in their Soup du Jours.

• Every soup I’ve ever had at Lulabelle’s Cafe has been spot on.

• If you ever want just a really good Chicken Noodle Soup, Izzy’s is the spot!

• And for our Ramen lovers…Grace Noodle is the highest rated.

Slurp It Up!

For More Soup Recipes, visit my Pinterest Board.

Gratitude Attitude

We are at the time of year where we say thanks and graciously appreciate all that we have. I know it’s been rough. I think this year has tried to kill any spirit i have left. I feel a lot of us are struggling in ways we hadn’t seen before and they can be both scary and disorienting. The best thing to do to remedy these feeling is to do something good. I’m big believer in collective energy and I fear that is what the world is missing right now. That energy is also contagious, so if we all just tried to do something kind and good for others, perhaps we can shift this heavy dark weight?

Here’s a start:

VOLUNTEER: Find a local charity and take a day with you, your family, your friends, whoever and go help an organization out.

FUNDRAISE: Hold a donation drive for your favorite local charity. Every bit counts so make it fun and festive while helping these organizations stay afloat.

WRITE A LETTER: Whether you send a card or write a letter, you won’t believe what it feels like to see that in the mail amongst all the bills. I guarantee you, it will make someone’s day.

DELIVER A MEAL: Make some baked goods or a simple meal to bring to other’s doorsteps. It will be a delight for sure!

OFFER TO BABYSIT: My friend’s with kids are so exhausted. They barely have time to spend with each other or do anything for themselves. Frankly, I’m tired of seeing kids at breweries. Volunteer some time to babysit for your friends. They will appreciate the the cherished time spent on adulting.

DRIVE BY COMPLIMENTS: This is one of my favorite TikTok things. I love the people at stop lights or driving by slowly and giving others compliments. The smiles are so worth it! Positive Catcalling if you will!

TEACH: Do you have a friend who is constantly needing help with a skill that you possess? Take a day and have a teaching session. This not only goes a long way, but you are giving something of great value to someone else.

It doesn’t take much to be kind or to appreciate the things you have. Giving others the same will bring everyone to a better place.

This year I am raising money for the following charities, help me reach my goals!

Photo: Jesus Espinosa/Xinhua via ZUMA Press

Cruz Roja Mexicana: The Red Cross in Mexico to help those displaced during Hurricane Otis.

Jeremy and Kristen Turner: Friends of mine who lost everything in the Lahaina, Maui, Hawaii Fire. They are just trying to start over.

Latin Ballet of Virginia: I love this organization and what they do to give kids confidence in their identity and connects them with their culture. It is an organization close to my heart and who doesn’t love to dance!

Before Skynet Takes Over...

via GIPHY

With all the talk surrounding the future of AI, this has become a subject of discussion amongst my peers and my clients. Will AI take over the way we do real estate? And the answer is a resounding “no”, with a sprinkle of “yes”.

First and foremost the role of the realtor is to represent and advocate for their clients. We come with a particular set of tools that go beyond the data analysis and statistics AI can provide. We are licensed professionals that need to be well-versed in the legality of contracts in addition to carrying a vast knowledge of all things real estate related, from nuts to bolts. We are also humans that can handle the emotional rollercoaster of buying and selling homes. So let’s get into the “no” part.

• Negotiation Skills: Real estate transactions often involve complex negotiations, and the ability to fight for your clients as well as to effectively get what everyone wants out of the deal is crucial.

• Legal Expertise: Realtors need to be informed in local real estate laws and regulations, which can vary significantly from one location to another.

• Local Knowledge: Understanding the environment of local neighborhoods and communities, including schools, features, and quality of life, is something AI struggles to replicate.

• Emotional Considerations: Homebuying and selling can be highly emotional experiences, and human realtors often provide guidance and support during these times especially during death and divorces.

• Creative Problem Solving: Unforeseen issues and challenges can arise during real estate transactions, requiring creativity and problem-solving skills that AI currently lacks.

My first client I ever sold a house to had a huge lender fail as she made her way to the closing table. The amount of stress she was under and the fear of losing the home at the very end created a very tense atmosphere for all of us involved. She was dumbfounded by the lack of communication and knowledge her chosen lender wasn’t giving her. I fortunately work with trusted professionals and called one of my lenders who acted efficiently and easily. She worked diligently to not only get my client a better program, but also a better rate. my client was able to close easily and successfully. I don’t believe AI could have known the people I trust to make things happen.

The amount of work that goes into selling a home can be daunting. From assessing the value of the home through researching comparable markets to helping you increase the curb appeal to the marketing and access to a wide network of internet sites to the paperwork, we do it all for you. A good agent does that is. Just as you pay a lawyer to represent you, you hire us to protect you and your investments through the transaction process. Some of us give you added services like cleanings and staging costs.

I think AI will be good to help those who can’t market, market. I think it will be good at creating reports for us and perhaps showing specific numbers and profitability, but AI will never replace the human touch. AI isn’t going to support you through selling your house through a messy divorce or be the one to hand you keys to your very first home. Do I think we will do real estate differently in the future? With VR gaining ground, I’d have to say it is probably. Because our business is relationship based and relies on empathy, I don’t believe we will be calling on T-800—just yet.