Sometimes, a house looks amazing online.

The photos are stunning, the description makes it sound perfect, and the details and specs check all the boxes. But then... we go see it in person, and the reaction is: oof. The layout is awkward, the rooms are smaller than expected, or the setting just does not work.

Other times, it's the opposite. A house seems a little underwhelming online –– but the specs suggest it could work –– so we go take a look. And then... woah. It feels better than expected. The spaces work well together, the light is great, the neighborhood is appealing, and suddenly it moves to the top of the list.

That "oof" or "woah" feeling often comes from things that are hard to tell from seeing a listing online...

The size of rooms.

How one space connects to another.

What the house feels like in person.

What is (or is not) around the house outside.

So, what is the key to finding the right home to buy?

Go see any home in person that has a chance of being the one.

Just keep in mind... we will probably walk through a few "oof" houses along the way –– but we also might stumble across a "woah" home that turn out to be just the right fit.

  

If you're hoping to buy a detached home under $300K, one important question to consider early on is...

How much work are you willing to do on the home you purchase?

Some homes in that price range will be move–in ready. Others may need a bit –– or a lot –– of work. So, what might that look like?

Maybe the electrical system needs to be updated.

Perhaps the kitchen and bathrooms are dated and will need to be renovated at some point.

It could be that the flooring throughout the home needs to be replaced, along with a fresh coat of paint.

Or maybe the exterior needs paint, and some siding needs to be repaired or replaced.

Depending on the age of the homes you're considering –– and your price range –– we'll likely need to dial in on how much updating or renovating you're comfortable tackling.

Sometimes that answer is based on your budget for improvements.

Sometimes it's whether you have the time or desire to take on those projects.

Sometimes it's simply the inconvenience of living in a house while updates are being made.

Whatever your reasons, we'll want to get a clear sense of how much work you're open to doing –– so we can focus on homes that fit your budget and don't need more work than you are willing to take on.

  

If you're feeling ready to buy a home, what should your first step be?

Should we set up a time to meet to talk?

Or should we go look at a house together?

Well... it depends.

You might find yourself ready to jump into the market because an amazing new listing just hit the market. If that's the case –– if you're excited about a specific house and want to go see it –– great! Let's start there and set up a time to tour the home.

Other times, it can be helpful to begin with an initial meeting –– often at my office, or at your home or a coffee shop. That first conversation gives us a chance to talk through several key things, like:

What the current housing market looks like.

How the buying process works.

What to expect when you're ready to make an offer.

Examples of homes that fit what you're looking for.

And, of course, any questions you may have.

Whether you're planning to buy a home in the next month or sometime this year, you don't have to wait until the perfect house comes along before reaching out. An initial conversation can go a long way in helping you feel prepared for when the right home does hit the market.
  

Let's imagine a fairly common scenario in today's market...

You've just listed your home at a price that is reasonable given recent comparable sales. The property shows well, and within the first few days, we've had a quite a few showings –– and now, a few offers are starting to come in.

Two of the offers stand out:

One is at the full asking price, but it includes several relatively standard contingencies –– home inspection, financing, and appraisal.

The other is below the asking price (maybe $5K to $10K under asking), but it's a much cleaner offer with only a financing contingency, and no inspection or appraisal contingency.

Which would you prefer?

There's not one correct answer here. Some sellers will lean toward the full price offer, even with contingencies, while others may value having less risk of the cleaner offer, even at a slightly lower price.

So if you're a buyer preparing to make an offer on a home that is recently listed and priced reasonably, one question we'll probably want to ask is... whether the seller would prefer a full price offer with contingencies or a slightly lower offer with fewer contingencies.

There's no guarantee that the seller (or their agent) will provide a helpful answer –– but it doesn't hurt to ask. And as a buyer, we'll always be trying to make an offer that corresponds with the seller's goals.

The main thing to remember is... don't assume that the highest offer always wins –– but also don't assume that the cleanest offer does either.

  

Rockingham County Community Development staff regularly publishes a list of developments that are site plan review.  

Here's a list of some of the upcoming residential developments referenced in the most recent staff report...

In our current market, homes are still moving quickly. That's good news for sellers –– but it can make it a bit challenging for you if you're looking to buy and need to sell your current home first.

Most sellers today aren't overly excited about offers from buyers who still need to sell their home. Understandably, most sellers would prefer to enter into a contract with a buyer who is ready to move forward, and who does not need to wait on another sale.

So if you're in a situation where you need to sell your home before buying your next one, we need to start by talking through the selling game plan.

There are a few different ways we can approach this, and we should explore all possible options...

Will we go ahead and put your home on the market now (or soon) so that once it's under contract, you're ready to make an offer on something you want to buy?

If your home goes under contract quickly but we haven't found your next home yet, will you be comfortable moving into a rental temporarily to give you more time to find the house you would like to buy?

Is there a chance we can identify a buyer for your home before it goes on the market –– a friend, neighbor, etc. –– who would be willing to wait in the wings and sign a contract once you've found a home to buy?

No matter what strategy seems to make the most sense for you, or seems to be the most likely to work in your situation, we'll need to map out that game plan ahead of time for the sale of your current home. This will be essential in order to give you a chance at being able to buy a home.

So –– if you're thinking about buying and know you'll need to sell –– let's start by talking about the selling side of the equation, or at a minimum, let's make sure to talk about selling at the same that that we're also exploring buying.
  

Let's say you find a house you love. It checks all the boxes –– number of bedrooms, layout, finishes and features, etc. You can picture yourself living there.

But then we pause to re–think for a moment given the location and setting of the house, thinking about...

What can I walk to from this house?

Let's imagine this same exact house in three very different settings:

1. In a neighborhood with sidewalks and other homes nearby.
2. On a quiet rural road out in the County.
3. On a very busy main road just outside of town.

All three settings might work for you (or any other buyer) but it's important to consider what your day to day life and activities will look like given the setting and location of the house.

When we are exploring houses together, I'll encourage you to think beyond the house itself and consider the implications of the lot, location and setting of the house.

Depending on the usual patterns of your life, or your phase of life, the setting might be just as important as the house –– especially if you want to be able to...

1. Go for a walk or bike ride yourself
2. Head out with young kids in a stroller or on bikes
3. Train for a 5K or go out on regular runs and feel safe doing so
4. Walk to a park or playground
5. Grab a few groceries without needing to drive

Some homes are within walking or biking distance of schools, parks, trails and more. Others might require getting in the car for everything.

Again, this isn't a right–or–wrong or good–or–bad scenario –– it's about what matters most to you.

If you're someone who loves being able to walk to a coffee shop on a Saturday morning or to hit a nearby trail after for a run after work, then a quiet County road or a high–traffic City road might not be the right fit for you even if the house is perfect.

On the other hand, if you're mostly concerned about privacy, nature and separation from neighbors, a house in a neighborhood might not be the right fit.

So let's keep asking –– not just "Do you love the house?" but also: "Do you love what you can walk to from here?"

  

When we work together to sell your home, I'm focused on helping you achieve five key outcomes:

1. The best price
2. The most favorable terms
3. Optimal timing
4. The fewest surprises
5. The least stress possible

These goals guide everything I'll be doing throughout the home selling process. But getting from our first meeting to closing day isn't always a straight path.

• Will we have to negotiate on price? Possibly.
• Will we have to navigate a home inspection, a radon test, a financing contingency, or an appraisal contingency? Maybe.
• Will the timing of your sale and your move be perfectly aligned? Hopefully.
• Will we encounter a few surprises along the way? Perhaps.
• Will some parts of the transaction and move be a bit stressful? Likely.

No two home sales are the same –– but by keeping these five goals at the center of every decision, we'll likely be able to successfully get through the highs and lows of the process and successfully get you to closing on the sale of your home!

  

Two housing developments in Harrisonburg have been awarded a combined $6.4 million through Virginia's Affordable and Special Needs Housing program –– part of a record–setting $154.5 million in statewide funding announced last month by Governor Glenn Youngkin.

What's Being Funded in Harrisonburg?

Wisteria Gardens Senior Apartments by the Beverly J. Searles Foundation is receiving $5,000,000.

Market Commons by Valley Housing Trust secured $1,445,285.

Why This Matters

Affordable housing remains a pressing need in Harrisonburg. These two projects represent meaningful steps forward. They also highlight how state funding can bridge key financial gaps and make local projects possible.

Across Virginia, this funding round will support 47 housing developments and create or preserve more than 3,000 units for low–income residents.

Read more in the press release here.

   

If you're buying a home, you may find yourself wondering...

• Would it be OK to ask the seller to pay for your closing costs?
• Could you ask if you can move in a few weeks before closing?
• Can you make an offer even though you still need to sell your current home –– and it's not even on the market yet?
• What about offering $50K under asking price? Or asking the seller to buy down your interest rate?
• Could you ask them to replace the HVAC system, even though it's still working fine?

In each of these scenarios, the answer is technically yes –– you can ask.

But... the seller might not agree.

One of the unique things about real estate is that just about anything is negotiable –– as long as both parties agree. The offer you make can include just about any term or condition that feels important to you.

But keep in mind that sellers typically have their own goals, timelines, and comfort levels. Some sellers may be open to creative terms or concessions. Others may not be interested at all –– or might be overwhelmed by the complexity of what you are proposing.

So, don't be afraid to think creatively when putting together your offer. But also recognize that the seller may or may not agree to what you're proposing.

If you're navigating how to make a compelling offer –– and figuring out what's reasonable to ask –– I'm happy to help talk through the strategy based on your situation and the current market.

  

Not every home in today's market is getting multiple offers –– but some are.

I've listed several homes recently that have ended up in competitive offer situations. In those cases, some buyers have included a home inspection contingency in their offer –– and some have not.

Let's step back for a moment.

If you're planning to buy a home, and we're out looking at properties together, we'll most likely talk about the contingencies you might include in your offer. I will recommend that you include a home inspection contingency. It gives you the opportunity to have a home inspector take a closer look at the home and gives you the opportunity to request repairs to the home or decide not to proceed with the purchase based on the inspection findings.

That said, there may come a time when we walk into a house that feels just about perfect. Perhaps it's beautifully maintained, the systems and appliances have been recently updated, and everything looks like it is in great shape.  And... we find out there are already multiple offers on the table.

In that scenario, you might start to ask yourself... am I comfortable making an offer without a home inspection contingency?

Doing so is not a decision to take lightly. Skipping a home inspection carries some risk. You're giving up a layer of protection and relying more heavily on what we can observe during your showings.

So yes –– when it comes to making an offer on a house, I'll usually recommend including a home inspection contingency. But I also recognize that in some specific scenarios, you might decide to move forward without one. That's a decision we can talk through together when the time comes, based on the house, it's condition, and how well it fits your needs.
  

It wasn't all that long ago that nearly every house listed for sale in Harrisonburg and Rockingham County was under contract within 48 hours. Multiple offers, escalation clauses, and buyers waiving inspections were the norm. It was a fast paced market that sellers loved and that frustrated buyers.

But we're not in that type of market anymore.

In today's local market, some homes don't go under contract in the first few days… or even in the first few weeks. And that doesn't necessarily mean there's something wrong with the house.

With higher home prices and still–high mortgage interest rates, today's buyers are often making slower and more thought out decisions. Monthly payments are higher than ever, which sometimes means buyers are taking more time to evaluate their options before making an offer. It's not uncommon now for a buyer to sleep on a decision or visit a home two or three times before moving forward.

As a result, some houses are simply taking longer to sell –– not because there's something wrong with the condition, location, or price of the house, but because the pace of the market has changed.

So, if you see a home that's been on the market for two weeks, three weeks, or even a month or more, don't immediately assume it's flawed or overpriced. It might just be waiting for the right buyer to come along. It might be waiting for you.

   

Let's imagine you're selling your home and we listed it for $400,000.

We receive two offers:

Offer A: $400,000 –– contingent on a home inspection, a radon test, financing, and an appraisal.

Offer B: $375,000 –– no home inspection, no radon test, all cash and thus no financing or appraisal contingency.

Which one would you choose?

Would you prioritize certainty of sale and take the $375K offer, knowing there's very little that could derail it?

Or would you prioritize price, accepting the $400K offer, even though it still has four key hurdles to clear before getting to closing?

Now let's adjust things slightly...

If you chose the $400K offer with contingencies, would you feel differently if the more certain offer had been $390K instead?

If you initially leaned toward the $375K cash offer, what if that offer had been $350K –– would you still lean towards that offer?

Most home sellers put at least some amount of value on certainty –– knowing the deal is almost certainly going to go through. But how much is that certainty worth to you?

There's no one–size–fits–all answer here. Some sellers are willing to trade a bit of price for a smoother, more reliable transaction. Others are willing to take on some risk for the possibility of a higher sale price.

When you are selling your home, how will you prioritize certainty and price?

  

The real estate market in Harrisonburg and Rockingham County continues to move quickly. Many homes are going under contract within just a few days of being listed –– and often at or above the asking price. If you're hoping to buy in the coming months, this fast pace can might make you feel hesitant to make an offer when you go view some houses.

If you tour a house and mostly like it mostly –– but feel the list price is just a bit too high –– should you make an offer?

Yes.

It's perfectly fine to make an offer below the asking price.

Will that offer be accepted? Maybe. Maybe not.

There might be other offers coming in at or above the list price. The seller might be set on their asking price and unwilling to negotiate. But submitting an offer below the list price is a reasonable thing to do.

Most sellers are not offended by an offer that is under the list price (depending on how much under the list price) –– and they typically understand that buyers are trying to make financially sound decisions. If you don't want to pay $X for a house, but you're willing to pay $Y, it's okay for us to make that offer to see if or how the seller will respond.

Of course, your odds of success with a below–list–price offer will depend on several factors –– including how long the home has been on the market, how competitively it is priced, and whether there are other interested buyers.

But don't talk yourself out of making an offer just because you're not willing to meet the list price. It's better to make the offer and see what happens rather than to just walk away without trying.

  

Happy New Year!  

I hope you had a delightful holiday season and enjoyed ringing in the New Year.  Happy 2026!  I celebrated with a few hundred of my closest friends (ok, fine, my running acquaintances) in the VA Momentum Glow Run.

Before we get off and running with the market data (you like it, I know) a few quick notes...

Each month I have a giveaway for readers of my market report.  This month, enter for a chance to win a $50 gift card to Capital Ale House on Court Square in downtown Harrisonburg.  Enter here for a chance to win the gift card.

Now, then, let's get into the latest market data... for December and looking back at all of 2025... in Harrisonburg and Rockingham County.

First, looking at the overall number of sales in the City and County...

December 2025 showed a surprising bump in home sales with 23% more than the prior December... but for the full year, we ended up seeing 3% fewer home sales in 2025 than in 2024.  

Meanwhile, when it comes to the prices of those homes...

After multiple years of faster than normal increases in the median sales price... those increases slowed to a stop in 2025.  The median sales price in 2025 was basically the same (+$460) as it was in 2024.  

And how about how quickly homes are going under contract...

Median days on market (the time it takes for a new listing to go under contract) has risen from 6 days to 8 days.  We'll see this shift a bit clearer in a later graph, but it is taking slightly longer for homes to go under contract these days.

Now, let's look briefly at a few specific market segments, starting with detached homes...

We saw 10% fewer detached home sales in 2025 as compared to 2024... though the median sales price of those homes increased 1% over the past year.  The median sales price of a detached home in Harrisonburg and Rockingham County is currently sitting at $390,000.  That means that half of detached homes that are selling are doing so below $390K and half are selling for more than $390K.

How about those attached homes, which includes townhomes, duplexes and condos...

The 10% decline in detached home sales was accompanied by a 13% increase in attached home sales... furthermore, the median sales price of attached homes increased 4% over the past year.  The median sales price of an attached home (townhouse, duplex or condo) is currently $316,000.

Now, for some geographical comparisons, here's the City of Harrisonburg...

It is becoming more and more difficult to buy a home in the City of Harrisonburg as fewer and fewer are offered for sale.  The number of homes selling in the City of Harrisonburg declined from 303 in 2023 to 295 in 2024 to 279 in 2025.  The median sales price, however, has increased 3% to $304,900.

Meanwhile, in Rockingham County...

We saw a slightly smaller decline in the number of homes selling in Rockingham County... with 2% fewer selling in 2025 compared to 2024.  The increase in the median sales price, however, was also smaller... increasing 1% to $354,900 for all homes sold in Rockingham County.

Now, let's look just at new home sales...

After only 304 new home sales in 2023... that jumped up to 394 in 2024... and then declined 7% last year to 365 new home sales in 2025.  Over the past year the median sales price of new homes has also declined slightly, by 3%, to $339,500.

But if you're not looking to buy a new home, you might be interested to note these trends in the sale of existing (resale) homes...

We saw about the same number of existing home sales in 2025 (987) as we saw in 2024 (995) and the median sales price of those existing homes increased by 3% to $351,000.

Now, having looked through the main numbers... let's put the data into some graphs to try to get a visual sense of the latest trends through the end of 2025.

A few things to note on the graph above...

[1]  December home sales were quite a bit stronger than expected... with 119 sales compared to only 97 last December.  

[2]  But, keep in mind, November 2025 home sales were sort of slow, so maybe some of those buyers didn't end up closing on their purchase until December.

[3]  Looking back to this past January, February and March – they were quite slow (79 – 84 home sales) and thus we might have a few slow months ahead of us if that pattern continues.

Now, a look at the full year of 2025, stacked up against prior years...

This past year (2025) started off slow and never caught up to 2024.  Both years, though, showed more home sales than 2023.  In a possible bouncing ball effect (down, up, down, up) perhaps we'll see an increase in home sales in 2026.

Here, then, are the slow moving long term trend lines...

Prices are flat... and sales are slowing.  The captions say it all.  After several years of rapidly increasing prices (see the next graph) we are now seeing very little change in home prices, and technically, a slight decline over the past six months.  Meanwhile, we're seeing an overall decline in the number of homes that are selling.

Here's an even longer look back, with year to year sales and price trends...

The graph above shows eight years of increases in the median sales price (from $193K to $345K) followed by last year, with no increase at all.  Last year also showed a slight decline in the number of homes that are selling.

What times next for home sales and prices?  I think we are going to see a slight increase in the number of homes that are selling and the prices at which they are selling, but stay tuned to see how it all shakes out.

Perhaps 2026 will get off to a good start based on what this next graph shows...

We typically see around 86 contracts signed in December... but there were 102 signed in December 2025.  Perhaps this will lead to a slightly stronger month of closed home sales in January and/or February.

Perhaps those higher contract numbers were a result of more homes being available for sale...

We are starting to see inventory levels decline (241 down to 184 over the past two months) but current inventory levels are still quite a bit higher than they were a year ago.  We closed out 2024 with about 138 homes for sale, and a year later, it's 184 homes for sale.  We are likely to see inventory levels continue to increase as we move through the next few months.

Here's the graph I referenced earlier, showing days on market...

Two years ago (late 2023) we saw the median days on market metric increase significantly leading up to and through the new year... and we saw that again this past year.  I'll be continuing to monitor this over the next few months to see if days on market starts to decline again after the spike (like it did two years ago) or whether these numbers remain elevated.

Finally, mortgage interest rates...

This is one situation in which a declining trend is positive news... mortgage interest rates have been mostly declining over the past year (from 6.85% to 6.15%) which slowly but surely makes monthly housing costs (for new buyers) slightly more affordable than previously.

So, what does all of this mean for you?

Key Takeaways for Buyers...

Interest Rates Are Easing – This will either increase your purchasing power, or reduce your monthly cost as compared to if you bought six months or a year ago – good news for you!

More Homes to Choose From – Inventory levels are higher than a year ago (184 vs. 138), giving you more options... and we haven't even reached the Spring market yet!

Prices Are Holding Steady – Home prices flattened in 2025 after years of rapid increases. It is not yet clear how long this level period will last, but enjoy it while it is here.

Key Takeaways for Sellers...

Many Homes Are Taking Slightly Longer to Sell – Days on market have ticked up from 6 to 8 days. While this is only a slight uptick, pricing and presentation continue to be more important than ever to ensure a speedy and successful sale.

Expect Only Modest Price Gains – The market is no longer seeing the large year–over–year price jumps of the past. You should be prepared for pricing that's comparable to or only slightly higher than last year.

Slower Months Ahead – January and February typically are slower months for contracts to be signed, though plenty of sellers who have listed their homes thus far in 2026 have found success already.

If you are considering selling your home this Spring (or sooner) or if you are getting ready for a home purchase in 2026, let's set up a time to chat to talk about the market, the process and your dreams and goals.

If you've decided that you'll be selling your home in the near future, you may be asking the same question that many other homeowners are pondering right now... 

Should I go ahead and list my home now, or wait until spring?

I can't offer one perfect answer for all sellers and all homes... but let's explore some reasons why each option might make sense depending on your situation.

Why You Might Wait Until Spring

1.  Improved Curb Appeal

Spring will bring greener grass, blooming flowers, trees on the leaves –– all of which will improve the presentation of your home in listing photos and in person. 

2.  More Buyers Enter the Market

As we head into March and April, more buyers typically start their home search. Listing in the spring might mean more buyers checking out your home and possibly more buyers ready to make offers.

Why It Might Make Sense to List Now

1.  Less Competition from Other Sellers

Right now, fewer homeowners are putting their homes on the market. That means if you list now, your home could stand out simply because there aren't as many options available to buyers.  Less competition might lead to a faster sales.

Every home –– and every market segment –– is a little different. The ideal timing for your home sale may depend on factors like the price range, location and even the condition of your home.

If you are trying to decide whether to list your home now or wait until spring, let's talk things things through related to your home and your situation.

  

Over the past six months, mortgage interest rates have been steadily trending downward. After rising above 7% earlier in 2025, the average 30–year fixed mortgage rate ended the year at 6.15%... well below the 12 month average of 6.6%.

So, what might this mean for buyers and sellers as we head into 2026?

Buyers...

Lower mortgage rates can potentially translate into more affordable monthly payments. If you were priced out of the market over the past few years in part due to high interest rates, declining rates may make it more feasible for you to purchase a home in 2026.

Sellers...

On the selling side, declining rates may mean (slightly) more buyers can consider your home. In much of 2025, sellers were selling in a market where buyers were very cautious due to higher borrowing costs. If interest rates continue to ease, we may see more buyers ready to make a get into the market –– particularly if they've been waiting on the sidelines for lower rates.

What's next for 2026?

If rates remain in the low 6% range –– or dip further –– buyers may have more confidence and purchasing power, and sellers could benefit from increased activity.
  

Listing inventory has been trending upwards for most of the past year.  

Each data point on the graph above shows the average inventory level for the 12 months leading up to that date.  Here are a few of the specific data points shown above...

December 2023 – average of 162 homes for sale for the 12 months of 2023

December 2024 – average of 169 homes for sale for the 12 months of 2024

Today – average of 199 homes for sale for the 12 months of 2025

What will we see in 2026?  Will inventory levels continue to trend upwards?  I suspect we will see these levels continue to rise through 2026, though it won't be in all price ranges or for all property types.

   

Were my predictions for 2025 accurate?  Well, not exactly.

But... nonetheless... I'll go ahead and throw some predictions out there for 2026.  Let's start with how many homes might sell in 2026...

After a 4% decline in home sales in 2025, I am predicting a 2% in home sales in 2026.  This would bring annual home sales up to 1,360 for 2026... above 2025 but not quite as many sales as 2024.  I think slightly lower mortgage interest rates and slightly more listing inventory will create a slight uptick in home sales activity in 2026.

What about home prices?

After a 4.5% increase in the median sales price in 2024... we saw only a negligible change (+$980) in the median sales price in 2025.  I am predicting a modest, 1%, increase in the median sales price in 2026.  While lower mortgage interest rates and slightly higher inventory levels might cause sales to increase a bit in 2026, I don't think there will be enough buyer activity to cause prices to meaningfully increase in 2026.

What are your predictions for 2026?

  

It's hard to believe it's already 2026... but here we go with another new year!

Before I get to 2026 predictions, let's see how 2025 finished out compared to my predictions a year ago...

2024 Home Sales = 1,389

My Prediction for 2025 = 1,400 

Actual Home Sales in 2025 = 1,330

So... there were fewer home sales in 2025 than I expected... and fewer home sales than in 2024.  

How about median sales prices...

2024 Median Sales Price = $345,000

My Prediction for 2025 = $359,500

Actual Median Sales price in 2025 = $345,460

The median sales price did not rise in 2025 as I expected that it would... it finished out the year right about where it started.

So... my predictions did not pan out all that well in 2025... the market was slower (fewer home sales) than I expected and prices did not increase.

Stay tuned for my predictions for 2026... though keep the inaccuracies of my 2025 predictions in mind when reading my predictions for 2026.  ;–)