The median sales price of detached homes in Harrisonburg and Rockingham County has increased 2% over the past year.

You own a detached home in Harrisonburg or Rockingham County.

So... your home value has increased 2% over the past year... right?

Well, maybe.

Trends in our overall market can be helpful for providing insight into the ways in which our overall market is changing... but those overall trends are not usually specifically and accurately descriptive of how a single home's value has changed over time.

So... if you're thinking about selling your home and thus you are curious whether your home value has increased 2% over the past year... or if it has increased 5%... or if it has decreased 5%... then we ought to look at the most recent sales of comparable homes.  That will more quickly dial into the real trends in your corner of the local market.

So, is it helpful to know about overall market trends?  I think so.  

Is knowing those overall trends going to tell you everything you need to know about your home and its value?  Probably not.

  

Happy Monday Morning, friends!

I hope you had a wonderful weekend and are looking forward to the week ahead.  Technically, it's still summer (by the calendar, and the temperatures) but fall is just around the corner... and I'm looking forward to it!

The past two weekends have been fun with the return of some home JMU football games!

The photo above is actually from the first home game... and the skies look remarkably blue compared to the very stormy weather leading up to the game.  In the second game of the season, I never had a chance to take a photo as I had to keep popping back up to cheer for yet another score from JMU on their way to a record–breaking final tally of 87–3.  What a game, and what a fun start to the season!  Go Dukes!

In other news, I'm still trying to stay young by participating in some fun local road races put on by VA Momentum.  

This was the JMU 9/11 5K, honoring student heroes.  Quite a few JMU students run in this race, and so I ended up crossing the finish line just after a college student and gave him a fist bump as we both tried to catch our breath.  I told him "great race" and he responded with something long the lines of... "you too, and wow, you should be really proud."  It took me a few minutes (post–race fatigue and all) to realize he was calling me old.  ;–)  Ah well, it was fun nonetheless, and it was great to have my nephew running in this race with me as well!

One other momentous life update... Emily headed off for her first year of college... with Shaena and I sort of being empty–nesters, though the dogs keep us from getting too lonely.

Having shared way more than usual, I'll now quickly jump into a few usual monthly highlights before hitting the latest data on our local housing market...

Now, onto the latest in our local real estate market, starting with how many home sales are taking place these days...

August was (as the headline suggests) slower than usual... with a 14% decline in the number of homes that are selling.  Later on, we'll get to contract activity, where we'll also see a decline.

Though, as noted above, we have still seen more home sales over the past 12 months than we did in the prior 12 months.  So, the longer–term trend is still positive (more home sales) but we have been seeing a slow down of late.

Meanwhile, prices are staying relatively level...

As shown above, while we're seeing a 1% increase in the August vs. August median sales price... and virtually no change in the six months vs. the same timeframe a year ago... we are seeing a 1% decline in the median sales price when comparing the past 12 months ($345K) to the 12 months before that ($349K) in Harrisonburg and Rockingham County.  Keep in mind, however, this is all homes (detached and attached, new and resale) and I'll get into some sub–markets shortly.

Finally, when looking at the overall market, how quickly are homes selling?

Bold and exciting headline –– time on market increase 14%.  Real news –– the median days on market increased from 7 days to 8 days over the past year.  So, yes, homes are selling a bit more slowly, but not drastically so.

Now, breaking things down a bit, here's a look at just detached homes, ignoring townhomes, duplexes and condos...

When looking just at detached homes, we see that over the past year there have been slightly fewer (–1%) sales of such homes, and the median sales price has risen slightly (+2%) from $390K to $399K.  So, a somewhat different story than in the overall market.  When looking just at detached homes, prices are rising, slightly.

Another helpful metric to watch is only resale (existing) homes...

The chart above excludes new homes... and can provide a helpful perspective on our resale marketplace for homes.  Here you'll note that there has actually been a modest (+6%) increase in the number of existing homes that are selling, and here is that same small increase (+2%) in the median sales price of existing homes, from $350,000 to $357,500.

So, while the overall market (detached+attached, existing+new) is showing a slight decline (–1%) in median sales prices, the detached and existing segments of the market are showing a slight (+2%) increase in prices.

Here, then, is a visual on monthly home sales activity...

You'll note (above) that every month this year between January and July showed more home sales than last year... until August.  After that seven month streak, there were only 115 home sales in August, as compared to 133 last year.  Stay tuned for what we'll see in September and October.

And yet, despite a slow August...

Indeed, we are currently on track to see the most home sales in a year that we have seen for the past three years.  But... maybe a slower August and September will take the wind out of the sails of the 2026 market?  Just a few more graphs and we'll get to contract activity to try to predict that answer.

First, the overall trajectory of our market, focusing on the median sales price of detached homes...

Between 2019 and 2024 (a span of five years) the median sales price of detached homes increased 62%.  Wow!  And over the past two years it has only increased a total of 3%.  So, we're definitely seeing a different trajectory in price changes over time right now, but thus far, it's still moving (slowly) in an upward direction.

And now... contract activity...

It should come as no surprise that there we saw low numbers of August home sales... and we should probably expect to see similarly low numbers of September home sales.  Over the past four months we have seen 438 contracts signed... as compared to 524 contracts signed in the same timeframe last year.  So, contract activity has been quite a bit slower over the past few months, which is now showing itself in slower months of sales activity.

And thus, unsurprisingly....

If fewer buyers contract to buy homes, it leaves the possibility that inventory levels will rise... and they have.  We have seen mostly rising inventory levels over the past six months.  Technically, this is not surprising compared to last year (blue line above) and the average of the past four years (grey line above) and our current inventory levels are actually still lower than they were a year ago.

Finally, one clue to what might be causing at least part of this slow down in the local market...

Mortgage interest rates have been steadily rising over the past six months and are now even higher (6.76%) than shown above where they were 6.66% at the end of August.  Higher mortgage interest rates = higher monthly mortgage payments = slightly less buyer ability and/or willingness to buy a home.  

So, what does all of this mean for you?

Big Picture – We're seeing home sales activity slow a bit, and inventory rise a bit, but prices are still rising, slowly, in most segments of the market.

Home Buyers – You might have slightly more choices (higher inventory) but double check your potential mortgage payment to make sure you are comfortable with how it fits into your budget.  Plenty of homes are still going under contract quickly, but some are sitting around for a bit, giving you time to decide whether to make an offer.

Home Sellers – Price your home very, very realistically, and be ready to move forward with a buyer who makes an offer with reasonable terms.

Thinking About It – If you are considering a home purchase, or are thinking about selling your home, let me know if you'd like to chat about the market and the process.   You can reach me by phone/text at 540–578–0102 or by email here.

Until next month, I hope you enjoy your week ahead and the eventual cooling temperatures as we head towards what is certain to be a delightful fall season in the Shenandoah Valley!

  

Let's go on a bit of a journey into the past...

10 Years Ago = Occasional escalation clauses, some home sale contingencies.

The market was moving steadily, but we weren't frequently seeing bidding wars with escalation clauses.  Thus, offers with home sale contingencies were typically being evaluated in isolation, not at the same time as another offer without one.

5 Years Ago = So many escalation clauses, very few home sale contingencies.

The market was hot, hot, hot.  It was the norm to be competing against other buyers, so many (or most?) offers had escalation clauses.  Because the market was moving so quickly, buyers would rarely make an offer with a home sale contingencies.

Now = Some escalation clauses, some some home sale contingencies.

We're in an interesting spot now.  We are sometimes seeing multiple offers.  We are sometimes seeing escalation clauses.  We are sometimes seeing home sale contingencies.

Thus, I think it is reasonable for a buyer without a home sale contingency – but with an escalation clause – to carefully consider whether they want their offer to escalate as a result of a competing offer with a home sale contingency.

Home is listed for $500K.

You make an offer of $500K.

You hear that another offer has been received.  (You don't know it at the time... but it has an escalation clause up to $525K and it has a home sale contingency.)

You adjust your offer to have an escalation clause up to $525K.

All of a sudden... you're paying $525K for the house... all because of the other offer that the seller almost certainly would not have accepted anyhow, because of the home sale contingency.

The seller might really want you to escalate to $525K regardless of whether they would have accepted the other offer, because there was a competing buyer that wanted to pay $525K.  

But... if the seller wouldn't have accepted that other offer, do you want to pay $525K?  Or does your original offer of $500K seem more reasonable.

Given this new market reality (depending on the price range, location, property type, etc.) of some escalation clauses and some home sale contingencies...

1.  Consider asking whether an offer that a seller has received has a home sale contingency.  You might or might not get an answer.

2.  Consider tailoring your escalation clause to either only escalate against other offers without home sale contingencies... or... to escalate differently based on whether the competing offer does or does not have a home sale contingency.

OK, admittedly, that was a lot.  We'll talk this through when you're ready to make an offer.  For now, just some more food for thought.  

  

Your showing to offer ratio can help you decide how to respond in various situations when selling your home.

First, what do I mean by your showing to offer ratio?

I simply mean how many showings have you had and how does that compare to how many offers you have.  

Have you had ten showings and you now have one offer?  That's a 10:1 showing to offer ratio.

Have you had four showings and you now have two offers?  That's a 2:1 showing to offer ratio.

Here's an example of how this can inform some of your decision making...

You receive a strong offer but you have another showing tomorrow... should you wait to see whether that buyer wants to make an offer too?

What is your showing to offer ratio?

If you have a 15:1 showing to offer ratio (you've had 15 showings and only one offer) then you probably don't need to wait for that one last showing to see if the 16th buyer wants to make an offer.

If you have a 3:2 showing to offer ratio (six showings, four offers) then you might decide to wait and see if that 7th buyer wants to make an offer too.

If you have a 1:1 showing to offer ratio (one showing, one offer) you might wait for that second showing... depending on how long your house has been on the market.  If it has been on the market for a month, then perhaps you accept the offer in hand, but if it has been on the market for six hours, then you should probably wait to let the second buyer look at the home.

Keep your showing to offer ratio in mind when deciding how to think about showings that are yet to take place when you have an offer in hand.

  

First... full disclosure... I represent the builder at Congers Creek.  With that disclaimer, let me tell why I'm excited about the options buyers have for customizing their home at Congers Creek.

When most people think about buying a new construction home these days, they picture walking into a builder's office and choosing between "Package A" or "Package B." Maybe you'll get to pick a paint color from three swatches. That's it.

At Congers Creek the process is quite different.

Once you are under contract to buy at Congers Creek, you'll get to select your cabinets, countertops, flooring, paint color, and a long list of upgrade options that go way beyond the basics.

Want a farmhouse sink instead of the standard? Done. Shiplap on the living room wall? Sure. Crown moulding, a digital deadbolt, brushed gold hardware throughout, a finished bonus room with its own full bathroom? All of these are options. You can upgrade from granite to quartz countertops, upgrade to luxury vinyl plank instead of carpet, add a coffee bar with glass shelving... the list of upgrades allows you to design your own townhome from the ground up!

So... why does this matter?

The feedback we hear from many buyers is that in other new construction communities "customization" really means picking from three preset design palettes.  But at Congers Creek, you have an actual selections process and many upgrade options to give you so many choices for your new home.  

Beyond the customization aspect, Congers Creek is also a rather compelling community because of its location (just off Boyers Road, minutes from Sentara RMH, in the Cub Run Elementary school district) and because of the many community amenities such as a pavilion, grilling area, basketball hoop, playground, gazebo, and a dog park.

Plus, right now there's a $3,000 closing cost credit available if you use the builder's preferred lender and settlement agent.

If you've been assuming "new construction" means pick one of three designs but your townhome will still look like everyone else's –– then it's worth checking out Congers Creek.  Let me know if you'd like to check out the model home!

   

Phase 4 at Congers Creek will include 57 townhomes of three different styles...

Check out these new townhouses today at CongersCreek.com.

  

If you're getting ready to sell your home, a lot of our conversations will be focused around price, condition and marketing...

Price – We need to price your home reasonably based on recent sales prices of comparable homes.

Condition – We need to make sure your home is in optimal condition to appeal to the most buyers.

Marketing – We need to thoroughly, professionally, broadly market your home to expose it to the widest pool of potential buyers.

But... sometimes we can do all three of those things, extremely well, and your house still won't have gone under contract.

Any reasonable seller will wonder... why is my house still for sale?!?

Sometimes, it's just because a buyer for your home is not currently in the market to buy a home.  

So... remember, just because your home is priced appropriately, is in excellent condition and is wonderfully marketed... that doesn't guarantee that it will instantly go under contract.

And, as a reminder to buyers, if a listing of interest is still available for sale, but it seems to be priced well, prepared well, and marketed well – that doesn't necessarily mean something is wrong with the house.  It might just be waiting for the right buyer to come along – and that right buyer might be you.

  

When you're selling your house... if we're getting showings, an offer will likely come... but if showings aren't happening, we likely need to change something.

Showings are the leading indicator of the potential for an incoming offer. Clearly, before we are going to receive an offer, we're going to need to have buyers walking through your house.  Thus, if your home is having a steady stream of showings, that's usually a sign the market is responding well to your home and how it's positioned –– and it's usually just a matter of time before one of those showings turns into an offer.

But... no showings at all likely means something needs to be adjusted.

If your home has been on the market for a while and the showings just aren't happening... or if showings had been happening but have slowed down or completely stopped, we need to talk about why, and what's next.

Usually it comes down to one of a few things –– price, condition or marketing. Sometimes it's as simple as the price –– buyers are comparing your home to others in the area, and if it's priced above where it seems it should be priced, they won't come to look at your home.  Sometimes it's the condition of your home, as seen when driving by, or when scrolling through the interior photos.  And sometimes, we need to make changes in the marketing of your home to attract the right buyers.

If you're getting showings, wonderful!  If you're not seeing showings, or not seeing many of them, we likely need to adjust something to encourage future showing activity, and thus, the possibility of a forthcoming offer.
  

Thinking of selling your home this Fall?

Two solid months of home buying activity are still ahead of us... but the countdown is on...

The graph above shows the number of contracts signed per month in Harrisonburg and Rockingham County, averaged over the past four years.  September and October might actually surprise you in being just about as strong as June and July.

We're clearly not in the busier spring market when we're seeing about 130 or more homes going under contract a month... but September and October typically aren't too far behind... with an average of 117 in September and 109 in October.

But... right around the corner... we find November and December with average of 84 and 90 homes going under contract.

So, if you're planning to sell this Fall, let's get things moving sooner rather than later.  Buyers are still quite active in September and October... going to see houses, making offers and signing contracts.

If it's not on the market yet, you've missed the opportunity to list your home in August, but listing it for sale in September or October are both still viable options for most sellers... of most homes... in most locations... and in most price ranges.
   

For sellers, there will be uncertainty in most real estate deals.

I wish that as soon as you sign a contract to sign your house I could tell you that you're guaranteed to make it to closing, on the expected timeline, without further negotiations – but that is not always going to happen.

1. The buyer will likely want an inspection

Unless we're in a multiple offer situation where a buyer waives the inspection contingency, we're likely to be working our way through an inspection – and the findings of that inspection.  An inspection can reveal small or large issues, often unknown to you, the seller.  We may need to negotiate repairs, or the buyer might decide not to move forward with the purchase.

2.  Most buyers need financing

Unless a buyer is paying cash, they'll need to be approved for a mortgage to buy your home.  They'll be preapproved before we accept their offer, but a preapproval isn't a 100% guarantee that their loan will be approved. Between contract and closing, the underwriters have to review all of the buyer's financials and sign off on the loan approval –– and things like a recent job change, new debt, or a documentation issues can complicate things.

3.  An appraisal will likely need to be completed

Even if we've priced your home fairly, based on real comps, that doesn't mean it couldn't appraise a bit low. Appraisers are taking a fresh look at recent comparable sales, and sometimes their number and our number don't quite match.

So... how uncertain is uncertain?

Most contracts make it through inspections, appraisals, and financing just fine. I'm not bringing all of this up to make you overly concerned... just to remind you that there are uncertainties in almost every deal to sell a house.

We'll be working to reduce, mitigate and work through any such concerns, but even so, it's important to understand the existence of and nature of these risks on the front end.  A signed contract is not a guarantee of a closed sale.
  

Your pricing strategy should be related to your desired timetable for your sale.

Let's play out what this might mean for you...

Do you need to sell yesterday? Are you moving out of the area for work, or do you have an offer on a new house in another market?  If so, your list price will probably be (should probably be) different than if you'd be perfectly happy to sell in 60, 90, 120 days or more.

Speed and price are connected

When you need to sell fast –– because a job relocation, a home already under contract, a financial deadline –– your pricing needs to reflect that. Pricing your home aggressively (right at or slightly below recent comps) is what will generate a faster response from buyers.

If you have more flexibility... if 60, 90, or 120 days works fine for you... then perhaps you will decide to price your home slightly higher and be more patient about finding the right buyer at the right number.

Neither approach (slightly lower, slightly higher) is the right approach for every situation.  We need to talk through your goals as it relates to timing before we finalize a pricing strategy.

Here are the two ways where a misalignment of pricing and timing can feel less than ideal for a seller...

1.  Need Speed, Priced High.  You needed (or really wanted) to get your home under contract (and sold) quickly, but you chose to list your home for $10K, $20K or $40K above recent comparable sales.  Then, it likely sat on the market and didn't go under contract in a timetable that met your expectations.

2.  Had Time, Priced Low.  You didn't have any urgency for selling, but you priced your home $10K or $15K below recent comparable sales.  It sold instantly and you wonder if you left money on the table.

So... how should we price your home? First, let's talk about your timing goals, and then we'll finalize the pricing strategy.
    

If you're looking to buy a home in Harrisonburg or Rockingham County... some of your best opportunities may be over the next few months!

As we move into September, we'll start to see more homes listed for sale. But at the same time, you'll likely have slightly less competition from other buyers.

More homes for sale... with less competing interest from other buyers... is a good combination for home buyers, especially if you've missed out on any homes over the past few months.

Furthermore, sellers who list in September and October tend to be motivated –– they want to be under contract (or hopefully even sold) before the holidays.

But, keep in mind, once we hit mid–November, we'll likely see fewer homes come on the market. The market (homes being listed, buyers ready to buy) cools off quite a bit as we move through the holiday season until we get to the first of the year.

So... September and October might be your best opportunity to buy yet this year.  

If that matches your planned timeline...

1.  Let's chat about what you're looking for in a home, when it comes to location, condition, layout and price.

2.  Make sure you have an up to date pre–approval letter from your lender –– or let me know if you need a recommendation for a great local lender.

Ready or not, the Fall market will be upon us soon.  
  

Hey... check out that new listing... the price is great!

Homes in that neighborhood have been selling for $550K... but that new listing is only $450K!?!

But... oh wait....

It needs new flooring. New paint. Likely a new kitchen. New bathrooms. Plus, the roof will need replacing within the next few years and the HVAC system is beyond its life expectancy as well.

Hmm. Maybe it's not quite as exciting of an option as we first thought?

With some homes, the list price is only half of the story

A great price (compared to other homes in a neighborhood) is exciting –– but sometimes the sale price is just the starting point. We also then need to factor in the total projected cost of getting the home to where you actually want it to be.

This might include new flooring, new paint, a kitchen remodel, new bathrooms, and before too long... a new roof and HVAC system.  The cost of these updates can add up quickly, and some of them aren't optional –– such as the roof and HVAC system.

So before we get excited about a $450K house in a $550K neighborhood, we need to do the math. What will it actually cost to bring this home up to the condition you want? And once we add that number to the purchase price... is it still a good deal?

Sometimes we'll do the math and still find the house to be a great opportunity for you.  Sometimes not so much.

Maybe after making the updates, you have a total price of $530K –– still under the neighborhood comps. But maybe by the time you add it all up, you're at $570K or $580K... and it doesn't feel like that great of a deal after all.

When we walk through a home that is priced below neighborhood comps, but has a long list of needed updates, let's do the math for your costs in making the updates... or let's pull a contractor in that can provide you with some ballpark pricing.
  

New townhomes are now under construction, and available for sale at Congers Creek, an established community just across Boyers Road from Sentara RMH Medical Center.

Phase 4 at Congers Creek will include 57 townhomes of three different styles...

The first building (Lots 53 to 57) is now on the market for sale...

Congers Creek features many community amenities including a pavilion with picnic tables, a grilling area and basketball hoop, an expansive playground, a gazebo and a dog park.

Plus, you have the opportunity to customize your own home with many available upgrades.

Check out these new townhouses today (and customize your new home online) at CongersCreek.com.

  

So... you're saying you want to buy a house... and your budget is up to $400K.

And... good news... three houses just above that price point came on the market this week!

One is $415K... but it needs a good bit of work.

One is $420K... but the yard is tiny and it's on a busy road.

One is $425K... but the layout of the main level is way too open for what you actually want.

Will you buy any of them? 

I'm guessing no.

All three are a stretch for your budget... and none of them is perfect for you. That's the problem... not just the price... not just the flaws... but the combination of the two.

If a house was perfect... in a great location, without needed updates, and a layout that you love... then maybe you would stretch your budget.

But if each of these three homes are not quite perfect... then I'm guessing you won't be stretching your budget by $15K, $20K or $25K.

The real question isn't really whether the house is worth $415K... it's whether it's worth $415K to you, with its tradeoffs.

So, when a house pops up just above your budget, let's consider it... but understandably, it might not make sense to pursue it unless it is perfect.

   

Let's say we're making an offer on a house that already has one offer on it.

So... we're going to offer a strong price, and we're going to include an escalation clause. That means our offer automatically increases –– perhaps to make it $2,000 above any competing offer –– up to a maximum price you're comfortable paying for the house.

But... before we draft that offer... we need to figure out how long we're going to let the seller wait around, hoping more offers show up that will potentially cause your offer to escalate even further.

How long the seller can shop around for other offers to cause your offer to escalate is typically determined principally by the offer acceptance deadline.

Without an acceptance deadline in your offer, a seller could technically sit on your offer for days, possibly collecting multiple other offers that would each cause your offer to escalate even further.

So if we're including an escalation clause, we definitely want an offer acceptance deadline as well.

How Long Should That Deadline Be?

As usual... it depends, sometimes on...

1.  How long has the house been on the market? A home that just listed yesterday might justify giving the seller a little more time. A home that's been sitting for six weeks probably doesn't.

2.  When did the seller receive that other offer? If it just came in an hour ago, we might give the seller a bit more time to process and evaluate compared to if the offer came in yesterday.

3.  How much do you like this house? Your level of interest in buying this house should affect this term, and all terms, of your offer.

Depending on those factors, we might decide on 24 hours, or 48 hours, or something shorter, or longer.

But... we definitely don't want to leave your offer open–ended, with no acceptance deadline, and with an escalation clause.
  

So, you've lived in your home for 20 years, and now you're getting ready to sell.

But... you haven't made many cosmetic updates over those 20 years.

So, as we walk through your home together, you're explaining to me that you are thinking about making a few updates to the home before selling, such as... 

1. Fresh paint
2. New light fixtures 
3. Flooring in a few rooms.

But... as you start updating those areas, we realize that other areas are then going to start looking more obviously and comparatively dated...

1. Kitchen countertops and cabinet hardware
2. Dated cabinetry, fixtures and hardware in the bathrooms.
3. Wallpaper in two rooms
4. Drop ceiling in the basement

And on... and on...

So... if you start making improvements... where do you stop?

I don't think there's one single answer.  

Sometimes it will depend on your budget... or your timeline for wanting to sell.  

We'll often want to put it in the context of what improvements other homes in your neighborhood have had when they have recent sold.

And we'll always want to make pricing adjustments if there are significant improvements that you are letting the buyer make on their own after you sell the house to them.

So, yes, you should consider making some improvements before you sell your home... but let's talk strategically about where to start... and where to stop.
   

Oh my!  That is the third house that has been listed for sale on this street in the past month!?!  What's happening?  Is there some reason that everyone is leaving the neighborhood?

I understand why this might seem concerning or you might wonder if all the owners selling (ok, just three of them) means something.

Usually, it doesn't.

Most of the time, it's just coincidence... several households reaching similar life stages (or big life changes) around the same time, for reasons that have nothing to do with each other. One family got a job offer somewhere else. Another is finally making the move to a retirement community they've been talking about for years. Someone else needs more space now that their family has grown. And their neighbor across the street is doing the opposite... downsizing now that the kids are gone.

In almost all cases, none of the decisions are connected. They just happen to be happening all at the same time... all on the same street.

So... if you see a house you love pop up on the market, but it's the third one on that street to be listed for sale in the past month... let's asking a few clarifying questions before we conclude there must be some reason why nobody wants to live on that street any longer.

I mean... I love a good conspiracy theory... but not if it keeps you from making a good decision about a house you would otherwise be excited to buy.

Thinking about selling your home this fall? Let's meet sooner rather than later.

We're in mid/late August now... and the next month (now through mid–September) has a way of disappearing in the blink of an eye. School starts back up, schedules get busy, and before you know it we're in the second half of September, with October just around the corner.  Which... can make you feel like you're behind on preparations you meant to make months ago.

An early and brief meeting can help with this. It doesn't need to be long –– oftentimes 30 to 60 minutes is plenty of time. And you don't need to have the house perfectly clean or picked up for me to stop by. 

Here's what we'll typically discuss in that early (I'm not ready yet, but I will be soon) meeting...

Your timing. When do you actually want to have your home photographed, on the market and ready for showings? When do you want to be moved out? Working backward from those dates can help us figure out the best schedule for between now and then.

Improvement priorities. Would your home benefit from a few small updates before hitting the market?  We'll walk through the house together and chat about what will stand out to buyers, and whether you should make any changes or improvements before getting your home on the market.

The earlier we have this meeting, the more relaxed you can be with your preparations and projects. If we wait to meet until a week before you want to list your home for sale (which, yes, is also OK) you might find it to be a bit more challenging to make all the preparations you might have otherwise already made if we had met sooner.

If selling your home this fall is in the plans (or possibly in the plans) let's set up a time to meet soon.

If you have a specific school district you need to stay in, or that you want to move into, that can shrink your buying options fast... especially if you're talking about the City of Harrisonburg.

Perhaps you love where you currently live... the kids are settled in their schools... you know your neighbors... but your house has gotten too small, or too big, or just doesn't work anymore. So the obvious next step seems simple... find a bigger (or smaller) house in the same school district.

Sometimes that is easier said than done.

Inventory inside the City of Harrisonburg has remained relatively low for a while now. So if we're looking just in the City, and even just in a single school district... we're narrowing down the pool of possible properties pretty quickly.

As a result, you might need to be more flexible than you'd otherwise prefer...

A longer search. If homes that fit both your space needs and your desired school district come on the market less frequently, you may be months instead of weeks for the next good option to be available.

A wider price range. With fewer options, you will likely have less room to negotiate on price. Sellers in tight–inventory areas don't find themselves needing to move much on price.

Compromise on condition or updates. Maybe we find the right size home in the right district, but it needs work. Will you make that tradeoff?

A willingness to act fast. When the right home does hit the market in a specific district, it often doesn't last. If you are a buyer in this position, you'll need to be ready to move quickly... with your financing lined up, and going to view a property on the day it hits the market.

So... if staying in (or getting into) a specific school district is a priority for you, let's think through and talk through the strategies we may need to take to find you your next home.

  

Harrisonburg could be getting an indoor rock climbing gym and a pickleball facility... plus more storage units.

The Harrisonburg Planning Commission reviewed a special use permit this month for the old Artisan Packaging building at 291 West Wolfe Street and 336 West Market Street. The proposal calls for the property to be split into two uses...

The northern building, along West Wolfe Street, would become self storage. That part is allowed by right, so no permit needed there.

The southern building, closer to West Market Street, is where things get interesting. The applicant is in discussions with two potential tenants... one for an indoor rock climbing gym, and one for an indoor pickleball facility. Combined, that space would be about 41,000 square feet.

The rock climbing gym could include bouldering areas, fitness equipment, youth programs, summer camps, and even the occasional climbing competition. The pickleball facility would offer courts for open play, leagues, lessons, and clinics for both kids and adults.

The property sits in an industrial zone, but it's surrounded by residential neighborhoods on nearly every side. City staff seem to think that's actually a point in this project's favor... they note the proposed use would likely have fewer impacts (noise, traffic, odor) than a lot of what's otherwise allowed in that zone by right. Staff is recommending approval, with a few conditions –– activities have to stay indoors, no residential units are part of this, and the use is limited to climbing, pickleball, and similar activities.

The Planning Commission voted to recommended approval of the request and City Council will make the final decision in September.