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.

  

Harrisonburg's City Council voted earlier this month to give an 8 acre tract of city–owned land on Neff Avenue to a developer that intends to build affordable housing on the site.

The plan calls for more than 200 apartments across from the JMU fields, near the Dream Come True playground.  

The developer's project proposal indicates this would include approximately:

• (44) 650 SF one bedroom apartments
• (132) 1,000 SF two bedroom apartments
• (44) 1,220 SF three bedroom apartments

It does appear that this project will be dependent on the developer being awarded Low Income Housing Tax Credits in 2027, and if they are (or assuming they are) then they will begin submitting building permit applications in late 2027.

Per the developer's anticipated project schedule in the proposed agreement with the City, we might see the development play out within this timeframe...

• January 2028 – construction begins on Phase 1
• Spring/Summer 2029 – apartments available for rent
• January 2029 – construction begins on Phase 2
• Summer 2030 – all apartments available for rent

The apartments would be income restricted for at least 30 years, meaning that tenants would have to have a household income at or less than 60% of AMI, the Area Median Income.  Though... per the agreement... individual apartments could be rented to a household earning up to 80% of AMI so long as across the entire phase the overall average income restriction does not exceed 60%.  So... they could mix in some 80% households if they also have some 40% households, for example.

AMI varies by household size, so these would be the income limits for tenants based on current AMI levels:

• Household of 1 Person = $41,040 income limit
• Household of 2 People = $46,920 income limit
• Household of 3 People = $52,800 income limit
• Household of 4 People = $58,620 income limit
• Household of 5 People = $63,360 income limit
• Household of 6 People = $68,040 income limit

Rent is then calculated based on 30% of a household's annual income, so if a household had the income referenced above, the rental rate would be...

• Household of 1 Person = $1,026
• Household of 2 People = $1,173
• Household of 3 People = $1,320
• Household of 4 People = $1,465
• Household of 5 People = $1,584
• Household of 6 People = $1,701

You can download lots of details about this planned development on the City website here.
  

When we sit down to talk about pricing your home, we won't just be looking at and talking about what is wonderful about your house... we'll be looking at the full picture of what is great and what is not as perfect.

The first part is the exciting part. Why will a buyer fall for your home? Maybe it's the neighborhood, the style, the amount of space, or the condition. These are the things that get buyers through the door and imagining their life there, and we absolutely want to account for them when pricing, and emphasize them in the marketing.

But we also have to talk about potential buyer hesitations. Maybe the lot has an awkward topography. Maybe the driveway has a tricky slope. Maybe the home sits next to a busier road than most buyers prefer. These aren't dealbreakers for all buyers, but they will impact the number of buyers who will consider an offer, and may affect the price they are willing to pay.

A weakness (or potential weakness) of your home doesn't automatically mean we need to significantly lower your target price... but it does mean we need to acknowledge it in some way. Ignoring it and pricing as if it doesn't exist can lead to your home sitting on the market for longer than it should. Instead, let's factor it in appropriately, sometimes with a small adjustment, sometimes through how we market and present the home to get ahead of the concern.

When we talk about pricing your home, let's plan to talk about both sides of the coin... what makes your home special, and what might make a buyer pause. Together, they help us land on the best pricing strategy for your home.

  

You find a home you love, priced at $375K, and you know it will appeal to a lot of buyers.  So, we prepare an offer... with an escalation clause. Now comes the hard part... how high will you go?

You'd happily pay $385K or $390K. Would you pay $400K? Maybe. You're not sure.

Try thinking about it in terms of how you'd feel afterward, not just the number itself.

Paying $390K... Delighted?
Paying $400K... A bit uneasy, but still glad you got the house?
Paying $410K... Regretful you went that high?

The shift from delighted to uneasy but glad, to regretful can show us where the top of that escalation clause should be... for you... for that one property.  That number will be different for each buyer on any particular house.

Comps and market value still matter... you don't want to escalate (too far) past what an appraisal can support. But comps don't reflect you how much you want the house, or what price you'd feel good about long after closing. That part is yours to define.

When you're preparing to make an offer on an uber–popular house, we'll talk through the numbers, and the feelings, so you land on a price you'll feel good about.
   

Before you fall in love with a house, ask yourself... is anything missing? And if so, does it actually matter to you?

Maybe it's an outdoor patio or deck. Maybe it's a garage, a fenced yard, or a main level primary bedroom. Once you notice what's not there, the real question is whether it'll affect how you actually live in the home.

If it's missing and it matters... say you envision spending lots of time entertaining outside, and this house has no patio or deck... that likely means the house is not a great fit for you.

If it's missing and it doesn't matter... because you don't picture using that kind of space anyway... then no problem, this house might be a great option for you. But... keep in mind that it might somewhat limit your resale options down the road. 

We are unlikely to find a perfect house that has everything that you want, and nothing that you don't, so when we view a home that is missing a key element, let's pause to reflect on whether that actually matters to you, and how that might influence your decision making.