When preparing to sell your home, especially in the year or two leading up to putting it on the market, it's worth stepping back and asking whether there is one part of your home that doesn't match the standard of the rest of the house.  Maybe you've updated most areas over the years -- kitchen, bathrooms, roof, windows -- but one space still feels dated or neglected.

Buyers often form an overall impression of a home based on consistency. If everything else feels like a "$450K home" but the kitchen (or flooring, or landscaping, or primary bathroom) looks more like "$375K," that mismatch can leave them questioning the value. Even if it's just one area, it can create hesitation -- or open the door for lower offers.

Even if you will only be in your house for another year or two prior to selling, it can be worthwhile to identify and invest in bringing that one last area up to the standard of the rest of your home. Whether it's old carpet that never got replaced, a kitchen that's still stuck in the early 2000s, or a backyard that has never had anything more than minimal landscaping, taking care of that final project can help your home feel complete to buyers.

Of course, every home is different, and not every upgrade pays off equally. But if one room or feature feels noticeably behind everything else, it's often worth addressing -- especially if most of your home already shows well. It can be the difference between strong buyer interest and a home that sits on the market longer than expected.

If you're unsure where to focus or how much to invest, I'm always happy to walk through your home with you and offer a few thoughts. Sometimes, that one last improvement can make the difference in helping your home sell quickly and for the best price.

  

If you've been reading the national news lately, you might have seen headlines like:

"Housing Inventory Surges in Many Markets"

"Home Prices Begin to Dip After Years of Growth"

These stories make it sound like the housing market is shifting dramatically -- with more homes for sale and prices starting to slide. But before you apply those headlines to Harrisonburg and Rockingham County, here's an important reminder:

What's happening nationally isn't always happening locally.

Our Market Looks Different

In most segments of our local market, we're not seeing a meaningful increase in housing inventory. Supply remains tight, and while home prices aren't rising as quickly as they did in 2021 or 2022, they are still rising in many or most parts of our market.

So why the difference?

Many national headlines are focused on large metro areas -- where prices may have overheated and are now correcting. 

Our local market has remained steadier, likely due to:

• A diverse local economy

• Stable employment from major local employers (JMU, Sentara RMH, Merck, public schools, etc.)

• A continued shortage of housing supply in many price ranges

Could It Change? Sure -- But It Isn't Right Now

No market is completely immune to broader economic trends. But just because you hear about corrections happening elsewhere doesn't mean they're happening here.

If you're trying to make sense of what the market is doing -- whether as a buyer, seller, or homeowner -- the best approach is to look at local data and trends, not national headlines.

And if you'd like to talk through what's happening in your particular neighborhood or price range, I'd be happy to help!
  

The kids have moved out, and suddenly the house feels larger than you need -- or more than you want to maintain. 

Whether it's the yard, the stairs, or just extra space collecting dust, you might be wondering… is it time to make a change?

You might be asking yourself:

1.  Should I keep the house in case the kids (and grand kids) want to visit for years to come?

2.  Should I sell and buy something smaller that fits the life I'm living now?

3.  What would I even buy if I sold?

4.  Should I move closer to one of my kids?

5.  What if I move… and then they move again?

These are big questions -- and it's OK if you don't have the answers yet.

I'm here to help -- even if it's not with actually helping you sell your house.  

Some people think they shouldn't talk to a Realtor until they know they want to sell. But really? You don't need to wait.

If you're starting to think through the questions (dilemmas) above, I'd be glad to sit down and talk. We probably won't be talking about actually selling your home -- we'll just be talking about priorities and motivations and exploring your options.

I've helped many folks navigate this transition, and I'm happy to help you too -- whenever the time feels right.
  

Just a few weeks ago, I was pointing out that city townhouse inventory finally seemed to be rising - twelve resale townhouses (built between 2000 and 2020) were on the market in Harrisonburg, and only four of them were under contract!

That moment… has passed.

As of today, eleven of those twelve are now either under contract or sold. That short-lived spike in inventory? It doesn't appear to have been a sign of a softening market.

If you were wondering whether buyer interest in this segment had slowed - think again. With just one resale city townhouse currently on the market, it's clear: the demand for these homes remains strong.

So, if you're a townhouse owner wondering about timing - yes, the market is still very much in your favor. 

And if you're a buyer waiting for a wide selection? You might have to be quick when the next one hits the market.

  

When it comes time to buy or sell a home, one of the first numbers people often focus on is the square footage. But not all square footage carries the same weight - especially when you’re comparing above grade (main living levels) to below grade (typically basement) space.

Let’s take a look at three homes, each with 4,000 square feet of finished living space:

Home A: 4,000 SF above grade; no basement

Home B: 3,000 SF above grade; 1,000 SF finished basement

Home C: 2,000 SF above grade; 2,000 SF finished basement

Even though all three homes offer the same total amount of finished space, they would not be priced the same - by buyers or appraisers.

Why? Because square footage above grade is generally more valuable than space below grade.

Key Takeaways...

1. Price Per Square Foot Can Be Deceiving

When calculating price per square foot, the total finished space is often used - regardless of whether that space is above or below grade. That can skew comparisons. A home with much of its living space in the basement might look like a great deal based on price per SF, but it's not apples-to-apples with a home where all that space is above grade.

2. Compare Like With Like When Pricing Your Home

If you're preparing to sell, it's important to look at recently sold homes that are structurally similar to yours - not just in size, but in how that space is distributed. A 3,000 SF ranch with a finished basement isn't directly comparable to a 3,000 SF two-story with no basement space.

3. Don’t Be Surprised by Pricing Differences

You might come across two homes with the same total finished square footage but noticeably different price tags. Often, the difference comes down to where that space is located. Buyers typically place a premium on above grade living space - especially for bedrooms, kitchens, and main living areas. Basement space can add value, but it's usually seen as secondary living area.

   

If you're thinking about listing your home for sale, you might be tempted to wait until Thursday or Friday - just in time for the weekend traffic, right? Not so fast. There are actually some solid reasons why putting your home on the market earlier in the week (think Monday or Tuesday) can work in your favor. Let's take a look at three of them.

1. More buyers are paying attention earlier in the week.

While weekends are popular for showings, many serious buyers are actively watching new listings the moment they hit the market - and that's often during the work week. If you list early in the week, your home has a better chance of being seen (and scheduled for showings) by those eager buyers keeping a close eye on their saved searches.

2. Buyers need time to talk to their lenders.

In today's competitive market, most buyers want to be pre-approved before they make an offer - and that often means a quick check-in with their lender. Listing your home earlier in the week gives interested buyers a bit of breathing room to get their financial ducks in a row before the weekend, when they might be ready to write an offer.

3. Weekends aren't as reliable as you'd think.

Yes, some buyers are out and about on the weekends, but many are also out of town, juggling kids' sports schedules, or catching up on errands or life. When your listing goes live early in the week, you catch the attention of buyers while they're still in town and in "house hunting" mode - not halfway through a weekend getaway.

The bottom line:

Listing earlier in the week can give your home more visibility, a better shot at weekend showings, and an edge with serious buyers who are ready to act. 

  

If you're buying a home in Harrisonburg or Rockingham County right now, you've probably noticed - there just aren't that many homes on the market.

When inventory is low, it's important to broaden your perspective just a bit. While we'll absolutely keep an eye out for the perfect house, we should also plan to visit homes that are close to what you're looking for -- even if they're missing a feature or two on your wish list.

Why? Because photos don't always tell the full story. 

Sometimes a home that looks just "okay" online feels much better in person. And every so often, a house that's slightly off your radar ends up being a surprisingly great fit with a little creativity or a small renovation.

So yes, let's keep that ideal home in mind. But let's also be open to the "almost right" ones -- they might just turn out to be perfect after all.

   

Sometimes a seller receives multiple GREAT offers on a house - but in the end they can only accept one of them.

It can be frustrating for qualified buyers who make strong offers to not be able to purchase a house that they love.

Sometimes, however...

1.  There are multiple buyers who love the house.

2.  There are multiple buyers who are very qualified to buy the house.

3.  There are multiple buyers who are willing to pay more than the asking price.

4.  There are multiple buyers who are willing to remove an inspection contingency.

Sellers in such a situation are typically delighted by the multiple strong offers -- but often find themselves having to say "no" to buyers who proposed very reasonable and strong offer terms -- because they can only say "yes" to one buyer.

To those sellers... congrats and good luck picking the best of multiple great offers.

To those buyers... condolences and know that the "no" you received may not have been a result of any deficiencies in your offer... just that there were multiple buyers making super compelling offers.

    

The average 30 year mortgage interest rate has been above 6% for the past three years (2022-2025) and sometimes we think of that in the context of mortgage interest rates having been below 4% between 2019 and 2021... but it can be helpful to look back even further for a broader perspective.

One way of breaking down the mortgage interest rates over time is as follows, with 5% and 7% being the break points.

1995 - 2002:  Rates were mostly above 7%.

2002 - 2010:  Rates were mostly between 5% and 7%.

2010 - 2022:  Rates were below 5%.

2022 - 2025:  Rates have been mostly between 5% and 7%.

Look ahead at the next three to five years, I think it is most likely that we will continue to see mortgage interest rates between 5% and 7%.

It is possible, but I think extremely unlikely that they will be below 5% again.

It is possible, but I think relatively unlikely that they will rise meaningfully above 7% and stay there.

If you're borrowing money via a mortgage to buy a house (most buyers are) then you will be paying some cost of borrowing that money in the way of a mortgage interest rate.  

The range of mortgage interest rates we have been seeing over the past three years seems likely to be what we'll see over the next three years... though perhaps we'll see rates drop a bit back towards 6% or even down to below 5% and 6%.

  

So, home buyers - don't wait for ultra-low rates to return - we are likely to be staying in the 5% to 7% range for a while - so focus on finding a home that fits your budget in the current mortgage interest rate environment.

And home sellers - with buyers more sensitive to monthly payments, pricing your home competitively is key to attracting serious interest.

  

Inventory levels (the number of homes for sale) have risen over the past several months in Harrisonburg and Rockingham County...

December 2024 = 138

January 2025 = 140

February 2025 = 150

March 2025 = 170

April 2025 = 176

But, let's keep it in perspective...

Inventory levels are (slightly) lower now than they were a year ago (175 vs. 186) and they are lower now than they were in 2018, 2019 and 2020.

The last time inventory levels rose above current levels (for more than a month was between July 2023 and February 2024.

If you are hoping to buy a home now or soon, you have somewhat more choices now than you would have had for most of the past year -- but not by much -- and it largely depends on your price range and the type of property you would like to buy.

If you are planning to sell a home soon, you might have slightly more competition -- maybe -- again, depending on your price range and the type of property you will be selling.

To make this data more meaningful for you, we will dive a bit deeper into the data to look just at a particular property type, location and price range.