Luke published his monthly analysis of the local housing market earlier this week and had some good thoughts and insights for buyers, sellers and homeowners.

You can check out Luke's newsletter here or follow him on Instagram here.

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It's fair to say the Harrisonburg and Rockingham County housing market remains steady –– not racing ahead, but not stalling either. Prices have held strong, sales have stabilized, inventory is a bit higher, and mortgage rates are trending slightly lower. Altogether, it suggests a market that’s cooling from the intensity of recent years but remains healthy and active.

Buyers –– You have more breathing room than you did a year or two ago. There are a few more options on the market and slightly less competition, and with mortgage rates easing, affordability is inching in the right direction. You’ll still need to act quickly on well–priced listings, but it’s a friendlier environment than the frenzied market of 2021–2022.

Sellers –– The market is still in your favor, though not quite as strongly as before. Homes that are priced right and presented well are continuing to sell quickly and close to list price. Overpricing, however, can result in a longer time on the market. Accurate pricing and preparation remain key to success.

Homeowners –– You’re likely sitting in a great position, with steady home values and your mortgage rates likely still well below current offerings. The stability in prices and the return of a more balanced market are both signs of a maturing, sustainable local housing climate.

As we head into the colder months, activity will naturally slow, but the fundamentals remain strong. We’ll see whether the slight easing in mortgage rates and seasonal shifts set the stage for a more active spring market ahead.

If you’re considering a move –– whether buying your first home or selling your current one –– feel free to reach out.  I’d love to help you navigate the market and make sense of what these numbers mean for your situation.

You can call or text me at 540–830–5097, or send me an email at luke@lukewrogers.com.

  

Thinking about buying a home this month? Here's a little–known benefit of timing:

If you go under contract in mid–November and close in mid–December, your first mortgage payment likely won't be due until...February 1st!

Here's why:

At closing in December, you'll pay the interest for the remainder of that month as part of your closing costs. 

Then, no mortgage payment is due in January. Instead, interest builds up during January.

Your first actual payment (covering January's interest) is due February 1st.

Is This a Year–End Perk?

Not exactly–– it's true any time of year. Mortgage interest is paid in arrears, and your first payment is always due on the first of the second month after closing.

Contract Nov 15... Close Dec 15... First Payment Feb 1

Contract Dec 15... Close Jan 15... First Payment Mar 1

You get the idea.

So while buying in late fall doesn't eliminate your costs, it does delay when your regular mortgage payments begin –– which can offer a helpful cushion during the holidays or as you settle into your new home.

Happy Wednesday, Friends!

The year is flying along... only 49 days until 2026!?!  I hope you are enjoying your Fall in the Shenandoah Valley!  It's been a fun time in my world lately, with a birthday celebration, time with family, JMU football and basketball games, a fun evening at the Explore More Discovery Museum's Night at the Museum, and much more!  

What adventures and experiences have you enjoyed this Fall season?  Or what are you looking forward to in the weeks to come?

While you think on that... and before I dive into the market data...

Have you been to Billy Jack's in downtown Harrisonburg – known for their beef, bacon, beer and bird?  Whether you're enjoying sliders, sticky nuggs, or their Saturday or Sunday brunch, you'll want to go check it out!  Enter here for a chance to win a $50 gift card to Billy Jack's.

The chart above takes a look at how many homes are selling... bottom line... about the amount as last year.  In more detail...

Unlike the overall market that was seeing very little change in the number of homes that are selling... we're seeing a moderate (6% over the past six months) decline in the number of detached homes that are selling... those their median sales price is staying level just like the overall market.

And what about those attached homes?

Here, we're seeing a significant (+24%) increase in the number of attached homes that have sold in the past six months compared to the same time last year... though the median sales price is staying relatively level (+1%) just like the overall market.

Now, what do we see if we just look at existing homes, and exclude new homes?

Over the past six months we have seen an increase (+9%) in the number of existing homes selling in Harrisonburg and Rockingham County... a relief to anyone looking to buy a resale home... and the prices of those homes increased only slightly (+2%) compared to a year ago.

And the new homes?  What's happening in that corner of the market?

We are actually seeing lower numbers of new home sales (–10%) this year than last... and their median sales price has dropped slightly (–3%) over the past year.  This change in sales price could also be related to product mix –– the types and size of homes that are being built.

Now, some graphs to help us gain a bit more insight into the latest local trends...

The red line above tracks 2025 home sales... and we have seen higher numbers of home sales in August, September and October of this year compared to last year.  But... last November, home sales jumped up unexpectedly... will we see the same this year?  Stay tuned!

Here you can compare this year to 2023 and 2024...

Now through 10 months of the year, we're at about the same place this year (1,132 home sales) as we were last year (1,156 home sales) but it's not yet clear if we'll clear the total of 1,388 home sales that we saw last year in Harrisonburg and Rockingham County.  That said, we do seem very likely to see at least as many home sales as took place in 2023.

Now, let's look at the big picture, slow moving, overall local trends...

After multiple years of double digit (10%) annual increases in the median sales price, we are now only seeing very tiny price increases.  Over the past year, the median sales price has only increased from $342K to $346K in our marketplace.  

We are, however seeing an overall an overall increasing trend of more homes selling in Harrisonburg and Rockingham County after having seen the annual rate of home sales decline for several years due to rising interest rates.  More on interest rates in a bit.  

Here's a longer look at those overall trends...

The period of drastic increases in prices ran from 2019 through 2024.  But, clearly, stopped at that point.  Prices are now level... what will they do next?  Stay level?  Start to increase again?  Dip a bit?

Meanwhile, we're in the midst of a multi–year slow decline in the number of homes that are selling per year... though we are starting to see what increase in 2025... so keep in mind that the blue "2025" bar only includes 10 months of home sales.

Now, let's look ahead instead of behind... what might come next?

The graph above tracks the number of contracts signed each month, which typically then leads to closed sales one to two months later.  We saw lower numbers of contracts signed this October than last... but do recall that last November we saw a spike in closed sales.  The lower number of October contracts likely means that we won't see a big uptick in sales in November.  

Contract activity over the past few months (trending downwards) likely means we will see slower months of closed sales in November and December.

Finally, how about inventory levels... are there many homes for sale?

Indeed, inventory levels are on the rise again.  Over the past six months we have seen inventory levels significantly above where they were a year ago.  This means buyers have more choices, and sellers have more competition –– though this dynamic varies significantly by price range, property type and location.

Finally, those mortgage interest rates...

Mortgage interest rates keep on dropping, much to the delight of current home buyers!  We're now seeing an average rate on a 30 year mortgage just above 6% –– and I am seeing some buyers lock in just below 6%.  It seems likely that we could continue to see these rates decline over the next few months.

And now we get to "So What?" – what does this mean if you might buy soon or sell soon?

You'll likely have slightly more options from which to choose –– though many homes are still going under contract quickly.  You will also likely be financing your purchase at a lower mortgage interest rate now than if you had bought a year ago –– and prices aren't too much higher now than a year ago.  So, if you didn't buy a year ago, this might might be a slightly more favorable time to buy... lower rates, similar prices, more options!

Some, but not all, homes are going under contract FAST.  If you're in a popular neighborhood or price range, you'll love the attention –– but plenty of home sellers will have to be a bit more patient if their home does not go under contract in the first week or two.  You'll likely have a bit less competition from other sellers over the winter months, which can make it a reasonable time to sell... and buyers are seeing slightly lower mortgage interest rates now, which might make them more willing to consider your home.

If you're getting ready to buy, or getting ready to sell, or just have questions... let's set up a time to chat... or meet at your house or my office to discuss.  

You can reach me by phone/text at 540–578–0102 or by email.

   

Until next month... I hope you have a wonderful remainder of your November... and a very happy Thanksgiving... one of my favorite days and holidays and meals (yum!) of the year!

  

The number of options of homes you might buy will vary based on the price range in which you are shopping.

As shown above, you'll have the most options between $300K and $500K.

But, let's take the data one step further... given the current inventory levels shown above, how long would it take for all of these homes to sell if nothing else came on the market?

Thus, we can estimate how long it would take to "sell out" of current inventory based on the number of home sales per month...

Current Inventory / Average Sales Per Month = Months of Available Inventory 

Here's how it works out...

The market under $300K... and even under $500K... is still pretty tight, with less than two months of supply available.

The market over $500K... and particularly over $700K... has much more supply compared to the number of buyers who buy each month.

Thus...

Buyers buying below $500K will have fewer choices and more competition, while buyers buying above $500K will have more choices and less competition.

Sellers selling below $500K will have more interest and will likely sell their homes faster, while sellers selling above $500K will have somewhat lower levels of interest and it will likely take a bit longer for their homes to sell.

  

Thus far in 2025 there have been 297 new home sales in Harrisonburg and Rockingham County!  The median sales price of all of those new home sales has been $340,415.

However, the median sales price varies quite a bit by neighborhood...

It's important to note that the property type varies in the neighborhoods above.  For example...

If you're a young professional who hasn't yet purchased a home, you may find yourself wondering: when do most people actually buy their first home?

It's a good question –– but one without a single "right" answer. That said, the typical age for first–time homebuyers has changed significantly over time.

According to a recent publication  by the National Association of Realtors (NAR), as of this year, the median age of first–time homebuyers has reached an all–time high of 40 years old, with just 21% of all home purchases this year being made by first–time buyers.

Let's step back and see how this number has changed over time.

So what's behind the change?

Following the historically low mortgage rates of 2020–2021, we've seen a sharp increase. For the past year or so, rates have hovered in the 6–7% range.

That shift has affected nearly everyone in the market. Many current homeowners either purchased or refinanced their homes when interest rates were at historic lows. Understandably, they're not eager to give up a 2–3% mortgage in exchange for one that's twice as high. As a result, fewer homeowners are listing their properties, resulting in fewer homes available.

With fewer homes on the market, buyers are competing over a smaller number of properties. That competition puts upward pressure on prices –– making it even harder for first–time buyers.

So while rates alone don't necessarily prevent people from buying, the combination of higher borrowing costs, rising home prices, and limited affordable inventory has created real challenges for those trying to purchase their first home.

All of this makes early planning more important than ever.

If you're hoping to buy your first home –– whether that's next year or five years from now –– the best time to start planning is today. The market might feel overwhelming, but with the right guidance and preparation, homeownership is absolutely within reach.

Not sure if you can buy in the next 5, 10, or even 15 years? No problem. It's never too early to start planning for one of life's biggest moments.

You can reach me by calling or texting (540) 830–5097.  Let's get excited about the possibilities and plan your future together.

Lots of people bought a home or refinanced their mortgage when mortgage interest rates were quite low!  

Three years ago (in mid 2022) over 60% of mortgage holders had mortgage interest rates below 4%... and only 7% had a rate above 6%! 

As mortgage interest rates for new purchases rose to 6% and then almost to 7%... all those mortgage holders (60%) of them with rates at or below 4% had very (very!) little interest in selling their homes to buy a new home.  After all, who would want to trade a rate below 4% to a new rate above 6%?

But... after a few years now, we're starting to see a shift.  

Let's look at the lowest and highest portion of rates at two points in time...

Mid–Year 2022:

• 24% of mortgages had a rate below 3%
• 7% of mortgages had a rate above 6%

But as of Mid–Year 2025:

• 20% of mortgages had a rate below 3%
• 20% of mortgages had a rate above 6%

As there are fewer and fewer remaining mortgages with rates below 3% (or below 4%) it will make the resale market a bit more fluid and flexible.  We may be starting to see this happen as the number of mortgages with rates below 3% and 4% continues to decline –– and as the number of mortgages with rates above 6% continues to increase.
  

Over the past few years, we've seen a notable decline in the number of land sales –– specifically for lots of 2 acres or more –– in Harrisonburg and Rockingham County. 

In 2023, there were 63 sales of 2+ acre lots in the area. That number declined to 46 sales in 2024. And so far in 2025, only 36 such lots have sold –– with just two (of the slower) months left in the year.

Breaking it down further:

Lots between 2 and 20 acres:

• 2023: 46 sales
• 2024: 28 sales
• 2025 (year–to–date): 24 sales

Lots over 20 acres:

• 2023: 17 sales
• 2024: 18 sales
• 2025 (year–to–date): 12 sales

While the number of large acreage sales (20+ acres) has held relatively steady, it's the 2–20 acre range where we've seen the most significant decline. These are often lots purchased by individuals or families looking to build their future home –– and that may help explain the trend.

With construction costs remaining high and mortgage interest rates elevated, buying land and building a custom home has become less financially feasible for many. As a result, some would–be buyers may be delaying their plans or choosing to purchase existing homes instead.

It's worth watching to see if these numbers shift in 2026 –– especially if interest rates begin to ease and building becomes more affordable again.

   

In a balanced or slightly competitive real estate market, it can be tempting to try to negotiate a lower price on a home –– especially if it's been on the market for a few weeks. But sometimes, pushing too hard on price can backfire... and can cost you the home entirely.

Let's walk through a real–world example (with fictional numbers) to illustrate how this can happen.

Imagine there's a house listed for $450,000. It's been on the market for two weeks, and you love it. You can afford up to $440,000 –– but decide to start lower because you hope the seller will be flexible on price after sitting on the market for a few weeks. So, you offer $425,000.

The seller counters at $445,000, still feeling confident in their asking price. You respond at $435,000, hoping to meet somewhere in the middle.

But during this back–and–forth, a few days pass –– and the seller receives another offer. You quickly jump to $440,000 (your max), but it's too late. The seller has already accepted the other offer.

A month later, when the house goes to closing, you see that the house sold for $442,000. In hindsight, you might have been able to stretch to that number. But more importantly, had you started with your strongest offer –– say, $440,000 –– you might have secured the home before the other buyer entered the picture.

Of course, we can't know how it would have played out for sure. But it's a good reminder that sometimes trying to "win" through negotiations can sometimes mean losing the house you love altogether.

In today's market, a timely and competitive offer often puts you in a better position than a lower offer then followed by several rounds of negotiation.

   

A public hearing will be held this Wednesday (November 5) by the Rockingham County Planning Commission to provide the public the option to weigh in on a proposed mixed use development on Port Republic Road across the street from the entrance to Sentara RMH Medical Center.

As planned and proposed, the development would potentially include:

When you're thinking about buying a home, it's easy to focus on what your monthly mortgage payment will be. But there's more to owning a home than just principal and interest. One key cost to keep in mind –– whether you're buying or already own a home –– is the real estate tax rate.

City of Harrisonburg

If you live in Harrisonburg, the city's real estate tax rate is $1.01 for every $100 of your home's assessed value.

For example, if your home is assessed at $300,000, your annual city tax bill would be about $3,030... or roughly $253 per month.

Rockingham County

If you're in Rockingham County, the real estate tax rate is lower... $0.68 for every $100 of assessed value.

So, a $300,000 home in the county would have an annual tax bill of about $2,040, or around $170 per month.

Knowing what to expect for property taxes can help you plan for the real cost of owning a home. It might even play a role in deciding whether you want to live in the city or the county. City taxes are higher, but you may get more services and conveniences. County homes often mean more space and lower yearly costs.

That said, property taxes are just one part of the bigger picture. The right home is the one that fits your lifestyle, location, and long–term plans –– including the tax rate.

You might be one of many buyers watching interest rates closely. Maybe you're not quite ready to buy yet, but you're hopeful that rates will drop soon, making things a bit more affordable.

At the same time, you might also be wondering...

"If rates drop, will a wave of new buyers flood the market and cause home prices to shoot up?"

That's a fair question –– but here's why I don't think you need to worry too much.

Rate Drops Will Likely Be Modest

Yes, mortgage rates may decline –– but it seems likely to be small, gradual drops, not a big swing. A drop from 6.5% to 6.0% (for example) will help some buyers a bit –– but it's not likely to trigger a dramatic surge in buyer demand.

Buyer Activity May Trend Up –– But Is Not Likely To Explode

Sure, lower rates could bring some hesitant buyers back into the market. But again, if the rate drop is modest, the increase in buyer activity is likely to be modest as well.

Prices Might Rise Slightly –– But Are Not Likely To Rise Sharply

If a few more buyers jump in, home prices could trend upward –– but probably not in a sudden or extreme way. A small drop in rates might lead to a small increase in buyer activity might lead to a small amount of upward pressure on prices.

So... What Should Buyers Do?

Don't wait to buy just because you're hoping for a lower mortgage interest rate –– they might not drop significantly.

But also, don't rush to buy before rates drop, fearing a price spike –– because big price jumps are unlikely.

If you're not ready to buy for 3, 6, or 9 months, that's okay. The market likely won't shift drastically in that time.

Focus on buying when it's right for you –– financially, logistically, and personally. Not just based on what rates might do.
  

Buying a home almost always involves compromises.

Maybe you wish it had four bedrooms, but you're willing to settle for three. Or perhaps the living room feels a bit smaller than you'd like, but you think you can make it work for a few years. Sometimes a house feels like it's just right for now –– but not necessarily for the long run.

But every so often, you'll walk into a home and realize:

1. This works well for us now.

2. This will work well for us later, too.

This is unusual.... and is not something every buyer can expect to have happen in their home search.

If you come across a home that checks both boxes –– highly functionality now and flexibility for the future –– it's often reasonable to:

1.  Act more quickly than you might for a "just okay" option

2.  Stretch your budget slightly if it means getting a house that truly fits

3.  Overlook a few cosmetic flaws that are easily fixable over time

After all, you're not just buying this house for today –– you're buying for the years ahead. And finding a home that supports both your current and future needs is a rare opportunity not to take for granted.
  

In an ideal world, a home's appraisal would match the price a buyer is paying. But in reality? That's not always the case –– and it often comes down to the condition of the home and how that's interpreted differently by buyers and appraisers.

Here are two common examples:

When a Home Appraises Higher Than the Contract Price

Think of a large home –– say 3,000 square feet –– that needs new flooring, paint, and kitchen/bath updates. Buyers may offer less because of the visible work required.

But the appraiser? They're often comparing it to other large homes, and while they'll make some adjustments for condition, they may not fully account for the what the buyer considered to be an outdated feel. The result? The appraisal might come in higher than the sale price.

When a Home Appraises Lower Than the Contract Price

Now picture a smaller home –– maybe 1,500 square feet –– that's been fully renovated with top–of–the–line finishes, a new roof, new HVAC system and more. Buyers may fall in love and be willing to offer a high price for the home because it feels move–in ready.

But the appraiser still has to work within comparable sales, and size is a major factor. Even with condition adjustments, the appraisal might land lower than the contract price.

The Bottom Line

Appraisals do not always point to the price a buyer will be willing to pay for a home.  They don't always capture how buyers feel about a home –– especially when it comes to updates, aesthetics, or deferred maintenance. 

We'll talk about this more when we are preparing to sell your current home... or when we are talking about that home on which you might make an offer.
  

So, you've toured a house that's been on the market for 30 days (or longer), and you like it –– but you're still thinking it over.

Maybe you're trying to decide how much to offer. Maybe you're hoping the seller will come down some on price. Maybe you're wondering if waiting a little longer will give you more leverage.

Here's what often happens when a buyer waits (too long) to make an offer on a house that has been on the market for 30+ days...

1. Another Offer Comes In

Suddenly, you're in a multiple offer scenario. That negotiating room you thought you had? Gone. Now you're competing with another buyer –– and you'll likely need to make a stronger offer just to stay in the running.

2. The Seller Lowers the Price

You were planning to offer $15K under asking… but then the seller drops the price by $10K. That reduction often signals a renewed sense of optimism for the seller. They may now feel their home is more appropriately priced, and they're less inclined to entertain a low offer. Again, your negotiating leverage shrinks.

Bottom Line... If You Like the House, Make the Offer

If a home has been on the market for 30+ days and you're considering an offer –– especially one that involves negotiating on price –– don't wait too long.

Making the offer now gives you a chance to start a one–on–one negotiation with the seller, before:

1. Another buyer steps in and changes the dynamic

2. The seller adjusts the price and shifts their mindset

You might just get the house you like at the price you want –– but only if you act before the situation changes.
   

Mortgage rates have been a frequent topic of conversation lately. The average 30–year fixed rate is now in the low 6% range, currently about 6.27%.

Still, after a few years of incredibly low 2 – 4% rates during COVID, today’s rates can feel painfully high. It may help to look at the bigger picture.

So what have mortgage rates looked like over time?

Quick History Lesson

Before the Federal Housing Administration (FHA) was created in 1934, only 1 in 10 Americans owned a home.

That changed when the 30–year fixed mortgage was introduced, making home–ownership possible for many more people.

What the Numbers Tell Us

Looking back over the past 50 years:

• In 1981, mortgage rates peaked above 16%.
• In 2021, rates dropped to just under 3%, influenced by the pandemic and Federal Reserve policy.
• In 2025, rates have ranged from about 6.3% to 7.2%, with an average near 6.8% in September.

Over the past several decades, mortgage rates have usually landed somewhere between 6% and 8%. The average has been about 7.76%.

So, while today’s rates may feel high compared to recent years, they are actually in line with historical averages.

The Big Picture

Very low rates tend to get a lot of attention, but they are not typical. The sub–3% mortgages from 2020 and 2021 were unusual. Historically, rates in the mid–6% range are much more common.

It’s understandable to hope for lower payments, but it’s helpful to focus on your long–term plans:

• Buy when you find the right home for your life and budget.
• Refinance if (and when) rates drop.
• Short–term changes in rates are normal, but they shouldn’t keep you from moving forward if the timing is right for you.

When you're buying a home, it's easy to focus solely on the upfront costs –– the down payment, closing costs and moving expenses. But it's just as important to think about what you might spend after you move in.

I often see buyers fall into one of two extremes:

1. Ignoring Future Costs

Some buyers assume that once they've bought the house, the expenses are behind them. But even if everything is in great shape, it's normal to want to repaint, replace a few light fixtures, or make other small changes. And over time, larger costs like replacing the roof, HVAC, or water heater are inevitable.

2. Getting Overwhelmed by Every Possible Expense

Other buyers go to the opposite extreme. They estimate the cost of every potential update and repair over the next five to ten years and get so overwhelmed they never buy anything at all.

A Better Approach: Reasonable Expectations

Yes, you'll spend money on your home after you buy it. But that doesn't mean it has to overwhelm you. Instead:

1.  Budget a little extra for early improvements or repairs

2.  Be aware of the age of major systems (and factor that into your decision)

3.  Prioritize what you'll improve now vs. later

4.  Remember that not everything needs to be done at once

Homeownership isn't without costs –– but with realistic planning, you can enjoy the benefits of owning a home without being surprised or paralyzed by what comes next.

  

If you own a rental property and are thinking about selling it, you might wonder whether the timing of selling it matters.  Can we sell it anytime, or are some times better than others?

I often think about this question in terms of how the next buyer is likely to use the property –– which can make a big difference in deciding when to sell.

Let's look at two common scenarios:

1. If It's Almost Certainly Going to Remain a Rental

If your property is a student rental, a multi–family property, or is in a neighborhood that is primarily investment properties, then chances are, your buyer is going to be another investor.

In this case, it's usually best to sell shortly after you've signed a new lease –– ideally, at a market rental rate. This timing allows you to show the best possible income potential to investor buyers and to offer a stable transition for the new owner with many months to go on the current leases.

Selling right after a lease renewal –– especially at current market rates –– can often be more compelling than selling mid–lease or with uncertain lease terms on the horizon.

2. If It Might Appeal to an Owner Occupant

If your rental property could just as easily be purchased by a homeowner –– for example, a townhouse in a neighborhood where many are owner–occupied –– we will likely want to think about the timing a bit differently.

In this case, it's often better to wait until the lease is nearly up or the tenants have moved out. Why?  Most owner occupants can't or won't consider a home with a tenant in place that has multiple months remaining on their lease.

Thus, if there are still 6– 10 months left on the lease, you're artificially limiting your buyer pool to only investor buyers/

Listing the property vacant –– or nearly vacant –– opens the door to both owner occupants and investors, giving you the widest possible audience and the potential for the best offer.

Let's Talk Timing

If you're thinking about selling your rental property later this year in 2025 (if so, now's the time to start planning!) or in early 2026, let's take a look at the lease terms, market conditions, and likely buyer pool. From there, we can determine the best window to sell for a smooth transaction and the strongest return.

  

If you're just starting the home buying process, it's completely understandable to pull up the list of available homes and immediately feel concerned. 

You might think… "Wait, is this it? There's hardly anything to buy!"

Especially in a low–inventory market like ours, your first look at the active listings (homes that are not already under contract) can feel a little discouraging – particularly for homes under $400K in our market.

But here's the good news...

The current view of inventory isn't a good reflection of what will be available moving forward.

Let's say you're looking for a three–bedroom, two–bathroom single–family home in the City of Harrisonburg. You pull up active listings and... there's only one available. Yikes.

But... looking back... there were actually 10 homes that fit those same criteria that came on the market over the past two months!

All 10 of those homes are already under contract... so they're not showing up when you search for a home to buy.

So, what does that mean for a buyer that is new to the market?

1.  Current inventory is not a good indication of how many homes you will be able to consider in your home search.

2.  Homes that match what you are looking for may be going under contract quickly – so be ready to act quickly.

3.  It can be helpful to look backward for a bit –– to see the homes that have sold over the past few months that would have worked for you –– to get a sense of how many options you will have moving forward.

So, some action items...

1.  Don't panic if the listings look sparse at first glance.

2.  Let's keep a close eye on new listings so that we can go see them quickly when they hit the market.

3.  Talk to a lender today if you don't already have a preapproval letter.  We will want to make a quick, strong offer when the right home appears.

There will continue to be homes coming on the market as we move through the Fall. Sometimes, it just takes waiting for the right house to come along... and then being ready to act quickly.
  

DR Horton (a national home builder) is proposing a rezoning of 43 acres on Port Republic Road, across the street from the entrance to Sentara RMH Medical Center to allow for a mixed use development.

The proposed development would potentially include: